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HomeMy WebLinkAboutPRE012-067. Saini Short Plat,6-lot SHPL, R-4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: September 6, 2012     TO: Pre-application File No. 12-067     FROM: Gerald Wasser, Associate Planner     SUBJECT: Saini 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 16438 111th Avenue SE. The project site slopes upward from west to east with an average slope of approximately 6 percent. The property is zoned Residential – 8 dwelling units per acre and the applicant indicates that it is approximately 94,899 square feet (2.18 acres) in area. The applicant is proposing to subdivide the property into 6 lots and one Tract (for storm water drainage). There is an existing 2,110 square foot single-family house which is proposed to remain on proposed Lot 6. A high voltage transmission line and power line right-of-way occupies much of proposed Lot 3. No development is proposed within the power line right-of-way. It appears that vehicular access to all 6 lots would be via an internal access road which ends in a cul-de-sac. Current Use: The property is currently developed with a 2,110 square foot single-family house (to remain) and contains a high voltage power line and power line right-of-way. 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. While no formal Density Worksheet was submitted, it appears that the proposed project would have a density under 4 dwelling units per net acre. However, RMC 4-2-110D.1.b allows a waiver of the minimum density requirement based on lot configuration, lack of access, or environmental or physical constraints. The proposed project would qualify for such waiver. At the time of formal application a Density Worksheet would be required. 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. All of the proposed lots meet this size requirement. Minimum lot width for corner lots is 60 feet and minimum lot depth is 65 feet. Minimum lot width for internal lots is 50 feet and minimum lot depth is 65 feet. Proposed Lots 1, 2, and 6 do not meet the minimum lot width and depth requirements. Please note that that the proposed internal road would be considered a residential access road which would require 52 feet of right-of-way (see Plan Review portion of this packet for details). Such required right-of-way would reduce the size of all proposed lots. Additionally, required right-of-way dedication along 111th Avenue SE would reduce the area of proposed Lot 1. 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. Compliance with building standards will 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. Rear yard – 20 feet. Side yards – 5-feet, except 15-feet for side yards along a street. While setback requirements would be verified at the time of building permit review, several of the proposed lots indicated on the submitted site plan do not conform to the required setback standards. Staff suggests that the applicant may wish to redesign the project to meet all required development standards. 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. Please note that the proposed 6-lot short plat would be subject to the Residential Design Standards. Access/Parking: While the applicant has not indicated driveway access for any of the 6 proposed lots, staff assumes that vehicular access would be via new driveways from the internal access road. As noted above, the internal access road would be considered a residential access road. As shown on the submitted site plan, the proposed access road does not meet the requirements of a residential access road (see Plan Review portion of this packet for details). The rolled curb indicated on the submitted “proposed cross section for the common access driveway” would not be allowed; vertical curbs are required as part of the street standards. 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. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). Street trees along 111th Avenue SE would be required in accord with RMC 4-4-070F.2. A conceptual landscape plan would be required at the time of Short Plat application. Landscape standards for drainage facilities are currently being considered. These standards would not allow landscaping within the fenced area of drainage facilities; landscaping outside the fenced area would be required. 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. 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. 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. Currently, Transportation, Fire, and Parks Fees are collected when Environmental Review is required. The subject proposal is exempt from Environmental Review and, therefore, Transportation, Fire, and Parks Mitigation Fees would not currently be required. 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. Park Mitigation Fee based on $530.76 per each new single-family residence. 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 which must be requested prior to expiration.