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HomeMy WebLinkAbout12-051 (R-4 Highlands Park Short Plat) 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. 12-051     FROM: Rocale Timmons, Associate Planner     SUBJECT: Highlands Park Short Plat (6200 SE 2nd Pl)      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 on the north side of SE 2nd Pl just east of Rosario Ave SE at 6200 SE 2nd Pl. The proposal is to subdivide the existing parcel into 3 lots for the future construction of two new single family residences. The subject property totals 43,100 square feet in area, and is zoned Residential-4 dwelling units per net acre (R-4). Access to the proposed lot would be provided via private driveways from SE 2nd Pl. There appear to be no critical areas located on site. Current Use: The site is vacant contains an existing residence which is proposed to be retained. Zoning/Density Requirements: The subject property is located within the R-4 zoning designation. The maximum density for this property would be 4.0 dwelling units per net 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. Using the gross square footage the proposal for 3 lots arrives at a gross density of approximately 3.03 du/ac (3 lots / 0.989 acres = 3.03 du/ac), which is within the density range permitted in the R-4 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 (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 is 8,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 80 feet is required. The proposal appears to comply with the lot size, width and depth requirements of the zone. Building Standards – – R-4 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 surface would be limited to 55%. Building height is restricted to 30 feet from existing grade. 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. 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 R4 zone are 30 feet for the front yard. The rear yard setback is required to be 25 feet and interior side yards are required to have 5 feet setbacks. The setbacks for the new residences would be reviewed at the time of building permit. The existing residence, proposed for retention, appears to comply with the setback requirements of the zone. Building Design Standards – The proposed structure 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. Access/Parking: Access to all three lots are proposed via private driveways extended from SE 2nd Pl. 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 Short 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: There appears to not critical areas located on site. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. Environmental Review: Environmental (SEPA) Review is required for projects five lots or greater, or on sites that contain critical areas. Therefore SEPA would not be required for the project. 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. Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the recording of the short 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 short plat approval is valid for two years with a possible one-year extension.