HomeMy WebLinkAbout12-035 (CA Pugh-Ting Commercial streams, wetlands)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. 12-035
FROM:
Rocale Timmons, Associate Planner
SUBJECT:
Pugh /Ting Development – Parcel #’s: 334570-0057 & 334570-0055
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 southwest corner of the intersection of NE 43rd St and Lincoln Ave NE at 4343 Lincoln Ave NE. The project site (two parcels)
totals 3.52 acres in area and is located within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to construct an 8,000 square foot commercial
building on site. Access to the site is proposed via existing curb cuts along NE 43rd St and Lincoln Ave NE. The project site contains two Class 2 streams and one large Category
2 wetland.
Current Use: The property contains a 752 square foot single family structure which would be retained.
Zoning: The property is located within the Commercial Corridor (CC) land use designation and the Commercial Arterial (CA) zoning classification. A wide range of commercial uses are outright
allowed within the CA zoning classification. The City’s zoning use table has been provided to the applicant to verify which specific uses are permitted on site. Single-family detached
residences are not permitted within the CA Zone. The existing residence is allowed to remain with no alteration to the site. Should a commercial building be constructed on site the
applicant would be required to remove the existing single family residence. The property is also located within Urban Design District ‘D’, is subject to additional design elements.
Proposals
are required have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture.
Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as
“CA standards” herein).
Minimum Lot Size, Width and Depth – There are no minimum requirements for lot size, lot width or depth within the CA zone at this location.
Lot Coverage – The CA 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 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. Setback requirements in the CA zone are as follows: 10 feet minimum for
the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; and a 15 foot maximum front yard
setback. It appears the applicant’s proposal does not comply with the maximum front yard setback of the zone. The maximum setback may be modified by the Reviewing Official through
the site development plan review process if the applicant can demonstrate that the site development plan meets the following criteria:
a. Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities
and supporting alternatives to single occupant vehicle (SOV) transportation; and
b. Creates a low scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street
front; and
c. Promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic and ensuring adequate setbacks
to accommodate required parking and/or access that could not be provided otherwise.
Alternatively, the Reviewing Official may also modify the maximum setback requirement if the applicant can demonstrate that the preceding criteria cannot be met; however, those criteria
which can be met shall be addressed in the site development plan:
d. Due to factors including but not limited to the unique site design requirements or physical site constraints such as critical areas or utility easements the maximum setback cannot
be met; or
e. One or more of the above criteria would not be furthered or would be impaired by compliance with the maximum setback; or
f. Any function of the use which serves the public health, safety or welfare would be materially impaired by the required setback.
It appears the applicant would be able to demonstrate that the increase in the front yard setback, along NE 43rd St, is necessary in order to accommodate the required buffer for the
Class 2 stream located north of the site. However, applicant would be required to comply with the maximum setback requirements for Lincoln Ave NE and staff would not be supportive
of a modification to increase the front yard setback beyond what is needed in order to accommodate the stream buffer. Additionally detailed elevations are required to be provided in
order to determine support for the proposed front yard setback in excess of the maximum 15-feet.
Gross Floor Area – There is no minimum requirements for gross floor area within the CA zone.
Building Height – The maximum building height that would be allowed in the CA zone is 50 feet. It appears the existing structure is 1-story and has a height well beneath the 50-foot
maximum. Building elevations and detailed descriptions of elements and building materials are required with your conditional use permit review submittal.
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). For commercial developments a minimum
of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclable deposit areas and a minimum of 10 square feet per 1,000 square feet of building
gross floor area shall be provided for refuse deposit areas with a total minimum area of 100 square feet.
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.
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
Square Footage of Use
Ratio
Required Spaces
Commercial
8,000 SF
Min 2.5 spaces / 1,000 SF
Max: 5 spaces / 1,000 SF
Min: 20
Max: 40
It is unclear how many parking stalls will be required as detailed information was not provided for the specific uses. The applicant would be required to provide detailed information
on the proposed uses of the structure. Where practical difficulties exist in meeting parking requirements, the applicant may request a modification from these standards. 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.
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 ‘D’, 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
As indicated in the Wetland and Stream Delineation Study prepared by The Watershed Company on April 26, 2012 the proposed project contains a Category 2 Wetland. Three streams are also
located in the vicinity of the proposed project. A Class 2 stream runs east/west and is located along the northern boundary of the site. A Class 2 stream runs north/south and meanders
intermittently through the Category 2 wetland. There has also been another Class 2 stream identified west of the westerly project boundary, which runs north/south, not included in
the delineation provided by the applicant. The standard Category 2 wetland buffer is 50 feet and the standard Class 2 stream buffer is 100 feet.
The applicant is proposing number of buffer reductions in order to accommodate the proposed building pad. Additionally, portions of the wetland on-site have been illegally filled (1,700
SF) and documented within a code violation (C12-0120) are proposed to be remedied by the proposed development.
The standard stream and wetland buffer widths may be modified through buffer averaging or reduction as specified in RMC 4-3-050L and M. Buffer averaging may be allowed if the applicant
demonstrates that the averaging will not adversely impact the wetland or stream functions and values and the total area contained within the averaged wetland buffer is no less than
that contained within, the required buffer prior to averaging. Wetland buffers may not be reduced more than 50 percent of the standard buffer or less than 25 feet. The minimum averaged
buffer width allowed for a Class 2 stream is 50 feet. Buffer enhancement including native vegetation planting and invasive species removal may be required as applicable. Approval
of Hearing
Examiner Critical Areas Variances (as required by RMC 4-3-050N3c and RMC 4-9-250B6) would be necessary for these buffer width reductions.
There are five special review criteria which the applicant would be required to demonstrate compliance with in order to obtain the reasonable use variance:
That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property
is situated;
There is no reasonable use of the property left if the requested variance is not granted;
The variance granted is the minimum amount necessary to accommodate the proposal objectives;
The need for the variance is not the result of actions of the applicant or property owner; and
The proposed variance is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps
in RMC 4-9-250F are followed.
The applicant would be required to provide a complete conceptual mitigation plan in order for staff to determine whether or not they would be supportive of such a variance.
In addition, the project is also located within a Seismic Hazard Area and a geotechnical study would be required at the time of land use application.
Environmental Review
The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the size of the project and number of parking stalls. 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.
Permit Requirements
The proposal would require Site Plan Approval, a Hearing Examiner Reasonable Use Critical Area Variance and Environmental (SEPA) 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 the following:
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.
All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Site Plan Review application fee is $1,000 and the
Variance application fee is $1,200. There will also be a technology fee, of 3 %, based on the total land use application fees for the project. The application fee for SEPA Review
(Environmental Checklist) is $1,000. 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 construction. Those fees are to be determined.
A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development;
A Fire Mitigation Fee based on $0.52 per square foot of new commercial building area.
Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.