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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000029i:\rtimmons\preapps\12-029 (r-8 burrows short plat, access).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:April 19, 2012 TO:Pre-Application File No. 12-029 FROM:Rocale Timmons, Associate Planner SUBJECT:Burrows Short Plat (16017 119th 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 west side of 119th Ave SE just north of SE 163rd St, at 16017 119th Ave SE. The proposal is to subdivide the existing parcel into 2 lots for the future construction of one single family residence and the retention of the existing single family residence. The subject property totals 11,796 in area, and is zoned Residential-8 dwelling units per net acre (R-8). Access to the proposed lot would be provided via a pipe-stem extended from 119th Ave SE. The applicant is proposing a separate curb cut from 119th Ave SE in order to access the existing single family residence, with portions of the access located within the proposed pipe-stem area. There appear to be no critical areas located on site. Current Use: There is an existing single family residence located on the proposed front lot which is proposed to remain with alterations in order to accommodate the proposed pipe-stem portion of the back lot. Zoning/Density Requirements: The subject property is located within the R-8 zoning designation. 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 the proposed access easement would be deducted from the gross site area to determine the “net” site area prior to calculating density. There is currently 150 square feet located within the proposed access easement. However, the applicant would be required to consolidate access for the two lots to one curb cut and therefore would be required to allocate additional area for the access easement. The exact area of the land within access easement could not be calculated using the pre- application materials, therefore the net density could not be calculated. Burrows Short Plat, PRE12-029 Page 2 of 3 April 19, 2012 i:\rtimmons\preapps\12-029 (r-8 burrows short plat, access).doc 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). 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 if the proposed (back) lot is oriented to the north. Building Standards – 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. 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 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) for the primary structure and 20 feet on side yards along streets (including access easements) for the attached garage. The setbacks for the new residence would be reviewed at the time of building permit. The front yard setback, on the back lot, would be oriented to the north. The existing residence appears to not comply with the side yard setback of 5 feet from the proposed pipe-stem portion of the back lot. The applicant would be required to comply with the setback requirements of the zone or request and have approved an administrative setback variance. At this time it does not appear staff would be supportive of such a variance request. 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 proposed lot would be provided via a pipe-stem extended from 119th Ave SE. The applicant is proposing a separate curb cut from 119th Ave SE in order to access the existing single family residence, with portions of the access located within the proposed pipe-stem area. The applicant would be required to consolidate access for the two lots to one curb cut along 119th Ave SE. Each lot is required to accommodate off street parking for a minimum of two vehicles. 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 Burrows Short Plat, PRE12-029 Page 3 of 3 April 19, 2012 i:\rtimmons\preapps\12-029 (r-8 burrows short plat, access).doc 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. 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 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 retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. 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: Subdivision of land into nine or fewer lots or tracts is exempt from Washington State Environmental Policy Act (SEPA) review, unless critical areas are known to be on or near the site. The proposal would be exempt from Environmental Review per WAC 197- 11-800. Permit Requirements: The proposed subdivision would require Administrative Short Plat Approval. All land use permits would be processed within an estimated time frame of 6-8 weeks. The Short Plat Review 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 mitigation fees would be required prior to the recording of the plat. Impact fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined. The following are current fees: A Fire Mitigation fee of $488.00 per new single family residence. A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and A Parks Mitigation Fee based on $530.76 per new single family residence. A School District Impact Fee based on $6,392 per new single family residence. A handout listing all of the City’s Development related fees in attached for your review. Expiration: The preliminary plat approval is valid for two years with a possible one-year extension. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:March 14, 2012 TO:Rocale Timmons, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Burrows Short Plat 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300- feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be counted toward the requirements as long as they meet current code, including 5-inch storz fittings which it does have. A water availability certificate is required from Soos Creek Water and Sewer District. 2. The fire mitigation impact fees are currently applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. Credit will be granted for the existing home to be retained/demolished. 3. Fire department apparatus access roadways are required to be 20- feet minimum pavement width. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:April 14, 2012 Revised TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Burrows Short Plat 16107 – 119th Ave SE PRE12-029 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. 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. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water Service provider will be Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City. Sanitary Sewer 1. Sewer Service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City. Storm Drainage 1. There are no drainage improvements in 119th Ave SE. 2. Small project drainage review is required for any single-family residential project that will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, new plus replaced impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds any one of these thresholds, a drainage plan and drainage report will be required with the site plan application. The report shall comply with Appendix C of the 2009 King County Surface Water Manual and the City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City’s flow control map, this site falls within the Peak Rate Control Standard, Forested Conditions. 3. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. Burrows Short Plat PRE12-029 Page 2 of 2 April 17th, 2012 H:\ced\planning\current planning\preapps\12-029.rocale\plan review comments pre12-029.doc 4. Surface Water System Development fees is $1,012 new per lot. This is payable prior to issuance of the construction permit. Credit is given for the existing home. Transportation/Street 1. Existing right of way width in 119th Ave SE is 60 feet. This street has been identified as a residential access road. To meet the City’s new complete street standards, street improvements including 22 feet of paving, curb and gutter, 8-foot planter strip, 5-foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. Applicant may submit an application to the City requesting to waive construction of the street frontage improvements since there are no existing street improvements in the area. 2. A Transportation mitigation fee of $717.75 is owed for the new lot. Credit is given for the existing home. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. 3. All water, sewer and storm BMPs are required to be provide to each new lot prior to recording of the short plat.