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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000059i:\rtimmons\preapps\12-038 (r-8 star short plat).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 16, 2012 TO:Pre-Application File No. 12-059 FROM:Rocale Timmons, Associate Planner SUBJECT:Kennydale Crest View Estates 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 south side of N 24th St just west of Meadow Ave N at 1415 N 24th St. The proposal is to subdivide the existing parcel into 4 lots for the future construction of single family residences. The subject property totals 23,595 square feet in area, and is zoned Residential-8 dwelling units per net acre (R-8). Access to the site would be gained via a proposed access easement extended from N 24th St. There appear to be no critical areas on site. Current Use: The site is currently contains a single family residences proposed for demolition. Zoning/Density Requirements: The subject property is located within the R-8 zoning designation. 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 the proposed access easement would be deducted from the gross site area to determine the “net” site area prior to calculating density. After the deduction of the area within proposed access easements (approximately 1,800 square feet) from the 23,595 gross square foot site area (23,595 gross square feet – 1,800 total deducted area = 21,795 net square feet = 0.50 net acres), the proposal would arrive at a net density of 1.67 dwelling units per acre (4 units / 0.50 acre = 8.00 du/ac which is within the density range of the zoning classification. However, the applicant would be required to dedicate right-of-way along the N 24th St frontage reducing the net square footage of the site and in all likelihood increasing the density beyond the maximum allowance. The applicant would be required to comply with the density requirements of the zone. Kennydale Crest View Estates, PRE12-059 Page 2 of 3 August 16, 2012 i:\rtimmons\preapps\12-038 (r-8 star short plat).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 the R-8 is 4,500 square feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. The total lot area of the subject site is less than 1 acre; therefore a minimum lot size of 5,000 square feet is applicable to the proposed project. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. The proposal appears to comply with the lot standards of the zone. Building Standards – 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. Building height is restricted to 30 feet from existing grade. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. 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 and any private access easement. The required setbacks in the R-8 zone are 15 feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the rear, 5 feet on interior side yards, and 15 feet on side yards along streets (including access easements) for the primary structure and 20 feet on side yards along streets (including access easements) for the attached garage. The setbacks for the new residence would be reviewed at the time of building permit. 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: Access to the proposed lots would be provided via an access easement extended from N 24th St. All lots would be required to take access, as proposed, from the access easement in order to minimize the number of curb cuts along N 24th St. 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. 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. 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: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall Kennydale Crest View Estates, PRE12-059 Page 3 of 3 August 16, 2012 i:\rtimmons\preapps\12-038 (r-8 star short plat).doc 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 appear to be no critical areas on site with the exception of being located within the Zone 2 of the Aquifer Protection Zone. It is the applicant’s responsibility to ascertain whether additional critical areas are present on the site. If so, the proposal would need to be revised accordingly. Environmental Review Subdivision of land into nine or fewer lots or tracts is exempt from Washington State Environmental Policy Act (SEPA) review, unless critical areas are known to be on or near the site. The proposal would be exempt from Environmental Review per WAC 197- 11-800. Permit Requirements: The proposed subdivision would require Administrative Short Plat Approval. All land use permits would be processed within an estimated time frame of 6-8 weeks. The Short Plat Review application fee is $1,400. A 3% technology fee would also be assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the recording of the plat. Impact fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined. The following are current fees: A Fire Mitigation fee of $488.00 per new single family residence. A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; and A Parks Mitigation Fee based on $530.76 per new single family residence. A School District Impact Fee based on $6,392 per new single family residence. A handout listing all of the City’s Development related fees in attached for your review. Expiration: The preliminary short plat approval is valid for two years with a possible one-year extension. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 30, 2012 \g June 14, 2010 TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Kennydale Crest View Estates Short Plat 1415 – N. 24th Street PRE12-059 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. 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. I have completed a preliminary review for the above-referenced proposal. The following comments are based on the pre-application submittal made to the City of Renton. Water 1. Water service will be provided by the City of Renton. There is a 6-inch steel water main in N. 24th Street. Available fire flow from the 6-inch water main is 750 gpm. 2. All new construction must have a fire hydrant capable of delivering a minimum of 1,000 gpm and must be located within 300 feet of all structures. There is a fire hydrant in the vicinity that may be counted towards the fire protection of this project, but is subject to verification for being within 300 feet of the nearest corner of all buildings and capable of delivering 1,000 gpm. Location will require fire department approval. 3. Existing hydrant(s) counted as fire protection will be required to be retrofitted with a 5” quick disconnect Storz fitting if not already in place. 4. System development fees for water will be based on the size of each new domestic water meter that will serve the new homes on each new lot. Since the new homes will be required to be sprinklered, a minimum of 1-inch water meter will be required for each home. Fees for a 1-inch meter $5,589.00. The existing home at 1415 – N. 24th Street is served by a ¾” water meter. Partial credit will be given for the existing home. 5. The fee for a 1-inch meter installed by the City is $2,430.00. Kennydale Crest View Estates Page 2 of 3 July 30, 2012 i:\preapps\Kennydale Crest Veiw Estates.doc Sanitary Sewer 1. Sewer service will be provided by the City of Renton. There is an 8-inch sewer main in N. 24th Street. 2. System development fees for sewer are based on the size of the new domestic waters to serve the new homes on the new lots. Sewer fees for a 1-inch water meter are $3,977.00. Partial credit will be given for the existing home. Payment of these fees will be required prior to issuance of the utility construction permit. Storm Drainage 1. There are no storm drainage improvements in the area. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Existing Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 5. Surface Water System Development fees are $1,012 per each new lot. Credit will be given for the existing home. This is payable prior to issuance of the construction permit. Transportation/Street 1. There are no existing street improvements fronting the site in N. 24th Street. Existing right-of-way width in N 24th is 30 feet. To meet the City’s minimum street standards, up to 7 feet will be required to be dedicated to the City for additional right of way along the project side. Street improvements fronting the site will include a minimum pavement width of 18 feet, an 8-foot planting strip, and 5-foot sidewalk. This will provide a road section of 31 feet. Internal roadway shall be a minimum pavement width of 20 feet. Final street improvements will be determined at preliminary approval. Since there are no street improvements in the area, an application requesting a waiver may be submitted to the City for consideration 2. Street lighting is not required. 3. Current traffic mitigation fees are $717.75 per new single-family lot. Credit will be given to the existing home. These fees are payable prior to recording of the plat. A fee increase is anticipated in 2014. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. Kennydale Crest View Estates Page 3 of 3 July 30, 2012 i:\preapps\Kennydale Crest Veiw Estates.doc 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. 3. All subdivisions shall provide water, sewer and storm stubs to each new lot prior to recording of the plat.