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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000044DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 21, 2012 TO:Pre-application File No. 12-043 FROM:Vanessa Dolbee, Senior Planner SUBJECT:Cedar River Station – 13043 Renton Ave. S. 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 south side of Maple Valley Highway (SR 169) and east of 152nd Avenue SE. The project is comprised of two parcels totaling 3.2 acres in area and is zoned Commercial Arterial (CA). The site is vacant and the applicant is proposing to develop a commercial complex that would include two commercial buildings, Building A and Building B. Building A would be 7,438 square feet with a drive thru and Building B would be 13,513 square feet of general retail uses. Both retail buildings would be located on Lot A. Lot B would contain a future fuel station, not proposed to be developed at this time. Access to the site is proposed in two locations, one access would be off of Maple Valley Highway and the second would be from 152nd Avenue SE. Current Use: The property is currently vacant. Cedar River Station June 21, 2012 Page 2 of 6 Zoning: The project site is zoned Commercial Arterial (CA) and located in the Commercial Corridor Land Use designation. The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment. It should be noted that there is an existing development agreement for the subject property, this development agreement restricts some uses that are permitted within the CA zone and has prescriptive design regulations that the development shall comply with, in addition to vesting the subject site to CA development standards from January of 2007. A copy of this agreement is attached. The proposed retail with a drive thru, vehicle fueling station, and general retail uses are permitted within the CA zone. Although the development agreement further restricts uses on the subject site. In general, the development agreement does not permit more than four “drive-in/drive-through, retail” uses and no more than two free-standing drive-in/drive-through fast-food restaurant buildings, all fast-food shall have customer seating. Car washes are further restricted by the development agreement to operation hours between 7:00 a.m. and 9:00 p.m., and self-service car washes are not permitted. 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). The following standards are based on the City’s 2004 development regulations, as this is the most applicable full set of standards available for staff’s review. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, width or depth within the CA zone. 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. Surface parking is provided therefore the maximum building coverage for this project would be 65 percent. The provided materials indicated that building coverage for Lot A would be approximately 24 percent, which is significantly less the maximum permitted within the CA zone. The applicant will be required at the time of formal land use application to provide a lot coverage analysis and calculations for the subject site. 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. The side yard along a street setback is required to be a minimum of 10 feet. This setback may be reduced to zero through the Site Plan Review process. There is no minimum rear or side yard setbacks unless the project site is adjacent to residential zoned property. The project site abuts a Residential 14 (R-14) zoned property to the south of both Lot A and B and Residential Manufacture Home (RMH) property to the east of Lot B. Therefore, the buildings/structures on this site are subject to an increased setback of Cedar River Station June 21, 2012 Page 3 of 6 15 feet along the south and east property line, but not between the two commercial lots. The proposed side and rear setbacks comply with the CA zone standards. Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone at this location. Building Height – The maximum building height allowed in the CA zone is 50 feet. The applicant provided elevation drawings of the two commercial retail buildings, which would be compliant with CA height requirements. Although, the applicant did not provide height information for the fueling station, and therefore staff could not determine compliance with the CA height requirements for these structures. Heights may exceed the maximum height with a Conditional Use Permit. Building elevations and detailed descriptions of elements and building materials are required with a formal land use submittal and/or building permit application. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The 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). In retail developments, a minimum of five square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten square feet per 1,000 square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. Furthermore, outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet of any residential zone property. The applicant has indicated that a modification from this standard would be requested at the time of land use application. If the above requirements cannot be met by the development, the applicant shall submit, with official application, a request for a refuse and recycling modification. This modification request shall include justification as to why the dimensional requirements stipulated above cannot be met. 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. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Pursuant to the development agreement, a 15-foot wide landscape strip shall be required along all street frontages. Unimproved portions of abutting street right-of-way can be used in combination with abutting private property to meet the required 15-foot Cedar River Station June 21, 2012 Page 4 of 6 landscape strip width. The development agreement also stipulates that if the existing trees along the street frontage are not retained, then the 15-foot wide landscape strip shall include at a minimum, a 30-inch high berm and 2½-inch caliper Red Maples planted 25 feet on center. A 15-foot wide landscaped visual barrier is required if the abutting and adjacent properties are zoned residential. A 10-foot sight-obscuring landscape strip may be allowed through the site plan development review process in addition to other landscape strip modifications as approved by the Administrator. The applicant would be required to provide a 15-foot wide landscape visual barrier along all four sides of the combined commercial site. As proposed the site plan complies with the minimum landscape width requirements. Please refer to landscape regulations (RMC 4-4-070) for further 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 formal land use application and/or building permit. Fences – Per the development agreement, a double-faced and stained 5-foot high wood fence shall be installed along any unfenced boundaries of the site that abut residential-zoned property. This fence shall provide openings for pedestrian access from the abutting residential properties. The number of openings to the south shall be limited to one for each parcel of commercial development. The location of the fence must be designated on the landscape plans. A fence detail should also be included on the plans as well. Parking –The parking ratios required of the project depends on the specific uses proposed. Parking calculations for commercial uses must be based on the net area of the building. The subject proposal would meet the City’s definition of Shopping Center, which results in a minimum parking standard of 0.4 spaces per 100 square feet of net floor area and a maximum of 0.5 per 100 square feet of net floor area. Parking, Loading and Driveway Regulations can be found in RMC 4-4-080. Based on the gross floor area a maximum 105 parking spaces and a minimum of 84 parking spaces would be required for the development proposed on Lot A. The applicant has proposed to provide 108 parking stalls which exceeds the maximum number of parking stalls required for the subject development. Drive-thru facilities shall be so located that sufficient on-site vehicle stacking spaces is provided for the handling of motor vehicles using such facility during peak business hours. Typically, 5 stacking spaces per window are required unless otherwise determined by the Planning Director. Stacking spaces cannot obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. Based on the provided site plan, it appears the drive-thru would meet the minimum stacking requirements. Cedar River Station June 21, 2012 Page 5 of 6 The applicant should be aware that the parking ratio is based on net square footage; the total of all floor area of a building, excluding stairwells, elevator shafts, mechanical equipment rooms, interior vehicular parking or loading, and all floors below the ground floor, except when used for human habitation or service to the public. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request can be submitted before or concurrently with a site plan application. It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. No more than 30 percent of the parking stalls are permitted to be compact. 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. For one row and two rows of 90-degree head-in parking using the same aisle in a one way or two way circulation pattern, the minimum width of the aisle shall be 24 feet. Based on the provided site plan it appears the project would comply with minimum dimensional standards for parking stalls and drive aisles. In the requirements for Loading Space Standards, RMC 4-4-080J (enclosed), all buildings shall provide off-street loading space if the activity carried in the building requires deliveries to it of people or merchandise. Loading space is in addition to required off- street parking. Loading docks are not permitted on the site of the lot adjacent to or abutting a residential zone. As proposed the loading dock would be approxamily 20 feet from the R-14 zoned property to the south, which is not compliant with this standard. If the proposal is not able to meet loading space standards a separate request for a modification would need to be applied for and granted. Access – The maximum parking lot and driveway slopes shall not exceed eight percent; the Community & Economic Administrator may approve a parking lot slope greater then eight percent but no more then 15 percent. Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Pedestrian Access – A pedestrian connection shall be provided from a public entrance to the street and internally from buildings to abutting retail properties. Signage – Only one freestanding business sign (monument/ground, projecting or roof) is permitted per street frontage. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of 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). 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. Per the development agreement, any allowed freestanding signs shall be ground- oriented monument type signs. Pole and rooftop-mounted signs shall be prohibited. Cedar River Station June 21, 2012 Page 6 of 6 Building Design Standards –The development agreement for the subject site has additional specific design regulations. Per the development agreement when the design regulations conflict with sections within Renton Municipal Code, the specifications within this agreement shall prevail. Critical Areas The City of Renton’s Critical Areas maps indicate the presence of seismic hazards on the subject site. The seismic hazard is related to potential liquefaction of soils during an earthquake event. A geotechnical analysis for the site is required. The analysis needs to assess soil conditions and detail construction measures to assure building stability. Permit Requirements The proposal would require Hearing Examiner Master Site Plan (Master Site Plan is required per the development agreement), Site Plan approval, Environmental (SEPA) Review, and a Lot Line Adjustment. All permits would be reviewed in an estimated timeframe of 12 weeks. The application fee is $2,000 for Master Site Plan, $1,000 for Site Plan, and $1,000 for Environmental Review and $450 for the Lot Line Adjustment. Please note that all land use permits have an additional 3 percent Technology Surcharge Fee. 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, mitigation fees would be applicable to the site. Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. Currently fees are the following: A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; and A Fire Mitigation Fee based on $0.52 per square foot of new non-residential area (excluding structured parking areas). A handout listing all of the City’s Development related fees in attached for your review. cc: Jennifer Henning FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:June 8, 2012 TO:Vanessa Dolbee, Senior Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Cedar River Station 1. The preliminary fire flow requirement is 3,000 gpm based on fully fire sprinklered buildings. Three fire hydrants are required. One fire hydrant is required within 150-feet of the proposed buildings and two hydrants are required within 300-feet. Existing hydrants can be counted toward the requirement as long as they meet current code including 5-inch storz fittings. A water availability certificate is required from Cedar River Water and Sewer District. 2. The fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of building area. These fees are paid at time of building permit issuance. 3. Both an approved fire alarm system and fire sprinkler system are required throughout both buildings. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. Fire alarm system shall be fully addressable and full detection is required. A direct outside door is required to the fire sprinkler riser control room. 4. An annual place of assembly permit is required for occupancies exceeding 50 persons. 5. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. 6. An electronic site plan is required to be submitted to the Renton Fire Department for pre-fire planning purposes prior to occupancy of the building. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 20, 2012 August TO:Vanessa Dolbee, Planner FROM:Jan Illian, Plan Review SUBJECT:Cedar River Station 152nd Ave SE and Maple Valley Hwy PRE 12-043 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water Water service will be provided by Cedar River Water and Sewer District. A water availability certificate will be required to be submitted with the building permit applications. Sewer Sewer service will be provided by Cedar River Water and Sewer District. A sewer availability certificate will be required to be submitted with the building permit applications. Storm Drainage 1. There is a storm drainage conveyance system in 152nd Ave SE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Site Condition. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. Cedar River Station – PRE 12-043 Page 2 of 2 June 20, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-043.Vanessa\Plan Review Comments PRE 12-043.doc 4. Surface Water System Development fees of $.405 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 5. Applicant will be required to submit separate structural plans for review and approval under a building permit for a storm water vault. Special inspection from the building section is required. 6. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation/Street 1. Frontage improvements along SR-169 will be required and are subject to design review and approval by WSDOT. This may include, but is not limited to, right-in and right-out driveway(s), dedication of right- of-way for future planned widening of SR-169 to accommodate 8-foot shoulders and six 12-foot lanes. If curbs are used, shoulders may be reduced to 4 feet. 2. New sidewalk and planter strip, matching the improvements constructed across the street fronting the New Life Church, will be required along the project side in 152nd Ave SE. 2. Street lighting is required if not already in place. 3. Unless amended or terminated, Section 4 of the Developer Extension Agreement for Aqua Barn Ranch, LLC (Recording # 20070307000134) acknowledges that the City agrees that a sum equal to $252,799.50 be credited against the City of Renton’s traffic mitigation fees. 4. An updated traffic impact analysis will be required to be submitted for review. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Professional Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and the application fee at the counter on the sixth floor.