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HomeMy WebLinkAboutPRE13-000158 (CN & R8) Fire Station 15 and Water Tower)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: February 28, 2013     TO: Pre-Application File No. 13-000158     FROM: Jennifer Henning, Current Planning Manager     SUBJECT: Fire Station 15/Water Tower, 1404 North 30th Street      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 at 1404 North 30th Street (APN 3342103245). The project site totals 1.09 acres (47,532 s.f.) in area and is located within the Commercial Neighborhood (CN) and Residential 8 Dwelling Unit per Acre (R-8) zones. The pre-application packet indicates that the proposal is to presently assess the feasibility of developing a Fire Station for City of Renton and a Water Tower for potable drinking water storage on the site. In addition, the City would surplus, or otherwise convey the use of approximately 5,200 s.f. (40’ x 130’) to the abutting property owner to the east (Shell Station). The proposed fire station building would be from 7,000 to 8,000 s.f. in size. The proposed water tower would be up to 100 feet in height, and would be located on the north end of the property (R-8 Zone) where the highest topography is located. The proposed car wash would be 24’ x 38’ at most, and would be in conjunction with the existing service station. Current Use: The property currently is undeveloped and has grass lawn and trees, plus some understory plants. Comprehensive Plan/Zoning: The property is split-zoned. The southern 1/3 to 1/2 is designated Commercial Neighborhood in the Comprehensive Plan and zoned CN. The water tower would be considered to be Medium Utility: “Moderate scale facilities serving the City, including subregional switching stations (one hundred fifteen (115) kv and smaller), and municipal sewer, water, and storm water facilities not included in a Council-adopted utility system plan.” (Requires an Administrative Conditional Use Permit in the R-8 and CN Zones.”) The fire station would be considered to be a City Government Facility: “Facilities of any unit of City government. Types of facilities include community centers, public works maintenance facilities, courts of law, fire halls, and other types of municipal facilities. This definition excludes city government offices, jails, parks, transit centers, park & rides, sewage treatment plants, municipally owned golf course or airports, and libraries.” (Requires a Hearing Examiner Conditional Use Permit in all zones.) Car Wash: A structure with machine-operated or hand-operated facilities used principally for the cleaning, washing, polishing, or waxing of motor vehicles. (Permitted in the CN, subject to Zoning Note #2: 2. All operations shall be conducted entirely within an enclosed structure. a. Vehicles shall only be held on the property while being serviced and shall have an active repair or service invoice that shall be made available to the City upon the City’s request. b. Vehicle storage before or after service shall not be allowed. Vehicles held on the site shall be subject to the screening and landscaping provisions in RMC 4-4-120, Storage Lots – Outside, unless enclosed within a building. c. Vehicle holding areas shall count toward the maximum lot coverage standard of the zone. d. Any overnight vehicle parking accessory to this use shall not be located in the front setback or in a side setback along a street. Additionally, in the CN or CV Zone, this use must be associated with a gas station.) Development Standards: The project would be subject to RMC 4-2-130A, “Development Standards for Commercial Zoning” and “Development Standards for Residential Zoning” effective at the time of complete application (noted as “CN standards” or “R-8 Standards” herein). Minimum Lot Size, Width and Depth – CN Zone: The minimum requirements for lot size requirement of 5,000 square feet would be met by the proposal, even with the conveyance of the property to the service station. There is no requirement for minimum lot width or depth in the CN Zone. R-8 Zone: The minimum lot size for parcels in the CN Zone is 5,000 s.f. The proposal which would retain a portion of the CN Zone on Lot 1 (total area of 42,332 s.f. with approximately 15,210 s.f. in CN and 27,122 s.f. in R-8 Zoning), and result in Lot 2 (5,200 s.f.) would comply. CN Zone: The minimum lot size for parcels under one acre is 5,000 s.f. The proposal would comply. Lot Coverage – CN Zone: Lot coverage is limited to 65% unless parking is provided within the building, then 75% lot coverage is allowed. There is no minimum lot coverage requirement within the zone. R-8 Zone: 35%. Maximum Impervious Coverage- CN Zone: Not applicable. R-8 Zone: 75%. Exceeding this would require a variance. Maximum Gross Floor Area of Any Commercial Use in the Zone: CN Zone: 5,000 s.f. unless exceeded via a Conditional Use Permit. See Zoning Notes 2 and 9 below: 2. The following table indicates the maximum requested size/standard change that may be allowed by an Administrative conditional use permit. Increases above these levels may not be achieved by a variance or the conditional use permit process. APPLICABLE ZONE STANDARD CHANGE REQUEST  CN Uses restricted to 3,000 gross s.f. – increases: Between 3,000 – 5,000 s.f.  CN Uses restricted to 5,000 gross s.f. – increases up to: 20% or 1,000 gross s.f.   9. Use-related provisions are not variable. Use-related provisions that are not eligible for a variance include: building size, units per structure/lot, or densities. Unless bonus size or density provisions are specifically authorized, the modification of building size, units per structure, or densities requires a legislative change in the code provisions and/or a Comprehensive Plan amendment/rezone. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. CN Zone: The required setbacks in the CN zone are as follows: 10 feet for a front yard and side yard along a street (this may be reduced through the site plan review process); 15 feet for the rear yard as the site abuts and includes R-8 zoning; zero for the interior side yards (except 15 feet for side yards that abut residential zoning). It appears that the proposal could be designed to meet these setbacks. R-8 Zone: The required setbacks in the R-8 Zone are as follows: 15 feet for the front yard, 5 feet for interior side yards, and 20 feet for the rear yard. It appears that the proposal could be designed to meet these setbacks. Height - Heights are limited as follows: CN Zone: 35 feet, or as otherwise restricted by the Airport and FAA regulations. R-8 Zone: 30 feet, except for public water facilities which are allowed per Notes 8 and 9 of the R-8 Development Regulations: 8. In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions, for uses located within the Federal Aviation Administration Airport Zones designated under RMC 4-3-020. 9. Public facilities are allowed the following height bonus: a. Water towers/reservoirs are permitted up to a maximum height of one hundred seventy five feet (175') to the highest point of the reservoir. b. Water treatment facilities and pump stations are allowed up to fifty feet (50') subject to site plan development review. The setback standards may be modified to increase setbacks as part of the site plan development review approval. c. Public utility facilities exceeding fifty feet (50') in height shall be treated with public art consistent with RMC 4-9-160. Such public art shall be eligible for one percent (1%) for art funding and shall be reviewed by the Renton Municipal Arts Commission. d. Structures on Public Suffix (P) properties are permitted an additional fifteen feet (15') in height above that otherwise permitted in the zone if “pitched roofs,” as defined herein, are used for at least sixty percent (60%) or more of the roof surface of both primary and accessory structures. In addition, the height of a publicly owned structure may be increased as follows: i. When abutting a public street, one additional foot of height for each additional one and one-half feet (1-1/2') of perimeter building setback beyond the minimum street setback required; or ii. When abutting a common property line, one additional foot (1') of height for each additional two feet (2') of perimeter building setback beyond the minimum required along a common property line. Building Orientation – CN Zone: All commercial uses shall have their primary entrance and shop display window oriented toward the street frontage. 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. Street trees are required either between the curb and the sidewalk or where there is insufficient right-of-way space street trees are required in the front yard subject to approval of the Department of Community and Economic Development Administrator. A minimum of ten feet (10') landscaped strip is required between the property line along public rights-of-way and the fence. The landscaping shall be of size and variety so as to provide an eighty percent (80%) opaque screen. 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. Fences – The applicant shall provide details of any fences proposed as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the plan as well. Parking – City Code specifies that standard parking stalls are 9’ x 20’ and compact stalls are 8-1/2’ x 16’. Additional information on parking would be provided as the design concept advances. Drive-thru uses require queuing for 5 vehicles. Access – CN Zone: A pedestrian connection shall be provided from a public entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail properties. Fire Station: Required parking ratios are not specified in Renton Municipal Code and would need to be determined. In addition to spaces for employee and fleet vehicles (if applicable), there would need to be provisions for ADA compliant parking. Car Wash: the 912 s.f. car wash would require area for vehicle queuing of 5 vehicles. Water Tower: Required parking for the water tower is not specified in Renton Municipal Code however, spaces would need to be provided for maintenance vehicles and other operational requirements. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. The location of ingress and egress driveways shall be subject to approval of the Community and Economic Development Department under curb cut permit procedures. There shall be a minimum of forty feet (40') between driveway curb returns where there is more than one driveway on property under unified ownership or control and used as one premises. Driveways shall not exceed forty percent (40%) of the street frontage. The width of any driveway shall not exceed fifty feet (50'). There shall not be more than two (2) driveways for each three hundred thirty feet (330') of street frontage on property under unified ownership or control. Street Improvements – Please refer to comments from Plan Review Engineering for street requirements. Critical Areas: There does not appear to be any environmentally critical areas on the site. However, if there are sensitive areas, then site specific studies would be required to be submitted. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review. 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 a Conditional Use Permit for the Fire Station, and development of a water tower in the R-8 Zone, Site Plan Review for development of the Fire Station in the CN Zone and Environmental (SEPA) Review. In addition, to convey the 5,200 s.f. area in the CN (Lot 2) to the parcel to the east, either a lot line adjustment or a short plat should be undertaken in order to surplus that land. Alternatively, a ground lease may be possible; however, staff does not provide direction on this approach. Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect public health, safety and welfare and ensure compatibility with other uses in the district. Conditional Use Permit Decision Criteria: The Hearing Examiner shall consider, as applicable, the following factors for applications: (Ord. 5675, 12-3-2012) 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Site Plan Review Review Criteria The Hearing Examiner will consider the following in determining whether to approve a Site Plan: a. Compliance and Consistency: Conformance with plans, policies, regulations and approvals, including: i. Comprehensive Plan: The Comprehensive Plan, its elements, goals, objectives, and policies, especially those of the applicable land use designation; the Community Design Element; and any applicable adopted Neighborhood Plan; ii. Applicable land use regulations; iii. Relevant Planned Action Ordinance and Development Agreements; and iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. b. Off-Site Impacts: Mitigation of impacts to surrounding properties and uses, including: i. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site; ii. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties; iii. Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties; iv. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features; v. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project; and vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. c. On-Site Impacts: Mitigation of impacts to the site, including: i. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation; ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs; iii. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces; and iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. d. Access and Circulation: Safe and efficient access and circulation for all users, including: i. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties; ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways; iii. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas; iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and v. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. e. Open Space: Incorporating 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: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. g. Natural Systems: Arranging project elements to protect existing natural systems where applicable. h. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use. i. Phasing: Including a detailed sequencing plan with development phases and estimated time frames, for phased projects. Short Plats are generally processed administratively; however, would be combined with the overall application, and a decision rendered by the Hearing Examiner. If a Lot Line Adjustment is pursued, then it would also be processed concurrently with the other applications. Renton Municipal Code requires that a lot line adjustment shall be consistent with the following principles of acceptability: 1. Correcting: Adjust lot lines including the elimination of a common lot line in order to correct property line or setback encroachments; 2. Improving: Create better lot design, or improve access; 3. Conforming: Conform to Applicable Zoning: See chapter 4-2 RMC, subdivision and other code requirements pertaining to lot design, building location, and development standards. If a Variance is needed in order to exceed the allowable impervious surface, then it would be processed concurrently with the other applications. Except for variances from critical areas regulations, a determination shall be made in writing that the conditions specified below have been found to exist: (Amd. Ord. 4835, 3-27-2000) a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; d. That the approval is a minimum variance that will accomplish the desired purpose. (Amd. Ord. 4835, 3-27-2000; Ord. 5675, 12-3-2012) All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Conditional Use Permit application fee is $1,000 (Administrative level for water tower only) or $2,000 (HEX level for Fire Station). Site Plan Review is $1,000 (Administrative level for development of the Fire Station in the CN Zone). The application fee for SEPA Review (Environmental Checklist) is $1,000. If a short plat is pursued, the fee would be: $1,400. Alternatively, a Lot Line Adjustment would have a fee of $450. Variances are $1,400 each. Please note that each of these land use permits has an additional 3% Technology Surcharge Fee added to the fee. 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 (if needed) 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, impact fees would be required prior to the issuance of building permits. Please refer to the attached handout for applicable impact fees. Expiration: The land use approval is generally valid for two years with possible extensions.