Loading...
HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000049DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 2, 2012 \g June 14, 2010 TO:Jerry Wasser, Planner FROM:Jan Illian, Plan Review SUBJECT:Delos Santos Short Plat 4200 – NE 25th Place PRE 12-049 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. Water 1. Water service will be provided by the City of Renton. There is a 6-inch cast iron water main in NE 25th Place. Available fire flow from the 6-inch water main is 1000 gpm. The project is in the 565 water pressure zone. 2. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of all structures. There is a fire hydrant in the vicinity that may be counted towards the fire protection of this project, but is subject to verification for being within 300 feet of the nearest corner of all buildings. Location will require fire department approval. 3. Existing hydrant(s) counted as fire protection will be required to be retrofitted with a 5” quick disconnect storz fitting if not already in place. 4. System development fee for water is based on the size of the new domestic water meters that will serve the new homes on the new lots. Fee for ¾-inch water meter install is $2,236.00. Fee for a 1-inch meter is $5,589.00. Credit will be given to the existing home. 5. Fee for a ¾-inch meter installed by the City is $2,260.00. Fee for a 1-inch meter installed by the City is $2,430.00. 6. If the applicant proposes to keep the existing home and create a two-lot short plat, a new hydrant may be required and a new water meter may be installed at the street for the new lot to the rear. If the Delos Santos Short Plat PRE 12-049 Page 2 of 3 July 2, 2012 H:\CED\Planning\Current Planning\PREAPPS\12.049.Jerry\Plan Review Comments PRE 12-049.doc applicant proposes to remove the existing home and create a 3-lot short plat, then a minimum of a 4- inch water main, and up to an 8-inch water main, will be required to be extended onsite. Sanitary Sewer 1. Sewer service will be provided by the City of Renton. There is an 8-inch sewer main in NE 25th Place. 2. System development fees for sewer are based on the size of the new domestic waters to serve the new homes on the new lots. Sewer fee for a ¾- inch water meter install is $1,591.00. Fee for a 1-inch meter is $3,977.00. Credit will be given for the existing home if it is connected to sewer. Payment of these fees will be required prior to issuance of the utility construction permit. 3. If the applicant proposes to keep the existing home and create a two-lot short plat, a new sewer stub in NE 25th Place, extended within six feet of the property line of the new lot, will be required. If the applicant proposes to remove the existing home and create a 3-lot short plat, separate side sewer stubs may be provided to each lot. Storm Drainage 1. There is a 12-inch storm drainage conveyance system in NE 25th Place. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. This project may be subject to Appendix C, Small Project Drainage Requirement only. 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. 4. A Construction Stormwater Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 5. Surface Water System Development fees are $1,012 per each new lot. Credit will be given for the existing home. This is payable prior to issuance of the construction permit. Transportation/Street 1. There are no existing street improvements fronting the site in NE 25th Place. Existing right-of-way width in NE 25th Place is 60 feet. This street has been identified as a residential access street. To meet the City’s new complete street standards, street improvements fronting this site will include a pavement width of 26 feet, an 8-foot planter strip, 5-foot sidewalk, curb, and gutter. 2. Street lighting is not required. 3. Private access roadway shown under the 3-lot short plat proposal shall be a minimum roadway width of 26 feet, and 20 feet of paving. 3. Current traffic mitigation fees are $717.75 per new single-family lot. Credit will be given to the existing home. These fees are payable prior to recording of the plat. A fee increase is anticipated in 2014. Delos Santos Short Plat PRE 12-049 Page 3 of 3 July 2, 2012 H:\CED\Planning\Current Planning\PREAPPS\12.049.Jerry\Plan Review Comments PRE 12-049.doc 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 subdivisions shall provide water, sewer and storm stubs to each new lot prior to recording of the plat. h:\ced\planning\current planning\preapps\12-049.jerry\pre012-049,delos santos short plat,2 or 3-lot shpl, r-8.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 12, 2012 TO:Pre-application File No. 12-049 FROM:Gerald Wasser, Associate Planner SUBJECT:Delos Santos 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 4200 NE 25th Street (APN 0323059166). The project site is a flat lot. The property is zoned Residential – 8 dwelling units per acre and is 43,011 (0.99 acre) in size. The applicant is proposing two short plat scenarios. Proposal 1 would be a 2-lot short plat. Lot 1 in this scenario would be approximately 11,250 square feet encompassing the existing house to remain). Lot 2 would be a pipestem lot and would be approximately 31,761 square feet. Vehicular access to Lot 1 would be via the existing driveway from NE 25th Street; vehicular access to Lot 2 would be from NE 25th Street via a 20-foot wide pipestem driveway. Proposal 2 would be a 3-lot short plat. Lot 1 would be approximately 12,000 square feet (the existing house would be removed), Lot 2 would be approximately 9,600 square feet and Lot 3 would be approximately 21,411 square feet. Vehicular access to the 3 lots would be via a 20-foot access easement along the east sides of lots 1 and 2 from NE 25th Street. Delos Santos Short Plat, PRE12-049 Page 2 of 5 July 12, 2012 h:\ced\planning\current planning\preapps\12-049.jerry\pre012-049,delos santos short plat,2 or 3-lot shpl, r-8.doc Current Use: The property currently contains a single family house and a shed. The house would remain under Proposal 1 with the shed to be removed. Both the house and shed would be removed under Proposal 2. 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 8.0 du/ac. Private access easements, critical areas and public right-of-way dedications are deducted from the total area to determine net density. Under Proposal 1, the net density would be 2 dwelling units per acre; under Proposal 2, the proposed access easement is 4,500 square feet and would be subtracted from the gross site area (in addition to any required right-of-way dedication) resulting in a net density of 3.4 dwelling units per acre. The net density in both scenarios is less than the required minimum density for Zone R-8. Note: RMC 4-2-110D.1.b states that in the event the applicant can show that minimum density cannot be achieved due to lot configuration, the lack of access, environmental or physical constraints, minimum density requirements may be waived by the Reviewing Official. Staff prefers Proposal 1, the 2-lot short plat scenario. 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 less than one acre. Minimum lot width is 50 feet and minimum lot depth is 65 feet. As shown on the submitted site plans, both Proposals 1 and 2 meet the minimum lot size and width requirements. 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. In Proposal 1, it appears that Lot 1 containing the existing house would comply with this standard. Compliance with building standards would be determined at the time of building permit review for any new structures. 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 Zone R-8 are: Front yard – 15 feet for the primary structure. As shown in Proposal 1, Lot 1 would comply with this standard. Setbacks would be verified at the time of building permit review. Rear yard – 20 feet. As shown in Proposal 1, Lot 1 would comply with this standard. Setbacks would be verified at the time of building permit review. Delos Santos Short Plat, PRE12-049 Page 3 of 5 July 12, 2012 h:\ced\planning\current planning\preapps\12-049.jerry\pre012-049,delos santos short plat,2 or 3-lot shpl, r-8.doc Side yards – 5-feet, except 15-feet for side yards along a street. As shown in Proposal 1, Lot 1 would comply with this standard. Please note that in Proposal 2, the east side of Lots 1 and 2 would be considered side yards along a street. 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. As applicable to the R-8 zone, the guidelines are: Garages – The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garages and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Primary Entry – Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the façade closest to the street. When a home is located on a corner lot (i.e. at the intersection of two roads or the intersection of a road and a common space) a feature like a wraparound porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Façade Modulation – Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well- defined entry element. Windows and Doors – Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Scale, Bulk, and Character –A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Roofs – Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as, roofing that is made of material like gravel and/or reflective material is discouraged. Eaves – Eaves should be detailed and proportioned to complement the architectural style of the home. Architectural Detailing – Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Delos Santos Short Plat, PRE12-049 Page 4 of 5 July 12, 2012 h:\ced\planning\current planning\preapps\12-049.jerry\pre012-049,delos santos short plat,2 or 3-lot shpl, r-8.doc Materials and Color – A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Access/Parking: In Proposal 1, the applicant has indicated that access would be taken for Lot 1 via an existing driveway from NE 25th Street; and access for Lot 2 would be taken via a 20-foot pipestem driveway from NE 25th Street. Two off street parking spaces are required for each proposed lot. In Proposal 2, the applicant has indicated that access would be taken via an access easement. Please see Plan Reviewer and Fire Department comments regarding width, paving, and the necessity of fire sprinklers and required hammerhead turnaround. Please note that driveways may not be located closer than five feet to any property line (RMC 4-4-080I.2.a.iii). Critical Areas: The project site is located in Aquifer Protection Zone 2. A fill source statement is required for work within this aquifer protection zone. Wetlands have been identified in proximity to the proposed project. Therefore, a letter from a qualified wetland expert attesting to the fact that wetlands are or are not located on or within 100 feet of the subject property is required. Should wetlands be located onsite, a Wetland Delineation Report would be necessary. Environmental Review: The proposed project is exempt from Environmental (SEPA) Review unless Critical Areas are found on the project site. Should Environmental Review be required, the Environmental Review fee is $1,030.00 ($1,000.00 plus 3% Technology Surcharge Fee). Permit Requirements: The proposal would require approval of an Administrative Short Plat. The administrative short plat request would be reviewed concurrently with Environmental Review (if one is required) within an estimated time frame of 6 to 8 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. Impact/Mitigation Fees: In addition to the applicable construction and building permit fees, the following mitigation fees would be required prior to issuance of building permits. Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. Currently fees are the following: A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; A Fire Mitigation Fee based on $488.00 per new single-family residence; and, A Renton School District Impact fee based on $6,392.00 per each new single-family residence and is payable prior to issuance of building permits. Delos Santos Short Plat, PRE12-049 Page 5 of 5 July 12, 2012 h:\ced\planning\current planning\preapps\12-049.jerry\pre012-049,delos santos short plat,2 or 3-lot shpl, r-8.doc A handout listing all of the City’s Development related fees is attached for your review. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.