HomeMy WebLinkAbout15-000693 - (CA Central Highlands Plaza)H:\CED\Planning\Current Planning\PREAPPS\14-000678
PRE-APPLICATION MEETING COMMENTS FOR
CENTRAL HIGHLAND PLAZA
PRE15-000693
CITY OF RENTON
Department of Community & Economic Development
Planning Division
October 22, 2015
Contact Information:
Planner: Rocale Timmons, 425-430-7219
Public Works Plan Reviewer: Ann Fowler, 425-430-7382
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 summar y
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: October 22, 2015
TO: Pre-Application File No. 15-000693
FROM: Rocale Timmons, Senior Planner
SUBJECT: Central Highland Plaza Short Plat & Fast Food
4601 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 subject property is located on southeast corner of Anacortes Ave NE and NE Sunset
Blvd. The project site totals 5.41 acres in area and is located within the Commercial Arterial (CA) zoning
classification. The subject parcel contains 415 parking spaces used for the enveloped Central Highland
Plaza Shopping Center (Albertsons, Ace Hardware, Big Lots, and Planet Fitness). The pre-application packet
indicates that the proposal is to short plat the property into two lots in order to site a new 3,325 square
foot fast food restaurant with associated drive thru. The applicant is proposing to remove 45 existing
parking spaces and create 12 new stalls resulting in a total of 382 stalls. Access to the site is proposed via
existing curb cuts along NE Sunset Blvd and Anacortes Ave NE. The City of Renton Water Class Map
identifies Honey Dew Creek, a Class 4 stream, on the subject property. The creek is conveyed, on the
subject property, via storm pipes and is day-lighted on a property to the west across Anacortes Ave NE. The
applicant is not proposing impacts to the stream.
Current Use: The property currently contains an existing 415 parking stalls. The applicant is proposing to
remove 45 existing parking spaces and create 12 new stalls resulting in a total of 382 stalls. The parking
spaces would be used to support the abutting Central Highland Plaza shopping center as well as the
proposed fast food restaurant.
.
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).
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The property is also located within Urban Design District ‘D’, and therefore subject to ad ditional design
elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building
design, signage and street furniture.
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. Subdivision
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 project proposal appears to comply
with the lot coverage requirements of the zone.
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; and a 15 foot maximum front yard setback. It appears the proposal complies
with the setbacks of the CA zone.
Gross Floor Area – There is no minimum requirement 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. It appears
the proposed structure would be well beneath the 50-foot maximum. It is likely the proposal would comply
with the height requirements of the zone. Building elevations and detailed descriptions of elements and
building materials are required with your land use application 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 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.
Based on the proposal for a total of 3,325 square feet of restaurant space; a minimum area of 100 square
feet of refuse and recyclables would be required.
The location of the proposed refuse and recyclable area appears to comply with code standards. The size of
the proposed refuse and recyclable area could not be verified with the pre -application materials. The
applicant would be required to submit a revised site plan depicting the a refuse and recyclable area
compliant with RMC 4-4-090.
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. 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.
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).
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 10 percent of significant trees, and indicate how proposed parking 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.
Parking – The following ratios would be applicable to the site:
Use Square Footage of Use Ratio Required Spaces
Shopping
Center
104,474 A minimum of 2.5 per
1,000 square feet of net
floor area and a maximum
of 5.0 per 1,000 square
feet of net floor area.
Min: 261
Max: 522
The proposal appears to comply with the parking stall requirements of the code.
The drive-through facilities shall be so located that sufficient on-site vehicle stacking space is provided for
the handling of motor vehicles using such facility during peak business hours. Typically 5 stacking spaces per
window are required unless otherwise determined by the Planning Director. Stacking spaces cannot
obstruct required parking spaces or ingress/egress within the site or extend into the public right-of-way. It
appears the applicant’s site plan provides adequate area for stacking spaces.
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 and the overall campus
use. 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. The site plan would be required to be revised in order to
provide pedestrian connections.
Signage – Only one freestanding business sign (restricted to monument/ground signs only) is permitted per
street frontage, however pole signs are not permitted within the CA zone. Each sign shall not exceed an
area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by
the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The
ground/monument sign is limited to 6 feet in height. In addition to the permitted freestanding sign, wall
signs with a copy area not exceeding 20% of the façade, to which it is applied, are also permitted.
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. If you are unable to meet the prescriptive standards of the code the
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applicant would be required to demonstrate compliance with the intent and guidelines of the respective
section that includes the standard.
The front entry of a building shall be oriented to the street or a landscaped pedestrian-only
courtyard.
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.
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 employ material variations such as colors, brick or metal banding, patterns, or
textural changes.
Service and loading areas are required to be located away from high-volume pedestrian areas,
and screening them from view in high visibility areas.
Based on the site plan provided the proposal would be required to be revised in order to comply with the
Design Standards of District ‘D’. Primarily, the proposal would be required to be revised in order to orient
the restaurant to Sunset Blvd NE and eliminate the drive aisle around the building.
Critical Areas
The City of Renton Water Class Map identifies Honey Dew Creek, a Class 4 stream, on the subject property.
The creek is conveyed, on the subject property, via storm pipes and is day-lighted on a property to the west
across Anacortes Ave NE. Buildings are not permitted over piped streams. The applicant is not proposing
to increase impacts to the stream.
Environmental Review
The proposed project would be subject to Washington State Environmental Policy Act (SEPA) due to the
presence of a stream located on site. 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 Administrative Site Plan Approval, Environmental (SEPA) Review, and an
Administrative Short Plat. 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 (see attached).
All applications can be reviewed concurrently in an estimated time frame of 6-8 weeks once a complete
application is accepted. The Site Plan Review application fee is $1,500. The short plat application fee is
$1,400. The application fee for SEPA Review (Environmental Checklist) is $1,000. There is an additional 3%
technology fee 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 impact
fees would be required prior to the issuance of building permits:
A Fire Mitigation fee currently assessed at $1.40 per square foot of restaurant space and will
increase to $1.94 per square foot on January 1, 2016.
A Transportation Mitigation Fee assessed at $27.66 per square foot of restaurant space.
Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two -year
extension. The Short Plat approval is valid for two years with a possible one-year extension.