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HomeMy WebLinkAboutPRE014-000113_Wats 2-3 lot SHPL_3737 Park Ave_Slopes_R-8PREAPPLICATION MEETING FOR Wats Short Plat Address: 3737 Park Ave N PRE 14-000113 CITY OF RENTON Department of Community & Economic Development Planning Division February 13, 2014 Contact Information: Planner: Kris Sorensen, 425.430.6593 Public Works Plan Reviewer: Jan Illian, 425.430.7216 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). c:\users\jcisneros\appdata\local\temp\pre014-000113_wats 2-3 lot shpl_3737 park ave_slopes_r- 8_8052888\pre014-000113_wats 2-3 lot shpl_3737 park ave_slopes_r-8.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 13, 2014 TO: Pre-application File No. 14-000113 FROM: Kris Sorensen, Associate Planner SUBJECT: Wats Short Plat 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 the address 3737 Park Ave N (PID 3342700442). The project site has slopes in a couple locat ions and is accessed via a shared driveway from Park Ave N. The site currently has an existing single family home located on the eastern half of the property. There are areas of sensitive slopes (25%- 40%) according to the City of Renton mapping software. T he property is zoned Residential – 8 dwelling units per net acre and is 18,830 square feet (0.43 acre) in size. The applicant is proposing to subdivide the property into either 2 or 3 lots where demolition of the existing home would occur with either proposal. For either 2 or 3 lots, access would be provided by the same shared private driveway access from Park Ave N, along the southerly boundary of the properties. Current Use: The site currently has an existing single family home where and is proposed for demolition with either a 2 or 3 lot subdivision. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). There minimum density in the R-8 zone is 4 dwelling units per net acre and the maximum density is 8.0 du/ac. Density rounding allows a density of 8.49 du/ac to still meet the maximum density allowance. Private access easements, critical Wats Short Plat, PRE14-000113 Page 2 of 4 February 13, 2014 c:\users\jcisneros\appdata\local\temp\pre014-000113_wats 2-3 lot shpl_3737 park ave_slopes_r- 8_8052888\pre014-000113_wats 2-3 lot shpl_3737 park ave_slopes_r-8.doc areas and public right-of-way dedications would be deducted from the total area to determine net density. The submitted site plans for both 2 and 3 lot proposals show a 24-foot access easement. This easement is allowed for access to the existing home on site. The creation of a public or private street would need to be constructed for the proposal because a shared driveway per code only allows up to 4 homes access from a shared driveway. The easement currently has 4 homes using the easement. A public street or private street would need to be connected to a public street and this site does not have the needed connection to a public street. A Density Worksheet would be required at the time of formal short plat application. 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. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-8 is 5,000 square feet for parcels being subdivided that are 43,560 square feet (1 acre) or less. Minimum lot width is 50 feet for interior lots; minimum lot depth is 65 feet. It appears that there is adequate room on the project site to comply with the lot size, width, and depth standards. 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 he ight of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. Compliance with building standards for the new single family home will be determined at the time of building permit review for any new structure . For the existing home staying, data and dimensions will be needed at time of application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks in Zone R-8 are: Front yard – 15 feet for the primary structure. Rear yard – 20 feet. Side yards – 5-feet, except 20-feet for side yards along a street or access easement. Setbacks would be verified at the time of building permit review. 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 and more detailed applicable design standards are attached to the 4-2-110 development standards packet. Access/Parking: The applicant has indicated that access would be taken for all proposed lots from the existing easement. The existing easement would not work for a subdivision Wats Short Plat, PRE14-000113 Page 3 of 4 February 13, 2014 c:\users\jcisneros\appdata\local\temp\pre014-000113_wats 2-3 lot shpl_3737 park ave_slopes_r- 8_8052888\pre014-000113_wats 2-3 lot shpl_3737 park ave_slopes_r-8.doc of the lot where a private or public street would need to be created. Two off street parking spaces are required for each proposed lot. Driveways cannot be greater than 15% slope. Landscaping: Except for critical areas, all portions of a development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant, vegetative cover. 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. In addition, two trees are required in the front yard setback area of each lot when there are no street trees within the street right-of-way as referenced in the landscape regulations, as is the case for either the 2 or 3 lot proposals (RMC 4-4-070F). Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal Short Plat application. Significant Tree Retention: Significant trees (greater than 6-inch caliper) are potentially proposed to be removed; therefore, a tree inventory and a tree retention plan along with a tree retention worksheet must be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retai ned, replacement may be allowed with minimum 2 inch caliper trees at a ratio of six to one. Critical Areas: The City’s critical areas maps indicate Sensitive Slopes, between 25% and 40%, running north south in a couple locations, one through the middle of the property and the other at the westerly boundary line the northern boundary. Steep slopes are a Geological Hazard and therefore, a geotechnical study may be required by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre -development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. Environmental Review: This short plat is exempt from Environmental (SEPA) Review. This could change if protected slopes are identified as part of the geotechnical stud y. 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 is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. 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 Wats Short Plat, PRE14-000113 Page 4 of 4 February 13, 2014 c:\users\jcisneros\appdata\local\temp\pre014-000113_wats 2-3 lot shpl_3737 park ave_slopes_r- 8_8052888\pre014-000113_wats 2-3 lot shpl_3737 park ave_slopes_r-8.doc building permit application and payable prior to building permit issuance. The fees for 2014 are as follows (credit will be given for the existing home):  Transportation Impact Fee - $1,430.72 per new single-family house;  Park Impact Fee - $963.01 per new single-family house; and  Fire Impact Fee - $479.28 per new single-family house. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $5,455.00 per new home, would be payable prior to building permit issuance. 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 Kris Sorensen, Associate Planner at 425-430-6593 for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.