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HomeMy WebLinkAbout15-000873 - (CA New Fourth Mixed Use)H:\CED\Planning\Current Planning\PREAPPS\14-000678 PREAPPLICATION MEETING FOR 4827 TALBOT PRELIMINARY PLAT PRE 15-000873 CITY OF RENTON Department of Community & Economic Development Planning Division January 7, 2015 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Ann Fowler, 425.430.7382 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 7, 2016 TO: Pre-Application File No. 15-000873 FROM: Rocale Timmons, Senior Planner SUBJECT: New Fourth Square Mixed Use 3709 NE 4th 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 south side of NE 4th St, west of Union Ave NE, at 3709 NE 4th St. The project site totals 1.91 acres in area and is located within the Commercial Arterial (CA) zoning classification. The pre-application packet indicates that the proposal is to construct a mixed use project with potential for subgrade parking. Details for redevelopment were not included in the pre-application packet. As a result, the following comments are general and may need to be revised based on a proposal. The site is located in Zone 2 of the Wellhead Protection Area and contains sensitive slopes. Current Use: The subject parcel contains auto repair building which is likely to be demolished as part of a redevelopment proposal. 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). A wide range of commercial uses are outright allowed within the CA zoning classification. Attached residential units are only permitted within a structure containing commercial uses on the ground floor. Commercial space must be provided on the ground floor at a minimum of thirty feet (30') in d epth along any street frontage. Averaging the minimum depth may be permitted through the site plan review process, provided no portion of the minimum depth is reduced to less than twenty feet (20’). Residential uses shall not be located on the ground floor along any public street frontage. The property is also located within Urban Design District ‘D’, and therefore subject to additional design elements. Proposals should have unique, identifiable design treatment in terms of landscaping, building design, signage and street furniture. New Fourth Square Mixed Use Page 3 of 7 January 7, 2016 H:\CED\Planning\Current Planning\PREAPPS\14-000678 Density – The minimum density permitted in the CA zoning designation is 10 units/net acre and the maximum density is 30 units/net acre for buildings with mixed commercial and residential use in the same building. The applicant did not indicate the amount of area within access easements and potential right-of-way dedications; therefore the net density could not be calculated. 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. 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 proposal complies with the setbacks of the CA zone. Gross Floor Area – There is no minimum requirement 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 for commercial only structures and 60 feet for a mixed used building. Building elevations and detailed descriptions of elements and building materials are required with your land use application 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. For multi-family development, a minimum of 1-½ square feet per dwelling unit shall be provided for recyclable deposit areas, and a minimum of 3 square feet per dwelling unit shall be provided for refuse deposit areas with a combined total minimum area of 80 square feet. The applicant would be required to submit a site plan depicting a refuse and recyclable area compliant with RMC 4-4-090 at the time of Site Plan Application. 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. When a Commercial Zoned Lot or Use Is Abutting a Residential Zone: A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. 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. Further landscaping requirements can be found below in the Design Guidelines. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). Tree Preservation – If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 10% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would be reviewed at the time of Site Plan Review application. Parking – The following ratios would be applicable to the site: Use Ratio Attached Residential Min: 1 space / unit Max: 1.75 spaces / unit General Commercial Min: 2.5 space / 1,000 SF Max: 5 spaces / 1,000 SF A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. 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. For structured parking a parking stall must be a minimum of 8¼ feet x 15 feet; a stall that has greater than a 45 degree angle must be 8¼ feet x 16 feet. Structured compact stalls must have dimensions of 7½ feet x 12 feet; a stall with greater than a 45 degree angle must be 7½ feet x 13 feet. Compact structured parking spaces shall not account for more than 50 percent of the spaces in the structured parking areas. Structured parallel stall dimensions have a minimum of 9 feet x 23 feet also. New Fourth Square Mixed Use Page 5 of 7 January 7, 2016 H:\CED\Planning\Current Planning\PREAPPS\14-000678 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 be required to provide bicycle parking based on 10 % of the required number of parking stalls for commercial uses and one-half (0.5) bicycle parking space per one dwelling unit. Bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. 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 6 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. If you are unable to meet the prescriptive standards of the code the applicant would be required to demonstrate compliance with the intent and guidelines of the respective section that includes the standard.  The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard.  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 employ material variations such as colors, brick or metal banding, patterns, or textural changes.  Service and loading areas are required to be located away from high-volume pedestrian areas, and screening them from view in high visibility areas. Critical Areas The site is located in Zone 2 of the Wellhead Protection Area and also contains sensitive slopes. The City may require an applicant to prepare a hydrogeologic study if the proposal has the potential to significantly impact groundwater quantity or quality (such as project that would contain hazardous materials), and sufficient information is not readily available. Such a report shall be prepared by a qualified professional at the applicant’s expense. If fill is brought to the site a fill source statement will be required. Additionally, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. The required studies shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. Environmental Review The proposed project would likely be subject to Washington State Environmental Policy Act (SEPA). 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 likely require Hearing Examiner Site Plan Approval despite the scope of the project given the subject site abuts the R-8 zoning classification. 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 New Fourth Square Mixed Use Page 7 of 7 January 7, 2016 H:\CED\Planning\Current Planning\PREAPPS\14-000678 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 (see attached). There may be other approvals (modifications, variances, etc.) required depending on the scope of the proposal. 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 $2,500. The application fee for SEPA Review (Environmental Checklist) is $1,000. There is an additional 3% technology fee 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 impact fees would be required prior to the issuance of building permits, fees change year to year:  A Fire Mitigation fee currently assessed at $495.10 per new dwelling unit; $0.14 per square foot of office; $1.84 per square foot of restaurant; and $0.61 per square foot of retail.  A Transportation Mitigation Fee assessed at $1,923.83 per new apartment dwelling unit; $5.10 per square foot of general office space; $11.58 per square foot of restaurant; and as determined by City per current ITE Manual for the retail space.  A School District Impact Fee currently assessed at $1,360 per new multi-family unit.  A Parks Impact Fee currently assessed at $1,458.52 per new dwelling unit. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.