HomeMy WebLinkAbout12-036 (R-14 iAquaponics, slope)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:
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 %
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;
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.
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