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Home My WebLink AboutPRE012-077,Burnett Ave Lots, R-8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 18, 2012 TO: Pre-application File No. 12-077 FROM: Gerald Wasser, Associate Planner SUBJECT: Burnett Avenue Lots 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 comprised of two legal lots located at 3313 (Lot 1) and 3318 Burnett Avenue North (Lot 2). The project site slopes downward to the west with slopes ranging from 10 percent in the eastern part of proposed Lot 1 to 50 to 60 percent for a small area of proposed Lot 2. Average slopes across the property range from 16 to 20 percent. The property is zoned Residential – 8 dwelling units per acre (R-8). Vehicular to both lots is proposed via new driveways from the alley along the southern property lines. Current Use: The property is vacant. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8) and is composed of two legal lots. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” 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. The maximum impervious coverage in the R-8 zone is 75%. Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. 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 R-8 are: Front yard – 15 feet for the primary structure. Setbacks must be measured from the nearest property line or access easement. Given the building footprints on the submitted site plan, both lots would meet the required front yard setback. Setbacks will be verified at the time of building permit review. Rear yard – 20 feet. Given the building footprints indicated on the submitted site plan, both lots would meet the required 20-foot rear yard setback. Setbacks will be verified at the time of building permit review. Side yards – 5-feet, except 15-feet for side yards along a street. Given the building footprints indicated on the submitted site plan, both lots conform to this standard. Setbacks will be verified at the time of building permit review. Access/Parking: Two onsite parking spaces are required. Access would be provided via a new driveway for each lot from the alley along the southern property lines. Maximum driveway slopes shall not exceed 15 percent; provided that driveways exceeding 8 percent shall provide slotted drains at the lower end. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-1215 would be applicable to any new residential structures. A handout indicating the applicable guidelines and standards is enclosed. Critical Areas: As identified in the submitted Geotechnical Evaluation (prepared by Geospectrum Consultants, Inc., dated September 17, 2012), a portion of Lot 2 contains an area of steep slopes in excess of 40 percent. However, the submitted geotechnical report indicates that there is less than 15 vertical feet of elevation in this area and, therefore, the slope is not considered to be a protected slope. [Note: Because the submitted Geotechnical Evaluation indicates that driven pipe pile foundations would be used, a noise and vibration study would be required at the time of building permit application.] Environmental Review: The proposed project is exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would not require any land use action approvals. Building and construction permits would be required. Impact/Mitigation Fees: Because the project is exempt from Environmental (SEPA) Review, Transportation and Fire Mitigation Fees are not currently required. On January 1, 2013 impact fees, which would replace mitigation fees, will become effective. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance unless deferred to time of sale. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $6,392.00, would be payable prior to building permit issuance. A handout listing all of the City’s Development related fees is attached for your review.