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HomeMy WebLinkAbout14-000115 (R-8 5lot short Plat)c:\users\jcisneros\appdata\local\temp\14-000115 (r-8 5lot short plat)_8052912\14-000115 (r-8 5lot short plat).doc PREAPPLICATION MEETING FOR LIMELITE SHORT PLAT PRE 14-000115 CITY OF RENTON Department of Community & Economic Development Planning Division February 12, 2014 Contact Information: Planner: Rocale Timmons, 425.430.7219 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). 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. 14-000115 FROM: Rocale Timmons, Senior Planner SUBJECT: Limelite Short Plat – 16204 114th Ave SE 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 southeast corner of 114th Ave SE and SE 162nd St at 16204 114th Ave SE. The applicant is proposing a 5-lot subdivision of the 0.684 acre site, which is located within the R-8 zoning classification. The proposed lots are intended for the eventual development of detached single-family homes. The existing residence and detached garage are proposed to be removed prior to the recording of the short plat. Access to proposed Lots 1 and 2 would be gain from private driveways extended from SE 162nd St. Proposed Lots 3 and 4 would take access from 114th Ave SE via private driveways. Proposed Lot 5 would take access via an access easement extended across proposed Lot 4. The site is relatively flat and there appear to be no critical areas located on site. Current Use: The subject parcel is currently developed with a single family residence and detached garage, constructed in 1949, of which both are proposed for removal. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. 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 of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. While the area of the proposed access easement was provided it is unclear how much area would be required to be dedicated for right-of-way therefore the net density of site could not be calculated. With the deduction of the area within the proposed access easement, the five lot short plat of the remaining 0.6387-acre site would result in a density of 7.83 du/acre. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal 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 (noted as “R-8 standards” herein). Limelite Short Plat, PRE14-000115 Page 3 of 4 February 13, 2014 c:\users\jcisneros\appdata\local\temp\14-000115 (r-8 5lot short plat)_8052912\14-000115 (r-8 5lot short plat).doc Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 is 4,500 square feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. The total lot area of the subject site is less than 1 acre; therefore a minimum lot size of 5,000 square feet is applicable to the proposed project. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. The proposal appears to comply with the lot standards of the zone. 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 four hundred (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. If variation is not provided in the lot design at the time of short plat application the applicant would be required to comply with option three at the time of building permits. Building Standards – R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater and a maximum impervious surface of 75%. Building height is restricted to 30 feet from existing grade. 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 new residences. Building Design Standards – All single family residences 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 for the new residences to be located on all lots. 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 are 15 feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the rear, 5 feet on interior side yards, and 15 feet on side yards along streets (including access easements but not shared driveways) for the primary structure and 20 feet on side yards along streets (including access easements but not shared driveways) for the attached garage. The setbacks for the new residences would be reviewed at the time of building permit. Access/Parking: Proposed Lots 3 and 4 would take access from 114th Ave SE via private driveways. Proposed Lot 5 would take access via an access easement extended across proposed Lot 4. The site is relatively flat and there are no critical areas on site. Each lot is required to accommodate off street parking for a minimum of two vehicles. 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'). 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. Such landscaping shall include a mixture of trees, shrubs, and groundcover. 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 Short Plat application. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed 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% 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 retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. A formal tree retention plan would be reviewed at the time of the Short Plat application. Critical Areas: There appear to be no critical areas on site. It is the applicant’s responsibility to ascertain whether additional critical areas are present on the site. If so, the proposal would need to be revised accordingly. 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 proposed subdivision. Permit Requirements: The proposed subdivision would require Preliminary Short Plat Approval. All land use permits would be processed within an estimated time frame of 6-8 weeks. The Short Plat application fee is $1,400. A 3% technology fee would also be assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the building permit issuance.  A Fire Impact fee of $479.28 per each new single family residence;  A Transportation Impact Fee based on $1,430.72 per each new single family residence;  A Parks Impact Fee based on $963.016 per each new single family residence; and  A School District Impact Fee based on $5,455 per each new single family residence. A handout listing all of the City’s Development related fees in attached for your review. Expiration: The preliminary short plat approval is valid for two years with a possible one-year extension.