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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000040h:\ced\planning\current planning\preapps\12-040.rocale\12-040 (ca wasad association).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 7, 2012 TO:Pre-Application File No. 12-040 FROM:Rocale Timmons, Associate Planner SUBJECT:Washington State Auto Dealers Headquarter Parcel #: 334040-4730 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, Community & Economic Development Administrator, Public Works Administrator, Planning Director, 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 property is located on the southeast corner of the intersection of Raymond Ave S and SW Grady Way at 621 SW Grady Way. The project site totals 32,672 square feet (0.75 acres) in area and is located within the Commercial Arterial (CA) zone. The pre- application packet indicates that the proposal is to construct a 9,000 square foot commercial building on site to be occupied by the Washington State Auto Dealers as their headquarters. The applicant is proposing a total of 44 parking stalls within a surface parking lot to the west of the proposed structure. Access to the site is proposed via a curb cut along SW Grady Way and an alley, along the southern border of the subject property, extending from Raymond Ave SW to Seneca Ave SW. The project site does not appear to contain any critical areas. Current Use: The property is currently vacant. Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. The property is also within Area ‘A’ of the Automall overlay district. In a letter dated January 4, 2008, a determination was made by the City that the use would be allowed in the CA zone and the Automall overlay district as it is an auto-oriented use. Washington State Auto Dealers Headquarters Page 2 of 6 June 7, 2012 h:\ced\planning\current planning\preapps\12-040.rocale\12-040 (ca wasad association).doc The property is also located within Urban Design District ‘D’, is subject to additional design elements. Proposals are required have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Development Standards: 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). Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth within the CA zone at this location. Lot Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The proposal appears to comply with the lot coverage requirements of the zone. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; and a 15 foot maximum front yard setback. It appears the proposal complies with the setback requirements of the zone. Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone. Building Height – The maximum building height that would be allowed in the CA zone is 50 feet. It appears the existing structure is 2-stories and has a height well beneath the 50-foot maximum. Building elevations and detailed descriptions of elements and building materials are required with your conditional use permit review submittal. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). For commercial developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet. The location and size of the refuse and recyclable area could not be verified with the pre- application materials. Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. Properties located within Area ‘A’ of the Automall overlay district are required to provide a 15- foot-wide landscape strip along SW Grady Way. This frontage requirement is in lieu of the frontage requirement listed for the zone in chapter 4-2 RMC. Unimproved portions of the right-of-way may be used in combination with abutting private property to meet the required 15-foot landscape strip width. The landscaping shall include a minimum 30-inch-high berm and red maples (Acer rubrum) planted 25 feet on center. Washington State Auto Dealers Headquarters Page 3 of 6 June 7, 2012 h:\ced\planning\current planning\preapps\12-040.rocale\12-040 (ca wasad association).doc A 10-foot onsite landscape strip would be required along the frontage of Raymond Ave SW. In addition, in Area ‘A’ of the Automall overlay, a minimum of 2.5 percent of the gross site area shall be landscaped. The landscaping must be consolidated and located at site entries, the front of the building, or other visually prominent locations as approved through the Site Plan Review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for Site Plan Review. Parking – The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Office 9,000 SF Min 2.0 spaces / 1,000 SF Max: 4.5 spaces / 1,000 SF Min: 18 Max: 40.5 It is unclear how many parking stalls will be required as detailed information was not provided for the net square footage of the structure. The applicant would be required to provide detailed information on the proposed use of the structure and its net square footage. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. The applicant would be required to revise the proposed site plan to include a pedestrian connection directly from SW Grady Way to the entrance along the eastern façade of the proposed structure. Signage – Only one freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage, however pole signs are not permitted within the CA zone. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of Washington State Auto Dealers Headquarters Page 4 of 6 June 7, 2012 h:\ced\planning\current planning\preapps\12-040.rocale\12-040 (ca wasad association).doc property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade, to which it is applied, are also permitted. Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas There are no critical areas located on site. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size of the project and number of parking stalls. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Washington State Auto Dealers Headquarters Page 5 of 6 June 7, 2012 h:\ced\planning\current planning\preapps\12-040.rocale\12-040 (ca wasad association).doc Permit Requirements The proposal would require Administrative Site Plan Approval and Environmental (SEPA) Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies General review criteria includes the following: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 8 weeks once a complete application is accepted. The Site Plan Review application fee is $1,000. There will also be a technology fee, of 3 %, based on the total land use application fees for the project. The application fee for SEPA Review (Environmental Checklist) is $1,000. Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. Impact Washington State Auto Dealers Headquarters Page 6 of 6 June 7, 2012 h:\ced\planning\current planning\preapps\12-040.rocale\12-040 (ca wasad association).doc fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined. A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; A Fire Mitigation Fee based on $0.52 per square foot of new commercial building area. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 7, 2012 TO:Rocale Timmons, Planner FROM:Arneta Henninger, Plan Review SUBJECT:Washington State Auto Dealers Headquarters 621 SW Grady Way – Parcel 334040-4730 PRE 12-040 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. 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. I have completed a preliminary review for the above-referenced proposal for the Washington State Auto Dealers Headquarters at the southeast corner of the intersection of SW Grady Way and Raymond Ave SE in Section 19, Township 23N, Range 5E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. This site is located in the City of Renton Water service area. 2. This project site is located in the 196 Water Pressure Zone. The static water pressure at the street level is about 75. 3. There is an existing 12” DI watermain located in Raymond Ave SW and in SW Grady Way. See City of Renton water drawing W1904 as-built for details. 4. The project will need to provide domestic service with a Reduced Pressure device in a Hot Box, irrigation service and fire service with a DDCVA. 5. Per the City Fire Marshal, the fire flow requirement is 1,500 gpm based on a fully fire sprinklered building. A minimum of two fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and one hydrant is required within 300-feet. This distance is measured along the travel route. Existing hydrants can be counted toward the requirement as long as they meet current code. The existing hydrants all need 5-inch storz fittings in order to meet code and they do not have them at present. It appears adequate fire flow exists in this area. One new hydrant will be required within 50-feet of the fire department connection. The number of additional hydrants required is dependent on the calculated fire flow. Washington State Auto Dealers Headquarters – PRE 12-040 Page 2 of 3 June 7, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-040.Rocale\Plan Review Comments PRE 12-040.doc 6. The Water System Development Charges are based on the size of the (each and all) water meter(s). These fees are triggered by an additional water or upsizing an existing water meter. These fees are collected at the time a construction permit is issued, if there is no construction permit then prior to the issuance of the building permit. Sanitary Sewer 1. A commercial building permit will trigger a separate review. 2. There is an existing 12” sanitary sewer main in Raymond Ave SW and an existing 12” in the alley adjacent to the south property line. 3. The proposed project needs to show how they propose to serve the new development with sanitary sewer service for a commercial site (minimum 6” in diameter). 4. Any use in the building subject to oils or grease shall require the installation of a grease interceptor or oil/water separator as determined at the time of plan review. 5. The Sanitary Sewer System Development Charges are based on the size of any and all domestic water meter(s). These fees are collected at the time a construction permit is issued, if there is no construction permit then prior to the issuance of the building permit. Storm Drainage 1. A conceptual drainage plan and report is required to be submitted with the formal application for a commercial project. A drainage control plan designed per the 2009 King County Surface Water Manual is required. 2. The Surface Water SDC fees are $0.405 (but not less than $1,012) per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Street Improvements 1. Construction of a commercial building will trigger a separate review. 2. Street improvements will be required to be installed across the full frontage of both SW Grady Way and Raymond Ave SW. 3. Staff would support a street modification request for a 5’ sidewalk and 8’ planter strip on SW Grady Way. 4. There is existing street lighting on SW Grady Way. 5. Additional right-of-way is not required on SW Grady Way. 6. There is no existing curb on Raymond Ave SW. The street section on Raymond Ave SW requires a curb set 18’ from centerline, a 7’ planter strip, and a 5’ sidewalk. General Comments 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. Washington State Auto Dealers Headquarters – PRE 12-040 Page 3 of 3 June 7, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-040.Rocale\Plan Review Comments PRE 12-040.doc 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when permits are issued. There will be additional fees for water service related expenses. See Drafting Standards.