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HomeMy WebLinkAboutPRE12-064, Thompson ADU, R-8DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: August 23, 2012     TO: Pre-application File No. 12-064     FROM: Gerald Wasser, Associate Planner     SUBJECT: Thompson ADU      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 $100.00 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 3215 Meadow Avenue North. The subject property slopes downward approximately 8% from Meadow Avenue North to the west. The proposed project site is currently developed with a 1,400 square house and attached garage. The site is 9,400 square feet in area and is zoned Residential – 8 dwelling units per net acre (R-8). The applicant is proposing to develop the subject site with a new detached 840 square foot garage with a 782 square foot accessory dwelling unit (ADU) above the garage. The applicant proposes that pedestrian access to the proposed detached garage and ADU would be via a new driveway/walkway from Meadow Avenue North. The applicant has indicated that the proposed ADU and garage would be compatible with the existing single-family house. The proposed structure would have similar siding materials and color. Current Use: The proposed project site is currently developed with a 1,400 square foot single-family house with an attached garage. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). One dwelling unit with one accessory dwelling unit per lot is allowed in the R-8 Zone. Accessory dwelling units are not included in density calculations. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations (Primary and Attached Accessory Structures)” and RMC 4-2-110B, “Development Standards for Residential Development (Detached Accessory Buildings)” effective at the time of complete application. A copy of these standards is included. Building Standards – The R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Building height is restricted to 30-feet (including accessory dwelling units built over garage structures). While the applicant has not indicated the building coverage for the proposal, it appears that building coverage would be approximately 13% which would comply with Code requirements. Building coverage would be verified at the time of building permit plan submittal. The elevations submitted with the pre-application materials indicate that the building height of the ADU would be 24 feet, 9¼ inches which would comply with Code requirements. The gross floor area of accessory structures may not exceed 1,000 square feet and the maximum size of an accessory dwelling unit may not exceed 800 square feet. The maximum floor area of all accessory buildings shall not be greater than the floor area of the primary residential use. The floor plans indicate that the floor area of the ADU would be 782 square feet which would comply with the area requirement. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in Zone R-8 are: Front yard – 15-feet for the primary structure, Rear yard – 20-feet for the primary and attached accessory structures, For accessory dwelling units determined through administrative review, to be no less than 5-feet and no greater than 20-feet; Side yards – 5-feet , For accessory dwelling units 5-feet. The proposed ADU and garage would comply with the setback requirements. Access/Parking: The applicant proposes that vehicular access to the proposed ADU and garage would be via a new 18-foot wide driveway in the southern portion of the subject site from Meadow Avenue North. Please note that the maximum width of driveways at the front property line is 16 feet; the width may be wider in the interior of the lot. There is an existing driveway from Meadow Avenue North in the northern portion of the subject property which provides access to the existing attached garage. The proposed detached garage (below the ADU) would allow parking for three cars. There would be one double garage door and one single garage door. Each lot is required to accommodate off street parking for a minimum of two vehicles. The proposed garage complies with this requirement. Significant Tree Retention: If significant trees are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Critical Areas: No critical areas appear to be located on the subject property. Environmental Review: The project is Categorically Exempt from SEPA requirements and, therefore, Environmental Review would not be required. Permit Requirements: Accessory dwelling units in the R-8 zone require the approval of an Administrative Conditional Use Permit. The Conditional Use Permit review would be accomplished within an estimated time frame of 6 to 8 weeks. The fee for the Administrative Conditional Use Permit is $2,060.00 ($2,000.00 plus 3% Technology Surcharge Fee). Fees: Building permit fees would be required. Transportation and fire mitigation fees are not required for accessory dwelling units. Renton School District Impact Fees are required and would be payable prior to building permit issuance. The current fee is $1,274.00 for each new multi-family unit (ADUs are considered as multi-family units). Please note that this fee changes annually. A handout listing all of the City’s Development related fees is attached for your review. Expiration: Upon approval, the conditional use permit is valid for two years with a possible one year extension.