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Home My WebLink About12-002 (CA Chai Chow-Old Dunkin Donuts Parking )DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 26, 2012 TO: Pre-Application File No. 12-002 FROM: Rocale Timmons, Associate Planner SUBJECT: United Tire and Wheel CUP – 140 Rainier 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 on the east side of Rainier Ave S just north of 2nd Ave at 140 Rainier Ave S. The project site totals 49,658 square feet in area and is located within the Commercial Arterial (CA) zone. The pre-application packet indicates that the proposal is to change the use of an existing 4,800 square foot structure (formerly occupied by a PayDay Loan location) into a tire sales and installation business. Access to the site is proposed via existing curb cuts along Rainier Ave S. There appear to be no critical areas on site. Current Use: The property contains a 4,800 square foot 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. The City’s definition of Auto Repair, Small Vehicle includes the “installation of tires”. A very recent code amendment (requires a conditional use permit for new auto repair uses in the CA Zone. The property is also located within Urban Design District ‘D’, and may be subject to additional design elements. Proposals should 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 footprint of the structure could not be verified based on the material provided. 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 does not comply with the maximum front yard setback of the zone. As long as the applicant is not proposing to alter the footprint of the structure the applicant would not be required to comply with the maximum front yard setback. 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 the frontage 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 Vehicle service and repair 4,800 SF Min and Max: 2.5 space / 1,000 Net Floor Area 12 spaces It is unclear how many parking stalls are existing on site. As part of the Conditional Use Permit application the applicant would be required to provide a parking count analysis. 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. Environmental Review The proposed project would be exempt from Washington State Environmental Policy Act (SEPA) review. Permit Requirements The proposal is exempt from Environmental (SEPA) Review and would only require an Administrative Conditional Use Permit. The Conditional Use Permit application fee is $2,000 and would be processed in an estimated time frame of 8 weeks. There is an additional 3% technology fee charged 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. Impact Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fee would be required prior to building permit approval. Impact fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined. The following are current fees: A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development;