Loading...
HomeMy WebLinkAboutPRE24-000010_8225 S 132nd St_Single Family Residence_PlanningSummary_FINAL DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 15, 2024 TO: Pre-Application File No. 24-000010 FROM: Brianna Burroughs, Associate Planner SUBJECT: VEK SFR – 8225 S 132nd ST (Parcel number 2144800535) 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, 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 online at https://www.codepublishing.com/WA/Renton/. Project Proposal: Location: 8225 S 132nd ST (Parcel number 2144800535) Zone: Residential 14 (R-14) Proposal: SFR & ADU- build one (1) single family residence and one (1) Accessory Dwelling Unit on vacant property. Lot Square Footage: Exist: 26,483 SF Current Lot Type: Internal lot Site Access: Primary access from S 132nd ST Current Use: Vacant Lot Proposed Primary Structure Square Footage: 3,975 SF Critical Areas: regulated slopes (>15% & <=90%) and an unnamed non- fish bearing seasonal stream (Type Ns) 1. Zoning/Land Use: The subject property is located within the Residential-14 (R-14) zoning classification. The Residential-14 Zone (R-14) is established for high-density residential development that will provide a mix of residential styles including small lot detached dwellings or attached dwellings such as townhouses and small-scale flats. Development VEK SFR PRE24-000010 Page 2 of 10 February 15, 2024 promoted in the zone is intended to increase opportunities for detached dwellings as a percent of the housing stock, as well as allow some small-scale attached housing choices and to create high-quality infill development that increases density while maintaining the single family character of the existing neighborhood. Detached dwellings and detached accessory dwelling units (DADU’s) are permitted uses within the R-14 zone. 2. Development Standards: The project would be subject to RMC 4-2-110A, Development Standards for Residential Zoning Designations effective at the time of complete application (noted as “R-14 standards” herein). Density: The density range allowed in the R-14 zone is a minimum of seven (7) dwelling units with a maximum of 14 dwelling units per net acre. The area of public rights-of-way, legally recorded private access easements and critical areas (i.e. very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-8 zone has a minimum density of four (4) dwelling units per acre with a maximum of eight (8) dwelling units per acre. Minimum Units per acre 7 Units Maximum Units per acre 14 units Current lot size in acres 0.60 acres Proposed lots 1 Gross density 1.64 du/ac The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. The proposal to build one detached dwelling unit and one detached accessory dwelling unit currently does not meet the minimum density standards of this section. Please be advised, this calculation will change following any dedication of frontage to accommodate street improvements as well as any other proposed easements (such as Native Growth protection Easements) or tracts. A density worksheet deducting street improvements, private easements and critical areas will be required to be submitted with the building permit application in order to demonstrate that the minimum density requirements cannot be met. See RMC 4-2-110E.1.b for more details on submittal requirements. VEK SFR PRE24-000010 Page 3 of 10 February 15, 2024 Minimum Lot Size, Width and Depth – Minimum lot size 3,000 SF Minimum Lot width 30 FT Minimum Lot width for Corner lots 40 FT Minimum Lot Depth 60 FT In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority, pursuant to RMC 4-4-130H2a, lot size and lot dimensions of the zone may be decreased by a maximum of 10 percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4-130H1a, Minimum Tree Retention Requirements. The proposal does not intend to subdivide the lot. Compliance with minimum lot size, width and depth standards will be verified at the time of land use application. Building Standards – Building Coverage: 65% Impervious Surface Coverage: 80% Building Height: 24 ft., increase up to 32 ft. possible subject to administrative conditional use permit approval. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The site plan provided a building coverage percentage of 19% and an impervious surface coverage percentage of 36%. These numbers are meeting the code standard maximums for the zone. No building elevations were provided. The site plan indicates that the building height may be 32 FT but there was no indication in the narrative that the applicant is seeking an administrative conditional use permit for the extra height. An Administrative CUP is a Type II permit process which consists of a public notice posting, public comment period, and staff decision approval. If the applicant is interested in this process please see the Conditional Use Permit Submittal Requirements for more details. VEK SFR PRE24-000010 Page 4 of 10 February 15, 2024 Setbacks and lot type – Front Yard Setback: 15 FT 10 FT when access is taken from the alley Secondary Front Yard Setback: 15FT Side Yard Setback: 4FT 4 ft. for unattached side(s), 0 ft. for the attached side(s) Rear Yard Setback: 10 FT Building Separation: 4FT- A proposed ADU must be four feet (4’) from any residential structure. (Anything closer would be considered attached, and attached ADU’s are not permitted). Lot Type: The parcel is considered an interior lot and the site plan provided appears to meet setbacks for the zone. Compliance with required setbacks and building orientation for new development would be verified at the time of building permit application. 3. Residential Design and Open Space Standards: All new primary dwelling units within the R-14 zone are required to meet applicable standards within RMC 4-2-115 Residential Design and Open Space Standards. In addition, any retained dwelling units included in the development must also comply with these standards. The standards of the Site Design subsection are required to be addressed at the time of subdivision application. When new dwelling units are created in the R-14 zone any retained dwelling units included in the development shall comply with the standards of this section. No building elevations have been provided for the Single Family Residence or the ADU. Please also see the ADU pre-application comments for design standards for the ADU. VEK SFR PRE24-000010 Page 5 of 10 February 15, 2024 Compliance with building design requirements would be verified at the time of building permit application. 4. Access/Parking: See RMC 4-4-080 for complete Access and Parking standards. Setbacks from property line: Driveways shall not be closer than five feet (5') to any property line. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). If a garage is not present on the subject property the maximum width of a driveway shall be sixteen feet (16'). There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted subject to the other requirements. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence entering public or private streets, alleys, sidewalks, and/or pedestrian pathways. To exceed fifteen percent (15%), a variance from the Administrator is required. Driveways and driveway approaches in the public right-of-way shall be paved with asphaltic concrete, cement, or equivalent alternative materials of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and consistent with the Surface Water Design Manual. Parking Spaces Required- Single Family: A minimum of 2.0 per dwelling unit, however, 1.0 per dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed. In addition, if the primary structure on a site where an accessory dwelling unit (ADU) is proposed does not meet the City’s minimum parking standards, 1.0 additional off-street parking space is required to obtain approval. The site plan provided shows one driveway approach off S 132nd ST, aligned with Earlington Village intersection. The driveway is setback 5 feet from the property line, the width is 16 FT, and the material is asphalt. The current proposed site plan appears to be meeting access and parking standards. The driveway slope is not stated. Compliance with driveway standards would be verified at the time of building permit review. 5. Landscaping: See RMC 4-4-070 for Landscaping Standards. Street Frontage Landscaping Required: Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. The landscape strip shall contain a mixture of trees, shrubs, and groundcover. Street Trees and Landscaping Required Within the Right-of-Way on Public Streets: 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, VEK SFR PRE24-000010 Page 6 of 10 February 15, 2024 groundcover per subsection L2 of RMC 4-4-070 shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. See RMC 4-4-070.F.2.a-c for details on street tree and landscape standards. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Pervious Areas to Be Landscaped: With the exception of 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. Landscaping may also include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must be planted in ground cover plants, which may include grasses. Mulch must be confined to areas underneath plants and is not a substitute for ground cover plants. Tree Planting Locations: Trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the Building Application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. 6. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 VEK SFR PRE24-000010 Page 7 of 10 February 15, 2024 TREE SIZE TREE CREDITS Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Protected trees shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11- 040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. VEK SFR PRE24-000010 Page 8 of 10 February 15, 2024 7. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. 8. Critical Areas: According to COR Maps, there are regulated slopes (>15% & <=90%) and an unnamed non-fish bearing seasonal stream (Type Ns) on the site. Geologically hazardous areas are present on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, are required. The required study shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Per RMC 4-3-050 the City may require an independent secondary review of any valid geotechnical reports by a qualified specialists selected by the City, at the applicant’s expense. Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include increased buffers and/or increased setbacks from buffers. Buffers are established from the top, toe, and sides of slopes. Alterations to critical areas buffers is subject to RMC 4-3-050I. Protected slopes also require a 15-foot building setback beyond the required buffer. Type Ns streams require a minimum buffer of 50 feet with an additional structure setback from the buffer of 15 feet. Alterations to stream buffers may be permitted in the case of degraded stream buffer width with enhancement or an averaged stream buffer width per RMC 4-3-050I. Please note a stream study, prepared by a qualified biologist, would need to verify the classification and delineation of the stream. The city does not have a biologist on staff and may send out the stream study to a secondary reviewer with all costs to be paid by the applicant. A stream study is required because of the presence of the Type NS stream located on the lot. Streams and their associated buffers and protected slopes and their associated buffers are required to be protected from any proposed development activity via a native growth protection area. The most common method is to create a tract and record a permanent and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. VEK SFR PRE24-000010 Page 9 of 10 February 15, 2024 9. Environmental Review: The proposed project would be subject to Washington State Environmental Policy Act (SEPA) due to the presence of critical areas onsite. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. 10. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the R-14 zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding are. Site plan review ensures quality development consistent with the City goals and policies. Site Plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with the potential future development. Decision criteria for site plan approval are itemized in RMC 4-9-200E.3. 11. Permit Requirements: The proposal would require administrative site plan review and Environmental (SEPA) Review. The application would be reviewed within an estimated time frame of 6-8 weeks. The 2024 fees would total $5,071.50 ($3,030.00 Admin. Site Plan Review + $1,800.00 Environmental Review + $241.50 Technology Fee (5%) = $5,071.50). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Site Plan Review checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 12. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080, Permit Classification. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 13. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2024 impact fees are as follows: • A Transportation Impact Fee assessed at $11,485.67 per each new Single Family housing dwelling unit. (No fee for ADU) • A Parks Impact Fee assessed at $3,276.44 per each new single family housing dwelling unit. (No fee for ADU) • A Fire Impact Fee assessed at $421.98per each new single family housing dwelling unit. (No fee for ADU) • A Renton School District Impact Fee assessed at $2,161 (plus a 5% administrative fee) per each new single family housing dwelling unit.(No fee for ADU) VEK SFR PRE24-000010 Page 10 of 10 February 15, 2024 A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe nton. 14. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Brianna Burroughs, Associate Planner at bburroughs@rentonwa.gov or (425) 430-7246 for an appointment. 15. Expiration: Upon approval, the Site Plan Review is valid for two (2) years with a possible one- year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.