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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000222i:\rtimmons\preapps\12-000222 (cd - renton promenade alternatives).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 20, 2012 TO:Pre-application File No. 12-000222 FROM:Rocale Timmons, Associate Planner SUBJECT:Renton Promenade (95 Williams 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 west side of Williams Ave S, south of S Tobin St. The project site totals 5,750 square feet in area and is zoned Center Downtown (CD). The applicant has submitted three alternatives to redevelop the property. Alternative 1 would be the construction of a duplex along the eastern portion of the site with the retention of the existing single family residence located on site. Alternative 2 includes the removal of the existing single family residence and the construction of an eight-unit multi-family structure. The last alternative also includes the removal of the existing single family residence and the construction of two duplex structures for a total of four multi-family units. It is not clear if the applicant is proposing the subdivision of the property and whether access would be taken from the alley, to east of the property, or Williams Ave S. There appears to be no critical areas on site. Current Use: A single family residence is located on the site. Zoning: The subject property is located within the Center Downtown (CD) zoning designation. In addition, the proposal would be subject to the Design District “A” standards and guidelines. Development Standards The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CD standards” herein). Attached residential units are a permitted use within the CD zoning designation. Existing legal nonconforming residential uses, as the case for the existing single family residence, shall be Renton Promenade, PRE12-000222 Page 2 of 5 December 20, 2012 i:\rtimmons\preapps\12-000222 (cd - renton promenade alternatives).doc considered a permitted use and allowed to remain. The table below notes the current standards for the CD zone. Type of Standard Minimum Standards Lot Standards Lot Size None Lot Width None Lot Depth None Density Minimum/Maximum Density Minimum Density: None Maximum Density 100 du/ac Setbacks Min Front Yard None Max Front Yard 15 ft. – for buildings 25 ft. or less in height. None – for that portion of a building over 25 ft. in height Side Yard None Rear Yard None Building Standards Building Coverage Ratio None Maximum Gross Floor Area None Height 95 ft Parking Vehicular A minimum and maximum of 1 per unit. Location All parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the street nor rear yard facing the street. Parking may be located off-site or subject to a joint parking requirement Bicycle One-half bicycle parking space per one dwelling unit. Landscaping On-Site Street Frontage 10 feet Tree Retention 5 % of significant trees Density Requirements – There is no minimum density requirement in the CD zone and the maximum density is 100 units/net acre. There appear to be no sensitive areas or public right-of- way dedications on site. Therefore the proposal for as many as eight residential units on the 5,750 square foot (0.132 acre) site arrives at a density of 60.6 du/ac (5 units / 0.132 acres = 60.6 du/ac), which would be within the permitted density range for the CD. Setbacks –The pre-application documents were not drawn to scale therefore staff was unable to determine compliance with the setbacks of the code. The applicant will be required to submit a design which complies with the setback requirements of the CD zone. Renton Promenade, PRE12-000222 Page 3 of 5 December 20, 2012 i:\rtimmons\preapps\12-000222 (cd - renton promenade alternatives).doc Access/Parking – The pre-application materials did not indicate the number of parking stalls proposed by the applicant. Additionally, no parking would be allowed along Williams Ave S between the street and structure. A parking analysis meeting the requirements in RMC 4-8- 120D.12, shall be submitted at the time of formal land use application. 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 should be submitted by the applicant along with the formal land use application. Additionally, if the proposal is not subdivided all access is required to be taken from the alley. Landscaping – Except for critical areas, all portions of the development area which are not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). However, the 10-foot landscape strip may be reduced through the site plan review process. Refuse and Recycling Areas – All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). Whenever there are practical difficulties involved in carrying out the provisions of this section, modifications may be granted for individual cases in accordance with the procedures and review criteria in RMC 4- 9-250D. Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Building Design Standards Compliance with Urban Design Regulations District A standards shall be required. See RMC 4-3- 100. The applicant will be required to complete a Design District Checklist (see attached). Below are some of the identified design standards that need to be addressed in the proposal: 1. 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. 2. Facades shall be articulated and vehicular entrances to nonresidential or mixed use parking structures shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. 3. Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from abutting paving materials. 4. Site furniture shall be provided and shall be made of durable, vandal- and weather- resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. 5. Amount of common space or recreation area to be provided is minimum fifty (50) square feet per unit. 6. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Renton Promenade, PRE12-000222 Page 4 of 5 December 20, 2012 i:\rtimmons\preapps\12-000222 (cd - renton promenade alternatives).doc 7. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 8. Lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as specimen trees, other significant landscaping, water features, and/or artwork. Airport Regulations The proposal would be required to conform to RMC 4-3-020: Airport Compatible Land Use Restrictions. Specifically, the applicant is required to record an Avigation Easement that will be tied to the property deed. Additionally, the applicant is encouraged to locate the bedrooms of the units on the east side of the building and not the west side. Airport regulations would not limit height for this site. Environmental Review The proposal would trigger Environmental (SEPA) Review if the proposal would result in the location of more than 4 dwelling units on a single site. Critical Areas There appears to be no critical areas on site. It is the applicant’s responsibility to ascertain whether additional critical areas are present on the site. If so, the proposal would need to be revised accordingly. Permit Requirements: The proposal would require Site Plan approval if Environmental Review is required. If the applicant intends on subdividing then an application must be made for an Administrative Short Plat. All permits would be processed within an estimated time frame of 6- 8 weeks. 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. 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 Renton Promenade, PRE12-000222 Page 5 of 5 December 20, 2012 i:\rtimmons\preapps\12-000222 (cd - renton promenade alternatives).doc 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. The Site Plan Review application fee is $1,000. The fee for Environmental Review is $1,000. The Short Plat application fee is $1,400 and the each modification fee is $100. A 3% technology fee would also be assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. If the application is exempt from Environmental Review then the applicant need only to apply for necessary modifications and building permits. Impact Mitigation Fees: Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: A Fire Mitigation fee currently assessed at $388.00 per new multi-family unit. A Transportation Mitigation Fee currently assessed at $435.75 per new condominium. A Parks Mitigation Fee currently assessed at $530.76 per dwelling unit of a new duplex and $354.51 per dwelling unit for multi-family structures of 3 units or more. A School District Impact Fee currently assessed at $1,274 per new multi-family unit A handout listing all of the City’s Development related fees in attached for your review including planned annual updates to the Impact Mitigation fees above. PREAPPLICATION MEETING FOR Renton Promenade 95 Williams S PRE 12-000222 CITY OF RENTON Department of Community & Economic Development Planning Division December 20, 2012 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:December 12, 2012 TO:Rocale Timmons, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Renton Promenade 1. The preliminary fire flow requirement for the multi-family 8-unit building is 2,750 gpm based on a fully fire sprinklered building. A minimum of three fire hydrants are required. One fire hydrant is required within 150-feet of the proposed building and two hydrants are required within 300-feet. One hydrant is required within 50-feet of the fire department connection. Existing hydrants can be counted toward the requirements as long as they meet current code. One new fire hydrant would be required. It appears adequate fire flow is available in this area. Looped fire mains are required all around the building when fire flows exceed 2,500 gpm. Fire flow for single family and duplex buildings are a minimum of 1,000 gpm for structures up to 3,600 square feet (including garage and basement areas) and a minimum of 1,500 gpm for larger structures. 2. The fire impact fees are applicable at the rate of $388.00 per multi-family units and $479.28 per single family/duplex units. Credit will be granted for the existing building if it is removed. Fees are paid at time of building permit issuance. 3. Approved fire alarm and fire sprinkler systems are required throughout the 8-unit building. 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. Fire department apparatus access roads are required to be a minimum of 20-feet wide with 25-feet inside and 45-feet outside turning radius. Alleyways cannot serve as primary access for fire department apparatus. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 19, 2012 TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Renton Promenade 95 Williams South PRE 12-000222 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 1. Water service is provided by the City of Renton. There is a 12-inch ductile iron water main in Williams Ave South. The existing home at 95 - Williams Ave S. is served by a ¾ - inch water meter connected to the water main in Williams Ave. The project is located in the 196-water pressure zone and inside Aquifer Protection Zone 1. 2. System development fee for water is based on the size of the new domestic water meter(s) that will serve the units. Fee for ¾-inch or 1-inch water meter install is $2,523.00. If the home is demolished, credit will be given for the existing connection to water. 3. Fee for a ¾-inch or 1-inch water meter installed by the City is $2,870.00. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in the alley behind the home. The existing home is connected to sewer. 2. System development fee for sewer is based on the size of the new domestic water(s) that will serve the new units. Sewer fee for a ¾-inch water or 1-inch meter install is $1,812.00. If the home is demolished, credit will be given for the existing connection to sewer. Renton Promenade PRE 12- 000222 Page 2 of 2 December 19, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-000222.Rocale\Plan Review Comments PRE12-000222.docx Storm Drainage 1. There is a drainage conveyance system in Williams Ave S. 2. Small project drainage review is required for any single-family residential project that will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds one of these thresholds, a drainage plan and drainage report will be required with the site plan application. The report shall comply with Appendix C of the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Conditions. 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. 4. Surface water system development fee is $0.448 times the square foot of new impervious surface area, but not less than $1,012.00. This fee is payable prior to issuance of the construction permit. Transportation/Street 1. Existing right-of-way width in Williams Ave S is 60 feet. Williams Ave is classified as a minor arterial. This project is located in the downtown City Center Community Planning Area. To meet the City’s complete street standards, street improvements including a twelve foot sidewalk with street trees fronting the site, and a pavement section of 30 feet from the center line will be required. To build this street section, up to 10 feet of right of way will be required to be dedicated to the City. Applicant may submit an application to the City requesting a waiver of the street frontage improvements as outlined in City code 4-9-250C5dm, since there is an existing 5 foot existing sidewalk and 5 foot planting strip fronting the site. 2. Street lighting may be required. 3. Transportation impact fee will be $498.75 per unit. 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 Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. Water service, sewer stub and a drainage flow control bmp is required to be provided to the new lot prior to recording of the short plat.