HomeMy WebLinkAboutPRE014-000114_Hardie Ave Duplex_321 and 317 Hardie Ave_RMFPREAPPLICATION MEETING FOR
Hardie Ave Duplex
Address: 321 Hardie Ave NW
PRE 14-000114
CITY OF RENTON
Department of Community & Economic Development
Planning Division
February 13, 2014
Contact Information:
Planner: Kris Sorensen, 425.430.6593
Public Works Plan Reviewer: Rohini Nair, 425.430.7298
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).
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 13, 2014
TO: Pre-application File No. 14-000114
FROM: Kris Sorensen, Associate Planner
SUBJECT: Hardie Ave Duplex
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 proposed project site is located on the west side of Hardie Ave
NW, between NW 3rd Place and NW 3rd Street. The site has been updated as of February
12, 2014 by the City’s Property Services division to be shown as an individual lot on the
city’s mapping software, where the site was previously shown as part of the northern lot
of 321 Hardie Ave NW. No subdivision is necessary. The site (PID 3185600054) is
approximately 4,500 sf (0.10 acre). The project proposal is to develop three story
residential structure with two units.
Current Use: The land is currently vacant.
Zoning: The property has a Comprehensive Plan land use designation of Residential
Multi-Family (RM) and is zoned Residential Multi-Family (RMF).
Access: The proposed site plan shows vehicular access to garages for the two units via a
driveway from Hardie Ave NW at the front of the proposed structure.
Hardie Ave Duplex, PRE14-000114
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Development Standards: The project does not need a land use approval but all
development standards will need to be met and will be reviewed for at time of
building permit application. The project is subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations” as follows:
Density – The minimum density required is 10 dwelling units per net acre (du/a). The
maximum density allowed is 20 du/a. A density bonus is available in the zone, allowing
up to 25 du/a for projects that meet criteria of RM C 4-9-065 although this property’s
size would not support an additional unit as a density of 25 du/a would be surpassed.
Based on a gross site area of 0.10 acre, the proposed density for a 2 unit development
would be 19.4 du/a, which is below the maximum required density and above the
minimum.
Lot Dimensions – A subdivision is not being proposed now that the site has been
declared a separate legal lot. For subdivisions in the RMF zone, there is no minimum lot
size but minimum lot width is 50 feet and the minimum depth is 65 feet.
Setbacks – Setback requirements in the RMF zone are as follow: minimum front yard, 20
feet; minimum side yard next to the same zoning depends on lot width; for a lot width
of 45 feet as shown in the proposal, the sideyard setback would be 5 feet unless the
structure is greater than 30 feet in elevation where the entire structure adds 1 foot
setback for each 10 feet above 30 feet; minimum side yard next to a residential single
family zone, 25 feet along the abutting side; minimum rear yard, 15 feet. The proposed
project would not meet setback requirements. The southern side yard setback abuts a
single family residential zone. Additional setback due to height for the northern side
yard would not be known until building height is conf irmed at building application or if
elevations are submitted as part of site plan review.
Building Height – The maximum building height allowed is 35 feet. An additional 10 feet
may be granted through the provision of additional amenities (as listed in RM C 4-2-110D
Note 20) and as determined through site development plan review process.
Maximum Building Coverage – The maximum amount of surface covered by buildings
allowed in the RMF zone is 35 percent. A maximum coverage of 45% may be obtained
through the Hearing Examiner site development plan review process.
Impervious Surface Area – The maximum amount of surface covered by impervious
surface allowed in the RMF zone is 75 percent.
Design Standards – Urban Design Regulations (RMC 4-3-100) as they pertain to District
‘B’ are applicable in the RMF zone at this location. The design regulations are provided
as an attachment and would be part of the building permit review.
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Landscaping – The development standards require that all pervious areas within the
property boundaries be landscaped. Therefore, all areas of the site not covered by
structures, required parking, access, and circulation, and/or patios, must be landscaped
with native, drought-resistant vegetative cover. A detailed landscape plan would be
required as part of a building permit application submittal.
Refer to landscape regulations (RMC 4-4-070, “Landscaping,” attached) for additional
general and specific landscape requirements.
Screening of Mechanical Equipment – Standards pertaining to screening of mechanical
equipment and outdoor service and storage areas apply as per RMC 4-4-095, “Screening
and Storage Height/Location Limitations,” attached.
Screening of Utility Boxes – Utility boxes that are not located in alleyways or away from
public gathering spaces shall be screened with landscaping or berms. The landscape
plan and utility plans should be coordinated in this regard.
Dumpster/Trash/Recycling Collection Area – Trash and recycling shall be located so that
they are easily accessible to residents. They shall also be invisible to the general public.
The following are required (see also RMC 4-4-090, attached):
1. Trash and recycling containers shall be located so that they have minimal impact
on residents and their neighbors and so that they are not visible to the general
public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures shall
not be located within front yards.
3. Screening of Recyclables and Refuse: On-site refuse and recyclables deposit
areas and collection points are regulated by RMC 4-4-090, “Refuse and
Recyclable Standards,” attached.
4. Setback of 50 feet from residential properties zoned RC through RM (low
residential to medium residential zones).
Parking – The minimum and maximum requirement for parking is 1.6 spaces per 3
bedroom or larger dwelling unit; 1.4 per 2 bedroom unit; 1.0 per 1 bedroom or studio
dwelling unit (see RMC 4-4-080, “Parking, Loading, and Driveway Regulations”).
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.
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Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further
general and specific landscape requirements (enclosed).
Signs – Development signage is regulated by RMC 4-4-100, “Sign Regulations.”
Critical Areas: The City’s critical areas maps indicate Landslide areas, both High and
Moderate classifications for Landslides along the easterly boundary of the site. Landslide
areas are a Geologic Hazard and therefore, a geotechnical study may be required by a
qualified professional. The study shall demonstrate that the proposal will not increase
the threat of the geological hazard to adjacent properties beyond the pre -development
conditions, the proposal will not adversely impact other critical areas, and the
development can be safely accommodated on the site. In addition, the study shall assess
soil conditions and detail construction measures to assure building stability.
Environmental Review: Two residential units are not subject to environmental review
by the City of Renton Environmental Review Committee unless critical areas are present
on or near the site.
Permit Requirements: The project would not require an administrative or hearing
examiner approval. Projects in the RMF zone are usually approved through a site plan
review process unless exempted from the process. Development exempt from site plan
review are projects in the RMF that meet criteria of RMC 4 -9-200C.2. This project does
not require administrative land use application approval. Permits are required for
related construction such as utilities, right-of-way improvements, and residences.
Application fees: There are no land use application fees as there are no land use
application submittal requirements.
Impact fees: In addition to the applicable building and construction fees, impact fees
would be required. Impact fees are calculated at the time of building permit application
and payable prior to building permit issuance. The fees, for each new townhouse unit,
as of the date of this memorandum are listed below, with the City Council-approved
increase effective January 1, 2014:
Fee 2014
Transportation $789.44
Parks $848.34
Fire $479.28
Renton School District $1339.00