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HomeMy WebLinkAboutComments 15-000097 Jewelry Exchange Expansion (CV zone) PREAPPLICATION MEETING FOR Jewelry Exchange Expansion 2833 NE Sunset Blvd PRE 15-000097 CITY OF RENTON Department of Community & Economic Development Planning Division March 12, 2015 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Vicki Grover, 425.430.7291 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 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). h:\ced\planning\current planning\preapps\2015 preapps\15-000097.jill\15-000097 jewelry exchange expansion (cv zone).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 12, 2015 TO: Pre-Application File No. 15-00097 FROM: Jill Ding, Senior Planner SUBJECT: Jewelry Exchange Expansion 2833 NE Sunset Blvd 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 project site is located south of the intersection of NE Sunset Blvd and Kirkland Ave NE and is addressed as 2833 NE Sunset Blvd. The proposal includes the conversion of the existing drive-thru to storage and office space. The work proposed would be completed within the existing roof line. The current space used for jewelry repair and construction will have a new built-up skylight system installed. The existing window wall and overhead glazing will be replaced with new window and the overhead glazing will be removed and an extension to the roof will be built for weather protection. The building will be refaced with new siding and window systems. No changes are proposed to the parking or landscaped areas. Access to the site would be maintained off of NE Sunset Blvd and Kirkland Ave NE via existing curb cuts. An Aquifer Protection Area 2 is mapped on the project site. Current Use: Currently 2833 NE Sunset Blvd is occupied with the existing Jewelry Exchange building (proposed to remain) and associated landscaping and parking improvements. Development Standards: The project would be subject to RMC 4-2-120B, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CV standards” herein). Jewelry Exchange Expansion Page 2 of 4 March 12, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000097.jill\15-000097 jewelry exchange expansion (cv zone).doc Zoning: The property is located within the Center Village (CV) land use designation, the Center Village (CV) zoning designation, and Urban Design District D. Retail Sales uses are permitted outright in the CV zone. Minimum Lot Size, Width and Depth – The minimum lot size required in the CV zone for lots created after Nov. 10, 2004 is 25,000 sq. ft. There are no minimum width or depth requirements. The existing 14,797 sq. ft. site complies with the minimum lot size, width, and depth requirements. Lot Coverage – The maximum building coverage permitted in the CV zone is 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. No lot coverage information was provided with the pre-application materials. If changes to the existing building foot print are proposed, a lot coverage analysis would be required with the formal application submittal. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CV zone are as follows: 10-foot minimum front/side yard along a street setback (may be reduced to 0 feet through the site plan review process provided no blank walls are located within the setback); a 15-foot maximum front yard; and no rear or side yard setbacks except 15 feet if a lot abuts a residentially zoned parcel. The proposed addition would occur within the existing roofline. It appears that the existing building does not comply with the maximum 15-foot front yard setback requirements. If changes are proposed to the footprint of the building, compliance with the setback requirements would be required. Building Height – The maximum building height permitted in the CV zone is 50 ft., except 60 ft. if the ground floor of the building is in commercial use. The proposal would result in a building height of 25 feet 9 ¼ inches, which complies with the height requirements for the CV zone. Landscaping – Landscaping requirements are not applicable for “other changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation.” If any changes are proposed to the existing landscaping or surface parking area, compliance with the applicable landscaping regulations would be required. Tree Preservation – If trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. According to the proposed regulations, the tree retention plan must show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed building footprints would be sited 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. If the removal of trees is proposed, compliance with the applicable Tree Retention and Land Clearing Regulations would be required. Screening - All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view in accordance with the requirements outline under RMC 4-4- 095. Fences – If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence/retaining wall detail should also be included on the plan as well. Jewelry Exchange Expansion Page 3 of 4 March 12, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000097.jill\15-000097 jewelry exchange expansion (cv zone).doc Parking – Projects which include “the enlargement or remodeling of an existing building/structure by more than one-third (1/3) of the area of the building/structure” are required to comply with the applicable Parking regulations. The following ratios would be applicable to the site: Use Square Footage of Use Ratio Required Spaces Retail 3,582 SF (2,622 SF existing + 960 SF new) Min: 2.5 spaces / 1,000 SF Max: 5.0 spaces / 1,000 SF Min: 7 Max: 18 Based on the use and square footages proposed a minimum of 7 parking spaces would be required and a maximum of 18 spaces would be permitted. The applicant is proposing to retain the existing 16 onsite parking spaces, which would fall within the range of required parking spaces. 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. Bicycle parking shall be provided for all non-residential developments that exceed four thousand (4,000) gross square feet in size. The proposal would result in a total building area of 3,582 square feet, and would therefore not be required to provide bicycle parking. Refuse and Recyclables – In 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. If changes are proposed to the existing refuse and recycling facility these should be included in the land use application. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Building Design Standards – Compliance with Urban Design Regulations, District ‘D’, is required. 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.  Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot.  The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. Jewelry Exchange Expansion Page 4 of 4 March 12, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000097.jill\15-000097 jewelry exchange expansion (cv zone).doc  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided.  All building facades shall include modulation or articulation at intervals of no more than forty feet (40').  Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width.  On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation).  Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs.  Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Design review would be completed during the building permit review process. Critical Areas: The site is mapped as an Aquifer Protection Area 2. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is needed. Environmental Review: Building additions which do not exceed 10,000 square feet in area are exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800. Permit Requirements: The proposal would require a building permit. The initial review would take 4-6 weeks. The application fee is based on project valuation. In addition to the required building permit, a separate construction permit may be required. The review of these permits may occur concurrently with the review of the building permit. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits:  Fire Mitigation fee currently assessed at $0.58 per square foot of retail.  A Transportation Mitigation Fee assessed based on the ITE Manual. Expiration: Upon building permit approval, the building permit is valid for two years with a possible one-year extension.