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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000282PREAPPLICATION MEETING FOR Walker Subaru Addition & Remodel 555 SW Grady Way PRE 12-000282 CITY OF RENTON Department of Community & Economic Development Planning Division January 3, 2013 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). i:\rtimmons\preapps\12-000282 (ca - walker subaru ti).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 3, 2013 TO:Pre-Application File No. 12-000282 FROM:Rocale Timmons, Associate Planner SUBJECT:Walker Subaru Addition & Remodel Parcel #’s: 334040-4470 and 334040-4265 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 east side of Seneca Ave SW between SW Grady Way and I-405 at; 555 SW Grady Way and 519 SW 12th St. The project site totals 3.625 acres in area and is located within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to perform a tenant improvement for two existing structures in order to accommodate Renton Walker Subaru. Minor modifications include the demolition of an existing canopy which would be replaced by a larger canopy on the northeast corner of the structure at 555 SW Grady Way. The structures were formerly occupied by Saturn of Renton. The project site does not appear to contain any critical areas. Current Use: The property is contains two existing structures formerly occupied by Saturn of Renton. 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. A car dealership is a permitted use in the CA zone and Area ‘A’ of the Automall overlay district. The property is also located within Urban Design District ‘D’, and is subject to additional design elements. Proposals are required have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Walker Subaru Addition & Remodel Page 2 of 4 January 3, 2013 i:\rtimmons\preapps\12-000282 (ca - walker subaru ti).doc 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. The existing structures do not comply with the maximum front yard setback requirement. However, as the situation is existing and the proposed additions would bring the structure closer to conformity a modification would not be required. 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 height of the existing structure is well beneath the 50-foot maximum. Building elevations and detailed descriptions of elements and building materials are required with your 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. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. However, properties located within Automall A 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 RMC 4-2. 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. Walker Subaru Addition & Remodel Page 3 of 4 January 3, 2013 i:\rtimmons\preapps\12-000282 (ca - walker subaru ti).doc In addition, in Area ‘A’ of the Automall, 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. 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 Commercial 9,000 SF 1 space/5,000 SF 2 Vehicle service and repair 19,292 2.5 spaces / 1,000 SF 48 It is unclear how many parking stalls will be required as detailed information was not provided for the net square footage of the existing structure. The applicant would be required to provide detailed information on the proposed uses of the structure. 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 northern façade. 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 Walker Subaru Addition & Remodel Page 4 of 4 January 3, 2013 i:\rtimmons\preapps\12-000282 (ca - walker subaru ti).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. Please note that all cabinet signage is prohibited. 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 which will be verified at building permit submittal. 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. 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 project is Categorically Exempt from SEPA requirements and, therefore, Environmental Review would not be required. Permit Requirements The proposal would require a building permit for any tenant improvements needed to accommodate the commercial use. The applicant will also be subject to Design Review as part of the Building Permit application and a Design Checklist shall be completed and submitted as part of the application materials. H:\CED\Planning\Current Planning\PREAPPS\12-000282.Rocale\Plan Review Comments PRE 12-000282.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 2, 2013 TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Walker Subaru Interior Remodel 555 & 519 – SW 12th Street PRE 12-000282 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. General Comments No utility related comments.