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HomeMy WebLinkAbout12-060 (R-8 & R-4 Renton 22 Plat, Aquifer) (2)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: August 9, 2012     TO: Pre-Application File No. 12-060     FROM: Vanessa Dolbee, Senior Planner     SUBJECT: Renton 22 Preliminary 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 $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 near the dead end of SE 18th Street adjacent to the Seattle Water Line on both the east and south sides. The site is comprised of four parcels 2123059044, 2123059051, 2123059054, and 2123059061 in the vicinity of Tiffany Park. The applicant is proposing a preliminary plat for a 122-lot subdivision of a 21.74-acre site located within the R-8 zoning designation (a small portion is zoned R-4). The proposed lots are intended for the eventual development of detached single-family homes. Access to the site is proposed off of SE 18th Street and a new connection across the Seattle Water Line to connect to an unnamed street to the south. The proposed plat would include a new internal street network to provide access to all the proposed lots. Current Use: The site is currently vacant and owned by the Renton School District. 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 of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The application materials identified that 5.00 acres would be included in public right of way resulting in 16.54 acres of R-8 zoned property and 0.20 acres of R-4 zoned property. Based on the provided information, proposed lot 39 would be located in the R-4 zone. Lot 39 would be 0.31 acres in area and cross into the R-8 zone for approxamily 0.13 acres. Utilizing the area dedicated to Lot 39 under the R-4 density calculations, the R-4 “portion” of the site results in a density of 3.23 dwelling units per acre (1 lot /0.31 acre = 3.23 du/ac). Using the same calculation method, 16.41 acres (16.54 acres, total R-8 area, – 0.13 acres, R-8 area dedicated to R-4 lot 39, = 16.41 acres) of R-8 developed area with 121 lots results in a net density of 7.37 dwelling units per acre (121 lots / 16.41 acres = 7.37 du/ac). Based on the above calculations is appears the subject development would be compliant with both the R-8 and R-4 density regulations. 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. As the majority of the subject site is located in the R-8 zone the below information is applicable to that portion of the site subject to R-8 standards. However, the one lot located in the R-4 zone is required to comply with the R-4 standards which have not been included in the report below. 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 more than 1 acre; therefore a minimum lot size of 4,500 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 size, width and depth requirements of the zone. However, a number of the lots are designed in an odd shape, due to their shape staff was unable to determine compliance with lot width and depth requirements. Detailed information regarding lots size would be required at Preliminary Plat submittal to show compliance with lot width and depth requirements. Lot Configuration – One of the following is required: Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference), or A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. 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 and a maximum impervious surface 75%. 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. Building Design Standards – All single family residences 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 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 residences would be reviewed at the time of building permit. Access/Parking: Access to site is proposed via a road extended from SE 18th Street and to a unnamed street to the south. In addition an internal street network is proposed to access the 122 proposed lots. RMC 4-7-150, Streets– General Requirements and Minimum Standards, requires that the proposed street system extend and create connections between existing streets. A grid street pattern is required to be used to connect existing and new development and shall be the predominant street pattern in any subdivision. The grid pattern may be adjusted to a “flexible grid” by reducing the number of linkages or the alignment between roads, where the following factors are present on site: i. Infeasible due to topographical/environmental constraints; and/or ii. Substantial improvements are existing. Portions of the proposed street pattern would meet the above standards. Where cul-de-sacs are proposed there are opportunities to continue the proposed grid pattern, these opportunities should be reviewed and analyzed. 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 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 Preliminary 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: The City of Renton’s Critical Areas maps indicate the subject site is located within the Aquifer Protection Zone. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is needed. Environmental Review: Environmental (SEPA) Review is required for projects nine lots or greater, or on sites that contain critical areas. Permit Requirements: The proposed subdivision would require Preliminary Plat Approval and SEPA Environmental Review. All land use permits would be processed within an estimated time frame of 12 – 14 weeks. The Preliminary Plat Review application fee is $4,000 and the SEPA Environmental Review is $1,000. 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 Renton School District Impact Fee based on $6,310 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 seven years with a possible one-year extension.