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HomeMy WebLinkAbout12-055 (IM Renton Aerospace Training Center)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: July 26, 2012     TO: Pre-Application File No. 12-055     FROM: Vanessa Dolbee, Senior Planner     SUBJECT: Renton Aerospace Training Center      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 at 300 Rainer Avenue. The project is located at the Renton Municipal Airport. The Airport site totals 167 acres in area and is located within the Medium Industrial (IM). The pre-application packet indicates that the proposal is to remodel the interior of the existing 3,200 square foot building, expand the structure to meet the needs for the Aerospace Training Center (ATC) to 4,050 square feet, and update the site. The site would be updated by providing a loading dock, garbage receptacle, parking lot improvements, and porous parking. If the existing building cannot meet the needs of the ATC then a new building may be built to replace the existing structure. Access to the site would be reconfigured in one of two ways, either the maintain access to Rainer Avenue would be redesigned or access would be reconfigured to be off of West Perimeter Road. Current Use: The property currently vacant, it used to be the location of the Renton Chamber of Commerce. Zoning: The property is located within the Employment Area Industrial (EAI) land use designation and the Medium Industrial (IM) zoning designation. Trade or vocational schools are outright permitted uses within the IM zone. Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IM standards” herein). Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the IM zone, however, there is a minimum lot size requirement of 35,000 square feet which is not applicable to the proposal. Lot Coverage – There is no minimum lot coverage requirement within the IM zone. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. The required setbacks in the IM zone are as follows: 20 feet for a front yard; zero for the rear yard; and zero for the interior side yards. Based on the provided application materials and comments from the City’s Property Services Davison, the existing building is located in the right-of-way. As such, if the building is expanded is shall be brought into compliance with the right-of-way encroachment. Not enough information was provided with the application to verify compliance with the setbacks. Building Height – There is no maximum building height requirement within the IM zone. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The building permit 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 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. Refuse and Recycling information as not provided with the application. This information shall be provided at building permit application. Landscaping – New development shall comply with the City of Renton Landscape requirements. The subject development would be required to comply with this section if the cost of the remodel/addition is equal to or greater than fifty percent (50%) of the assessed property valuation. 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. When an Industrial Zoned Lot or Use is Abutting a Residential or Commercial Zone: A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. Commercial zoned property is located across Rainer Avenue. 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 building permit application. 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 – The following ratios would be applicable to the site: Use Employees & Students Ratio Required Spaces  Colleges and universities, arts and crafts schools/studios, and trade or vocational schools: Unknown A minimum and maximum of 1 per employee plus 1 for every 3 student rooming units, plus 0.5 space for every full-time student not residing on campus. In addition, if buses for transportation of students are kept at the school, 1 off-street parking space shall be provided for each bus of a size sufficient to park each bus. Min/Max: Unknown, not enough information provided with the application  Bicycle Parking Unknown 10% of the number of required off-street parking spaces. Unknown  Based on the information provided staff was unable to determine the required number of parking stalls for the ATC. The applicant will be required at the time of building permit application to provide a parking analysis of the subject site and 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. Surface parking lots with 15 or more stalls shall provide a minimum of 15 square feet of landscaping per parking space. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). The proposed loading space shall be shown on a plan and submitted for approval by the Development Services Division. Access and Driveways – two different accesses were proposed in the application. No plans were not provided that indicate how the re-configuration would be designed. Driveways shall not exceed forty percent (40%) of the street frontage. The width of any driveway shall not exceed fifty feet (50') exclusive of the radii of the returns or taper section, the measurement being made parallel to the centerline of the street roadway. Critical Areas: The City of Renton’s Sensitive Areas maps indicate the presence of “protected slopes” on the subject site. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. If any work is planned on a “protected slope” a Variance from the Critical Areas regulations would be required. The variance would be reviewed by administratively and the burden would be on the applicant to demonstrate that there is no feasible alternative other than to disturb the “protected slopes.” In any event, a geotechnical report addressing the slope concerns will be required as part of the environmental review process. The subject site is located in area of known Cultural Resources. Based on the possible presence of archeological discoveries within the vicinity of the subject site a SEPA mitigation measures would likely be applied to the subject project. Environmental Review It appears the subject project would be subject to SEPA Environmental Review because the square footage of the proposed remodeled or new building would exceed 4,000 square feet or an additional 20 parking stalls may be proposed. 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 Environmental (SEPA) Review. All application can be reviewed in an estimated time frame of 6-8 weeks once a complete application is accepted. The application fee for SEPA Review (Environmental Checklist) is $1,000. There is a technology fee, of 3 %, based on the total land use application fees for the project. 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. The following are current fees: A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; A Fire Mitigation Fee based on $0.52 per square foot of new commercial building area.