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HomeMy WebLinkAboutPRE014-000451 Central Island Short Plat_3 or 4 lots DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: March 15, 2014     TO: Pre-application File No. 14-000451     FROM: Kris Sorensen, Associate Planner     SUBJECT: Central Island 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 3413 NE 7th Street (APN 8011100110). The project site has a small gently sloped area in the southern part of a primarily flat lot. The property is zoned Residential – 8 dwelling units per acre and is 28,715 square feet (0.66 acre) in area. The applicant is proposing to subdivide the property into 3 or 4 lots as shown on submitted short plat plans (Exhibit B shows 4 lots and Exhibit C shows 3 lots in the short plat layout). While the applicant has not indicated whether the existing house is to be retained, staff sees that the house footprint is buffered by required setbacks to make the house conform to currently required setback dimentions. The existing house would be located on Proposed Lot 1. Vehicular access to Proposed Lots 1 through 4 would be via a new shared private driveway (access easement) from NE 7th Street. The underlying plat states that lots shall not be subdivided with less than 6,000 square feet per lot with a minimum lot width of 60 feet. These standards run with this potential subdivision. The two short plat layouts, for 3 and 4 lots, show lots with less than 6,000 square feet which would not be allowed. The submitted layout with 3 lots, “Exhibit C” will be used for this report as there is not sufficient space to allow 4 lots at 6,000 square feet each with a private driveway tract. Current Use: The property is developed with an existing 1,380 square foot single-family house. 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. The access easement tract is difficult to calculate as fire access would usually require a dedicated turnaround for access lanes 150 feet to 300 feet from the street. This would yield a rough net density for the proposed project of 7.55 du/ac which conforms to the required R-8 zone density range. 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, although the minimum lot size for this parcel is 6,000 square feet so the minimum lot size is not met. Minimum lot width for interior lots is 50 feet, although the minimum lot width for this parcel is 60 feet. Minimum lot depth is 65 feet. For the 3 lot layout, the minimum lot widths of 60 feet are met and the minimum lot depths of 65 feet are met, where the application materials show lots with widths of 72 feet or more and depths of roughly 69.9 feet. 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. 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-8 are: Front yard – 15 feet for the primary structure. Rear yard – 20 feet. Side yards – 5-feet, except 15-feet for side yards along a street. Should the existing house remain on Proposed Lot 2, the above setbacks would be required. As proposed the front yard of the existing house would be oriented to the east (toward the proposed access easement) and, therefore, it would not comply with the setback standards. Additionally, the front yard of Proposed Lot 1 should be oriented toward NE 7th Street and the front yards of Proposed Lots 2 through 4 should be oriented to the east. Setbacks will be verified at the time of formal short plat application. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 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: The applicant has indicated that access to all four proposed lots would be taken via a new shared driveway (access easement) from NE 7th Street. All vehicular access to the proposed four lots would be via the shared driveway wwith one shared driveway cut. Landscaping and Open Space: Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street tree spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator of the Department of Community and Economic Development or designee. Broadleaf trees planted in residential zones must be a minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height. 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. The plan shall show the minimum 10-foot landscaping strip and street trees within the planting strip of each lot. 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 the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Critical Areas: There are no mapped critical areas located on the project site. Environmental Review: The proposed project is categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed 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 $6,310.00 per each new single-family residence and is payable prior to issuance of building permits. Park Mitigation Fee based on $530.76 per each new single-family residence. 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 which must be requested prior to expiration.