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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000036h:\ced\planning\current planning\preapps\12-036.vanessa\12-036 (r-14 iaquaponics, slope).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:May 17, 2012 TO:Pre-application File No. 12-036 FROM:Vanessa Dolbee, Senior Planner SUBJECT:iAquaponics – 13043 Renton 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 is located at 13043 Renton Avenue South and is comprised of six parcels. The overall site is triangular is shape and fronts onto Renton Ave S. and S. 132nd Street. The project site totals 4.61 acres in area and is zoned Residential-14 du/ac (R-14). The proposal is to expand on to the existing commercial plant Nursery by adding an aquaponics component which would include the production of fish, adding a restaurant facility, food processing facility and agrotourism component. The proposal does not appear to expand the size of the existing nursery, but would remodel some of the existing facilities to accommodate the new components. The applicant has not proposed any site improvements with the application. Under current conditions the site is accessed at four locations, two off of Renton Ave. S and two off of S. 132nd Street. Current Use: The site is currently be used as a nursery, which would continue to operate at this site. The continued operation of the nursery was not include in the application material but was identified by the current property owner whom discussed the application with City Staff at City Hall in recent weeks. Zoning: The project site is zoned Residential-14 (R-14) and is located within the Residential Medium Density Land Use designation and is also subject to the Residential Design and Open Space standards. However, because the project is not residential the applicant would be required to demonstrate compliance with the purpose and intent of the standards. The following would be applicable: iAquaponics, PRE12-036 Page 2 of 6 May 17, 2012 h:\ced\planning\current planning\preapps\12-036.vanessa\12-036 (r-14 iaquaponics, slope).doc a. Site Design: Quality neighborhoods are characterized by well landscaped, safe, pedestrian oriented streets. These qualities are enhanced by variation in scale and massing with prominent entries and generous fenestration facing the street. b. Open Space: Open spaces shall be located so that a hierarchy and/or variety of open spaces throughout the site is created. c. Building Design: Key characteristics of attractive neighborhoods include variety architectural styles, enhanced by attention to selection of exterior materials, colors, and architectural detailing. Development Standards New components and/or buildings would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R- 14 standards” herein). A copy of the current standards is included herewith. A Horticultural Nursery, existing and an Eating and Drinking Establishment are not outright permitted In the R- 14 zone. Therefore the proposal would require an Administrative Conditional Use Permit. Furthermore, the eating and drinking establishment is limited to 5,000 square feet. Based on the application materials, the proposed restaurant would be 3,000 square feet, which would be within the maximum size permitted in the zone. However, the application also identified a 1,000 square foot food-processing component. Food processing is not an outright permitted use within the R-14 zone, however based on a phone conversation with the project applicant on May 10, 2012; the food processing would be accessory and ancillary to the restaurant use. Pursuant to the applicant, the food processing would be utilizing the same facility as the restaurant and the products would be sold out of the restaurant. Based on these assumptions, food processing would be determined to be accessory to the restaurant component. Furthermore, the eco-tourism activity would also be considered to be accessory to the nursery. The table below notes the current standards for the R-14 zone. All new structures would be required to meet the current development standards of the zone. Type of Standard Minimum Standard Setbacks Min Front Yard 10 ft Side Yard 4 ft Rear Yard 12 ft Side Yard Along-A- Street 10 ft. Building Standards Building Coverage Ratio None Maximum Impervious Surface Area 85 % iAquaponics, PRE12-036 Page 3 of 6 May 17, 2012 h:\ced\planning\current planning\preapps\12-036.vanessa\12-036 (r-14 iaquaponics, slope).doc Height 20 ft Refuse and Recycle Recycle: 5 SF /1,000 GSF Refuse: 10 SF / 1,000 GSF Both of the following are required: 1. Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and 2. A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. Parking Eating and drinking establishments A minimum and maximum of 10 per 1,000 square feet of dining area. Uncovered commercial area outdoor nurseries: A minimum and maximum of 0.5 per 1,000 square feet of retail sales area in addition to any parking requirements for buildings. Bicycle The number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. Landscaping On-Site Street Frontage 10 ft *Except for walk and driveways. In those cases, 10' of landscaping shall be required where buildings are not located. Tree Retention 10 % of significant trees Setbacks –Not enough information was provided to determine if new buildings would be constructed. All new structures would be required to meet minimum setbacks standards. Impervious Coverage – The R-14 zone allows a maximum impervious surface area coverage of 85%. Information regarding the impervious surface area of the site was not provided with the submittal materials, therefore staff was not able to calculate the lot coverage of the proposal. A lot coverage analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use application. Height – Not enough information was provided to determine if new buildings would be constructed. All new structures would be required to comply with height restrictions. Access/Parking – The applicant did not provided parking information with their application. A parking analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time iAquaponics, PRE12-036 Page 4 of 6 May 17, 2012 h:\ced\planning\current planning\preapps\12-036.vanessa\12-036 (r-14 iaquaponics, slope).doc of formal land use application. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with the formal land use application. Bicycle parking stalls are required to be provided. (RMC 4-4-080F.10 and RMC 4-4-080F.11) for further general and specific parking requirements. 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. Landscaping: New development shall comply with the City of Renton Landscape requirements. The subject development would be required to comply with this section if the cost of the remodel/addition is equal to or greater than fifty percent (50%) of the assessed property valuation. Except for critical areas, all portions of the development area which are 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. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). However, the 10-foot landscape strip may be reduced through the site plan 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 land use application. Fences – If the applicant intends to install any fences 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. Environmental Review Remolding a structure over 4,000 square feet, adding over 20 parking spaces and the proposal of a new restaurant/agritourism facility over 4,000 square feet triggers the requirement for SEPA Environmental Review. Critical Areas Steep slopes are located on the subject site therefore; a geotechnical study may be required. The study shall be completed by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. Permit Requirements: The proposal would require a SEPA Environmental Review, Hearing Examiner Site Plan approval and a Hearing Examiner Conditional Use Permit. All permits are would be reviewed in an estimated timeframe of 12 weeks. 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: a. Conformance with the Comprehensive Plan; iAquaponics, PRE12-036 Page 5 of 6 May 17, 2012 h:\ced\planning\current planning\preapps\12-036.vanessa\12-036 (r-14 iaquaponics, slope).doc b. Conformance with existing land use regulations; c. Mitigation of impacts to surrounding properties and uses; d. Mitigation of impacts of the proposed site plan to the site; e. Access and circulation; f. Open space; g. Views and public access; h. Natural Systems; i. Services and infrastructure; and j. Phasing. The Administrator will consider, as applicable, the following factors for all conditional use permit applications: 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. The applicant shall provided justification as to why their project would meet all of the above review criteria for the requested conditional use permit. In this case, two separate CUPs are requested, as such the applicant shall provide justification for both CUPs. The justification shall be provided at formal land use application. The Site Plan Review and Conditional Use permit application fees are $2,000 each. SEPA Environmental Review is $1,000. Please note that all land use permits have an additional 3 percent Technology Surcharge Fee. Detailed information regarding the land use application submittal is provided in the attached handouts. iAquaponics, PRE12-036 Page 6 of 6 May 17, 2012 h:\ced\planning\current planning\preapps\12-036.vanessa\12-036 (r-14 iaquaponics, slope).doc 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, mitigation fees would be applicable to the site. Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. Currently fees are the following: A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; and A Fire Mitigation Fee based on $0.52 per square foot of new non-residential area (excluding structured parking areas). cc: Jennifer Henning FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:May 3, 2012 TO:Vanessa Dolbee, Senior Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:iAquaponics 1. There are insufficient details in order to determine required changes in fire flow and fire hydrant requirements for this proposed set of building changes. Minimum fire hydrant requirements are one hydrant within 150- feet and one fire hydrant within 300-feet. Existing hydrants can be counted toward this requirement if they meet current code including 5- inch storz fittings. It would appear that a requirement to install more fire hydrants and water mains is likely. 2. Fire mitigation impact fees are currently applicable at the rate of $0.52 per square feet of building area. Credit will be granted for buildings being removed/replaced. 3. An approved fire sprinkler system is required throughout buildings that contain restaurant occupancies that exceed 1,500 square feet. Fire sprinkler systems are also required for all buildings that exceed 5,000 square feet that are new, remodeled or added on to. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. 4. An approved fire alarm system is required for all buildings that exceed 3,000 square feet. Systems are required to be fully addressable and full detection is required. Separate plans and permits are required to be submitted to the Renton Fire Department for review and permitting. 5. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 322-psi point loading. Access is required within 150-feet of all points on the buildings. h:\3000 crr\3200 tech svcs\plans review-inspector\preapps\aqua.doc 6. Solar panels are currently required to be installed per the National Electrical Code. Solar panels will be further regulated by the 2012 International Fire Code beginning on July 1st, 2013. 7. There is an existing aboveground storage tank that is required to have an annual permit. Is this tank to be retained or others installed? DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:May 11, 2012 TO:Vanessa Dolbee, Planner FROM:Arneta Henninger, Plan Review SUBJECT:AQUAPONICS 13045 RENTON AVE S – Parcel 2144800285 PRE 12-036 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. 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. I have completed a preliminary review for the above-referenced project which is the combination of aquaculture and hydroponics where fish and plants are grown together in one integrated, soils system. The project also includes a restaurant. The project is located adjacent to and west of Renton Ave S, north of S 132nd St and south of S 130th St all in the NE ¼ of Sect. 13, 23 N Rng 04 E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The subject development is within the water service area of the City of Renton and in the 495-water pressure zone. The site is not in the Aquifer Protection Zone area. 2. There is an existing 8” DI water main in S. 132nd St. See City of Renton water drawing W-0613 for detailed engineering plans. This 8” main can deliver a maximum of 1700 gpm. 3. The static water pressure at the street level is about 95 psi. 4. Per the City of Renton Fire Marshal, there are insufficient details in the submittal in order to determine required changes in fire flow and fire hydrant requirements for this proposed set of building changes. Minimum fire hydrant requirements are one hydrant within 150 feet and one fire hydrant within 300 feet. Existing hydrants can be counted toward this requirement if they meet current code including 5-inch storz fittings. 5. Also per the Fire Marshal, an approved fire sprinkler system is required throughout buildings that contain restaurant occupancies that exceed 1,500 square feet. The project will be required to install a DDCVA on the fire service line. Aquaponics – PRE 12-036 Page 2 of 3 May 11, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-036.Vanessa\Plan Review Comments PRE 12-036.doc 6. The development is subject to the City’s water system development charges per Renton Municipal Code (RMC4-1-180C), based on the size of the meter(s) and the size of the fire sprinkler stub, and also subject to applicable city plan review and inspection fees. This fee is triggered if the project adds a water meter or upsizes an existing water meter. 7. Civil plans for water main improvements shall be prepared by a professional engineer registered in the State of Washington and shall meet the City’s standards. Sanitary Sewer (The following comments for sanitary sewer are based on this project being considered a new use.) 1. This site is located in the City of Renton sewer service area. 2. Sanitary sewer is not available in S. 130 St, S. 132nd St, or in Renton Ave S. 3. The project will be required to design and install a sanitary sewer main extension up to and across the full frontage of the parcel being developed on S. 132nd St, then connecting to the City of Renton sewer system. 4. Any use in the building subject to oils or grease shall require the installation of a grease interceptor or oil/water separator as determined at the time of plan review. 5. System Development Charges (SDC) are based on any and all domestic water meters. These fees are collected at the time a construction permit is issued. Storm Drainage 1. There are storm drainage conveyance facilities and structures in Renton Ave S. 2. S. 130th St and S. 132nd St appear to have some storm structures, but the City does not have any detailed records on these. 3. A conceptual drainage plan and report is required to be submitted with the formal application for a commercial project. The project shall comply with the City of Renton Amendments to the 2009 King County Surface Water Design. 4. Your civil engineer will look in the manual under Section 1.2.3.1 Area-Specific Flow Control Facility Requirement. This site is located, per the Flow Control Application Map, in the Flow Control Duration Standard (Forested Conditions). 5. The Surface Water SDC fees are $0.405 per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Street Improvements 1. Construction of a commercial building will trigger a separate review. 2. This project will be required to install an 8’ planter strip and an 8’ sidewalk on the parcel being developed, along the full frontage of Renton Ave S. The existing curb can remain. 3. Street lighting, per City of Renton standards (to meet the street lighting levels for arterial streets), will be required to be installed on the parcel being developed, along the full frontage Renton Ave S. 4. All new electrical, phone, and cable services and lines must be undergrounded. 5. Traffic Mitigation Fees may apply. Aquaponics – PRE 12-036 Page 3 of 3 May 11, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-036.Vanessa\Plan Review Comments PRE 12-036.doc General Comments 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards.