HomeMy WebLinkAboutPRE012-049,Delos Santos Short Plat,2 or 3-lot SHPL, R-8 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. 12-049
FROM:
Gerald Wasser, Associate Planner
SUBJECT:
Delos Santos 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 at 4200 NE 25th Street (APN 0323059166). The project site is a flat lot. The property is zoned Residential – 8 dwelling units per
acre and is 43,011 (0.99 acre) in size. The applicant is proposing two short plat scenarios.
Proposal 1 would be a 2-lot short plat. Lot 1 in this scenario would be approximately 11,250 square feet encompassing the existing house to remain). Lot 2 would be a pipestem lot and
would be approximately 31,761 square feet. Vehicular access to Lot 1 would be via the existing driveway from NE 25th Street; vehicular access to Lot 2 would be from NE 25th Street
via a 20-foot wide pipestem driveway.
Proposal 2 would be a 3-lot short plat. Lot 1 would be approximately 12,000 square feet (the existing house would be removed), Lot 2 would be approximately 9,600 square feet and Lot
3 would be approximately 21,411 square feet. Vehicular access to the 3 lots would be via a 20-foot access easement along the east sides of lots 1 and 2 from NE 25th Street.
Current Use: The property currently contains a single family house and a shed. The house would remain under Proposal 1 with the shed to be removed. Both the house and shed would be
removed under Proposal 2.
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. Under
Proposal 1, the net density would be 2 dwelling units per acre; under Proposal 2, the proposed access easement is 4,500 square feet and would be subtracted from the gross site area
(in addition to any required right-of-way dedication) resulting in a net density of 3.4 dwelling units per acre. The net density in both scenarios is less than the required minimum
density for Zone R-8. Note: RMC 4-2-110D.1.b states that in the event the applicant can show that minimum density cannot be achieved due to lot configuration, the lack of access,
environmental or physical constraints, minimum density requirements may be waived by the Reviewing Official. Staff prefers Proposal 1, the 2-lot short plat scenario.
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 is 50 feet and minimum lot depth
is 65 feet. As shown on the submitted site plans, both Proposals 1 and 2 meet the minimum lot size and width 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. In Proposal 1, it appears that Lot 1 containing the existing house would comply with this standard. Compliance
with building standards would 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. As shown in Proposal 1, Lot 1 would comply with this standard. Setbacks would be verified at the time of building permit review.
Rear yard – 20 feet. As shown in Proposal 1, Lot 1 would comply with this standard. Setbacks would be verified at the time of building permit review.
Side yards – 5-feet, except 15-feet for side yards along a street. As shown in Proposal 1, Lot 1 would comply with this standard. Please note that in Proposal 2, the east side of Lots
1 and 2 would be considered side yards along a street. Setbacks would be verified at the time of building permit review.
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. As applicable to the R-8 zone, the guidelines are:
Garages – The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes
the presence of the garages and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance
to the housing unit it is intended to serve. Primary Entry – Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and
be on the façade closest to the street. When a home is located on a corner lot (i.e. at the intersection of two roads or the intersection of a road and a common space) a feature like
a wraparound porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides.
Façade Modulation – Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection
of an open porch to the building, a dormer facing the street, or a well-defined entry element.
Windows and Doors – Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally.
Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of
the same character as the home.
Scale, Bulk, and Character –A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods
shall have a variety of home sizes and character.
Roofs – Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as, roofing that
is made of material like gravel and/or reflective material is discouraged.
Eaves – Eaves should be detailed and proportioned to complement the architectural style of the home.
Architectural Detailing – Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall
reflect the architectural character of the house.
Materials and Color – A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character
of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone.
Access/Parking: In Proposal 1, the applicant has indicated that access would be taken for Lot 1 via an existing driveway from NE 25th Street; and access for Lot 2 would be taken via
a 20-foot pipestem driveway from NE 25th Street. Two off street parking spaces are required for each proposed lot. In Proposal 2, the applicant has indicated that access would be taken
via an access easement. Please see Plan Reviewer and Fire Department comments regarding width, paving, and the necessity of fire sprinklers and required hammerhead turnaround. Please
note that driveways may not be located closer than five feet to any property line (RMC 4-4-080I.2.a.iii).
Critical Areas: The project site is located in Aquifer Protection Zone 2. A fill source statement is required for work within this aquifer protection zone. Wetlands have been identified
in proximity to the proposed project. Therefore, a letter from a qualified wetland expert attesting to the fact that wetlands are or are not located on or within 100 feet of the subject
property is required. Should wetlands be located onsite, a Wetland Delineation Report would be necessary.
Environmental Review: The proposed project is exempt from Environmental (SEPA) Review unless Critical Areas are found on the project site. Should Environmental Review be required,
the Environmental Review fee is $1,030.00 ($1,000.00 plus 3% Technology Surcharge Fee).
Permit Requirements: The proposal would require approval of an Administrative Short Plat. The administrative short plat request would be reviewed concurrently with Environmental Review
(if one is required) 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.
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.
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.