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HomeMy WebLinkAbout15-000042 Staff Comments PREAPPLICATION MEETING FOR NE 16th Street Short Plat 1836 NE 16th Street PRE 15-000042 CITY OF RENTON Department of Community & Economic Development Planning Division February 12, 2015 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Rohini Nair, 425.430.7298 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). h:\ced\planning\current planning\preapps\2015 preapps\15-000042.jill\15-000042.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 12, 2015 TO: Pre-Application File No. 15-000042 FROM: Jill Ding, Senior Planner SUBJECT: NE 16th Street Short Plat, 1836 NE 16th St. 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 project site is located on the north side of NE 16th Street at 1836 NE 16th Street between Kennewick Avenue NE and Monterey Avenue NE. The total area of the subject site is 18,000 sf (0.41 acres) and zoning is Residential – 8 dwelling units per acre (R-8). The applicant is proposing to subdivide the site into 2 residential lots. The proposed lots would have areas of approximately 7,115 square feet and 8,951 square feet. Access to Lot 1 is proposed via NE 16th Street and access to Lot 2 is proposed via a 16-foot private driveway tract over the eastern portion of Lot 1. An Aquifer Protection Area 2 is mapped on the project site. Current Use: An existing single family residence is proposed to remain on Lot 1 and an existing detached garage is proposed for removal. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8) where interim R-8 (effectively R-6) zoning standards currently apply. Interim zoning standards where adopted under Ordinance 5724. 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 dedicated right-of-way, private access easements/tracts, and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. After the deduction of the 1,935 square foot access tract, the project site would have a net site area of 16,065 square feet (0.37 acres). The proposal for 2 lots would result in a net density of 5.41 dwelling units per acre (2 lots / 0.37 acres = 5.41 du/ac), which is within the density range permitted in the R-8 zone. A density worksheet would be required at the time of formal land use application. NE 16th Street Short Plat, PRE15-000042 Page 2 of 4 February 12, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000042.jill\15-000042.doc 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 Zone R-8, according to interim zoning standards, is 7,000 square feet for parcels being subdivided. Minimum lot width is 60 feet for interior lots; minimum lot depth is 90 feet. The proposed lots would have lot areas of 8,951 square feet (Lot 1) and 7,115 square feet (Lot 2). The proposed lots would have widths of 74 feet (Lot 1) and 90 feet (Lot 2). The proposed lots would have depths of 120.95 (Lot 1) and 79.06 (Lot 2). Proposed Lot 1 would comply with the minimum lot size, width and depth requirements. Proposed Lot 2 would not comply with the minimum lot depth if the front yard area were oriented to the south towards Lot 1, however if the front yard area were oriented towards the east Lot 2 would comply with the minimum lot size, width, and depth requirements. Building Standards – The interim standards allow a maximum building coverage of 40% of the lot area. The maximum impervious coverage in the R-8 zone is 55%. 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. The proposal’s compliance with the building standards would be verified at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The interim required setbacks for the R-8 zone are: Front yard: 25 feet for the primary structure. Rear yard: 25 feet. Side yards: 7.5-feet, however we are currently working on an Administrative Interpretation which would amend the side yard setback requirements to a 15-foot combined setback with a minimum not less than 5 feet. Proposed Lot 2 would provide adequate area for compliance with the required setbacks. The existing residence on Lot 1 would not provide the required 15-foot combined side yard setback. The short plat layout would need to be revised to provide the required side yard setbacks. Setbacks would be vested at time of complete Short Plat application submittal. Setbacks would be verified at the time of building permit review. Lot Configuration – One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street -fronting lots, or 2. Minimum of four (4) lot sizes (minimum of 400 gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. Based on the proposed lot sizes, it appears the short plat would comply with option 2 above. 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. NE 16th Street Short Plat, PRE15-000042 Page 3 of 4 February 12, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000042.jill\15-000042.doc Access/Parking: Access to the lots is proposed via driveways off of NE 16th Street. 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. 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'). 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 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. A conceptual landscape plan shall be submitted at the time of Short Plat application. Significant Tree Retention: A Tree Retention/ Land Clearing ( Tree Inventory) 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 (30 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator' s satisfaction that an insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot' s required minimum tree density shall be held in perpetuity within a tree protection tract. Based on the required tree retention the Short Plat may need to be re-designed to accommodate a tree protection tract. 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; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. 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. Critical Areas: An Aquifer Protection Area 2 is mapped on the project site. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is needed. NE 16th Street Short Plat, PRE15-000042 Page 4 of 4 February 12, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000042.jill\15-000042.doc Environmental Review: Short plats of 9 or fewer lots are 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 six to eight weeks. The fee for a short plat application will be $2,060 ($2,000 plus 3% Technology Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees are as follows and fees may change year to year:  Transportation Impact Fee - $2,143.70 per new single-family house;  Park Impact Fee - $1,395.25 per new single-family house; and  Fire Impact Fee - $479.28 per new single-family house. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $5,541 (2015) per new home, would be payable prior to building permit issuance. A handout listing all of the City’s Development related fees in attached for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call or email Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.