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HomeMy WebLinkAboutPRE_Cascade_Plaza_LLA_Meeting_Summary_171117_v1PRE-APPLICATION MEETING FOR CASCADE PLAZA LOT LINE ADJUSTMENT PRE17-000549 CITY OF RENTON Department of Community & Economic Development Planning Division September 7, 2017 Contact Information: Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425-430-7298, rnair@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 7, 2017 June 20, 2011 TO:Clark Close, Land Use Planning section FROM:Rohini Nair, Plan Review section SUBJECT:Cascade Plaza Lot Line Adjustment preapp 16906 116th Ave SE PRE17-000549 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official city decision- makers. 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. I have completed a preliminary review for the above-referenced proposal, which is a short plat of an existing commercial development at 16906 116th Ave SE. No physical changes in the development is proposed. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The development site is within Soos Creek sewer and water service area. Please contact Soos Creek Utility District to find their requirements. The water availability certificate should be included in the land use application. SANITARY SEWER The development site is within Soos Creek sewer and water service area. Please contact Soos Creek Utility District to find their requirements. The water availability certificate should be included in the land use application. SURFACE WATER 1. Per the 2017 City of Renton Surface Water Design Manual, a drainage review is required from i) Projects that adds or will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced impervious surface, OR ii) Project proposes 7,000 square feet or more of land disturbing activity, OR Cascade Plaza land Division short plat preapp – PRE17-000549 Page 2 of 2 September 7, 2017 iii) Project proposes to construct or modify a drainage pipe/ditch that is 12 inches or more in size/depth, or receives storm water runoff or surface water from a drainage pipe/ditch that is 12 inches or more in size/depth, OR iv) Project contains or is adjacent to a flood, erosion, or steep slope hazard area as defined in RMC 4-3-050, or projects located within a Landslide Hazard Drainage Area, OR v) The project is a redevelopment project proposing $100,000 or more of improvements to an existing high-use site. Drainage review is not required for any project that does not exceed the drainage review criteria. TRANSPORTATION 1. Per RMC 4-6-060, exemption of street frontage improvements are applicable for projects that satisfy the following i)New construction or addition with valuation less than fifty thousand dollars ($50,000.00). ii)Interior remodels of any value not involving a building addition. Since the information provided with the pre-application submittal mentions that no construction or addition or remodel is proposed, street frontage improvements are not require. GENRAL COMMENTS 1. Provide required access and/or utility easements as needed for the existing access and existing utilities in the existing parcel that may change to be in located in separate parcels due to the short plat. 2. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. K:\Preapps\2017\PRE17000549_Cascade Plaza Land Division\02.Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 7, 2017 TO:Pre-Application File No. 17-000549 FROM:Clark Close, Senior Planner SUBJECT:Cascade Plaza Lot Line Adjustment – 16906 116th Ave SE 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 in close proximity to the intersection of 116th Ave SE and SE 168th St (APN 2823059009). The project sites totals 16.58 acres in area and is zoned Commercial Arterial (CA). The applicant proposes to complete a lot line adjustment between the existing two (2) parcels in order to obtain financing on the existing 40,664 sf building (formerly the QFC building). According to the pre-application submittal narrative, the Cascade Shopping Center contains both retail space and warehouse space. The lot line is not being proposed with any associated redevelopment of the property. All utilities are separate to the former QFC building and in place. No changes are proposed to the existing surface parking lot or existing landscaped areas. Access to the site would continue to be provided via existing curb cuts on 116th Ave SE. The site is located within 225 feet of a coal mine hazard to the south. Current Use: The property is currently developed with commercial buildings. Zoning/Density Requirements: The property is located within the Commercial & Mixed Use (CMU) land use designation and the Commercial Arterial (CA) zoning classification. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. 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 “CA standards” herein). A copy of these standards is included herewith. Minimum Lot Size, Width and Depth – The minimum lot size in the CA zone is 5,000 square feet. There are no minimum requirements for lot width or depth within the CA zone at this location. The proposed lot line adjustment appears to meet the minimum lot standards of the zone. Cascade Plaza Land Division, PRE17-000549 Page 2 of 3 September 7, 2017 K:\Preapps\2017\PRE17000549_Cascade Plaza Land Division\02.Review Comments Building Coverage – The CA zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The proposal include completing a lot line adjustment between the existing 13.63 acre lot and 2.95 acre lot and dividing them into a 4.99 acre lot and an 11.59 acre lot. The former 40,664 sf QFC building would result in approximately 18.7% lot coverage on the new 217,571 sf lot. The remaining five structures, on the balance of the second lot, would result in a building coverage of approximately 23.7% (119,650 sf / 504,860 sf = 23.7%). The lot line adjustment does not result or has very little changes to building lot coverage for the Cascade Plaza Shopping Center which currently complies with the lot coverage requirements of the CA zone. Building Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CA zone are as follows: 15 feet minimum for the front yard but may be reduced to zero feet through the site plan review process provided blank walls are not located within the reduced setback. The minimum secondary front yard is required to be a minimum of 15 feet. This setback may be reduced to zero through the site plan review process. There is no minimum rear or side yard setbacks unless the project site is adjacent to residential zoned property. The project site is adjacent to a Residential High Density property to the south and west and abuts Residential Medium Density to the east. Therefore the project site is subject to an increased setback of 15 feet along the rear and side lots lines of the parcel. Nevertheless the proposal does not result in any changes to the setbacks of the existing structures. The project appears to comply with all setback requirements. It is the applicant’s responsibility to demonstrate compliance with building setbacks at the time of formal application. Gross Floor Area – There is no minimum requirement for gross floor area. Building Height – Maximum building height in the CA zone is 50 feet or 60 feet for mixed-use (commercial and residential) in the same building. The proposal does not result in a change to the height of the structures. 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. The proposal does not result in a change to the utilities or mechanical equipment. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” For retail developments a minimum of five (5) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of ten (10) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Architectural design of the enclosure shall be consistent with the design of the primary building. Compliance with the refuse and recycling standards would be reviewed with the short plat application. 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. Cascade Plaza Land Division, PRE17-000549 Page 3 of 3 September 7, 2017 K:\Preapps\2017\PRE17000549_Cascade Plaza Land Division\02.Review Comments Please refer to landscape regulations (RMC 4-4-070) for further 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 short plat application if changes are proposed to the existing landscaping. Access: Driveway widths are limited by the driveway standards, in RMC 4-4-080I. Parking: Each lot is required to accommodate off-street parking based on land use requirements in RMC 4-4-080F.10.d. Environmental Review: Environmental (SEPA) Review would not be required for the proposed lot line adjustment. Permit Requirements: The proposal would require lot line adjustment approval. The lot line adjustment application would be processed within an estimated time frame of 6-8 weeks. The lot line adjustment fee would be $1,030 ($1,000 LLA + $30 technology surcharge fee = $1,030). Detailed information regarding the land use application submittal items are available on the City’s website. Please note the technology fee is expected to increase this year. The City has now implemented electronic plan review and no longer accepts paper submittals. All submittals shall meet Electronic File Standards, which can be found on the City’s website. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Clark Close, Senior Planner, at 425- 430-7289 or cclose@rentonwa.gov to schedule an appointment. 1? \‘/——SC’g.E\///9n/ 4,514 376 COR Maps This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Cascade Plaza Land Division – 16906 116th Ave SE 8/30/2017 Legend 2560128 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 256 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Boundary City Of Renton Other Addresses Parcels Zoning RC-Resource Conservation R1-Residential 1 du/ac R4-Residential 4 du/ac R6-Residential - 6 DU/AC R8-Residential 8 du/ac R10-Residential 10 du/ac R14-Residential 14 du/ac RMF-Residential Multi-Family RMH-Residential Manufactured Homes CN-Commercial Neighborhood CV-Center Village CA-Commercial Arterial UC-Urban Center CD-Center Downtown COR-Commercial Office/Residential CO-Commercial Office IL-Industrial - Light IM-Industrial - Medium IH-Industrial - Heavy Overlay Districts