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HomeMy WebLinkAbout12-016 Benson Townhomes (RM-F-Duplexes)DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: March 1, 2012     TO: Pre-Application File No. 12-016     FROM: Rocale Timmons, Associate Planner     SUBJECT: Benson Townhomes III      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 east of Benson Rd S just south of I-405. The project site totals 3.13 acres in area and is zoned Residential Multi-Family (RM-F). The pre-application packet indicates that the proposal is to demolish two of the existing three structures and construct a 30-unit townhome development. Access appears to be proposed via a 30 foot wide access easement extended from Benson Rd S across a private property to the south. The site is located within a high and unclassified landslide hazard area and contains slopes up to 40%. Current Use: The property currently contains three existing single family residences of which two would be demolished. Zoning: The property is located within the Residential Multi-family (RM-F) zoning designation. Attached residential development is permitted within the RM-F designation, provided the proposal complies with the density range specified by the zone. The density range required in the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling 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; alleys are not deducted from the site area for the purpose of calculating density. Information regarding the square footage of critical areas, right-of-way dedications, and access easements was not provided with the application materials. A 30-unit proposal would result in a gross density of 9.58 du/acre (30 units / 3.13 acres = 9.58 du/ac. It is probable the proposal would fall within the allowable density range once deductions for right-of-way dedications, access easements and critical areas are deducted. Development Standards: The project would be subject to RMC 4-2-110, “Development Standards for Multi-Family Zoning Designations” effective at the time of complete application (noted as “RM-F standards” herein). A copy of these standards is included herewith. Minimum Lot Size, Width and Depth – There is no minimum lot size required for the RM-F zone. The minimum lot width required is 50 feet and the minimum lot depth required is 65 feet. While it appears the lots would meet the dimension requirements of the zone once adjusted it does not appear there are four existing lots. The applicant would be required to provide proof of four existing lots and/or subdivide the three existing parcels into four lots. Lot Coverage – Lot coverage by buildings is limited to 35% however a maximum coverage of 45% may be obtained through the Hearing Examiner site development plan review process. Impervious surface coverage is limited to a maximum of 75%. Lot coverage ratios were not provided with the pre-application packet; therefore staff could not confirm compliance with the building standards for the RM-F zone. The applicant will be required at the time of formal land use application to provide elevations and lot coverage calculations of the subject site. 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 RM-F zone are 20 feet in the front, 15 feet in the rear, and 12 feet for interior side yard setbacks. Additional side yard setbacks apply to structures greater than 2 stories: The entire structure shall be set back an additional 1 foot for each story in excess of 2 stories. It appears the applicant has met the setback requirements of the zone. Building Height – The RM-F zone restricts building height to 35 feet and 3 stories however, an additional 10 feet may be obtained through the provision of additional amenities such as pitched roofs, additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent existing residential development. In no case shall the height of a residential structure exceed forty 45 feet. The height of the proposed structures ratios were not provided with the pre-application packet; therefore staff could not confirm compliance with the building standards for the RM-F zone. Building elevations and detailed descriptions of elements and building materials are required with your site plan review submittal. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). For multi-family developments a minimum of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square feet per dwelling unit is required for refuse deposit areas. Based on the proposal for a total 30 residential units; a minimum area of 100 square feet of refuse and recycle area would be 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, except where reduced through the site plan development review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for Site Plan Review. Tree Preservation – 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 10 percent of significant trees. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a rate of six to one. 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. Within the RM-F zone a minimum and maximum of 1.6 spaces per 3 bedroom or larger dwelling unit; 1.4 spaces per 2 bedroom dwelling unit; 1.0 spaces per 1 bedroom or studio dwelling unit. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. Bicycle Parking - Bicycle parking shall be provided for all residential developments that exceed five units. The applicant is required to provide 0.5 bicycle parking spaces for each residential unit. Spaces shall meet the requirements of RMC 4-4-080F.11.C. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. Driveways: For head-in parking using the same aisle in a one way or two way circulation pattern, the minimum width of the aisle shall be 24-feet. 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. Access: The applicant would have to provide documentation, i.e. easement agreement that permits use of the proposed private easement to the south. Otherwise the proposal would need to be redesign providing all on-site access to the units. The length of the road may require a cul-de-sac for turning around. Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Building Design Standards – District ‘B’, would be required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations which are required to be incorporated into the site design as proposed. Buildings shall be oriented to the street with clear connections to the sidewalk. A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. The primary entrance of each building shall be located on the facade facing the street. Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. Developments shall include an integrated pedestrian circulation system that connects buildings, open space, and parking areas with the sidewalk system and abutting properties. At least one hundred (100) square feet of the private space shall abut each unit. At least one hundred (100) square feet of the private space shall abut each unit. All building facades shall include modulation or articulation at intervals of no more than twenty feet (20'). Critical Areas: The site is located within a high and unclassified landslide hazard. The site also appears to contain areas of 15% to 40% slopes. As required by the City’s Critical Areas Regulations, a slope delineation indicating the location of “sensitive” slopes will be required as part of the formal land use application. The applicant will be required to obtain a geotechnical report stamped and signed from a Geotechnical Engineer stating that the proposed development is suitable with respect to the current site conditions for soils, slopes, landslides, erosion, etc. In addition, the report would need to address any special construction requirements deemed necessary by the Geotechnical Engineer. Through the site plan review process; the City may condition the approval of the development in order to require mitigation of any potential hazards based on the results of the studies. In addition, pursuant to RMC section 4-3-050.J.3, the geotechnical report submitted with the application may be required to undergo independent secondary review by a qualified specialist selected by the City at the applicant’s expense. NOTE: The Olympic gas pipeline runs east/west in the vicinity of this site. The Title Report required with the Land Use Application shall disclose if a pipeline easement affects this site. Environmental Review: The proposal would trigger Environmental (SEPA) Review as the proposal would result in the construction of more than 4 dwelling units on a single site. Permit Requirements: The proposal would require a Lot Line Adjustment, Administrative Site Plan approval and Environmental (SEPA) Review. All permits in either scenario would be reviewed in an estimated timeframe of 8 weeks. The Site Plan Review application fee is $1,000. The application fee for SEPA Review (Environmental Checklist) is $1,000 and the application fee for a Lot Line Adjustment is $450. Detailed information regarding the land use application submittal is provided in the attached handouts. There is an additional 3% technology fee charged at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following:  a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. In addition to the required land use permits, separate construction, building and sign 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 issuance of building permits. Impact fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined. A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; Fire Mitigation Fee based on $0.52 per square foot of new commercial building area and $388.00 per new multi-family unit; and A Parks Mitigation Fee based on $354.51 per new multi-family unit. A School District Impact Fee based on $1,236 per new multi-family unit. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension.