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HomeMy WebLinkAboutPRE23-000165_2306NE10thSt_LeShortPlat_PlanningSummary DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 27, 2023 TO: Pre-Application File No. 23-000165 FROM: Brianna Burroughs, Associate Planner SUBJECT: Le Short Plat – 2306 NE 10th St (Parcel number 9225900010) 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, 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 online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant proposes to subdivide 2306 NE 10th St (Parcel number 9225900010) into two (2) residential lots for the benefit of detached dwellings with detached accessory dwelling units (DADUs). The property currently has one single family residence, which is marked for retention. The lot has street frontage along NE 10th ST to the South and NE 10th PL to the North. The lot is located within the Residential – 8 (R-8) zone. The site area is 10,995 square feet (0.25 acre). Access is currently on NE 10th ST and is proposed to remain on the access for both lots. Current Use: The site area is currently developed as a single family residence built in 1946. Zoning/Land Use: The subject property is located within the Residential-8 (R-8) zoning classification. The Residential Medium Density Land Use designation is intended to implement the R-8 zone. The R-8 zone is established for single family dwellings. Development in the R-8 zone is intended to be single family residential at moderate density. Detached dwellings are permitted within the R-8 zone. Density: The area of public rights-of-way, legally recorded private access easements and critical areas (i.e. very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that Le Short Plat PRE23-000165 Page 2 of 7 July 27, 2023 result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-8 zone has a minimum density of three (4) dwelling units per acre with a maximum of six (8) dwelling units per acre. Based on the approximate gross land area of 0.25241047 acre, the two (2) lot proposal arrives at a gross density of approximately 7.92 du/ac (2 lots / .2524 gross acres = 7.92 du/ac). With the current proposal of a 2 lot short plat, the gross density would result in 7.92 du/ac, which meets the code standard of 8 du/ac. However, the applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Please be advised this calculation will change following the dedication of frontage along NE 10th Pl to accommodate street improvements. A density worksheet deducting street improvements identified in the preapplication meeting and this memo would be required with the land use application. Development Standards: The project would be subject to RMC 4-2-110A, Development Standards for Residential Zoning Designations effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. For short plats of parcels smaller than one (1) acre, one (1) parcel may be allowed to be smaller than the required minimum lot size. If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet in size in the R-8 zone. Minimum lot width is 50 feet (50’), and sixty feet (60’) for corner lots; minimum lot depth is 80 feet (80’). In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority, pursuant to RMC 4-4-130H2a, lot size and lot dimensions of the zone may be decreased by a maximum of 10 percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4-130H1a, Minimum Tree Retention Requirements. It does not appear that proposed lot 2 meets the minimum lot width standards. Compliance with minimum lot size, width and depth standards would be verified at the time of land use application. Building Standards – The R-8 standards allow a maximum building coverage of 50 percent (50%) of the lot area. The maximum impervious coverage in the R-8 zone is sixty-five percent (65%). The maximum wall plate height is restricted to 24 feet (24’), and the buildings shall be not more than two (2) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Le Short Plat PRE23-000165 Page 3 of 7 July 27, 2023 New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Existing development proposed for retention is required to comply with impervious surface and building coverage limitations and would be reviewed for compliance at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: twenty feet (20’) and secondary front yard: fifteen feet (15’), Rear yard: twenty-five feet (25’); Side yards: 5 feet (5’) on either side. Currently the proposed buildings do not appear to meet front or rear yard setbacks. Additionally, please note that the primary structure’s building orientations will be towards the primary street, which is NE 10th ST. Compliance with required setbacks and building orientation for new development would be verified at the time of building permit application. Existing development proposed for retention would be reviewed for compliance at the time of land use application. Residential Design and Open Space Standards Future single-family building permits would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. Please note that the primary structure’s building orientations will be towards the primary street, which is NE 10th ST. Compliance with building design requirements would be verified at the time of building permit application. Access/Parking: Access for Lot 2 is proposed through a new joint use driveway off NE 10th ST. Access to Lot 1 is proposed to remain the same off NE 10th ST. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles (See ADU parking requirements in the next section). The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I9, Joint Use Driveways. The project layout would need to comply with the shared driveway standards. The joint-use driveway will need to be accessed off NE 10th PL not NE 10th ST. Additionally, an access easement will need to be established across the properties (keep this in mind when using the density calculation worksheet). Compliance with access requirements would be verified at the time of land use application. Compliance with driveway standards would be verified at the time of building permit review. Landscaping: With the exception of 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 minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative Le Short Plat PRE23-000165 Page 4 of 7 July 27, 2023 paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small- sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. Significant Tree Retention: A review of COR Maps appears to show that there are mature trees on the site. significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Le Short Plat PRE23-000165 Page 5 of 7 July 27, 2023 TREE SIZE TREE CREDITS Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4- 130H2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Walls: Existing fences and retaining walls need to be shown on the site plan and marked for retention or removal. If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not Le Short Plat PRE23-000165 Page 6 of 7 July 27, 2023 exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: According to COR Maps, there are no critical areas or their buffers on the property or within an applicable distance. It is the applicant’s responsibility to determine if designated critical areas or their buffers are located on the property. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070 H.3., if it is determined that designated critical areas or their buffers are located on the property. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2023 fees would total $6,384.00 ($6,080.00 Preliminary Short Plat + $304.00 Technology Fee (5%) = $6,080.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080, Permit Classification. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $12,208.54 per each new detached dwelling unit. • A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit subdivision. • A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee assessed at $2,911.00 (plus a 5% processing charge) per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Brianna Burroughs, Associate Planner at bburroughs@rentonwa.gov or (425) 430- 7246 for an appointment. Le Short Plat PRE23-000165 Page 7 of 7 July 27, 2023 Expiration: Upon approval, the Short Plat is valid for five years with a possible one-year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.