HomeMy WebLinkAbout12-030 (CA Somali Youth & Family Club, steep slopes and landslide )DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
April 19, 2012
TO:
Pre-Application File No. 12-030
FROM:
Vanessa Dolbee, Senior Planner
SUBJECT:
Somali Youth & Family Club
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, Planning Director, Public Works Administrator, 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 site is located at 220 Southwest Sunset Boulevard, located in suite C103 of an existing strip commercial development. The commercial site is comprised
of two lots (tax parcel numbers 8663500135 and 866350015), one contains the existing commercial development and the second is a surface parking lot. The total land area is approximately
19,729 square feet in size. The applicant has proposed to use the existing structure and associated facilities to house the Somali Youth & Family Club, a Service and Social Organization.
Pursuant to the application materials, the facility would be primarily utilized for administrative staff and to provide after school tutoring for Somali children. The applicant has
indicated that no changes would be needed to the building and/or the site to accommodate their organization. The site is accessed at two locations, one off of SW Sunset Boulevard and
the second off of SW Langston Road.
Current Use: The property is developed as strip commercial. Pursuant to the application materials a counseling center recently vacated the unit C103, where the proposed use would be
located.
Zoning: The site is currently zoned Commercial Arterial (CA) and is located within Urban Design District D. The adjacent parcels are primarily zoned CA, with the exception to the north
where the property is zoned Residential 8 du/ac (R-8). The proposal would require to apply for and receive Hearing Examiner Conditional Use Permit approval for permitting the use of
a religious institution or a service and social organization within the CA zoning designation.
Development Standards [CA]: The project site is zoned Commercial Arterial (CA) and located in the Commercial Corridor Land Use designation. 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). A copy of these standards is included herewith.
Because the existing site is considered to be a retail complex, no additional changes would be required for the site. If the applicant expands the proposal beyond the scope provided
with this application development standards may be triggered.
Access/Parking: The site is accessed at two locations, one off of SW Sunset Boulevard and the second off of SW Langston Road. There are no proposed changes to access.
Critical Areas: The City of Renton’s Sensitive Areas maps indicate the presence of steep slopes and high landslide hazards on and near the subject site.
Permit Requirements: The proposal would require approval of a Hearing Examiner Conditional Use Permit. The review process would require a public hearing and would be completed in an
estimated time frame of six to eight weeks. The application fee for Hearing Examiner Review of Conditional Use applications is $2,000. Please note that all land use permits have an
additional 3 percent Technology Surcharge. Detailed information regarding the land use application submittal is provided in the attached handouts.
Conditional Use Criteria: In order to obtain approval of a conditional use, the proposal must satisfy specific criteria. The purpose of a conditional use permit is to allow certain
uses in districts from which they are ordinarily prohibited. The evaluation of the proposed use must be deemed consistent with other existing and potential uses within the general
area of the site. It is the applicant’s responsibility to adequately demonstrate the facts justifying the approval of the conditional use permit based on the following decision criteria
(RMC Section 4-9-030D):
1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations
and any other plans, programs, maps or ordinances of the City of Renton.
2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed
use. The proposed location shall be suited for the proposed use.
3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property.
4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood.
5. Parking: Adequate parking is, or will be made, available.
6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area.
7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated.
8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties
from potentially adverse effects of the proposed use.
The criteria above must be clearly and thoroughly substantiated. Staff examines the existing uses located adjacent to the subject site when evaluating the conditional use criteria.
It is the burden of the applicant to demonstrate that this site is appropriate for the use proposed. It is important to note that staff is only able to make a recommendation and that
the Hearing Examiner makes the final decision for a conditional use permit.
Fees: It appears that no additional permit would be needed beyond the CUP. If additional permits are determined to be needed the building and construction permit fees would be required:
A handout listing all of the City’s Development-related fees is attached for reference.
cc Jennifer Henning, Current Planning Manager