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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000056i:\rtimmons\preapps\12-056 (co lind site beautification, wetlands).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 19, 2012 TO:Pre-Application File No. 12-056 FROM:Rocale Timmons, Associate Planner SUBJECT:Lind Site Beautification (1850 Lind Ave SW) 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 the northeast corner of the intersection of SW 19th St and Lind Ave SW. The project site totals 4.5 acres (three parcels) in area and is located within the Commercial office (CO) zone. The applicant is proposing to change the vacant use of the site to accommodate research and development with associated improvements to. The proposal includes: grading, removal of small brush, installation of a concrete pad, installation of a hard mounted motor, construction of a small enclosure, and the testing of products under development with horizontal directional drilling equipment. There are indications of wetlands on site and wetlands associated with a shoreline are located within 200- feet of the site. Current Use: The property is currently vacant. Zoning: The property is located within the Employment Area Valley (EAV) land use designation and the Commercial Office (CO) zoning classification. Research, development and testing is allowed in the CO zone with an Administrative Conditional Use Permit. Additional information would be needed from the applicant in order to determine support the establishment of the proposed use as a permanent use on the site. However, staff would support the proposed use on a temporary basis through a Tier II Temporary Use Permit. Lind Site Beautification, PRE12-056 Page 2 of 3 July 19, 2012 i:\rtimmons\preapps\12-056 (co lind site beautification, wetlands).doc 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 “CO standards” herein). Lot Coverage – The CO 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. The minimum required front yard and side yard along-a-street setbacks in the CO zone are 15 feet. There are no rear or interior side yard setbacks unless the property abuts or is adjacent to a residential zone. It appears the proposal complies with the setback requirements of the zone. Gross Floor Area – There is no minimum requirements for gross floor area within the CO zone. Building Height – The maximum building height that would be allowed in the CO zone is 250 feet. Building elevations and detailed descriptions of elements and building materials are required with your Temporary Use Permit application. 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. 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. 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 Temporary Use Permit. 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. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Environmental Review The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the proximity of wetlands on or near the site. Additionally, if the amount of grading exceeds 500 cubic yards the proposal would be reviewed for earth impacts as part of SEPA. 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. Lind Site Beautification, PRE12-056 Page 3 of 3 July 19, 2012 i:\rtimmons\preapps\12-056 (co lind site beautification, wetlands).doc Permit Requirements The proposal would require a Tier II Temporary Use Permit and Environmental (SEPA) Review. If more than 500 cubic yards of fill are proposed the applicant would also be required to request a Special Grade and Fill Permit from the Hearing Examiner. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Tier II Temporary Use Permit application fee is $150. The application fee for SEPA Review (Environmental Checklist) is $1,000. The application fee for the Special Grade and Fill permit is $2000. 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. Expiration: Upon temporary use approval, the proposed use is valid for one year with a possible one-year extension. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 18, 2012 TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Lind Site Beautification 1850 – Lind Ave SW PRE 12-056 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 proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. General Comments 1. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds an acre. 2. Erosion Control shall be in compliance with the 2009 King County Surface Water Manual, Appendix D, Erosion and Sediment Control Standards. 3. Applicant may be required to provide an engineering analysis to show that the operation and testing of the drilling and boring systems will not adversely impact the integrity of the existing 12-inch ductile iron City water mains in Lind Ave SW and SW 119th Street.