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Home My WebLink About12-009 Nelson Middle School Feild and Landscaping ImprovmentsCITY OF RENTON Department of Community and Economic Development MEMORANDUM DATE: February 9, 2012 TO: Pre-Application File No. PRE12-009 FROM: Vanessa Dolbee, Senior Planner (425) 430-7314 SUBJECT: Nelsen MS Field and Landscaping Improvements – 2607 Jones Ave. S 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 property is located at 2607 Jones Avenue S; on tax parcel #2923059061. The project site totals 29.54 acres in area and is zoned Residential 8 dwelling units per net acre (R-8). The applicant has proposed to remove and replace landscaping in the courtyards and make repairs to the existing courtyards concrete, update the landscaping in the southwest corner of the site, construct trash enclosures, upgrade the existing athletic fields, add a new storm pond, and provided ADA access to the new athletic fields. No changes are proposed to the existing school buildings. The subject site is accessed at two locations from S 27th Street and 108th Avenue SE. Current Use: Nelsen Middle School and Spring Glen Elementary School. Consistency with the Comprehensive Plan: The existing development is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. Zoning designation and consistency of land use: The subject property is located in the Residential 8 dwelling units per net acre (R-8) zoning designation. In the R-8 zone, existing K-12 educational institution are permitted. However, a Hearing Examiner Conditional Use Permit is required when changes in facilities exceed 10% of the development’s gross floor area. Based on the provided site plan it appears the changes would not exceed the 10% threshold to trigger a Hearing Examiner Conditional Use Permit. Development Standards: The following standards apply to new development on the site. A copy of the development standards, RMC 4-2-110A, can be found in the packet given to the applicant at the pre-application meeting. Density - The minimum housing density in the R-8 zone is 4 units per acre and the maximum is 8 units per acre. No dwelling units are proposed; therefore density requirements are not applicable. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. The minimum front yard setback in the R-8 is 15 feet, the minimum required side yard setback is 5 feet, and the minimum rear yard setback is 20-feet. The setback for a side yard along a street is 15-feet. Changes to the existing structures are not proposed as a part of the subject project; therefore the existing buildings would comply with the setback requirements. Lot coverage – The R-8 zone allows a maximum impervious surface area of 75% of the total lot area. However, there was not enough information for staff to determine compliance with imperious surface coverage. At time of land use permit application, detailed information shall be submitted evaluating impervious coverage. Access and Parking: New or resurface or restriped parking, loading areas, and driveways shall be provided in accordance with the provisions of the current parking regulations. Based on the provided site plan, it appears no changes are proposed to the parking areas. The following ratios would be applicable to the site, if changes are proposed: Use units Ratio Required Spaces Elementary and junior high - Public # of employees: unknown # of buses: unknown A minimum and maximum of 1 per employee. In addition, if buses for the 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. Vehicle Parking Min/Max: Unknown Elementary and junior high - Public # of Vehicle Parking Spaces: Unknown The number of bicycle parking spaces shall be ten percent (10%) of the number of required off-street parking spaces. Bicycle Parking Min: Unknown It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. 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. In addition, two-way drive aisles shall be a minimum of 24 feet in width. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements for parking areas (enclosed). Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50') of a property zoned RC, R-1, R-4, R-8, R-10, R-14, or RM, except by approval by the Reviewing Official through the site plan review process, or via the modification process if exempt from site plan review. 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. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. When nonresidential development in located in a residential 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 common property lines. Parking Lots - All parking lots shall have perimeter landscaping and interior landscaping. Parking lots of over 100 spaces shall provide a minimum of 35 square feet of interior parking lot landscaping per parking space. Significant Tree Retention: 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 30 percent (30 %) of significant trees, and indicate how proposed development would be designed to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. Critical Areas: The site is located in an area of sensitive slopes and moderate coalmine hazards. Steep slopes and coalmine hazards are Geological Hazards therefore, a geotechnical study including a coalmine assessment may be required. If required, the study shall be completed by a qualified professional. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Copies of the geologic hazards portions of the Critical Areas regulations have been included in the folder of information given to the applicant at the pre-application meeting. Environmental Review: Not enough information was provided with the application for staff to determine if the subject project is exempt from SEPA Environmental Review. However, the applicant has indicated that the School District would be the lead agency for the SEPA Environmental Review. Permit Requirements: Site Plan Review and any associated building/construction permits would be required for the project. The Site Plan Review process would take an estimated time frame of 6 - 8 weeks. The application fee and additional 3% technology surcharge would be $1,030 for the Site Plan Review. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. *Once the application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact me at (425) 430-7314 to schedule a time for the pre-screen. Fees: A handout listing all of the City’s Development-related fees is included for reference. Expiration and Extensions: Once an application has been approved, the applicant has two years to comply with all conditions of approval and to apply for any necessary permits before the approval becomes null and void. The approval body that approved the original application may grant a single two-year extension. The approval body may require a public hearing for such extension. cc: Jennifer Henning