Loading...
HomeMy WebLinkAboutPRE012-062,Honeybrook Circle Short Plat,2-lot SHPL, R-8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: August 23, 2012     TO: Pre-application File No. 12-062     FROM: Gerald Wasser, Associate Planner     SUBJECT: Honeybrook Circle 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 on NE 6th Street between Fields Avenue NE and Graham Avenue NE. The project site slopes downward to the south. The property is zoned Residential – 8 dwelling units per acre and is approximately 12,023 square feet in area. The applicant is proposing to subdivide the property into 2 lots. The subject site is Lot 1 of the Honeybrook Circle Preliminary Plat (LUA06-143). That plat has not yet been recorded and is currently under construction. Vehicular access to Proposed Lot 1 would be via a new driveway from Fields Avenue NE and access to Proposed Lot 2 would be via a new driveway from Graham Avenue NE. Current Use: The property is currently vacant with clearing, grading, utilities construction activities taking place prior to recording the Honeybrook Circle Preliminary Plat (LUA06-143). 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, the applicant has submitted calculations which indicate that the proposed 2-lot short plat would have a density of 7.14 dwelling units per net acre. Because the underlying plat (LUA06-143) would be further subdivided by the current 2-lot short plat proposal, net density must be calculated on the overall area. Therefore, the applicant has also provided calculations if 15 lots were to be proposed on the overall site which would result in a net density of 8.2 dwelling units per net acre. RMC 4-11-040 Density, Net states that those net density calculations which result in a fraction that is less than 0.50 shall be rounded down to the nearest whole number; in this case that is 8.0 du/ac. This rounded net density complies with the density range of the R-8 zone. 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 for corner lots is 60 feet and minimum lot depth is 65 feet. The dimensions indicated on the submitted site plan comply with these 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. 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. 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. Please note that the proposed 2-lot short plat would be subject to the Residential Design Standards. Access/Parking: The applicant has indicated that access to Proposed Lot 1 would be via a new driveway from Fields Avenue NE and access to Proposed Lot 2 would be via a new driveway from Graham Avenue NE. Such driveway cuts have been indicated on the approved Landscape Plan for the Honeybrook Preliminary Plat (LUA06-143). Landscaping and Open Space: Landscaping must conform to the approved Landscape Plan for the Honeybrook Circle Preliminary Plat (LUA06-143). Significant Tree Retention: Conformance with the tree clearing plan for the Honeybrook Circle Preliminary Plat (LUA06-143) would be required. Critical Areas: There are no mapped critical areas located on the project site. Environmental Review: The proposed project would be categorically exempt from Environmental (SEPA) regulations. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed 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. Please note that a formal application for the proposed 2-lot short plat cannot be accepted until such time as the Honeybrook Circle Preliminary Plat (LUA06-143) final plat has been recorded. 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. 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.