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HomeMy WebLinkAbout12-007 (CV Sunset Terrace Library)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: February 9, 2012     TO: Pre-Application File No. 12-007     FROM: Rocale Timmons, Associate Planner     SUBJECT: Sunset Library Mixed Use Development      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 northwest block of the intersection of NE Sunset Blvd and NE 10th St. The project site totals 0.96 acres in area and is located within the Center Village (CV) zoning classification. The pre-application packet indicates that the proposal is to demolish the existing four residential structures, which are a part of the Sunset Terrace housing project, and construct a mixed use building which contains a total of 112 residential units and 18,900 square feet of commercial space of which 15,000 square feet would be occupied by a new King County Library facility. The applicant is proposing a total of 234 parking stalls which would be located within three levels of structured parking. Access to the site would be provided via a curb cut off of Sunset Ln NE. There appear to be no critical areas on site. Current Use: The property currently contains four existing Sunset Terrace housing structures which are proposed to be demolished. Zoning: The subject property is located within the Center Village zoning classification. In addition, the proposal would be subject to the Design District “D” standards and guidelines. Proposals should 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 “CV standards” herein). Commercial is an outright permitted use within the CV zone. Library uses would be required to obtain a Hearing ExaminerConditional Use Permit. Attached residential is permitted within the CV zone, if ground floor commercial development at a minimum of seventy five percent (75%) of the frontage of the building is provided on parcels abutting NE Sunset Boulevard east of Harrington Avenue NE. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the CD zone at this location. The minimum requirement, of 25,000 square feet, for lot size would not be applicable to the proposal unless the applicant is proposing to subdivide the property. Density – The minimum density in the CV zone is 20 units per net acre and the maximum density is 80 units per net acre. The applicant did not indicate the amount of area that would be required to be dedicated for right-of-way therefore a calculation on net density could not be provided. The proposal for 112 units on the 42,020 gross square foot site (0.96 acres) arrives at a gross density of 115.5 du/ac (112 units / 0.96 acres = 115.5 du/ac). The project exceeds the allowable density requirements of the CV zone. All increases in density beyond allowances in the code would need to be addressed through a to-be-developed development agreement. Lot Coverage – The CV zone allows a maximum lot coverage of 65% which can be increased to 75% if parking is provided within the structure. Information regarding the footprint of the proposed structure was not provided with the submittal materials, therefore staff was not able to calculate the number lot coverage of the proposal. A lot coverage analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use application. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CV zone are as follows: 10-foot minimum for the front yard setback which can be reduced to zero through the site plan review process if no blank walls are provided within the reduced setback; a 15 foot maximum front yard setback; and a 10 foot minimum side-yard along a street setback which can also be reduced to zero if no blank walls are provided within the setback. Gross Floor Area – There is no minimum requirements for gross floor area within the CD zone. Building Orientation – Commercial and civic uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot. The front entry of residential only uses shall be oriented to a public or private street developed to the required standards in RMC 4-6-060. Building Height – The maximum building height that would be allowed in the CV zone is 60 feet for mixed use projects. Based on the conceptual elevations provided the proposed structure would exceed the height limits of the zone by 8 feet. Per RMC 4-2-120C a request to exceed the height allowance in the CV zone may be done through an Administrative Conditional Use permit. However, as the proposal would be required to obtain a Hearing Examiner Conditional Use Permit in order to establish the Library use all other permits would be reviewed by the City’s Hearing Examiner. In consideration of a request for conditional use permit for additional building height, the Reviewing Official shall consider all relevant information, and the following factors along with the criteria in RMC 4-9-030, Conditional Use Permits. a. Location Criteria: Proximity of arterial streets which have sufficient capacity to accommodate traffic generated by the development. Developments are encouraged to locate in areas served by transit. b. Comprehensive Plan: The proposed use shall be compatible with the general purpose, goals, objectives and standards of the Comprehensive Plan, the zoning regulations and any other plan, program, map or regulation of the City. c. Effect on Adjacent Properties: Building heights shall not result in substantial or undue adverse effects on adjacent property. When a building in excess of the maximum height is proposed adjacent to or abuts a lot designated R-1, R-4, R-8, R-10, R-14 or RM-F, then the setbacks shall be equivalent to the requirements of the adjacent residential zone if the setback standards exceed the requirements of the Commercial Zone. The applicant may also seek to request the increase in height through the to-be developed development agreement. Building elevations and detailed descriptions of elements and building materials are required with your site plan 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 multi-family developments a minimum of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. For office, educational, and institutional developments a minimum of 2 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 4 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. Based on the proposal for a total of 15,000 square feet of library space and 3,900 square feet of commercial space; a minimum area of 100 square feet of refuse and recycle area would be required. Another 504 square feet of refuse and recycle area should also be dedicated based on the proposal for 112 residential units. Additionally, at least one deposit area/collection point for every 30 dwelling units is required. If the proposal does not include additional deposit areas/collection points, a request for a refuse and recycle 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. 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. Based on the proposal the applicant would be required to request a modification through the site plan review process in order to reduce the 10-foot landscaping requirement. 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. Tree Preservation – A tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 5 percent of significant trees. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. 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. Parking – For the purposes of parking calculations a library is considered a cultural facility. The following ratios would be applicable to the site: Use Square Footage of Use or #of Attached Residential Units Ratio Required Spaces  Library 15,000 SF Min/Max: 40 spaces / 1,000 SF Min/Max: 600  Commercial 3,900 SF Varies depending on use Unknown  Attached Residential 112 units Min: 1 space/ dwelling unit Max: 1.75 spaces / dwelling unit Min: 112 spaces Max: 196 spaces  The applicant is proposing a total of 235 parking stalls of which 62 spaces would be dedicated to the proposed library. It appears the applicant would not meet the stall requirement. 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. Based on the proposal for 112 residential units, 56 bicycle parking stalls are required to be provided. The number of bicycle parking stalls required for the commercial and library uses are based on a 10% ratio of the vehicular parking stalls required for the uses. Based on parking requirements outlined above the applicant would also be required to provide at least 60 additional bicycle parking stalls. The applicant is encouraged to request a parking modification in order to reduce the number of required vehicular and bicycle parking stalls. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1) for further general and specific parking requirements. Required parking shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure for all residential uses. Any additional parking may not be located between the building and public street unless located within a structured parking garage. Parking for commercial uses may not be located between the building and the public street unless located within a structured parking garage and for all mixed uses joint parking is required subject to RMC 4-4-080E(3). All 235 proposed parking stalls are located within the structure, complying with the requirement for structured and joint use parking. Structured parking stalls must be a minimum of 8¼ feet x 15 feet; a stall that has greater than a 45 degree angle must be 8¼ feet x 16 feet. Structured compact stalls must have dimensions of 7½ feet x 12 feet; a stall with greater than a 45 degree angle must be 7½ feet x 13 feet. Compact structured parking spaces shall not account for more than 50 percent of the spaces in the structured parking areas. Structured parallel stall dimensions have a minimum of 9 feet x 23 feet also. 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. 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. It appears the proposal provides adequate pedestrian connections to public spaces and streets. 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. 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. 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. Pedestrian pathways within parking lots or parking modules shall be differentiated by material or texture from abutting paving materials. 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. Amount of common space or recreation area to be provided is minimum fifty (50) square feet per unit. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. 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. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size of the proposed structure. 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. Permit Requirements The proposal would require Hearing Examiner Conditional Use Permit review in order to establish the Library use on the site. A second Conditional Use Permit would be required in order to exceed the height requirements of the CV zone unless addressed in the to-be-developed development agreement. Site Plan and Environmental (SEPA) Review would also be required. 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 12 weeks once a complete application is accepted. The Conditional Use Permit application fee is $2,000. The Site Plan Review application fee is $2,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. Any modification request would be reviewed with the land use application and would costs $100 each. There is an additional 3% technology fee charged at the time of land use application. 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 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; Fire Mitigation Fee based on $0.52 per square foot of new commercial building area and $388.00 per new multi-family unit; and A Parks Mitigation Fee based on $354.51 per new multi-family unit. A School District Impact Fee based on $1,236 per new multi-family unit. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. Phasing For development proposed on only a portion of a particular site, an applicant may choose to submit a site development plan application for either the entire site or the portion of the site. In the latter case, the application shall state clearly the area of the site and the proposed development, including phases, for which site development plan approval is being requested. In every case, the site development plan application and review shall cover at least that portion of the site which is directly related to or may be impacted by the actual proposed development, as determined by the Environmental Review Committee. The Reviewing Official may grant site development plan approval for large projects planned to be developed or redeveloped in phases over a period of years exceeding the normal time limits of subsection L of this Section. Such approval shall include clearly defined phases and specific time limits for each phase. If the time limits of a particular phase are not satisfied, then site development plan approval for that phase and subsequent phases shall expire. The Hearing Examiner shall also determine if such a phased project will be eligible for any extensions of the time limits. As long as the development of a phased project conforms to the approved phasing plan, the zoning regulations in effect at the time of the original approval shall continue to apply. However, all construction shall conform to the Uniform Building Code and Uniform Fire Code regulations in force at the time of building permit application.