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HomeMy WebLinkAbout15-000105 R8 4-lot Louie Short PlatPREAPPLICATION MEETING FOR Louie 4-lot Short Plat 406 and 410 S Tobin St PRE 15-000105 CITY OF RENTON Department of Community & Economic Development Planning Division March 12, 2015 Contact Information: Planner: Kris Sorensen, 425.430.6593, ksorensen@rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425.430.7298, rnair@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.430.7024, cthomas@rentonwa.gov 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\15-000105.kris\15-000105 r8 4-lot louie short plat.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 12, 2015 TO: Pre-Application File No. 15-000105 FROM: Kris Sorensen, Associate Planner SUBJECT: Two Louie 4-lot 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 proposal is comprised of two parcels at 406 and 410 S Tobin St (PIDs 0007200179 and 0007200039), located on the north side of S Tobin St and south of the alley S Tillicum St. The proposal is to subdivide the existing parcels into 4 lots for the future construction of single family residences. The subject properties create a total site area of 30,750 sf (0.70 acres), and are zoned Residential-8 dwelling units per net acre (R-8). Proposed lot sizes range from 7,000 sf to 7,125 sf. Lot 1 is proposed to gain access from the alley S Tillicum St and Lots 2-4 would gain access from a shared 25-foot wide driveway with access from S Tobin St. The seismic hazard area is located on the site. There are no other critical areas located on-site. Current Use: An existing single family home is located on 406 S Tobin St and 410 S Tobin St is improved as a parking lot. It has not been identified whether the existing single family residence on Lot 4 would be removed or not. 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 and have been provided in the handouts. 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 and access easements/tracts would be deducted from the gross site area to determine the “net” site area prior to calculating density. The applicant has identified an area of right-of-way dedication along S Tillicum St of approximately 750 sf. The proposed private shared driveway which is approximately 3,000 sf is also deducted for density calculations. Additional right-of-way may be Two Louie 4-lot Short Plat, PRE15-000105 Page 2 of 4 March 12, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000105.kris\15-000105 r8 4-lot louie short plat.doc required along S Tobin St. A rough calculation using the information provided by the applicant is approximately 6.6 du/ac. The applicant would be required, at the time of formal land use application, to provide net density calculations falling within the allowed range of the R -8 zoning classification. 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 zone, according to interim zoning standards, is 7,000 square feet for parcels being subdivided. Minimum lot width is 60 feet for interior lots and 70 feet for corner lots; minimum lot depth is 90 feet. Proposed lot sizes range from 7,000 to 7,125 sf. The proposed shared driveway connected to S Tobin St would be required to be located in a separate access tract. The proposed lot sizes comply with the minimum lot area requirement. The proposed lot dimensions for Lot 1 are 93 by 75 feet, for Lots 3 and 4 are 112 by 62.5 feet. Lot 2 dimensions are in the shape of a flag lot, where the length is approximately 150 feet and the width at the widest point is 58 feet which does not comply with the minimum 60 feet width. Lot 2 would need to meet the minimum width for the minimum length required by the zone to comply with minimum standards. Additionally, Lot 1 would not be allowed primary access from the public alley S Tillicum St and would require a connection with S Tobin St. With dedication of right-of-way and the creation of a shared driveway tract, lot dimensions may need to be manipulated from the dimensions identified in the submitted layout. An updated plan would be required. Detailed information regarding lots size would be required at Short Plat submittal to show compliance with lot width, depth and size requirements. Four lots may not be feasible for these two parcels. 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 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. The required setbacks in interim zone standards are: Front yard: 25 feet for the primary structure. Rear yard: 25 feet. Side yards: Combined 15 ft with not less than 5 feet on either side, except 15-feet for side yards along a street or access easement. Setbacks would be required to meet the minimum standards. Residential design standards and guidelines require that front door of homes on lots face the street. Therefore, any future homes on Lot 3 and Lot 4 would require a door or porch or similar features that meet the intent of the guidelines. 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 Two Louie 4-lot Short Plat, PRE15-000105 Page 3 of 4 March 12, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000105.kris\15-000105 r8 4-lot louie short plat.doc 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. Add a statement as to whether the applicant complies with these standards or not. A modification from the standard may be applied for that would meet the intent and guideline of the standard. 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: Proposed Lot 1 would gain access from the alley S Tillicum St and Lots 2-4 would gain access from a shared 25-foot wide driveway with access from S Tobin St. Shared private driveways are required to be placed in a separate tract. A shared private driveway is allowed up to 150 feet in length without a required Fire turnaround. The minimum tract and paved width for a shared driveway is 16 feet unless the Fire Department requires a wider paved area, where they may request 20 feet. 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 9 feet and double loaded garage driveways shall not exceed 16 feet. The new standards are provided. Private driveways are allowed when it is anticipated that a future street would not be needed. Private driveways are allowed for access to 4 or fewer lots, provided at least 2 of the 4 lots abut a public right-of-way. Private driveways cannot be more than 200 feet in length. The application identifies two lots along the public right-of-way of S Tobin St which complies with the code. 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, with a mix of trees, shrubs, and groundcover. 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: A Tree Retention Plan 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 which are required to be retained within a tract. Based on the application materials, a tract for tree retention was not identified; the short plat would need to be re-designed to include a tree retention tract. 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. 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; Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet in height or greater than eighteen inches caliper. Two Louie 4-lot Short Plat, PRE15-000105 Page 4 of 4 March 12, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000105.kris\15-000105 r8 4-lot louie short plat.doc 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.See recently adopted Ordinance 5748 for details. Critical Areas: No critical areas are identified on the subject property. Environmental Review: Environmental (SEPA) Review is exempt for short plats. 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 is $2,000.00. All fees have a 3% Technology Surcharge Fee. Detailed information regarding the land use application submittal is provided in the attached handouts and are available online. 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 for 2015 are as follows and fees may change year to year:  Transportation Impact Fee - $2,214.44 per new single-family house;  Park Impact Fee - $1,441.29 per new single-family house; and  Fire Impact Fee - $495.10 per new single-family house. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $5,541 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 Kris Sorensen, Associate Planner at 425-430-6593 for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.