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HomeMy WebLinkAboutPRE012-042,Tobin Short Plat,3-lot SHPL, R-8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: June 14, 2012     TO: Pre-application File No. 12-042     FROM: Gerald Wasser, Associate Planner     SUBJECT: Tobin 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 $100.00 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 at 508 South Tobin Street (APN 0007200040). The project site is a flat lot. The property is zoned Residential – 8 dwelling units per acre and is 17,400 square feet (0.34 acre) in size. The applicant is proposing to subdivide the property into 3 lots. Each proposed new lot would be 5,800 square feet in size. The site is currently vacant. Vehicular access to Proposed Lots 1 and 2 would be via a new driveway from South Tobin Street; access to proposed Lot 3 is proposed from South Tillicum Street. Current Use: The property is vacant. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). The minimum density in the R-8 zone is 4.0 dwelling units per net acre (du/ac) and the maximum density is 8.0 du/ac. Private access easements, critical areas and public right-of-way dedications are deducted from the total area to determine net density. The proposed access easement (16 feet by 160 feet) is 2,560 square feet and would be subtracted from the gross site area (in addition to any required right-of-way dedication). The net area not including any right-of-way dedication would be 14,840 square feet (0.34 acre) which would yield a net density of 8.82 dwelling units per acre which exceeds the maximum density of the R-8 zone and would not be allowed. [Please note that City aerial photographs indicate that structures on lots to the east encroach into the subject property; the applicant should verify whether this is the case and have a survey prepared to determine where lot lines are actually located.] Staff suggests that the applicant consider redesigning the proposed project for a 2-lot short plat. The following comments are based on the applicant’s proposal for a 3-lot short plat. 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. A copy of these standards is included. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-8 is 5,000 square feet for parcels less than one acre. Minimum lot width is 50 feet and minimum lot depth is 65 feet. As shown on the submitted site plan the proposal meets the minimum lot size and width requirements. Building Standards – The 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. The maximum impervious coverage in the R-8 zone is 75%. 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. Compliance with building standards will be determined at the time of building permit review for any new structures. 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 Zone R-8 are: Front yard – 15 feet for the primary structure. The front yard for Proposed Lot 1 should be oriented toward South Tobin Street; the front yards for Proposed Lots 2 and 3 should be oriented toward the east. Setbacks must be measured from the nearest property line or access easement. Given the building footprint on the submitted site plan, Proposed Lot 2 would not meet the required front yard setback. Setbacks will be verified at the time of building permit review. Rear yard – 20 feet. Given the building footprints indicated on the submitted site plan, none of the proposed 3 lots would meet the required 20-foot rear yard setback. Setbacks will be verified at the time of building permit review. Side yards – 5-feet, except 15-feet for side yards along a street. The eastern side of Proposed Lot 1 would be considered a side yard along a street. Given the building footprint indicated on the submitted site plan, Proposed Lot 1 does not conform to this standard. Setbacks will be verified at the time of building permit review. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-1215 would be applicable to any new residential structures. A handout indicating the applicable guidelines and standards is enclosed. As applicable to the R-8 zone, the guidelines are: Garages – The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garages and shall not be located at the end of view corridors. Alleyway access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Primary Entry – Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the façade closest to the street. When a home is located on a corner lot (i.e. at the intersection of two roads or the intersection of a road and a common space) a feature like a wraparound porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. Façade Modulation – Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. Windows and Doors – Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. Scale, Bulk, and Character –A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. Roofs – Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as, roofing that is made of material like gravel and/or reflective material is discouraged. Eaves – Eaves should be detailed and proportioned to complement the architectural style of the home. Architectural Detailing – Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. Materials and Color – A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. Access/Parking: The applicant has indicated that access would be taken for Proposed Lots 1 and 2 via a new driveway from South Tobin Street and that access for Proposed Lot 3 would be taken from South Tillicum Street. Two off street parking spaces are required for each proposed lot. Please note that RMC 4-4-080F.7.b requires that for lots abutting an alley, all parking areas and/or attached or detached garages shall not occur in front of the building and/or in the area between the front lot line and the front of the building line; parking areas and garages must occur at the rear or side of the building, and vehicular access shall be taken from the alley. Should the applicant’s proposal be revised to reflect a two-lot short plat, vehicle access would be required for any lot abutting the alley. Driveways may not be located closer than five feet to any property line (RMC 4-4-080I.2.a.iii). The applicant’s proposal for a 3-lot short plat would require a hammerhead turnaround for emergency vehicles. Critical Areas: The project site is located in an area of seismic hazard and within an area for high potential of archaeological deposits. Environmental Review: The proposed project is 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 concurrently with Environmental Review within an estimated time frame of 8 weeks. The fee for a short plat application is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. Impact/Mitigation Fees: In addition to the applicable construction and building permit fees, the following mitigation fees would be required prior to issuance of building permits. Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. Currently fees are the following: A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; A Fire Mitigation Fee based on $488.00 per new single-family residence; and, A Renton School District Impact fee based on $6,392.00 per each new single-family residence and is payable prior to issuance of building permits. A handout listing all of the City’s Development related fees is attached for your review. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.