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HomeMy WebLinkAbout12-054 (R-8 Hazen PP, wetlands, trees)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. 12-054     FROM: Rocale Timmons, Associate Planner     SUBJECT: Hazen Preliminary Plat (1166 Hoquiam Ave NE)      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 at the intersection of NE 12th St and Hoquiam Ave NE. The applicant is proposing a preliminary plat for a 30-lot subdivision of a 4.990-acre site located within the R-8 zoning designation. The proposed lots are intended for the eventual development of detached single-family homes. Access to the site would be gained from Hoquiam Ave NE via a loop road. The site contains a Category 2 wetland and Class 4 stream. Current Use: The site is currently contains two single family residences proposed for demolition. 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. It appears the net density of the site would be approximately 7.92 du/ac which is within the density range for the R-8 zoning classification. 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 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. 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. Please take not of the following standards 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) for at least every four (4) abutting street fronting lots, or A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting 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 loop road extended from Hoquiam Ave NE. Each lot is required to accommodate off street parking for a minimum of two vehicles. Alley: Alley access is the preferred access pattern. The applicant would be required to redesign the plat in order to provide an alley for the two-tier lots. All lots abutting the alley would be required to take access off of the alley. The applicant is encouraged to request a street modification in order to eliminate the parking lane on the south side of Road A as a result of the required alley access. 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). The conceptual landscape plan submitted with the pre-application materials is required to be revised to include a 10-foot wide on-site landscape strip on each lot. 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. The applicant will be required to retain stands of trees on the perimeter of lots. Critical Areas: The project site appears to contain a Class 4 stream and a Category 2 wetland. The applicant is proposing wetland buffer averaging in order to accommodate the proposed drainage tract. A conceptual mitigation would be required to be submitted, as part of the formal land use process, demonstrating mitigation sequencing and showing a net increase in the function and value of the wetland system. Secondary review of the wetland report and/or mitigation plan may be required at the applicant’s expense. All critical areas and buffers are required to be placed in a Native Growth Protection Easement (NGPE). Environmental Review: Environmental (SEPA) Review is required for projects nine lots or greater, or on sites that contain critical areas. Therefore SEPA would be required for the proposed subdivision. Permit Requirements: The proposed subdivision would require Preliminary Plat Approval and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The Preliminary Plat Review application fee is $4,000. The application fee for SEPA Review (Environmental Checklist) 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 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 seven years with a possible one-year extension.