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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000030h:\ced\planning\current planning\preapps\12-030.vanessa\12-030 (ca somali youth & family club, steep slopes and landslide ).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:April 19, 2012 TO:Pre-Application File No. 12-030 FROM:Vanessa Dolbee, Senior Planner SUBJECT:Somali Youth & Family Club General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Public Works Administrator, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject site is located at 220 Southwest Sunset Boulevard, located in suite C103 of an existing strip commercial development. The commercial site is comprised of two lots (tax parcel numbers 8663500135 and 866350015), one contains the existing commercial development and the second is a surface parking lot. The total land area is approximately 19,729 square feet in size. The applicant has proposed to use the existing structure and associated facilities to house the Somali Youth & Family Club, a Service and Social Organization. Pursuant to the application materials, the facility would be primarily utilized for administrative staff and to provide after school tutoring for Somali children. The applicant has indicated that no changes would be needed to the building and/or the site to accommodate their organization. The site is accessed at two locations, one off of SW Sunset Boulevard and the second off of SW Langston Road. Current Use: The property is developed as strip commercial. Pursuant to the application materials a counseling center recently vacated the unit C103, where the proposed use would be located. Zoning: The site is currently zoned Commercial Arterial (CA) and is located within Urban Design District D. The adjacent parcels are primarily zoned CA, with the exception to the north where the property is zoned Residential 8 du/ac (R-8). The proposal would require to apply for and receive Hearing Examiner Conditional Use Permit approval for permitting the use of a religious institution or a service and social organization within the CA zoning designation. Somali Youth & Family Club, PRE12-030 Page 2 of 3 April 19, 2012 h:\ced\planning\current planning\preapps\12-030.vanessa\12-030 (ca somali youth & family club, steep slopes and landslide ).doc Development Standards [CA]: The project site is zoned Commercial Arterial (CA) and located in the Commercial Corridor Land Use designation. The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CA standards” herein). A copy of these standards is included herewith. Because the existing site is considered to be a retail complex, no additional changes would be required for the site. If the applicant expands the proposal beyond the scope provided with this application development standards may be triggered. Access/Parking: The site is accessed at two locations, one off of SW Sunset Boulevard and the second off of SW Langston Road. There are no proposed changes to access. Critical Areas: The City of Renton’s Sensitive Areas maps indicate the presence of steep slopes and high landslide hazards on and near the subject site. Permit Requirements: The proposal would require approval of a Hearing Examiner Conditional Use Permit. The review process would require a public hearing and would be completed in an estimated time frame of six to eight weeks. The application fee for Hearing Examiner Review of Conditional Use applications is $2,000. Please note that all land use permits have an additional 3 percent Technology Surcharge. Detailed information regarding the land use application submittal is provided in the attached handouts. Conditional Use Criteria: In order to obtain approval of a conditional use, the proposal must satisfy specific criteria. The purpose of a conditional use permit is to allow certain uses in districts from which they are ordinarily prohibited. The evaluation of the proposed use must be deemed consistent with other existing and potential uses within the general area of the site. It is the applicant’s responsibility to adequately demonstrate the facts justifying the approval of the conditional use permit based on the following decision criteria (RMC Section 4-9-030D): 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Somali Youth & Family Club, PRE12-030 Page 3 of 3 April 19, 2012 h:\ced\planning\current planning\preapps\12-030.vanessa\12-030 (ca somali youth & family club, steep slopes and landslide ).doc The criteria above must be clearly and thoroughly substantiated. Staff examines the existing uses located adjacent to the subject site when evaluating the conditional use criteria. It is the burden of the applicant to demonstrate that this site is appropriate for the use proposed. It is important to note that staff is only able to make a recommendation and that the Hearing Examiner makes the final decision for a conditional use permit. Fees: It appears that no additional permit would be needed beyond the CUP. If additional permits are determined to be needed the building and construction permit fees would be required: A handout listing all of the City’s Development-related fees is attached for reference. cc Jennifer Henning, Current Planning Manager Clarice Martin From:Jan Illian Sent:Tuesday, April 17, 2012 1:59 PM To:Vanessa Dolbee Cc:Kayren K. Kittrick; Clarice Martin Subject:PRE 12-030 ! " #$%%&’() !(*+,$%- ./%&.0$&-/#) h:\ced\planning\current planning\preapps\12-030.vanessa\planning update memo.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:May 1, 2012 TO:File, PRE12-030 FROM:Vanessa Dolbee, Senior Planner SUBJECT:Somali Youth & Family Club This memo is to update the provided pre-applicant report prepared by the Planning Division. Based on a follow up meeting with the Somali Youth and Family Club on April 24, 2012 at 11:30 am, it was determined that the primary use of this site would be the headquarters office for the organization. As such, the use was typed as “general office” instead of “Service and Social Organizations”. The tutoring would be accessory to the office use as it is only a few hours two days a week. However, the group was informed if they would like to expand their use of the site in the future beyond office, a CUP would be required to be obtained.