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Home My WebLink About12-058 (CD Paradise Conversion)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 2, 2012 TO: Pre-application File No. 12-058 FROM: Rocale Timmons, Associate Planner SUBJECT: Paradise Conversion (PID #722930-0635) 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 southwest corner of Logan Ave S and S Tillicum St. The project site totals 4,280 in area and is zoned Center Downtown (CD). The proposal is to convert the existing residential structure on site to a commercial use. Access to the site is proposed via S Tillicum St abutting the property to the north. There appears to be no critical areas on site. Current Use: There is a single family residence located on 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. The table below notes the current standards for the CD zone. Type of Standard Minimum Standard Lot Standards Lot Size 25,000 SF 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 – The proposal does not appear to alter the existing lot lines therefore the lot standards would not apply. Density Requirements – The proposal does not include any residential units therefore the density requirements are not applicable. Setbacks –The structure is existing and is not proposed to be altered therefore the setback requirements would not be required. Access/Parking – The pre-application materials did not indicate the number of parking stalls proposed by the applicant. 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. 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. If more than $50,000 of tenant improvements are proposed the applicant would be required to place a 10-foot landscape strip on both frontages. 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 if any façade modifications are proposed. 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: 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. 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. 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 proposal would require a building permit for any tenant improvements needed to accommodate the commercial use.