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Home My WebLink About12-050 (R4 14 lots)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 5, 2012 TO: Pre-Application File No. 12-050 FROM: Vanessa Dolbee, Senior Planner SUBJECT: Saddlebrook Preliminary Plat – 13426 156th Ave. SE 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 13426 and 13430 156th Avenue SE and is comprised of two parcels. The project site totals 4.36 acres in area, and is zoned Residential-4 dwelling units per net acre (R-4). The proposal is to subdivide the existing parcel into 14 lots for the future construction of single family residences. Access to the site is proposed via a new public road off of 158th Avenue SE. Current Use: The property is currently developed with a single family home, garage and horse pen. Zoning/Density Requirements: The subject property is located within the R-4 zoning designation. The maximum density allowed in the R-4 zone is 4.0 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 information provided with the application, 0.681 acres of the site would be dedicated as a public road resulting in 3.676 acres of net developable area. The division of 3.676 acres into 14 lots results in a net density of 3.81 du/ac (14 lots /3.676 acres = 3.81 du/ac), which is within the density range permitted in the R-4 zone. The project would need to meet density requirements using “net” square footage. 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-4 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 for interior lots and 80 feet for corner lots, as well as a minimum lot depth of 80 feet, is also required. Based on the provided information, it appears the proposed lots would comply with minimum lot size, width and depth requirements. 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. 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. 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-4 zone are 30 feet in front for the primary structure. However, the front yard setback of the primary structure may be reduced to 20 feet if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. The rear yard setback is 25 feet. Interior side yard setbacks are 5 feet. Side yards along-a-street (including access easements) are 15 feet for the primary structure and 20 feet on side yards along streets (including access easements) for the attached garage gaining access from the side street. The setbacks for the new residences would be reviewed at the time of building permit. Access/Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles. Access to the site is proposed via a new public road extended from 158th Avenue SE. 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. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). 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 subject site does not appear to contain any critical areas. Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) review due to the number of proposed units. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. 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 10-12 weeks. The Preliminary Plat Review application fee is $4,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. There is a technology fee, of 3 %, based on the total land use application fees for the project. 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 issuance of building permits. 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 $6,310 per new single family residence. A handout listing all of the City’s Development related fees in attached for your review. Expiration: Upon preliminary plat approval, the preliminary plat approval is valid for five years with a possible one-year extension.