HomeMy WebLinkAbout12-031 (R-14 Teng SHPL)h:\ced\planning\current planning\preapps\12-031.jerry\12-031 (r-14 teng shpl).doc
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
Teng Short Plat, PRE12-031
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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
Teng Short Plat, PRE12-031
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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.
Teng Short Plat, PRE12-031
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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.
Teng Short Plat, PRE12-031
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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.
Teng Short Plat, PRE12-031
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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
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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.
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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.
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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