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HomeMy WebLinkAbout15-000768 (R-8 2 lot short plat, moderate coal mines)c:\users\jcisneros\documents\my laserfiche documents\15-000768 (r-8 2 lot short plat, moderate coal mines)_8052249\15-000768 (r-8 2 lot short plat, moderate coal mines).doc PREAPPLICATION MEETING FOR Khalid Short Plat 10936 SE 164th Street PRE 15-000768 CITY OF RENTON Department of Community & Economic Development Planning Division November 12, 2015 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Ann Fowler, 425.430.7271 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 12, 2015 TO: Pre-Application File No. 15-000768 FROM: Jill Ding, Senior Planner SUBJECT: Khalid Short Plat, 10936 SE 164th Street 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 north side of SE 164th Street at 10936 SE 164th Street. The proposal is to subdivide the project site into two lots for the future construction of one single family residence on Lot 2 (existing residence to remain on Lot 1). The subject property totals 37,544 square feet in area, and is zoned Residential-8 (R-8). Access to the new lots would be provided via a shared driveway off of SE 164th Street. A moderate coal mine hazard area is mapped on the project site. Current Use: The site is currently developed with a single family residence, proposed to remain. Zoning/Density Requirements: The subject property is zoned Residential-8 (R-8), the density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The area located within dedicated right-of-way, private access easements/tracts, and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. After the deduction of the proposed 1,449 square foot shared driveway tract, the proposal for 2 lots on the 36,095 net square foot project site would result in a net density of 2.44 dwelling units per acre (2 lots / 0.82 acres = 2.44 du/ac), which is below the minimum density required in the R-8 zone. Per RMC 4-2-110D1.a, “Phasing, shadow platting, or land reserves may be used to satisfy the minimum density requirements if the applicant can demonstrate that the current development would not preclude the provision of adequate access and infrastructure to future development and would allow for the eventual satisfaction of minimum density requirements through future development”. And b., In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density requirements may be waived. The proposed short plat layout shall be revised to either comply with th e minimum density required or shall demonstrate compliance with RMC 4-2-110D1.a. or b. 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). Khalid Short Plat, PRE15-000768 Page 3 of 5 November 12, 2015 c:\users\jcisneros\documents\my laserfiche documents\15-000768 (r-8 2 lot short plat, moderate coal mines)_8052249\15-000768 (r-8 2 lot short plat, moderate coal mines).doc 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 acre, one lot may be allowed to be 4,500 square feet in area provided all other lots meet the 5,000 square foot minimum lot area. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The proposed lots would have areas of approximately 29,836 square feet (Lot 1) and 6,259 square feet (Lot 2). Proposed widths would be 85 feet (Lot 1) and 69 feet (Lot 2). The proposed depths would be 388 feet (Lot 1) and 90.9 feet (Lot 2). The lots as proposed would comply with the minimum area, width, and depth requirements. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. 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. Building Height – The maximum wall plate height is a 24 feet and 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 (4) vertical feet 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 (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Building height 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. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure. Rear yard: 20 feet. Side yards: 5 feet. Side yards along streets: 15 feet The proposed front yard setback for Lot 1 would be oriented to the west, this orientation would be acceptable as in the event that a shared driveway were extended resulting in the creation of additional lots, the front yard areas of those lots would be oriented towards the west. The front yard setback of Lot 2 shall be revised to be oriented to the south, towards SE 164th Street. Setbacks would be verified at the time of building permit review. Lot Configuration – One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of 400 gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4 ) abutting street fronting lots. It appears that the proposed short plat would comply with Option 2 above. Building Design Standards – The proposed structure would be subject to the Residential Design Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential design standards would be verified at the time of building permit review. Access/Parking: Access to the lots is proposed via a shared driveway off of SE 164th Street. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. The shared driveway may be required to provide a turnaround per RMC 4-6-060H. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness (minimum of four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. 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 . The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). 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 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. A conceptual landscape plan shall be submitted at the time of Short Plat application. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) 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 (30 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. 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; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. 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. Critical Areas: A moderate coal mine hazard area is mapped on the northern end of the project site. A geotechnical report including a coal mine assessment would be required with the formal land use application. Khalid Short Plat, PRE15-000768 Page 5 of 5 November 12, 2015 c:\users\jcisneros\documents\my laserfiche documents\15-000768 (r-8 2 lot short plat, moderate coal mines)_8052249\15-000768 (r-8 2 lot short plat, moderate coal mines).doc Environmental Review: Short plats of 9 or fewer lots are exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed within an estimated time frame of six to eight weeks. The fee for a short plat application will be $2,060 ($2,000 plus 3% Technology Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once fi nal approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required. 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. The fees for 2015 and 2016 are as follows (credit will be given for the existing home):  Transportation Impact Fee - $2,214.44 (2015) and $2,951.17 (2016) per new single-family house;  Park Impact Fee - $1,441.29 (2015) and $1,887.94 (2016) per new single-family house; and  Fire Impact Fee - $495.10 (2015 and 2016) per new single-family house. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $5,541.00 (2015) per new home, would be payable prior to building permit issuance. A handout listing all of the City’s Development related fees in attached for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call or email Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.