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Home My WebLink About12-083 (CD Chamber of Commerce, lot size, BNSF)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 8, 2012 TO: Pre-application File No. 12-083 FROM: Rocale Timmons, Associate Planner SUBJECT: Chamber of Commerce Short Plat (625 S 4th St) 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 within the BNSF right –of-way, adjacent to Houser Way S, between Burnett Ave S and Shattuck Ave S. The project site totals 516,594 SF (11.86 acres) in area and is zoned Center Downtown (CD). The proposal is to short plat the existing lot into 3 lots. Proposed Lot 1 would contain the existing Renton Chamber of Commerce Administration Building (formerly known as the Renton Depot Building). Proposed Lot 2 would contain the existing Rain City Catering building. Proposed Lot 3 would contain an existing parking area. No improvements are proposed at this time. There appears to be no critical areas on site. Current Use: There are two existing structures on site which are proposed to remain. Zoning: The subject property is located within the Center Downtown (CD) zoning classification. 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). The table below notes the current standards for the CD zone. Type of Standard Minimum Standard Lot Standards Lot Size None Lot Width None Lot Depth None Density Minimum/Maximum Density Minimum Density: 25 du/ac 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, unless the CD lot abuts a residential zone, RC, R-1, R-4, R-8, R-10, R-14, or RM-T, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier used along the common boundary Side Yard Along-A-Street None Building Standards Building Coverage Ratio None Maximum Gross Floor Area None Height 95 ft Maximum Building Height When a Building Is Abutting7 a Lot Designated as Residential 20 ft. more than the maximum height allowed in the abutting residential zone. Parking Vehicular – Commercial Uses in the CD zoning classification A maximum of 1/ 1,000 square feet. 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 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 10 % of the number of required parking spaces. Landscaping On-Site Street Frontage 10 ft *Except for walk and driveways. In those cases, 10' of landscaping shall be required where buildings are not located. Tree Retention 5 % of significant trees Minimum Lot Size, Width and Depth – Not applicable. Density Requirements – Not applicable. Setbacks –The front yard setbacks of the existing structures are not proposed to be altered as part of the short plat. No other setback requirements are applicable in this zone at this location. Parking – The pre-application materials did not indicate the number of parking stalls within proposed Lot 3. 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. Joint use of parking facilities may be authorized for those uses that have dissimilar peak-hour demands or when it can be demonstrated that the parking facilities to be shared are underutilized. A parking agreement ensuring that joint use parking is available for the duration of the uses shall be approved by the Development Services Director, following review by the City Attorney. The proposal would be required to incorporate bicycle parking based on the number of required spaces. Landscaping – If more than $50,000 of improvements are made to the site the applicant would be required to place a 10-foot landscape strip on street. 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 if any façade modifications are proposed. See RMC 4-3-100. The applicant will be required to complete a Design District Checklist (see attached). 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. Environmental Review The proposal would be SEPA exempt. Permit Requirements: The proposed subdivision would require Administrative Short Plat Approval. All land use permits would be processed within an estimated time frame of 6-8 weeks. The Short Plat Review application fee is $1,400. 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. A handout listing all of the City’s Development related fees in attached for your review. Expiration: The preliminary short plat approval is valid for two years with a possible one-year extension.