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HomeMy WebLinkAboutPRE12-076, Amarjit Center, CNDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: October 18, 2012     TO: Pre-application File No. 12-076     FROM: Gerald Wasser, Associate Planner     SUBJECT: Amarjit Center      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 16801 108th Avenue SE. The project site is 0.44 acre (19,390 square feet) in area and is zoned Commercial Neighborhood (CN). A proposal has been submitted to construct a 3,000 square foot, 1-story commercial building to contain a veterinary office and a retail store with a coffee shop. The site contains an existing 1,500 square foot single-family residence (to remain). Proposed access to the property would be via two two-way driveways on the north and south sides of the property. Current Use: The property currently has a one-story, 1,500 square foot single-family residence (to remain). Zoning/Density Requirements: The subject property is zoned Commercial Neighborhood). Commercial retail, eating and drinking establishments, and medical office uses are outright permitted uses in the CN zone. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations”. Building Standards – The CN zone allows maximum lot coverage of 65 percent of the total area. The submitted site plan indicates lot coverage of approximately 23% which complies with this standard. Building height is restricted to 35 feet. The submitted elevations indicate the proposed commercial structure would comply with this standard. Compliance with building standards will be determined at the time of building permit review for any new structures. Commercial uses in the CN zone shall provide a pedestrian connection from a public entrance to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting retail properties. The submitted site plan does not clearly indicate such pedestrian connections. 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 CV Zone are: Front yard – The minimum front yard setback is 10 feet; the maximum front yard setback is 15 feet. The front yard setback may reduced to 0 feet through the site plan development review process provided blank walls are not located within the reduced setbacks. The site plan indicates a 20-foot front yard setback along 108th Avenue SE which would not comply with this standard. Rear yard – None, except 15 feet if lot abuts a residential zone. The subject site abuts the R-14 zone and the applicant has indicated that there would be an 18-foot rear yard setback which would comply with this standard; Side yards – None, except 15 feet if lot abuts a residential zone. Both the north and south side yards abut the CN zone. The setbacks for new construction will be verified during building permit review. Screening – Screening must provided for all surface-mounted and rooftop utility and mechanical equipment, loading, repair, maintenance, storage and work areas per RMC 4-4-095. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-90, “Refuse and Recyclables Standards”. In retail developments, a minimum of 5 square feet per every 1,000 square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of 10 square feet per 1,000 square feet of building gross floor area for refuse deposit areas. The proposed retail space would have 1,800 square feet of floor area. A total minimum of 100 square feet shall be provided for recycling and refuse deposit areas. In office developments, a minimum of 2 square feet per 1,000 square feet for recyclables deposit areas and a minimum of 4 square feet for refuse deposit areas per 1,000 gross square feet of building area. A total minimum of 100 square feet shall be provided for refuse and recycling deposit areas. The proposed veterinary office would have 1,200 square feet of floor area. Therefore, a minimum of 200 square feet of refuse and recyclable deposit area is required. The submitted site plan indicates a refuse deposit area of approximately 60 feet which does not comply with this standard. Fences – If the applicant intends to install any fences as part of this project, they shall be in conformance with RMC 4-4-040E. Access/Parking: The proposal indicates that access to the parking lot would be via two two-way driveways along 108th Avenue SE in the north and south portions of the property. The submitted site plan indicates a vehicle access driveway across the front of the site which is labeled as driveway access for the corner business. A portion of this driveway access is within the public right of way which would not be allowed. No interconnection between the two parking areas (one in the southern part of the property and the other in the northern part of the property) has been indicated. An interconnection between these two parking areas would be required. The required number of parking spaces for medical office uses is a minimum and maximum of 5 per 1,000 square feet of net floor area. The required number of parking spaces for general retail space is a minimum and maximum of 2.5 per 1,000 square feet of net floor area. The required number of parking spaces for eating and drinking establishments is a minimum and maximum of 10 spaces per 1,000 square feet of dining area. Single-family residences require a minimum of two off street parking spaces. The applicant has proposed a total of 11 parking spaces (including one accessible space) for a 2,000 square foot commercial building which would comply with the parking requirement. The applicant has not provided net floor area for the various proposed uses. Such floor area would be necessary to determine the required number of parking spaces. Minimum standard parking stall size is 9 feet by 20 feet for surface lots. Parking aisle width for two-way traffic is 24 feet. Such aisle width has not been provided for the southern parking area. Landscaping requirements for parking areas are specified in RMC 4-4-080F.7. These requirements include planting one tree for each six parking stalls and installing a planting area or berm (for screening) on those sides of the parking lot that are adjacent or abutting properties zoned or used for residential purposes. Such planting areas or berms would be required on the west side of the southern parking area. Landscaping and Open Space: The required minimum on-site landscape width along street frontages is 10 feet. Such on-site landscaping has not been provided. Critical Areas: There are no critical areas on-site. Environmental Review: The proposed project would be categorically exempt from Environmental (SEPA) Review. Permit Requirements: No land use action approvals are required. A building permit would be required for the new construction. A handout listing all of the City’s Development related fees is attached for your review. 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.