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HomeMy WebLinkAboutComments 15-000102 (CA-CSchumsky parking mixed use)PREAPPLICATION MEETING FOR Schumsky Mixed Use PRE 15-000102 CITY OF RENTON Department of Community & Economic Development Planning Division March 5, 2015 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Jan Illian, 425.430.7219 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\15-000102.rocale\15-000102 (ca-cschumsky parking mixed use).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 5, 2015 TO: Pre-Application File No. 15-000102 FROM: Rocale Timmons, Senior Planner SUBJECT: Schumsky Landing Mixed Use Airport Way and Logan 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, 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 consists of one parcel located on the south side of Airport Way just west of Logan Ave S. The project site totals 16,000 square feet in area and is primarily zoned Commercial Arterial (CA). The proposal is to develop the site with a five story mixed use building containing 5,000 square retail space, 40 low income residential multi-family units, associated office space, and 16 structured parking stalls. Access is proposed via an existing alley to the south of the site with an exit onto Airport Way. The site is located within a seismic hazard area and within Aquifer wellfield capture zone. Current Use: Currently the site is vacant. 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). Zoning: The property is located within the Center Downtown (CD) land use designation and the Commercial Arterial (CA) and Center Downtown zoning classifications. While the property is currently split zoned, the City’s upcoming Comprehensive Plan update will likely include the rezoning of the property to CA classification given the proximity to single family residential Shumsky’s Landing Mixed Use Page 2 of 6 March 5, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000102.rocale\15-000102 (ca-cschumsky parking mixed use).doc and the Airport. Therefore, the following comments are based on the CA zone use and bulk standards. A wide range of commercial uses are outright allowed within the CA zoning classification. Attached residential units are only permitted within a structure containing commercial uses on the ground floor. Commercial space must be provided on the ground floor at a minimum of thirty feet (30') in depth along any street frontage. Averaging the minimum depth ma y be permitted through the site plan review process, provided no portion of the minimum depth is reduced to less than twenty feet (20’). Residential uses shall not be located on the ground floor along any public street frontage. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. Density – The minimum density permitted in the CA zoning designation is 10 units/net acre and the maximum density is 60 units/net acre for buildings with mixed commercial and residential use in the same building. The applicant did not indicate the amount of area within access easements and potential right-of-way dedications; therefore the net density could not be calculated. The proposal for 40 units on the 16,000 square foot site arrives at a gross density of 109 du/ac (40 units / 0.367 acres = 108.99 du/ac). The applicant would be required to revise the proposal to comply with the net density requirements of the zone. No more than 22 residential units would be allowed on the subject site. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth within the CA zone at this location. Lot 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 applicant did not provide calculations for the footprint of the structure on site, therefore staff could not confirm compliance with the lot coverage requirements of the zone. The applicant would be required, at the time of formal land use application, to provide a lot coverage analysis. 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: 10 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; a 15 foot maximum front yard setback; and no rear or side yard setbacks unless the property is adjacent to a residential zoned property then the setback is 15 feet. The property is adjacent to residentially zoned property to the south. The applicant would be required to provide at least a 15-foot setback from the southern property boundary. The applicant would be required to demonstrate compliance with the setback requirements of the zone at the time of formal application. Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone. Building Height – The maximum building height that would be allowed in the CA zone is 50 feet and 60 feet for mixed use structures. It appears the proposal would meet the height requirements of the zone. However, the subject site is located within the Airport influence area, Safety Zone 5 “Sideline Approach/Departure Zone”. Height is restricted in this ar ea by the FAR Part 77 surface area, as such the applicant shall verify at time of land use application and building permit that the height of the proposed structure does not penetrate the FAR Part 77 surface area. Shumsky’s Landing Mixed Use Page 3 of 6 March 5, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000102.rocale\15-000102 (ca-cschumsky parking mixed use).doc 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 commercial developments a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 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. For multi-family developments a minimum of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. 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. Landscaping – 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 minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. 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 Retention/ Land Clearing ( Tree Inventory) 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 20 percent (20 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator' s satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City' s discretion. Shumsky’s Landing Mixed Use Page 4 of 6 March 5, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000102.rocale\15-000102 (ca-cschumsky parking mixed use).doc Fences & Retaining Walls – If the applicant intends to install any fences and/or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or retaining wall detail should also be included on the plan as well. A fence taller than six feet (7') shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is four feet (4') or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls see RMC 4-4-040. Parking – The following ratios would be applicable to the site: Use Use Ratio Required Spaces Residential (low income) 40 units Min: 0.25 space / unit Max: 1.75 spaces / unit Min: 10 Max: 75 Commercial 5,000 Min: 2.5 space / 1,000 SF Max: 5 spaces / 1,000 SF Min: 13 Max: 25 The applicant is proposing a total of 15 parking stalls. The proposal is required to be revised in order to comply with the minimum requirements for parking. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. In order for the reduction or increase to occur the Administrator must find that satisfactory evidence has been provided by the applicant. Modifications beyond twenty five percent (25%), or if Site Plan Review is not applied for, may be granted per the criteria and process of RMC 4-9- 250.D.2. At this time it does not appear the City would support a modification to the minimum parking requirements. It should be noted that the parking regulations specify standard stall dimensions. Structured compact stalls must have dimensions of 7½ feet x 12 feet; a stall with greater than a 45 degree angle must be 7½ feet x 13 feet. Compact structured parking spaces shall not account for more than 50 percent of the spaces in the structured parking areas. Structured parallel stall dimensions have a minimum 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. Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls for the commercial portion of the development and 0.5 spaces per dwelling unit. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Shumsky’s Landing Mixed Use Page 5 of 6 March 5, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000102.rocale\15-000102 (ca-cschumsky parking mixed use).doc 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. 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.  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, an d 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 groun d (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. Critical Areas The project site is located within a Seismic Hazard Area therefore a geotechnical study would be required at the time of land use application. It is the applicant responsibility to ascertain whether or not there are additional critical areas located on site. Environmental Review Environmental (SEPA) Review is required due to the size of the project. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be Shumsky’s Landing Mixed Use Page 6 of 6 March 5, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000102.rocale\15-000102 (ca-cschumsky parking mixed use).doc 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 Given the proposal is adjacent to residentially zoned property Hearing Examiner Site Plan approval would be required. Additionally, the proposal would require Environmental (SEPA) Review. There may be modifications required (parking, bicycle parking, etc.). All land use permits would be processed within an estimated time frame of 12 weeks. The application fee for SEPA Review (Environmental Checklist) is $1,000, the Hearing Examiner Site Plan Review Fee is $2,500, and modifications are $150 each. A 3% technology fee would also be assessed 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 and building 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 impact fees would be required prior to the issuance of building permits, these fees may change year to year:  A Fire Mitigation fee currently assessed at $463.66 per residential unit and $0.58 per new square foot of retail space.  A Transportation Mitigation Fee currently assessed at $1,454.20 per residential unit. The retail fee would be calculated per the ITE manual.  A School District Impact Fee currently assessed at $1,360 per new multi-family unit.  A Parks Mitigation Fee currently assessed at $975.90 per new dwelling unit. A handout listing all of the City’s Development related fees is attached for your review. Note: When the formal 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 call Rocale Timmons, Senior Planner at 425-430-7219 for an appointment. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.