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HomeMy WebLinkAbout12-038 (R-8 Star short Plat) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: May 24, 2012     TO: Pre-Application File No. 12-038     FROM: Rocale Timmons, Associate Planner     SUBJECT: Star Short Plat 900 Block Renton Ave S      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 west side of Renton Ave S between the S 9th and S 10th St. The proposal is to subdivide the existing parcel into 5 lots for the future construction of single family residences. The subject property totals 3.2 acres in area, and is zoned Residential-8 dwelling units per net acre (R-8). The proposal received preliminary short plat approval in October of 2006 (LUA05-089) and has since expired. It does not appear any improvements have been made since its approval in 2005. The subject site slopes from east to west and has an average slope of approximately 26%. The project meets the City’s definition of a Hillside Subdivision as the average slopes exceed 20%. The High Landslide Hazard Areas, Erosion Hazard Areas, and Steep Slope areas are located on the western portion of the project site, primarily within the proposed open space tract. Additionally, a high coal mine hazard area is located on the western portion of the subject site. The majority of the high coal mine hazard area is proposed to be located within the proposed open space tract. An unmapped wetland and four unmapped streams (streams A, B, C, and drainage 1) are located on the subject site. Access to the proposed lots would be provided via single family residential driveways onto Renton Avenue S. 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 located within the proposed access easement would be deducted from the gross site area to determine the “net” site area prior to calculating density. After the deduction of the area within the streams, wetland, protected slopes, and proposed access easements (approximately 10,219 square feet) from the 140,723 gross square foot site area (140,723 gross square feet – 10,219 total deducted area = 130,504 net square feet = 3.0 net acres), the proposal would arrive at a net density of 1.67 dwelling units per acre (5 units / 3.0 acre = 1.67 du/ac), which is below the minimum density allowed range permitted in the R-8 zone. The proposed density is due, in large part, to the presence of High Coal Mine Hazard areas on the subject site. A geotechnical report prepared by Icicle Creek Engineers dated June 10, 2005 provides an analysis of the High Coal Mine Hazard Area located on the subject site and recommended that no building of single family residences occur over the High Coal Mine Hazard Area. Based on the information provided by the applicant a waiver from the minimum density requirements would be granted. 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 standards 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. 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-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 residence would be reviewed at the time of building permit. 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 the proposed lots would be provided via single family residential driveways onto Renton Avenue S. 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: The subject site slopes from east to west and has an average slope of approximately 26%. The project meets the City’s definition of a Hillside Subdivision as the average slopes exceed 20%. The High Landslide Hazard Areas, Erosion Hazard Areas, and Steep Slope areas are located on the western portion of the project site. Additionally, a high coal mine hazard area is also located on the western portion of the subject site. Therefore, a geotechnical report would be required to be submitted with a formal land use application. Per RMC 4-3-050 the City will be requiring independent review of the geotechnical report by a qualified specialists selected by the City, at the applicant’s expense. An unmapped wetland and four unmapped streams (streams A, B, C, and drainage 1) are located on the subject site. It appears that several of the lots would encroach into the buffers for the streams and wetlands located on site. The standard stream and wetland buffer widths may be modified through buffer averaging or reduction as specified in RMC 4-3-050L and M. Wetland buffers may not be reduced more than 50 percent of the standard buffer or less than 25 feet. If the applicant is proposing to reduce beyond the allowances in RMC 4-3-050L and M; approval of a Hearing Examiner Critical Areas Variance (as required by RMC 4-3-050N3c and RMC 4-9-250B6) would be necessary. There are five special review criteria which the applicant would be required to demonstrate compliance with in order to obtain the reasonable use variance: That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; There is no reasonable use of the property left if the requested variance is not granted; The variance granted is the minimum amount necessary to accommodate the proposal objectives; The need for the variance is not the result of actions of the applicant or property owner; and The proposed variance is based on consideration of the best available science as described in WAC 365-195-905; or where there is an absence of valid scientific information, the steps in RMC 4-9-250F are followed. While a reconnaissance and mitigation plan was submitted with the original application, studies submitted and reviewed are only valid for 5 years from date of study completion. Therefore, the applicant would be required to provide a new conceptual mitigation plan in order for staff to determine whether or not they would be supportive of such a variance. Per RMC 4-3-050 the City will be requiring independent review of the mitigation plan by a qualified specialists selected by the City, at the applicant’s expense. Environmental Review: Environmental (SEPA) Review conducted as part of the original application and a Mitigated Determination of Non-Significance was obtained. However, due to the extent of critical areas on site and possible revisions to the plat plan the applicant would be required to supplement the existing Environmental Review. Therefore, a new environmental checklist is a submittal requirement. A new 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 Short Plat approval, a Hearing Examiner Reasonable Use Critical Area Variance and Environmental (SEPA) Review. All applications can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. The Short Plat Review application fee is $1,400 and the Variance application fee is $1,200. There will also be a technology fee, of 3 %, based on the total land use application fees for the project. The application fee for SEPA Review (Environmental Checklist) is $1,000. 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.