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HomeMy WebLinkAboutPRE12-037, My Dental Office Relocation,CN DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: May 24, 2012     TO: Pre-application File No. 12-037     FROM: Gerald Wasser, Associate Planner     SUBJECT: My Dental Office Relocation      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 site consists of one lot located at the northeast corner of the intersection of North 30th Street and Park Avenue North (1302 north 30th Street). Currently, the lot is developed with a one-story, 1,032 square foot building which is currently being used as a real estate office. The site is 18,375 square feet in area and currently has unmarked vehicle parking. The applicant proposes to either add on to the existing building or demolish the building and construct a new 2,800 to 3,000 square foot structure for use as a medical/dental office. The site is currently zoned Commercial Neighborhood (CN). The abutting property to the north is zoned R-8 and the adjacent property to the west is zoned R-10. Vehicular access to the property is proposed to remain via two existing driveways from North 30th Street. Current Use: The property is currently developed with a one-story, 1,032 square foot real estate office and an unmarked parking lot. Zoning/Density Requirements: The project site is zoned Commercial Neighborhood (CN). The purpose of the Commercial Neighborhood Zone (CN) is to provide for small-scale convenience retail/commercial areas offering incidental retail and service needs for the adjacent area. Uses serving a larger area may be appropriate if they also serve the residents of the immediate area and are compatible with the scale and character of the neighborhood. This designation is the smallest and least intensive of the City’s commercial zoning. Development Standards: The proposed project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application. 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. A copy of these standards is included. Building Standards – The CN zone allows a maximum building coverage of 65% of the total lot area or 75% if parking is provided within the building. Building height is restricted to 35 feet. Compliance with building standards will be determined at the time of building permit review for any new structures. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the Zone CA are: Front yard – Minimum of 10 feet. Maximum front yard setback is 15 feet; Rear yard – 0 feet except 15 feet if the lot abuts a residential zone. The rear yard of the subject property abuts the R-8 zone and therefore, the rear yard is 15 feet; Side yards – 0 feet for interior side yards and 10 feet for side yards along a street. If the lot abuts or is adjacent to a residential zone, the side yard is 15 feet. The western side yard is adjacent to the R-10 zone and, therefore, the western side yard setback is fifteen feet. Access/Parking: Access to the proposed use would be via the existing driveways from North 30th Street. The parking requirement for medical and dental offices is 5 spaces per 1,000 square feet of net floor area. Without deducting hallways, restrooms, etc., the parking requirement for a 3,000 square foot dental office would be 15 spaces. While the submitted site plan is not dimensioned, there appears to be adequate area on the project site to accommodate the required parking. Medical and dental office uses require that bicycle parking be provided. The number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. Spaces shall conform to requirements specified in RMC 4-4-080F.11.c. Landscaping and Open Space: Landscaping shall be in conformance with the standards specified in RMC 4-4-070. This includes 10 feet of onsite landscaping along all public street frontages, with the exception of areas for walkways and driveways (RMC 4-4-070F.1). Additionally, a 15-foot wide partially site-obscuring landscaped visual barrier, or 10-foot wide fully site-obscuring landscaped visual barrier, is required along the northern property line (RMC 4-4-070F.4.c). Pervious areas and parking areas must also be landscaped (RMC 4-4-070F.5 and 6). If 100 percent drought tolerant plants are used, irrigation is not required. Landscaping is subject to RMC 4-4-070. Critical Areas: The subject property is within Aquifer Protection Zone 2. Any activity which involves the placement of more than 100 cubic yards of imported fill requires a fill source statement as described in RMC 4-4-120D.19. Environmental Review: The proposed project is categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would not and land use actions. Building permits would be required for demolition of the existing structure and construction of a new structure. Should the applicant decide to retain the existing structure, a building permit would be required for any additions. A handout listing all of the City’s Development related fees is attached for your review.