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HomeMy WebLinkAbout13-001547 (RMF Short Plat highlands) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: November 21, 2013     TO: Pre-Application File No. 13-001547     FROM: Rocale Timmons, Senior Planner     SUBJECT: Bill’s Harrington Highlands Plat 2805 NE 8th 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 subject property is located on the east side of Harrington Ave NE between and NE 7th and NE 8th St. The project site consists of two parcels totaling 12,210 square feet in area; zoned Residential Multi-Family (RM-F). The site contains a duplex on the northern portion of the parcel. The applicant is proposing a two lot short plat with the retention of the existing structure. It is unclear how the applicant is proposing to access the future lot. Access to the existing duplex is currently gained by an existing curb cut extended from NE 8th St. There appears to be no critical areas on site. The Current Use: There is a duplex currently located on the site which is proposed to be retained following the recording of the proposed short plat. Zoning: The property is located within the Residential Multi-Family (RMF) land use designation and the Residential Multi-Family (RM-F) zoning classification. 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 “RM-F standards” herein) and is also located within Design District ‘B’. Attached residential development is permitted within the RM-F designation, provided the proposal complies with the density range specified by the zone. The density range required in the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The pre-application packet did not indicate the total square footage of the right-of-way that would be required to be dedicated; therefore the net density could not be confirmed. The gross density for the existing duplex on proposed Lot 1 (approximately 7,400 square foot lot) is 11.76 du/ac. Proposed Lot 2 would be approximately 5,700 square feet in area and would potentially be allowed to site two units and comply with the density range allowed in the zone. The applicant is also eligible for the Density Bonus Review per RMC 4-9-065. Up to a maximum of 5 additional dwelling units per net acre are allowed. To qualify for the density bonus, the applicant shall first provide 1 affordable housing unit (per net acre), either for sale or rental. Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either: (i) Affordable housing units, either for sale or rental, or (ii) Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the Planning Director. Combinations of the above are allowed; provided, that at least 1 unit of affordable housing (per net acre) is provided. For example, 2 units of affordable housing and 2 units built to Built Green 3 Star standards would achieve a density bonus of 4 units. Minimum Lot Size, Width and Depth – There is no minimum lot size required for the RM-F zone. The minimum lot width required is 50 feet and the minimum lot depth required is 65 feet. The proposal appears to comply with the lot standards of the zone. Building Standards – The RM-F zone restricts building height to 35 feet and 3 stories. Lot coverage is limited to 35% and impervious surface coverage is limited to a maximum of 75%. Lot coverage ratios were not provided with the pre-application packet; therefore staff could not confirm compliance with the building standards for the RM-F zone. The applicant will be required at the time of formal land use application lot coverage calculations of for the existing duplex on proposed Lot 1. 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 RM-F zone are 20 feet in the front, 15 feet in the rear, 20 feet for side yards along-a-street and 12 feet for an interior side yard setback. Additional interior side yard setbacks apply to structures greater than 2 stories: The entire structure shall be set back an additional 1 foot for each story in excess of 2 stories. The applicant has proposed an interior side yard setback of 12 feet at the closest point. The existing residence proposed to remain on Lot 1 would not comply with the 20-foot rear yard setback from the edge of the eastern property line. The applicant would be required to request an administrative variance concurrently with the short plat application to allow the existing residence to remain. In order to comply with the setback requirements either the requested variance would need to be granted, the existing residence would need to be relocated elsewhere on Lot 1, or all or a portion of the existing structure would need to be demolished. As a note to the applicant: Properties abutting a less intense residential zone may be required to incorporate special design standards (e.g., additional landscaping, larger setbacks, facade articulation, solar access, fencing) through the site development plan review process. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). Whenever there are practical difficulties involved in carrying out the provisions of this section, modifications may be granted for individual cases in accordance with the procedures and review criteria in RMC 4-9-250D. 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, except where reduced through the site plan development review process. The applicant would be required to provide a 10-foot on-site landscape strip along the frontage of the site. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for Short Plat Review. Parking – The following ratios would be applicable to the site: Use Ratio  Attached Residential A minimum and maximum of 1.4 per 2 bedroom dwelling unit  It is unclear the number of parking stalls the applicant is proposing. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Access – Alley Access is the preferred access pattern for all development. The subject property does not currently abut an existing alley. However, the applicant would be required to provide access new public alley along the eastern border of the property. Driveway widths are limited by the driveway standards, in RMC 4-4080I. Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Building Design Standards – Compliance with Urban Design Regulations, District ‘B’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas - There is no indication of critical areas onsite. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. Environmental Review The proposal would be exempt from Environmental (SEPA) review. Permit Requirements The proposal is also exempt from Site Plan Review unless the proposal is revised to 10 or more units. The proposal would require Short Plat Review and an Administrative Variance in order to reduce the rear yard setback. All permits would be reviewed in an estimated timeframe of 6-8 weeks. The Short Plat application fee is $1,400. The application fee for the Variance would be $1,200. There will also be a technology fee, of 3 %, based on the total land use application fees for the project. Detailed information regarding the land use application submittal is provided in the attached handouts. The applicant will also be subject to Design Review as part of the Short Plat Review for the existing structure and as part of the building permit for any new structures on Proposed Lot 2. A Design Checklist shall be completed and submitted as part of the application materials. In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact/Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits: A Fire Mitigation fee currently assessed at $388.00 per new multi-family unit. A Transportation Mitigation Fee currently assessed at $435.75 per new condominium and $498.75 per new apartment. A Parks Mitigation Fee currently assessed at $530.76 per new dwelling unit of a duplex and $345.51 per new dwelling unit of a triplex. A School District Impact Fee currently assessed at $1,308 per new multi-family unit. Fees will change January 1, 2014. A handout listing all of the City’s Development related fees in attached for your review. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.