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HomeMy WebLinkAbout12-027 (R-8 Springbrook Church, detached garage)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: April 12, 2012     TO: Pre-Application File No. 12-027     FROM: Rocale Timmons, Associate Planner     SUBJECT: Springbrook Church of Christ (10421 SE 192nd Ave St)      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 $50.00 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 on the south side of 192nd St just west of 106th Ave SE. The project site totals 3.16 acres in area; and is zoned Residential-8 dwelling units/acres (R-8). The proposal is to construct an 480 square foot structure on the south side of the property, as an accessory to the existing religious institution. Access would remain the same. Current Use: A 5,880 square foot religious institution is currently located on site with associated landscaping and parking.. Zoning/Density Requirements: The subject property is located within the R-8 zoning designation. The Religious Institution use is permitted as a Conditional Use Permit granted by the Hearing Examiner and is to comply with the requirements of the R-8 zoning designations. Activities of existing established conditional uses directly related to the use that has already been established, such as new construction and additions shall not require additional Conditional Use Permit Review. However, there is no record of a Special or Conditional Use Permit applied for in the City. It will be the applicant’s responsibility to provide proof that the church was established legally. Otherwise a Conditional Use Permit will be required in order to construct the proposed additions. 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 (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – Minimum lot size, width and depth requirements are not applicable to the proposed project. 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 and a maximum impervious surface 75%. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal’s compliance with the building standards would be verified at the time of building permit review for the accessory dwelling unit. Building Design Standards – The proposed structure would be subject to the Residential Design Standards outlined in RMC 4-2-115. The following are some of the standards that are applicable to the project: The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view corridors. Garage design shall be of similar design to the homes/existing structure on site. If sides of the garage are visible from streets, lanes, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design. The proposal’s compliance with the residential design standards would be verified at the time of building permit review. 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 R-8 zone for accessory structures are 6 feet from any other structure, 3 feet on side yards and rear yards. Except for garages, in order to ensure that there is adequate vehicular turning radius, garages on alleys shall be located as follows: 9 foot garage doors shall be at least 26 foot from the back edge of the alley, or 6 foot garage doors shall be at least 24 foot from the back edge of the alley. The setbacks for the new structure would be reviewed at the time of building permit. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). A conceptual landscape plan shall be submitted at the time of Preliminary Plat application. Significant Tree Retention: 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. The applicant will also be required to demonstrate how proposed building footprints would be sited to accommodate preservation of significant trees that could and 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: The site does not appear to contain any critical areas. Environmental Review: Environmental (SEPA) Review is required for projects nine lots or greater, or on sites that contain critical areas. Therefore SEPA would not be required for the project. Permit Requirements: The applicant would need only to apply for a building permit and possible utility construction permits. And if the applicant has not provided proof of that the use was legally established a Conditional Use Permit would be required to be granted by the Hearing Examiner. Fees: Please contact the main counter of the Development Services Division at (425) 430-7200 for building permit information including fees. A handout listing all of the City’s Development related fees in attached for your review. Expiration: The preliminary plat approval is valid for five years with a possible one-year extension.