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HomeMy WebLinkAbout12-004 (CD Downtown Library)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: January 26, 2012     TO: Pre-Application File No. 12-004     FROM: Rocale Timmons, Associate Planner     SUBJECT: Renton Downtown Library (510 S 3rd 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 on the north side of 3rd Ave S between Logan Ave S and Morris Ave S at 510 S 3rd St. The project site totals 0.55 acres in area and is located within the Center Downtown (CD) zone. The pre-application packet indicates that the proposal is to demolish the existing structure (formerly occupied by Big 5) and construct an approximate 15,000 square foot new library building along with associated improvements including the renovation of Gateway Park. Access to the site is proposed via an existing curb cut along Morris Ave S north of the site. There appear to be no critical areas on site. Current Use: The property currently contains an existing 12,185 square foot structure (formerly occupied by Big 5) which is proposed to be demolished. 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. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Development Standards: 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 “CD standards” herein). Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the CD zone at this location. The minimum requirement, of 25,000 square feet, for lot size would not be applicable to the proposal unless the applicant is proposing to subdivide the property. Lot Coverage – There is no maximum building requirement in the CD zoning classification. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CD zone are as follows: 0-foot minimum for the front yard setback and a 15 foot maximum front yard setback. It appears the applicant complies with the setback requirements of the zone. Encroachments into the right-of-way would be allowed with a Right-of-Way Use Permit. Gross Floor Area – There is no minimum requirements for gross floor area within the CD zone. Building Height – The maximum building height that would be allowed in the CA zone is 50 feet. Based on the conceptual elevations provided the proposed structure is compliant with the height limits of the zone. Building elevations and detailed descriptions of elements and building materials are required with your site plan review submittal. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan 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. Based on the proposal for a total of 15,000 square feet space; a minimum area of 100 square feet of refuse and recycle area would be required. The location of the proposed refuse and recyclable area appears to comply with the standards outlined above. The sizing of the proposed refuse and recycle area could not be verified with the materials submitted. Landscaping – 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. Based on the proposal the applicant would be required to request a modification through the site plan review process in order to reduce the 10-foot landscaping requirement along S 3rd St. A modification would likely be supported as long as the applicant is able to demonstrate that wherever possible the placement of street trees are provided. Further landscaping requirements can be found below in the Design Guidelines. 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 Site Plan Review. Tree Preservation – 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 5 percent of significant trees. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. 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 – For the purposes of parking calculations a library is considered a cultural facility. The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces  Library 15,000 Min/Max: 40 spaces / 1,000 SF Min/Max: 600  The applicant is proposing to add 6 stalls to the existing parking lot. It appears the applicant would not meet the stall requirement for a cultural facility. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. Staff would be supportive of a parking modification in order to reduce the number of stalls required for the new library. 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. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. It appears the proposal provides adequate pedestrian connections to public spaces and streets. Building Design Standards – Compliance with Urban Design Regulations, District ‘A’, is required along the eastern facade. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. 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. Based on elevations provided it appears the applicant has not complied with all of the prescriptive standards of the Design District. However, on the basis of individual merit, the proposal appears to meet the overall intent of the minimum standards and guidelines, and is a creative design that achieves the purpose of the design regulations. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size of the proposed structure. 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 Hearing Examiner Conditional Use Permit review along with Site Plan and Environmental (SEPA) Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following:  a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Conditional Use Permit application fee is $2,000. The Site Plan Review application fee is $2,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. Modification requests are $100 each. There is an additional 3% technology fee charged at the time of land use application. 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. 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. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.