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HomeMy WebLinkAboutPRE_17000823_Planning_ConsejoDEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 11, 2017 TO: Pre-Application File No. 17-000823 FROM: Matt Herrera, Senior Planner 425-430-6593 SUBJECT: Consejo Counseling and Referral Service 723 SW 10th 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 Cit y Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at 723 SW 10th St (APN 192305-9087) near the Thomas Ave SW intersection. The project site totals 1.16 acres in area and is located within the Employment Area (EA) land use designation and Medium Industrial (IM) zoning classification. The site contains an existing 19,000 square office building with a mix of medical office and general office tenants with surface parking. The applicant proposes to provide mental health services, outpatient substance abuse services, and domestic violence survivor services in current vacant spaces within the building and to gradually move into the entire building as the existing leases expire. No exterior construction or site improvements are proposed in the submittal. Existing vehicle access is provided via two driveways along SW 10th St. COR maps indicates the site is within a High Seismic Hazard Area. Current Use: The subject property contains an existing office two story office building with general office and medical office tenants. Zoning: The property is located within Employment Area (EA) land use designation and the Medium Industrial (IM) zoning classification. A service and social organization would be permitted in the IM zone with an approved Hearing Examiner Conditional Use Permit. Conditional Use (Hearing Examiner): Conditional Use Permits allow for review of certain uses with special characteristics that may not generally be appropriate within a zoning district, but may be permitted subject to conditions and mitigation measures that protect public health, Consejo Preapplication Meeting January 11, 2018 safety and welfare and ensure compatibility with other uses in the district. The City considers the following criteria when reviewing a request for a conditional use permit: 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. Development Standards: The project would also be subject to RMC 4-2-130A, “Development Standards for Industrial Zoning Designations” effective at the time of complete application (noted as “IM standards” herein). Minimum Lot Size Width and Depth – The IM zone does not have minimum lot size, width or depth requirements for lots created prior to 1985. Site was platted and developed prior to 1985. Lot Coverage – The IM zone does not limit lot coverage for buildings. Setbacks – The applicant has not proposed any changes to the footprint of the building. Any future modifications to the exterior of the building would need to be in compliance with th e setback requirements in the IM zoning district. Building Height – The IM zone does not limit building height with the exception of the airport overlay. No changes to height proposed. Screening – Screening must be provided for all new roof top utility and mechanical equipment. Any new equipment installed as part of the project must meet the screening requirements in RMC 4-4-095. Refuse and Recycling Areas – A minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Consejo Preapplication Meeting January 11, 2018 Landscaping: Changes in the use of a property or remodel of a structure that requires improvements equal to or greater than fifty percent (50%) of the assessed property valuation would require the site to conform to current landscaping regulations. The application will need to verify it has not exceeded this threshold or the applicant shall provide a landscaping plan that complies with current standards. Also note that the CUP approval criteria contains a landscaping component and it is the applicant’s responsibility to provide details how this criterion is met. Tree Preservation: The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The applicant has not indicated that the proposed project would not require the removal of any trees. However, if any trees are to be proposed for removal, a formal tree retention plan would be reviewed at the time of site plan review or building permit application. Parking: The applicant’s submittal materials state the site contains approximately 60 vehicle parking spaces. Current parking regulations would apply to the site if there is a change in use that requires more parking than the previous use per RMC 4-4-080B1.b.iv. Medical offices require a minimum and maximum of 5-spaces per 1,000 square feet of net floor area. General office uses require a minimum of 2 spaces per 1,000 square feet of net floor area and maximum of 4.5 spaces per 1,000 square feet of net floor area. The proposed service and social organization use is not identified in the parking space requirement chart. Be advised the Conditional Use Permit contains approval criteria that includes a parking component that adequate parking is, or will be made available. The applicant would be required to provide evidence that the existing parking is adequate or provide additional parking capacity. Staff recommends the applicant provide a parking generation report prepared by a qualified professional that identifies the appropriate number of spaces for the proposed uses. Vehicle Access: Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. There shall be no more than one driveway for each one 165-feet of street frontage serving any one property or among properties under unified ownership or control; for each 165-feet of additional street frontage another driveway may be permitted subject to the other requirements of RMC 4-4-080. Current access is provided via two driveways along the subject property’s 298-foot frontage on SW 10th St. Driveways are set back 5-feet or more and make up less than 40-percent of the frontage, however the site does not contain the 330-feet of frontage to be eligible for two (2) driveways. The access requirements are a component of the Parking, Loading and Driveway Regulations, which may not be applicabl e per the parking comments above. However, the applicant will be required to meet the Conditional Use Permit criteria related to Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Nonconforming Site Development Standards: For remodels or other alterations of an existing structure made within any three (3) year period which together exceed one hundred percent (100%) of the assessed or appraised value of the existing structure, the site shall be brought into compliance with this Title. For remodels or other alterations within any three (3) year period which exceed thirty percent (30%) of the assessed or appraised value, but do not exceed one hundred percent (100%), proportional compliance shall be required as provided in RMC 4-10- 020E. Mandatory improvements for fire, life safety or accessibility, as well as replacement of mechanical equipment, do not count towards the cited monetary thresholds. Consejo Preapplication Meeting January 11, 2018 Critical Areas: The City’s mapping system (COR Maps) indicated the subject site is located in a High Seismic Hazard Area. Geotechnical studies are not required for change of use when there are no changes in the building footprint or proposed structural improvements. Automall Overlay Regulations: The subject property is within the Automall Area B and compliance with Area B development standards is required (RMC 4-3-040). Many of the overlay regulations are likely not applicable to your proposal, however you should refer to the regulations and confirm as you further refine your site plan. Environmental Review: The project would be subject to SEPA Environmental Review because it is a change of use in a structure over 4,000 sq. ft. An environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. Permit Requirements: The proposal will require a Conditional Use Permit (Hearing Examiner) and Environmental Review (SEPA). The Conditional Use Permit application and Environmental (SEPA) Review checklist are reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The 2018 Hearing Examiner Conditional Use Permit application fee is $3,000 and the application fee for SEPA Review (Environmental Checklist) is $1,500. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms.” All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic Fil e Standards can also be found on the City’s website. In addition to the required land use permits, separate building and sign permits would be required. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened prior to submitting the complete application package. Please contact Matt Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule an appointment. Expiration: Conditional Use Permit approval is valid for two years with a possible two -year extension.