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HomeMy WebLinkAbout12-044 (R-4 Warnes ADU) DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: June 21, 2012     TO: Pre-Application File No. 12-044     FROM: Rocale Timmons, Associate Planner     SUBJECT: South Warnes ADU (5502 NE 10th 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 north side of NE 10th St between Jericho Pl NE and Nile Ave NE. The proposal is to subdivide is to construct an two-story accessory structure containing a three-car garage on the first floor and an Accessory Dwelling Unit (ADU) on the second floor. The proposed accessory structure would be . Additionally the applicant is proposing the further subdivision of the lot, that was created as part of the Warnes Short Plat in 2009 (LUA07-100), into two lots. The subject property zoned Residential-4 dwelling units per net acre (R-4). Current Use: The site is currently contains a single family residence. Zoning/Density Requirements: The subject property is located within the R-4 zoning designation. The maximum density allowed in the R-4 zone is 4.0 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. Using the gross square footage the proposal for 2 lots arrives at a gross density of approximately 4.07 du/ac (2 lots /0.4914 acres = 4.07 du/ac), which is within the density range permitted in the R-4 zone. However, since the area of the land within right-of-way dedications, proposed access easements, and critical areas on site was not provided with the pre-application materials, the net density could not be calculated. The project would need to meet density requirements using “net” square footage. The nature of the project would necessitate at least an access easement which would be deducted from the gross square footage of the site. Several more square feet would be required in order to not exceed the maximum density requirement. ADU’s are allowed as an accessory use to a detached single-family dwelling with an Administrative Conditional Use Permit. ADU’s are subject to the development standards applicable to primary structures and consistent with the architectural character of the primary structure. The property owner is also responsible for filing an affidavit affirming that the owner will occupy the principal dwelling for the ADU. As a note ADU’s are not included in density calculations. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures) and RMC 4-2-110B, Development Standards for Residential Development (Detached Accessory Buildings) effective at the time of complete application. A copy of these standards is included. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 is 8,000 square feet. A minimum lot width of 70 feet for interior lots and 80 feet for corner lots, as well as a minimum lot depth of 80 feet, is also required. It appears the proposed subdivision would meet the lot standards of the R-4 zoning classification. Building Standards – The R-4 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 residence to be located on second lot. Elevations and lot coverage calculations were not provided with the pre-application materials for the proposed ADU. The applicant will be required at the time of formal land use application (Conditional Use Permit) to provide elevations and lot coverage calculations for the subject site. The maximum size of an accessory dwelling unit is 800 square feet. The maximum floor area of all accessory buildings shall not be greater than the floor area of the primary residential use. The submitted site plan indicates that the existing residence is 1,555 square feet, the proposed ADU would be 840 square feet in size. While the proposed ADU would be smaller than the primary residence the proposed structure would exceed the 800 square foot requirement. The applicant would be required to reduce the size of the structure or request and have approved an Administrative Variance. At this time it does not appear staff would support a request for the variance and there is no undue hardship. 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-4 zone are 30 feet in front for the primary structure. However, the front yard setback of the primary structure may be reduced to 20 feet if all parking is provided in the rear yard of the lot with access from a public right-of-way or alley. The rear yard setback is 25 feet for the primary structure and interior side yard setbacks are 5 feet. Side yards along-a-street (including access easements) are 15 feet for the primary structure and 20 feet on side yards along streets (including access easements) for the attached garage gaining access from the side street. The setbacks for the new residences would be reviewed at the time of building permit. The primary single family residence on the existing lot would be required to be set back 20 feet from the required access easement to the northern lot. Accessory structures are not permitted within required front yards or side yards along streets. The rear yard setback for accessory dwelling units are determined through administrative review, to be no less than 10-feet and no greater than 25-feet. The side yard setback is required to be 5-feet and in between structures 6-feet. It appears the proposal complies with the accessory dwelling unit setback requirements of the zone. The rear yard setback would be determined during the Administrative Conditional Use Permit review. 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 garage/ADU would be via a private driveway extended from NE 10th St. Access to the proposed lot would likely be provided via the existing driveway extended from NE 10th St which would be required to become and access easement in order for a different property to use as access. 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 Preliminary 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 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. Environmental Review: The proposed project would be exempt from Washington State Environmental Policy Act (SEPA) review. Permit Requirements: The proposed subdivision would require a Conditional Use Permit for the ADU and a Preliminary Plat approval for the subdivision of the lot into two lots. The applications and be reviewed separately each taking 6-8 weeks or can be reviewed concurrently within an estimated time frame of 8 weeks once a complete application is accepted. The Preliminary Plat Review application fee is $4,000 and the Conditional Use Permit application fee is $2,000. 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. Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the recording of the short 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. Accessory dwelling units are considered multi-family units for the purposes of applying school impact fees. The fees are $1,274.00 for each new multi-family unit. 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.