HomeMy WebLinkAbout12-041 (RM-F Kirkland Townhomes)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
June 14, 2012
TO:
Pre-Application File No. 12-041
FROM:
Rocale Timmons, Associate Planner
SUBJECT:
Kirkland Townhomes
Parcel #’s: 722780-0190, 722780-0185 & 722780-0200
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 east side of Kirkland Ave NE between NE 18th and NE 16th St. The project site (three parcels) totals 0.78 acres (33,873 square feet)
in area and is located within the Residential Multi-Family (RM-F) zone. The proposal is to develop to site with 18 townhome units, in two structures, as replacement housing for the
Renton Housing Authority. The applicant is proposing a total of 16 surface parking stalls in a parking lot to the east of the structures. Access to the site is proposed via new curb
cuts along NE 15th St that would extend north and connect to the property to the east (Houser Terrace). The proposed site is located within Zone 2 of the Aquifer Protection area.
Current Use: The property is currently vacant.
Zoning: The property is located within the Center Village (CV) land use designation and the Residential Multi-Family (RM-F) zoning classification. The project would be subject to RMC
4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “RM-F standards” herein).
Attached residential development is permitted within the RM-F designation, provided the proposal complies with the density range specified by the zone. The density range required in
the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac).
The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The pre-application
packet did not indicate the total square footage of the right-of-way that would be required to be dedicated for the proposed private road; therefore the net density could not be confirmed.
The gross density for the 18-unit proposal would be 23.08 du/acre, which does not fall within the permitted density range of the RM-F zone.
However, the applicant is eligible for the Density Bonus Review per RMC 4-9-065. Up to maximum of 5 additional dwelling units per net acre are allowed. To qualify for the density bonus,
the applicant shall first provide 1 affordable housing unit, either for sale or rental (per net acre). Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either:
(i) Affordable housing units, either for sale or rental, or
(ii) Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the
Planning Director.
Combinations of the above are allowed; provided, that at least 1 unit of affordable housing (per net acre) is provided. For example, 2 units of affordable housing and 2 units built to
Built Green 3 Star standards would achieve a density bonus of 4 units.
Minimum Lot Size, Width and Depth – There is no minimum lot size required for the RM-F zone. The minimum lot width required is 50 feet and the minimum lot depth required is 65 feet.
Building Standards – The RM-F zone restricts building height to 35 feet and 3 stories. Lot coverage is limited to 35% and impervious surface coverage is limited to a maximum of 75%.
The applicant did not provide elevations for the proposed buildings therefore the height could not be verified. The applicant should note that height is measured from the existing
grade plane to the average height of the highest roof surface. Lot coverage ratios were not provided with the pre-application packet; therefore staff could not confirm compliance with
the building standards for the RM-F zone. The applicant will be required at the time of formal land use application to provide elevations and lot coverage calculations of for the proposal.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the RM-F zone are
20 feet in the front, 15 feet in the rear, 20 feet for side yards along-a-street and 12 feet for an interior side yard setback. Additional interior side yard setbacks apply to structures
greater than 2 stories: The entire structure shall be set back an additional 1 foot for each story in excess of 2 stories. The applicant has proposed an interior side yard setback
of 12 feet at the closest point. The proposal appears to comply with the setback requirements of the zone.
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). All new developments for multi-family
residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and
recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed).
Whenever there are practical difficulties involved in carrying out the provisions of this section, modifications may be granted for individual cases in accordance with the procedures
and review criteria in RMC 4-9-250D.
The location and size of the refuse and recyclable area could not be verified with the pre-application materials.
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. The applicant would be required to provide a 10-foot on-site landscape
strip along both frontages of the site.
Additionally, surface parking lots with more than fourteen stalls shall include and additional 15 square feet of interior landscaping per parking space.
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.
Parking – The following ratios would be applicable to the site:
Use
# of Units
Ratio
Required Spaces
Affordable Attached Residential
18 units
Min 1 space / 4 units
Max: 1.75 spaces / unit
Min: 4.5
Max: 31.5
The applicant is proposing to provide a total of 16 parking spaces which falls within the allowable range. 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. 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 or prior to the land use application process.
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.
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 5 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 ‘B’, 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. All building facades shall include modulation or articulation at intervals of no more than forty feet (40').
A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include
human-scale elements.
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 use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f):
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs.
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes.
Critical Areas
There appears to be no critical areas on site. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies
must be undertaken.
Environmental Review
When a project is proposed as part of a planned action, environmental review consists of verifying that the proposal meets the requirements of the planned action ordinance. No additional
determination is required as the procedural aspects of SEPA have already been completed.
Permit Requirements
The proposal would require an Administrative Site Plan approval which would be reviewed in an estimated timeframe of 8 weeks. Additionally, the applicant can opt to request a Lot Line
Adjustment or a Lot Consolidation in order to combine the two lots. This can be reviewed concurrently with the Site Plan Review.
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. 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.
The Site Plan Review application fee is $1,000. There will also be a technology fee, of 3 %, based on the total land use application fees for the project. 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 mitigation fees would be required prior to the issuance of building permits. 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 Parks Mitigation Fee based on $354.51 per new multi-family unit; and,
A School Mitigation Fee based on $1,274.00 per unit; and
A Fire Mitigation Fee based on $388.00 per multi-family unit.
A request can be made to City Council by way of the planning division for relief from impact fees as the proposed units would replace existing units in the area.
A handout listing all of the City’s Development related fees in attached for your review.
Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.