Loading...
HomeMy WebLinkAboutPRE013-000715, Park Ave SHPL, 7-lot SHPL, R-8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: June 20, 2013     TO: Pre-application File No. 13-000715     FROM: Gerald Wasser, Associate Planner  SUBJECT:  Park Avenue 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 2802 Park Avenue North (APN 3342103282) at the northwest corner of Park Avenue North and North 28th Street. The project site is 42,247 square feet in area (0.97 acre) and is zoned Residential – 8 dwelling units per acre (R-8). The subject property is relatively flat with a slight downslope from the north central portion to the southwestern portion of the property and from the north central to the eastern portion of the property. The applicant is proposing two different scenarios: Proposal A is to subdivide the property into 7 residential lots with lots ranging in size from 5,260 to 7,400 square feet with access to Proposed Lot 1 via a new driveway from North 28th Street, access to Proposed Lot 2 via a new driveway from Park Avenue North, and an access via a joint use driveway easement across Proposed Lots 3 and 4 to access Proposed Lots 6 and 7, and access to Proposed Lot 5 via a new driveway from Park Avenue North. Proposal B is to subdivide the property into 7 lots with each lot ranging from 5,310 square feet to 7,295 square feet in size. Access to Proposed Lots 1, 2, and 3 would be via new driveways from North 28th Street, access to Proposed Lots 4, 6, and 7 would via an access easement across Proposed Lots 4 and 6 from North 28th Street, and access to Proposed Lot 5 via a new driveway from Park Avenue North. Current Use: An existing 2,220 square foot single-family house and two garage structures currently exist on the project site. While not indicated on the submitted plans, it appears that these existing structures would be removed to accommodate the proposed project. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). The minimum density in the R-8 zone is 4.0 dwelling units per net acre (du/ac) and the maximum density is 8.0du/ac. Note: Private access easements, critical areas (wetlands, streams, slopes in excess of 40%), and public right-of-way dedications are deducted from the total area to determine net density. Joint use/shared driveways are encouraged, where feasible, and function as access easements. Such joint use/shared driveways would be required for both subdivision proposals. Net density would be verified at the time of formal short plat submittal. Please be advised that right-of-dedication and street improvements including corner dedication and improvements are likely to be required along both Park Avenue North and North 28th Street. Such dedications would be deducted from the gross site area in order to determine net density. Also, the submitted materials do not indicate how storm drainage would be accommodated. It is likely that the project would need a storm pond or vault within storm water tracts. While the City of Renton considers tracts as lots, storm water tracts would not be used to calculate net density. Staff recommends that the applicant redesign the project shown in Proposal B to conform to City Code while accommodating the appropriate density range, adhering to access and lot configuration requirement, as well as storm water regulations. A Density Worksheet would be required with a formal short plat application submittal. 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. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-8 is 5,000 square feet for parcels one acre or less. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 65 feet. Note: Proposed Lots 6 and 7 in Proposal A would be 49 feet in width which does not satisfy the 50-foot width requirement for internal lots. Because other possible subdivision alternatives exist for this property, staff would not be supportive of a variance for internal lot width. Additionally, any right-of-way dedication along Park Avenue North would reduce the width of Proposed Lot 1 in both Proposals A and B to less than the 60-foot width requirement for corner lots. Minimum lot size, width, and depth requirements would be verified at the time of building permit review. 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 height of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. Note: Compliance with the maximum building coverage and maximum impervious coverage requirements are 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 in Zone R-8 are: Front yard – 15 feet for the primary structure. Rear yard – 20 feet. Side yards – 5-feet, except 15-feet for side yards along a street or access easement. Note: The applicant is advised that the side yard setback along streets is 15 feet. This requirement would be applicable in both Proposals A and B for Proposed Lot 1. The 15-foot side yard setback along a street in conjunction with the 5-foot internal side yard setback would significantly reduce the building “envelope” for the corner lot in both proposals. Please be further advised that access easements/joint use driveways which serve 3 or fewer lots must have a minimum 5-foot side yard setback along the access easement/joint use driveway; access easements/joint use driveways serving four or more lots must have a minimum 15-foot side yard setback along the access easement/joint use driveway. 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 4-2-115 would be applicable to any new residential structures. A handout indicating the applicable guidelines and standards is enclosed. Access/Parking: Access to each as indicated in the note in the Zoning/Density Requirements section, above, is not clearly indicated. Two off street parking spaces are required for each lot. Note: Joint use/shared driveways are encouraged where feasible. In order to reduce the number of curb cuts and to promote pedestrian access, such joint use/shared driveways would be required for both proposals. A shared driveway may be permitted for access up to a maximum of 4 lots. Up to 3 of the lots may use the driveway as primary access for emergencies. The remainder of the lots must have physical frontage along a street for primary and emergency access and shall only be allowed vehicular access from the shared private driveway. Staff recommends that the applicant redesign the project shown in Proposal B to conform to City Code while accommodating the appropriate density range, adhering to access and lot configuration requirement, as well as storm water regulations. 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, if there is no landscape strip within the right-of-way, then two ornamental trees are required in the front yard setback area of each lot. These trees would need to be planted prior to the final inspection of the building permit. 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: There are several large, mature conifers and mature deciduous trees on the project site. While the submitted pre-application materials do not indicate which of the existing trees would be retained, 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 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If staff determines that 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 subject site does not contain any identified critical areas. The subject site is located within Aquifer Protection Zone 2. If more than 50 cubic yards of fill material are to be imported to the site, a fill source statement must be submitted. Environmental Review: Short plats are exempt from Environmental (SEPA) Review unless critical areas and their buffers are found to exist on the subject property. Permit Requirements: Short Plat requests are reviewed within an estimated time frame of 6 to 8 weeks, from the time that the application is accepted as complete. The fee for a short plat application is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee). Fees: In addition to the applicable building and construction fees, impact fees are required. Such fees 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 2013 are as follows: Transportation Impact Fee - $717.75 per new single-family house; Park Impact Fee - $530.76 per new single-family house; Fire Impact Fee - $479.28 per new single-family house; and Renton Schools Impact Fee - $6,392.00 per new single-family house. A handout listing all of the City’s Development related fees is attached for your review. Note: The applicant is encouraged to seek staff input when the project has been redesigned prior to formal submittal. After staff has reviewed the final design/layout and when formal application materials are complete, the applicant must make an appointment with the project manager, Gerald Wasser, to have one copy of the application materials pre-screened at the 6th public counter prior to submitting the complete application package. Mr. Wasser may be contacted at (425) 430-7382 or gwasser@rentonwa.gov. Expiration: Upon approval, short plats are valid for two years with a possible one year extension.