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HomeMy WebLinkAboutPRE012-032,Roman Short Plat,2 or 3-lot SHPL, R-4 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: May 10, 2012     TO: Pre-application File No. 12-032     FROM: Gerald Wasser, Associate Planner     SUBJECT: Roman 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 $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 2120 Jones Avenue NE. The property is zoned Residential – 4 dwelling units per acre (R-4) and is 98,936 square feet (2.27 acres) in size. Scenario A: The applicant is proposing to subdivide the property into 2 lots. Proposed Lot 1 would have an area of 17,850 square feet and proposed Lot 2 would have an area of 81,086 square feet and encompasses an existing house (to remain). Access to proposed Lot 2 would continue to be via an existing driveway from Jones Avenue NE. Access to proposed Lot 2 would also be from Jones Avenue NE. Scenario B: The applicant is proposing to subdivide the property into 3 lots. Proposed Lot 1 would be 17,850 square feet, proposed Lot 2 would be approximately 70,250 square feet and encompasses an existing house (to remain), and proposed Lot 3 would be approximately 10,836 square feet. Current Use: The property has an existing single-family house and two sheds to remain on Proposed Lot 2 (in both scenarios). Zoning/Density Requirements: The subject property is zoned Residential - 4 dwelling units per acre (R-4). There is no minimum density in the R-4 zone and the maximum density is 4.0 du/ac. Private access easements, critical areas and public right-of-way dedications are deducted from the total area to determine net density. Note: Because there were no calculations for the proposed access easement or for the stream and wetlands areas on the project site, it is not possible to determine density at this time. Please see the Critical Areas Section, below. A calculation of critical areas square footage and the square footage of the proposed access easement will be required in order to determine the net site area and, subsequently, the net site density. 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-4 is 8,000 square feet for parcels less than one acre. Minimum lot width is 70-feet for interior lots and 80-feet for corner lots. The minimum lot depth is 80-feet. The proposal appears to meet the minimum lot size and width requirement. Both scenarios appear to meet this development standard. Building Standards – The 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. Detached accessory structures are restricted to 15-feet in height. Accessory structures are also included in building lot coverage calculations. Compliance with building standards will 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-4 are: Front yard – 30-feet for the primary structure; Rear yard – 25-feet; Side yards – 5-feet, except 20-feet for side yards along a street. 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-4 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: The applicant has indicated that access would be taken for proposed Lot 2 via the existing driveway from Jones Avenue NE. Access to Lot 2 in both scenarios would be via a new driveway from Jones Avenue NE. Access to proposed Lot 3 in Scenario B would be from an access easement across Lot 2 from Jones Avenue NE. Each lot is required to accommodate off street parking for a minimum of two vehicles. Landscaping and Open Space: The site is vegetated. Tree requirements for short plats include at least two trees of a City approved species with a minimum caliper of 1½-inches per tree which must be planted in the front yard or planting strip of each lot prior to building occupancy. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. If 100 percent drought tolerant plants are used, irrigation is not required. Significant Tree Retention: 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 trees cannot be retained, it may be possible to replace them with minimum 2 inch caliper trees at a ratio of six to one. Critical Areas: Kennydale Creek, a Class 4 Stream bisects the subject site from south to north. Class 4 Streams have a 35-foot buffer area which is measured from the stream banks. The applicant has submitted a letter from Altmann Oliver Associates, LLC, dated July 5, 2011, which states that the only the portion of the subject property north of the existing house was observed. The letter states that portion of Kennydale Creek on the subject property appears to be a class 4 stream. That letter does not address other portions of the property nor does it mention that Category 3 wetlands exist on the site. In order to determine the buffer area for Kennydale Creek and to confirm the classification of the stream, a Stream Study would be required with a formal short plat application. Secondary review of that Stream Study would likely be required. Secondary review would accomplished by a biological consultant hired by the City and paid for by the applicant. Further, in order to determine the extent of wetlands and the impacts that the proposed development may have them and their buffers, a wetland study must be prepared by a wetland biologist. The wetland study should identify a mitigation monitoring plan if necessary. A habitat study must be incorporated into the wetland delineation. The general purpose of the City’s critical areas regulations is defined in RMC 4-3-050A.1. In addition, the Code states that no action shall be taken which results in any alteration of a critical area except as consistent with the purpose, objectives, and requirements of the Code. The Code requires the following before a permit may be approved: affirmative and appropriate measures are instituted to minimize and compensate for unavoidable impacts to regulated wetlands or their buffers; that the project results in no net loss of regulated wetland area, value, or function in the drainage basin where the wetland is located [“The concept of no net loss” means to create, restore, and/or enhance a wetland so that there is no reduction to total wetland acreage and/or function. The concept of no net loss pertains to streams as well; there shall be no net loss of riparian area or shoreline ecological function resulting from any activity or land use occurring within a regulated buffer area.]; and variance process is successfully completed to determine conditions for permitting of the requested activity including appropriate measures to reduce the impacts. These provisions must be satisfied and addressed in the wetland study discussed in this section. Reductions of wetland buffer widths are permitted only for Category 1 and 2 wetland buffers. However, buffer averaging for Category 3 wetlands may occur in accordance with RMC 4-3-050M6.f. Reductions of stream buffer widths are permitted only in accordance with RMC 4-3-050L.5.c. Determining the feasibility of either of the proposed subdivision scenarios is not possible without the information and reports described in this report. Copies of the Stream and Wetland Regulations are attached. Environmental Review: Short plats are categorically exempt from Environmental (SEPA) Review unless critical areas are found to be present on the project site. The project area contains Kennydale Creek, a Class 4 stream, and Category 3 Wetlands. Therefore, SEPA Review is required. Permit Requirements: The proposals would require approval of an Administrative Short Plat and SEPA Review. The Short Plat request and SEPA Review would be reviewed concurrently within an estimated time frame of 6 to 8 weeks. The fee for the short plat is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee); the fee for SEPA Review is $1,030.00 ($1,000.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. Upon receipt of preliminary approval, the applicant must complete any required improvements, such as sidewalks, fire hydrants and grading. A separate construction permit is required for these improvements. The applicant must also satisfy any conditions of the preliminary approval before the short plat can be recorded. A separate (no-fee) submittal is required for the final short plat. The newly created lots may be sold only after the short plat has been recorded. The applicant can submit plans for building permit review for new construction before the short plat is recorded, however, the City can issue building permits only when the plat has been recorded. Impact/Mitigation Fees: 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 Parks Mitigation Fee based on $530.76 per new single family residence payable prior to recording; A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project payable prior to recording; A Fire Mitigation Fee based on $488.00 per new single-family residence payable prior to recording; and, A Renton School District Impact Fee based on $6,392.00 per each new single-family residence 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, a short plat is valid for two years with a possible one year extension.