HomeMy WebLinkAbout12-031 (R-14 Teng SHPL)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
April 26, 2012
TO:
Pre-Application File No. 12-031
FROM:
Gerald Wasser, Associate Planner
SUBJECT:
Teng 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 17019 108th Avenue SE. The project site consists of one parcel which is 20,000 square feet (0.35 acre) in area and zoned Residential-14
dwelling units per acre (R-14). The applicant proposes to subdivide the site into 5 lots and has indicated building footprints for the future development of five single-family residences.
It appears that the existing house on proposed Lot 1 would be removed. The lots vary in size from 3,068 square feet to 4,125 square feet. Access to all five proposed lots would be
via a 20-foot access easement from a curb cut on 108th Avenue SE.
Current Use: The parcel is developed with a 500 square foot single-family residence to be removed.
Zoning / Density: The property is located within the Residential -14 dwelling units per acre (R-14) zoning designation. Detached and attached residential development is permitted within
the R-14 designation, provided the proposal complies with the density range specified by the zone (minimum 10 dwelling units per acres to a maximum of 14 dwelling units per acre).
However, up to 18 dwelling units per net acre (du/ac) are allowed as a bonus, subject to Density Bonus Review (RMC 4-9-065). 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 City would require 8-feet of additional
right-of-way dedication along 108th Avenue SE as well as requiring a 26-foot wide private access road within the short plat. Based on right-of-way dedication required and internal
access width requirements, the area to be deducted from the gross area of the project site is approximately 6,996 square feet. This would result in a net density of 16.67 du/acre,
which exceeds the maximum density without Bonus Density Review. Please note that a reduction in the number of lots may satisfy the maximum density requirement.
Density Bonus Review: The bonus provisions are intended to allow greater flexibility in the implementation of the purpose of the R-14 designation. A copy of the density bonus criteria
has been attached to this memo. In order to qualify for the bonus density, the project must demonstrate that the same or better results will occur as a result of creative design solutions
that would occur with uses developed under standard criteria at lower density. The applicant has not proposed to utilize the density bonus provisions in the project narrative.
Development Standards: The submitted site plan indicates building envelopes for a single-family residence on each of the proposed five lots. Future development would be subject to RMC
4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of building permit application. These standards are as follows:
Type of Standard
R-14 Minimum Standard
Lot Size
None
Lot Width and Depth
Not Applicable
Min Front Yard
10 ft., except garage/carport setback which shall be 15 ft.
Max Front Yard
None
Side Yard
Detached Units: 4 ft.
Attached Units: 4 ft. for the unattached side(s) of the structure. 0 ft. for the attached side(s).23.
Rear Yard
12 ft.
Side Yard Along-A-Street
10 ft. except garage/carport setbacks which shall be 15 ft.
Building Coverage Ratio
n/a
Impervious Surface Area
85%
Maximum Gross Floor Area
None
Height
30 ft
Units per Lot
Detached single family dwellings: 1 dwelling unit with 1 accessory dwelling unit
Attached dwellings: None
Units per Lot
Detached single family dwellings: 1 dwelling unit with 1 accessory dwelling unit
Attached dwellings: None
Units per Building
No more than six (6) dwelling units per building
Landscaping
Tree Retention
10 % of significant trees
Setbacks – Because proposed the front yards of proposed Lots 2 through 5 should be oriented to the south, the building envelope shown for proposed Lot 2 would not meet the front and
rear yard setback requirements. Compliance with setback standards would be reviewed at the time of building permit application.
Impervious Surface Area – There is not enough information provided with the application for staff to determine compliance with this standard. A lot coverage analysis meeting the requirements
in RMC 4-8-120D.12, shall be submitted at the time of formal landuse application.
Height – There is not enough information provided with the application for staff to determine compliance with the maximum height standards.
Access/Parking – The following ratios would be applicable to the site:
Use
# of Units
Ratio
Required Spaces
Single Family Residential
5
A minimum of 2 per dwelling unit, however, 1 per dwelling unit may be permitted for 1 bedroom or less dwelling units
5 to 10
Based on these parking requirements, minimum 5 to 10 parking spaces would be required in order to meet Code requirements.
Pedestrian Access
Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Front yards
shall have entry walks that are a minimum width of 3 feet and a maximum width of 4 feet. Pathways shall be used to connect common parks, green areas, and pocket parks to residential
access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum of 3
feet in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks
or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. A pedestrian circulation plan shall
be provided with the formal land use application.
For all homes that do not front on a residential access street, limited residential access street, a park, or a common green pedestrian entry easements that are at least 15 ft. wide
plus a 5 ft. sidewalk shall be provided. Based on the provided plans, it appears that proposed Lot 5 would not front on a street, park, or common green.
Mail and Newspaper Boxes - All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; and
2. Mailboxes shall be lockable consistent with USPS standard; and
3. Mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Landscaping – Except for critical areas, all portions of the development area which are not covered by structures, required parking, access, circulation or service areas, must be landscaped
with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet.
Those yards that do not abut a public street or private street or shared driveway are exempt from the landscaping regulations.
Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting
the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal land use application.
Residential Design and Open Space Standards: Residential guidelines and standards are contained in RMC 4-2-115. A handout indicating the applicable guidelines and standards is enclosed.
As applicable to the R-14 zone the guidelines are:
Garages – Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
One of the following is required; the garage must be:
1. Recessed from the front of the house and/or front porch at least eight feet (8'), or
2. Detached.
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. A minimum eighteen feet (18') driveway length from the face of the garage to the back of the sidewalk or access easement/lane is required, unless accessed by an alley, and
3. If sides of the garage are visible from streets, lanes, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned, and
3. The garage shall not exceed forty-four feet (44') in width, and shall maintain an eight foot (8') separation from any dwellings.
Open Space
For developments of four or more units, for each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. Such common open space must be
shown on the site plan submitted with the formal land use application. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in
the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. Open space shall be located in a highly visible area and
be easily accessible to the neighborhood. Open space shall be contiguous, serve a minimum of four (4) homes, and be at least twenty feet (20') wide. A pedestrian entry easement can
be used to meet the requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. Pea-patches shall be at least one thousand (1,000) square
feet in size with individual plots that measure ten feet by ten feet (10' x 10').
Additionally, if a pea-patch is used to fulfill the open space requirement it shall include a tool shed and a common area with space for compost bins. Water shall be provided to the
pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped
with flowers, plants, and/or shrubs.
Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for Emergency Vehicle Access.
Storm ponds may be used to meet the common open space requirement if designed to accommodate a fifty (50) year storm and to be dry ninety percent (90%) of the year.
Only permanent open space would be considered for the purposes of meeting the requirements outlined above. Based on 5 units 1,750 square feet of common open space would be required.
Private Yards
Each individual unit shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. Such private yards
would verified at time of building permit application.
Primary Entry – Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and
2. The entry shall include one of the following:
a. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or
b. Porch: minimum five feet (5') deep and minimum height twelve inches (12") above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway.
Façade Modulation – Both of the following are required:
1. The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and
2. A minimum one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces.
Windows and Doors – All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area, and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one half inches (3 1/2") minimum head and jamb trim around the door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement.
Scale, Bulk, and Character – All of the following are required:
1. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and
2. Primary porch plate heights shall be one story. Stacked porches are allowed, and
3. To differentiate the same models and elevations, different colors shall be used, and
4. For single-family dwellings, no more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting.
Roofs – Both of the following are required:
1. Primary roof pitch shall be a minimum six to twelve (6:12). If a gable roof is used, exit access from a third floor must face a public right of way for emergency access, and
2. A variety of roofing colors shall be used within the development and all roof material shall be fire retardant.
Eaves – The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves.
Architectural Detailing – All of the following are required:
1. Three and one half inches (3 1/2") minimum trim surrounds all windows and details all doors, and
2. At least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one half inches (2 1/2") in width and painted. If shutters are used, they
shall be proportioned to the window size to simulate the ability to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or
banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited.
Materials and Color – All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three and one half inches by seven and one half inches (3 1/2" x 7 1/2") or
three and five eighths inches by seven and five eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners no less than twenty-four inches (24"). The material change shall
occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. Color palettes for all new structures, coded
to the home elevations, shall be submitted for approval.
4. Gutters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color.
Tree Retention – The submitted survey indicates several significant trees on the project site. A tree inventory and 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 10% of significant trees on site, 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
rate of 6:1.
Utilities - Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms.
Fences – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence detail should also be included on the
plan as well.
Critical Areas: It appears that a wetland may be located on the project site. The applicant would be required to provide Wetland Reconnaissance Report, prepared by a qualified biologist
with the formal land use application. Please note that wetland areas, if found to exist on the project site, would be deducted from the gross area to determine net density.
Environmental Review
The project may require Environmental (SEPA) Review if the Wetland Reconnaissance Report indicates that wetlands exist on the project site.
Permit Requirements: An Administrative Short Plat approval is required; the fee for a Short Plat is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee). An Environmental (SEPA)
Review may also be required if wetlands are found to be present on the project site; the fee for SEPA review is $1,030.00 ($1,000.00 plus 3% Technology Surcharge Fee). The Short Plat
and Environmental Review (if required) would be processed concurrently and would take approximately 6 to 8 weeks to complete.
Upon receipt of preliminary approval, the applicant must complete any required improvements, such as sidewalks, fire hydrants and grading. A separate construction permit is required
for these improvements. The applicant must also satisfy any conditions of the preliminary approval before the plat can be recorded. A separate no fee submittal is required for the
final short plat. The newly created lots may be sold only after the plat has been recorded. The applicant can submit plans for building permit review for new construction before the
plat is recorded, however, the City can issue building permits only when the final plat has been recorded.
Detailed information regarding the land use application submittal is provided in the attached handouts.
In addition to the required land use permits, separate construction and building 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 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 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 Parks Mitigation Fee based on $530.76 per new single family lot payable prior to recording;
A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project payable prior to recording;
A Fire Mitigation Fee based on $488.00 per new single-family lot payable prior to recording; and,
A Renton School District Impact Fee based on $6,392.00 per each new single-family residence payable prior to issuance of building permits.
A handout listing all of the City’s Development related fees in attached for your review.
Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one-year extension.
cc: Jennifer Henning