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HomeMy WebLinkAbout12-048 (R-8 Christelle Ridge Slopes Expire Plat)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. 12-048     FROM: Rocale Timmons, Associate Planner     SUBJECT: Christelle Ridge      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 SE 95th Way and Duvall Ave NE. The applicant is proposing a preliminary plat for a 20-lot subdivision of a 3.53-acre site located within the R-8 zoning designation. The proposed lots are intended for the eventual development of detached single-family homes. The site abuts the King County boundary to the north and access to the site would be gained from SE 95th Way in King County. The project includes a cul-de-sac and private easements for direct access to the proposed lots. The site contains steep slopes. The applicant went before the City’s Hearing Examiner, on February 1, 2005, for a 22-lot preliminary plat and approval was granted on April 18, 2005 (LUA04-100) subject to conditions including a condition to reduce the number of lots down to 20. City Council adopted the Examiner's recommendations. However, the preliminary plat approval expired on August 18, 2010 and the applicant is now requesting preliminary plat approval in order to simply proceed to recording. Since the original approval in 2005 the applicant has done a significant amount of grading. Very little infrastructure has been constructed. Current Use: The site is currently vacant. 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 6.6 du/ac. However, since the exact area of the land within right-of-way dedications and access easements on site were not provided with the pre-application materials, the net density could not be calculated. 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. 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. The proposed setbacks are depicted incorrectly for proposed Lot 2. Please orient the front yard setback to Whitman Place NE and the rear yard setback along the west. However, access can still be gained via the proposed pipestem. Access/Parking: Access to site is proposed via a road extended from SE 95th St which terminates in a cul-de-sac. 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. There are topographical constraints on the property therefore it does not appear a grid pattern is feasible. The proposed road layout achieves the elimination of pipestem lots previously requested. 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 site contains protected slopes (40% plus) and sensitive slopes (20% - 40%). While there has been a significant amount of grading already accomplished on the site, the proposal would continue to be considered a Hillside Subdivision. Greater attention will be paid to the potential for drainage, erosion, and slope stability problems than other subdivisions. The following additional standards shall apply to hillside subdivisions: 1. Application Information: Information concerning the soils, geology, drainage patterns, and vegetation shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate that the development of the hillside subdivision will not result in soil erosion and sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and maintaining roads and public facilities and increased need for emergency relief and rescue operations. 2. Grading: Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction, and retaining walls. 3. Streets: a. Streets may only have a grade exceeding fifteen percent (15%) if approved by the Department and the Fire Department. b. Street widths may be less than those required in the street standards for streets with grades steeper than fifteen percent (15%) if parking prohibition on one or both sides of the street is approved by the Administrator. 4. Lots: Lots may be required to be larger than minimum lot sizes required by the Zoning Code. Generally, lots in steeper areas of the subdivision should be larger than those in less steep areas of the subdivision. 5. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion control measures as deemed necessary by the Department. The applicant is required to provide an updated geo-techinical report as part of the formal land use application. Environmental Review: Environmental (SEPA) Review is required for projects nine lots or greater, or on sites that contain critical areas. However, SEPA was conducted as part of the original approval. As long as the proposal’s impacts are not substantially increased the applicant would not be required to obtain an additional SEPA determination. Permit Requirements: The proposed subdivision would require Preliminary Plat Approval. All land use permits would be processed within an estimated time frame of 8 weeks. The Preliminary Plat Review application fee is $4,000. 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 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.