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HomeMy WebLinkAboutB17005806 Monaco LLC Urban Modification RequestDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT 1 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Urb Des Reg Modification.doc Rev. 2/2017 M SUBMITTAL REQUIREMENTS URBAN DESIGN REGULATION MODIFICATION Planning Division 1055 South Grady Way, Renton, WA 98057 Phone: 425-430-7294 | www.rentonwa.gov PURPOSE: A modification is a means by which an applicant may request to modify a Code requirement when there are practical difficulties involved in carrying any of the provisions of the Urban Design Regulations when a special individual reason makes the strict letter of the Code impractical. Special Requirements for Urban Design Districts ‘A’ and ‘B’: Modifications to the requirements in RMC Sections 4-3-100E.2.a and E.3.a are limited to the following circumstances: a. When the building is oriented to an interior courtyard, and the courtyard has a prominent entry and walkway connecting directly to the public sidewalk; or b. When a building includes an architectural feature that connects the building entry to the public sidewalk; or c. In complexes with several buildings, when the building is oriented to an internal integrated walkway system with prominent connections to the public sidewalk(s). FREE CONSULTATION MEETING: Prior to submitting an application, the applicant should informally discuss the proposed development with the Planning Division. The Planning Division will provide assistance and detailed information on the City’s requirements and standards. Applicants may also take this opportunity to request the waiver of the City’s typical application submittal requirements, which may not be applicable to the specific proposal. For further information on this meeting, see the instruction sheet entitled “Submittal Requirements: Pre-Application.” APPLICATION SCREENING: Applicants are required to bring in a CD or USB portable (flash/hard) drive (or other device or pathway as approved by your assigned project manager) with one PDF file of the application package for informal review by staff, prior to scheduling an intake meeting. Please allow approximately 45 minutes for application screening. COMPLETE APPLICATION REQUIRED: In order to accept your application, each of the numbered items must be submitted at the same time. If you have received a prior written waiver of a submittal item(s) during a pre-application meeting, please provide the waiver form in lieu of any submittal item not provided. APPLICATION SUBMITTAL HOURS: Applications should be submitted to Development Services staff at the 6th floor counter of Renton City Hall, 1055 South Grady Way, between 8:00 a.m. and 4:00 p.m. Monday through Friday. Please call your assigned project manager to schedule an appointment or call 2 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Urb Des Reg Modification.doc Rev. 2/2017 425-430-7294 to reach the Planning Division. Due to the screening time required, applications delivered by messenger cannot be accepted. All Plans and Attachments are subject to Electronic File Standards APPLICATION MATERIALS: 1. Pre-Application Meeting Summary: If the application was reviewed at a “pre-application meeting,” please provide the written summary provided to you. 2. Waiver Form: If you received a waiver form during or after a “pre-application meeting,” please provide this form. 3. Land Use Permit Master Application Form: The application must have notarized signatures of ALL current property owners listed on the Title Report. If the property owner is a corporation, the authorized representative must attach proof of signing authority on behalf of the corporation. The legal description of the property must be attached to the application form. 4. Fees: The application must be accompanied by the required application fee (see Fee Schedule). Please call 425-430-7294 to verify the exact amount required. Checks should be made out to the City of Renton and cannot be accepted for over the total fee amount. Credit cards may also be used to pay required application fees. 5. Project Narrative: Please provide a clear and concise description of the proposed project, including the following:  Project name, size and location of site;  Zoning designation of the site and adjacent properties;  Current use of the site;  Special site features (i.e. wetlands, water bodies, steep slopes);  Proposed use of the property and scope of the proposed development;  Total estimated construction cost and estimated fair market value of the proposed project;  Estimated quantities and type of materials involved if any fill or excavation is proposed; and  Number, type and size of trees to be removed. 6. Justification for the Modification Request: Please provide a written statement setting forth the reasons in favor of the application and addressing the purpose of the proposed sign (Section A, Authority and Purpose). In addition, please address each of the following criteria used by the reviewing official in analyzing the application (Section B, Review Criteria): a. The intent and purpose of the governing land use designation of the Comprehensive Plan is met; 3 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Urb Des Reg Modification.doc Rev. 2/2017 b. The modification is in conformity with the intent and purpose of the Renton Municipal Code; c. The modification substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element; d. The modification is the minimum adjustment necessary to implement these policies and objectives; e. The modification will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; f. The modification will not be injurious to other property(ies) in the vicinity; g. The modification conforms to the intent and purpose of the Code; h. The modification can be shown to be justified and required for the use and situation intended; i. The modification will not create adverse impacts to other property(ies) in the vicinity; j. The project as a whole meets the intent of the minimum standards and guidelines in subsections E, F, G, H, I, J, and K of the design regulations; k. The requested modification meets the intent of the applicable design standard; l. The modification will not have a detrimental effect on nearby properties and the City as a whole; m. The deviation manifests high quality design; and n. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. 7. Plat Certificate or Title Report: Please provide a current Plat Certificate or Title Report obtained from a title company documenting ownership and listing all encumbrances of the involved parcel(s). The Title Report should include all parcels being developed, but no parcels that are not part of the development. If the Plat Certificate or Title Report references any recorded documents (i.e. easements, dedications, covenants), the referenced recorded document(s) must also be provided. All easements referenced in the Plat Certificate must be located, identified by type and recording number, and dimensioned on the Site Plan. 8. Neighborhood Detail Map: Please provide a map drawn at a scale of 1" = 100' or 1" = 200' (or other scale approved by the Planning Division) to be used to identify the site location on public notices and to review compatibility with surrounding land uses. The map shall identify the subject site with a much darker perimeter line than surrounding properties and include at least two cross streets in all directions showing the location of the subject site relative to property boundaries of surrounding parcels. The map shall also show: the property's lot lines, lot lines of surrounding properties, boundaries of the City of Renton (if applicable), north arrow (oriented to the top of the plan sheet), graphic scale used for the map, and City of Renton (not King County) street names for all streets shown. Please ensure all information fits on a single map sheet. 4 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Urb Des Reg Modification.doc Rev. 2/2017 Kroll Map Company (206-448-6277) produces maps that may serve this purpose or you may use the King County Assessor’s maps as a base for the Neighborhood Detail Map. Additional information (i.e. current city street names) will need to be added by the applicant. 9. Site Plan: Please provide a fully-dimensioned plan sheet drawn at a scale of 1"=20' (or other scale approved by the Planning Division). We prefer the site plan be drawn on one sheet of paper unless the size of the site requires several plan sheets to be used. If you are using more than a single plan sheet, please indicate connecting points on each sheet. The Site Plan should show the following:  Name of proposed project;  Date, scale, and north arrow (oriented to the top of the paper/plan sheet);  Drawing of the subject property with all property lines dimensioned and names of adjacent streets;  Widths of all adjacent streets and alleys;  Location of all existing public improvements including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, etc., along the full property frontage;  Location and dimensions of existing and proposed: 1. structures 2. parking, off-street loading space, curb cuts and aisle ways 3. fencing and retaining walls 4. free-standing signs and lighting fixtures 5. refuse and recycling areas 6. utility junction boxes and public utility transformers 7. storage areas and job shacks/sales trailers/model homes  Setbacks of all proposed buildings from property lines;  Location and dimensions of all easements referenced in the title report with the recording number and type of easement (e.g. access, sewer, etc.) indicated;  Location and dimensions of natural features such as streams, lakes, required buffer areas, open spaces, and wetlands; and  Ordinary high water mark and distance to closest area of work for any project located within 200-feet from a lake or stream. 10. Architectural Elevations: Please provide for each building and each building face (N, S, E, & W) a 24” x 36” fully-dimensioned architectural elevation plan drawn at a scale of 1/4” = 1’ or 1/8” = 1’ (or other size or scale approved by the Planning Division). The plans must clearly indicate the following:  Identify building elevations by street name (when applicable) and orientation i.e. Burnett Ave. (west) elevation;  Existing and proposed ground elevations;  Existing average grade level underneath proposed structure;  Height of existing and proposed structures showing finished roof top elevations based upon site elevations for proposed structures and any existing/abutting 5 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Urb Des Reg Modification.doc Rev. 2/2017 structures; and  Sign materials, colors and architectural design. 11. Floor Plans: Please provide a plan showing general building layout, proposed uses of space, walls, exits and proposed locations of kitchens, baths, and floor drains, with sufficient detail for City staff to determine if an oil/water separator or grease interceptor is required and to determine the sizing of a side sewer. 12. Geotechnical Report: Please provide a study prepared and stamped by a State of Washington licensed Professional Engineer including soils and slope stability analysis, boring and test pit logs, and recommendations on slope setbacks, foundation design, retaining wall design, material selection, and all other pertinent elements. 13. Utilities Plan, Generalized (sewer, water, stormwater, transportation improvements): Please provide a plan drawn on 22" x 34" plan sheets using a graphic scale of 1" = 40' (or other size or scale approved by the Planning Division) clearly showing all existing (to remain) and proposed public or private improvements to be dedicated or sold to the public including, but not limited to, curbs, gutters, sidewalks, median islands, street trees, fire hydrants, utility poles, free-standing lighting fixtures, utility junction boxes, public utility transformers, etc., along the full property frontage. The finished floor elevations for each floor of proposed and existing (to remain) structures shall also be shown. 14. Fill Source Statement: (Required only for projects located within an Aquifer Protection Area): Unless exempt by RMC 4-8-120f, if the project will involve stockpiling or grading of imported fill at the project site in excess of 50 cubic yards in APA Zone 1 or 100 cubic yards in APA Zone 2, please provide a “source statement” certified by a professional engineer licensed in the State of Washington. A source statement, as defined in RMC 4-8-120D19, shall be required for each source location from which imported fill will be obtained. If the project is located within an Aquifer Protection Area but no fill is planned for the site, please state this in the “Project Narrative.” However, if you do not know the source of the fill at this stage, you will be required to provide this information at the time of building or construction permit application. 15. Wetland Assessment: Please provide a map and a report if ANY wetlands are located on the subject property or within 100 feet of the subject property. The wetland report/ delineation must be prepared by a qualified professional and include the information specified in RMC 4-8-120D.23. In addition, if any alteration to the wetland or buffer is proposed, a wetland mitigation plan is also required. See RMC 4-8-120D.23 for plan content requirements. 16. Standard Stream or Lake Study: Please provide a report containing the information specified in RMC Section 4-8-120D.19. In addition, if the project involves an unclassified stream, a supplemental stream or lake study is also required. If any alteration to a water- body or buffer is proposed a supplemental stream or lake study and mitigation plan are also required. 6 H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\Urb Des Reg Modification.doc Rev. 2/2017 17. Flood Hazard Data: Please provide a scaled plan showing the nature, location, dimensions, and elevations of the area in question; existing or proposed structures, fill, storage of materials, and drainage facilities. Also indicate the following:  Elevation in relation to mean sea level of the lowest floor (including basement) of all structures;  Elevation in relation to mean sea level to which any structure has been flood- proofed;  Certification by a registered Professional Engineer or Architect the flood-proofing methods criteria in RMC 4-3-050G.4.c have been met; and  Description of the extent to which a watercourse will be altered or relocated as a result of proposed development. All Plans and Attachments are subject to Electronic File Standards REVIEW PROCESS: The Administrator will review your request for modification and issue a written decision within several weeks. A public hearing is not required unless there is an appeal filed. APPEAL AND RECONSIDERATION PROCESS FOR DECISIONS: Any person, including the applicant, aggrieved by the granting or denial of an application, may make a written application for reconsideration to the Reviewing Official within fourteen (14) calendar days of the date of the decision. After review of the request, the Reviewing Official may take whatever action is deemed proper. The Reviewing Official’s written decision on the reconsideration request will be mailed to all parties of record within ten (10) days from the date the request was filed. If any party is still not satisfied after a reconsideration decision has been issued, an appeal may be submitted within fourteen (14) days to:  The Hearing Examiner for Administrative decisions  The City Council for Hearing Examiner decisions An appeal may be filed without first requesting reconsideration by the Reviewing Official; however, it must be filed within fourteen (14) days of the date when the original decision was issued. See Renton Municipal Code, Section 4-8-110 for further information on the appeal process and time frames. 423 S 3rd St Renton, WA 98057 Justification for Modification request: Our building on the corner of S 3rd and Morris is an existing office structure that is over 100 years old. The structure was likely a house initially but was converted to an office decades ago. It is apparent that the rear of the lot has likely been used for parking although it does not appear that a garage has ever been present there, unlike the neighboring properties which have them. In an effort to have a simple storage building, supporting our office, built we are asking for some modifications from typical new construction standards for the following reasons: 1. We would like to have a consistent setback with that of our existing "anchor" building. 2. We are beholden to the look of the larger, existing building and therefore trying to tie in some consistency in building design and materials. 3. While this will be a "new" building, it will exist to support the primary building on the property which has remained virtually unchanged for 60+ years, and has Hardy siding and composite roofing. Furthermore, after much discussion, we have made the following concessions in an effort to achieve the City's objectives: 1. We've moved the proposed site of the structure northward, reducing our yard-space in order to add parking along the alley, per City request. 2. We've added a 10 ft (a quarter of our property width) planting strip along the Morris St. sidewalk at the rear of the lot, in an effort to buffer our loading area from the parking strip along Morris. 3. We've added design cues and changed construction material in order to more closely match our primary building, as well as adding trim features, decorative (Solar Powered) light fixtures and additional colors to improve the original design. Hopefully, these compromises, along with the design improvements will be sufficient to justify a the modification. We are in the building maintenance business and have every intention of this being a nice improvement to our neighborhood that is consistent with what we have purchased. Thank you for your consideration!