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HomeMy WebLinkAboutSumary_Preapp_Mtg_PRE12-000083i:\rtimmons\preapps\12-083 (cd chamber of commerce, lot size, bnsf).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 8, 2012 TO:Pre-application File No. 12-083 FROM:Rocale Timmons, Associate Planner SUBJECT:Chamber of Commerce Short Plat (625 S 4th St) 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 within the BNSF right –of-way, adjacent to Houser Way S, between Burnett Ave S and Shattuck Ave S. The project site totals 516,594 SF (11.86 acres) in area and is zoned Center Downtown (CD). The proposal is to short plat the existing lot into 3 lots. Proposed Lot 1 would contain the existing Renton Chamber of Commerce Administration Building (formerly known as the Renton Depot Building). Proposed Lot 2 would contain the existing Rain City Catering building. Proposed Lot 3 would contain an existing parking area. No improvements are proposed at this time. There appears to be no critical areas on site. Current Use: There are two existing structures on site which are proposed to remain. Zoning: The subject property is located within the Center Downtown (CD) zoning classification. In addition, the proposal would be subject to the Design District “A” standards and guidelines. 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 “CD standards” herein). The table below notes the current standards for the CD zone. Chamber of Commerce Page 2 of 4 November 7, 2012 i:\rtimmons\preapps\12-083 (cd chamber of commerce, lot size, bnsf).doc Type of Standard Minimum Standard Lot Standards Lot Size None Lot Width None Lot Depth None Density Minimum/Maximum Density Minimum Density: 25 du/ac Maximum Density 100 du/ac Setbacks Min Front Yard None Max Front Yard 15 ft. – for buildings 25 ft. or less in height. None – for that portion of a building over 25 ft. in height Side Yard None Rear Yard None, unless the CD lot abuts a residential zone, RC, R-1, R-4, R-8, R-10, R-14, or RM-T, then there shall be a 15 ft. landscaped strip or a 5 ft. wide sight-obscuring landscaped strip and a solid 6 ft. high barrier used along the common boundary Side Yard Along-A- Street None Building Standards Building Coverage Ratio None Maximum Gross Floor Area None Height 95 ft Maximum Building Height When a Building Is Abutting7 a Lot Designated as Residential 20 ft. more than the maximum height allowed in the abutting residential zone. Parking Vehicular – Commercial Uses in the CD zoning classification A maximum of 1/ 1,000 square feet. Location All parking shall be provided in the rear portion of the yard, with access taken from an alley, when available. Parking shall not be located in the front yard, nor in a side yard facing the street nor Chamber of Commerce Page 3 of 4 November 7, 2012 i:\rtimmons\preapps\12-083 (cd chamber of commerce, lot size, bnsf).doc rear yard facing the street. Parking may be located off-site or subject to a joint parking requirement Bicycle 10 % of the number of required 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 5 % of significant trees Minimum Lot Size, Width and Depth – Not applicable. Density Requirements – Not applicable. Setbacks –The front yard setbacks of the existing structures are not proposed to be altered as part of the short plat. No other setback requirements are applicable in this zone at this location. Parking – The pre-application materials did not indicate the number of parking stalls within proposed Lot 3. A parking analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time 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. Joint use of parking facilities may be authorized for those uses that have dissimilar peak-hour demands or when it can be demonstrated that the parking facilities to be shared are underutilized. A parking agreement ensuring that joint use parking is available for the duration of the uses shall be approved by the Development Services Director, following review by the City Attorney. The proposal would be required to incorporate bicycle parking based on the number of required spaces. Landscaping – If more than $50,000 of improvements are made to the site the applicant would be required to place a 10-foot landscape strip on street. 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. Building Design Standards Compliance with Urban Design Regulations District A standards shall be required if any façade modifications are proposed. See RMC 4-3-100. The applicant will be required to complete a Design District Checklist (see attached). Critical Areas There appears to be no critical areas on site. It is the applicant’s responsibility to ascertain whether additional critical areas are present on the site. If so, the proposal would need to be revised accordingly. Environmental Review The proposal would be SEPA exempt. Chamber of Commerce Page 4 of 4 November 7, 2012 i:\rtimmons\preapps\12-083 (cd chamber of commerce, lot size, bnsf).doc Permit Requirements: The proposed subdivision would require Administrative Short Plat Approval. All land use permits would be processed within an estimated time frame of 6-8 weeks. The Short Plat Review application fee is $1,400. 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. A handout listing all of the City’s Development related fees in attached for your review. Expiration: The preliminary short plat approval is valid for two years with a possible one-year extension. NAD_1983_HARN_StatePlane_Washington_ North_FIPS_4601 LUA12-083 Chamber of Commerce Short Plat This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. 4,551 THIS MAP IS NOT TO BE USED FOR NAVIGATION 1: Notes None Legend 379 0 190 379 Feet Information Technology - GIS RentonMapSupport@Rentonwa.gov 10/31/2012 Jurisdiction Boundaries Other City of Renton Parcels DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 13, 2012 TO:Rocale Timmons, Planner FROM:Arneta Henninger, Plan Review SUBJECT:Chamber of Commerce Short Plat 625 S. 4TH ST PRE 12-083 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 for the northwest corner of the intersection of S. 4th St and Smithers Ave S. in Section 18, Township 23N, Range 5E, which proposes a to subdivide the parcel into three separate tax lots. The following comments are based on the pre- application submittal made to the City of Renton by the applicant for a short plat. Water 1. This site is located in the City of Renton Water service area. 2. It is located in the 196 Water Pressure Zone. 3. It is not located in the Aquifer Protection Zone. 4. There is an existing 6” CI water main located in S. 4th St. See City of Renton water drawing W1156 for detailed plans. 5. There is an existing 12” CI water main located in Morris Ave S. See City of Renton water drawing W0596 for detailed plans. 6. There is an existing 8” DI water main located in Houser Way S. See City of Renton water drawing W2960 for detailed plans. 7. Separation of the existing water meter so that it only serves one lot will be required. 8. Construction of a commercial building will trigger a separate review. 9. The Renton Fire Department does not have any comments on this proposed project. 10. System Development Charges for water are based on the size of any and all water meters. These fees are collected at the time the construction permit is issued. Sanitary Sewer 1. There is an existing 8” sanitary sewer main located in S. 4 th St. 2. There is an existing 8”sanitary sewer in the alley east of Smithers Ave S. Chamber of Commerce – PRE 12-083 Page 2 of 2 November 13, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-083.Rocale\Plan Review Comments PRE 12-083.doc 3. There is an 8”existing sanitary sewer in the alley between Morris Ave S. and Smithers Ave S. 4. The short plat will be required to separate the dual side sewer. Installation of separate new side sewers from the main onto each individual lot, so each lot will have its own existing sewer service from the main onto each individual lot, is required. 5. A commercial building permit will trigger a separate review. 6. System Development Charges for sanitary sewer are based on the size of any and all domestic water meters. These fees are collected at the time the construction permit is issued. Storm Drainage 1. There are storm drainage facilities in Burnett Ave S., S. 4 th St, and S. 5th St. 2. A commercial building permit will trigger a separate review. 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. The project will be required to pay the Surface Water System Development Charges of $.405 per square foot of new impervious area, but not less than $1012.00. This fee is collected prior to the issuance of the construction permit. Street Improvements 1. Per City of Renton code, street improvements to include curb, gutter, and sidewalk are required to be installed prior to recording the short plat. In the downtown area, these improvements are 12’ from face of curb to the back of sidewalk (no planter). 2. Additional right-of-way will be required to be dedicated. 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. PREAPPLICATION MEETING FOR Chamber of Commerce 625 S 4th St PRE 12-083 CITY OF RENTON Department of Community & Economic Development Planning Division November 8, 2012 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Arneta Henninger, 425.430.7298 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).