Loading...
HomeMy WebLinkAboutComments 15-000100 (R4 Ford property ROW access)PREAPPLICATION MEETING FOR Ford Property Access PRE 15-000100 CITY OF RENTON Department of Community & Economic Development Planning Division March 5, 2015 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Kamran Yazdidoost, 425.430.7382 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). h:\ced\planning\current planning\preapps\2015 preapps\15-000100.rocale\15-000100 (r4 ford property row access).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 5, 2015 TO: Pre-Application File No. 15-000100 FROM: Rocale Timmons, Senior Planner SUBJECT: Ford Property Access (19007 120th Ave SE) 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 just east of 120th Ave SE north of 192nd Ave SE. The project site consists of two legal parcels totaling 0.96 acres. The proposed property is located within the R-4 zoning classification. Currently the property gains access from an existing 30-foot wide provide access/utility easement extended from 120th Ave SE. The applicant is proposing the construction of two single family homes on two existing legal lots. The site is located within Zone 2 of the Aquifer Protection Area. Current Use: The site is currently vacant. Zoning/Density Requirements: The subject property is currently located within the R-4 zoning classification. The maximum density for this property would be 4.0 dwelling units per net acre (du/ac). The applicant is not proposing to subdivide the proposal therefore the density standards are not applicable to the proposal. 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 (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 is 9,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A Ford Property Access Page 2 of 3 March 5, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000100.rocale\15-000100 (r4 ford property row access).doc lot depth of 80 feet is required. The applicant is not proposing to subdivide the proposal therefore the lot standards are not applicable to the proposal. Building Standards – R-4 zone allows a maximum building coverage of 35% of the lot area. The maximum impervious surface would be limited to 50%. Building height is restricted to 30 feet from existing grade. The proposal’s compliance with the building standards would be verified at the time of building permit review for the new residences to be located on all lots. Building Design Standards – All single family residences 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 for the new residences to be located on all lots. 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 for the front yard. The rear yard setback is required to be 25 feet. Interior side yards are required to have a combined 20 feet with not less than 7.5 feet on either side. The setbacks for the new residences would be reviewed at the time of building permit. Access/Parking: SE 191ST Street currently terminates at the eastern property line. Street improvements for this project must meet the city of Renton Street standards. Future right of way width in SE 191ST Street is 45 feet in width and is classified as a limited residential access road. To meet the City’s complete street standards for limited residential access road, street improvements including, but not limited to 26-foot of paving face of the curb to face of the curb (two travel lanes and parking), 0.5-foot curb, gutter, an 8-foot planter strip, and 5 feet sidewalk one side , 0.5-foot curb, gutter, and 5-foot terrace on other side, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. This will require right of way dedication of approximately 455 feet (subject to final survey) on the project frontage on SE 191ST Street. The street frontage improvements will be required to be built on the SE 191ST Street frontage by the developer. Staff would be supportive of modification to the improvements starting on the north side of the right-of-way: a 5-foot sidewalk, curb, gutter, 26-feet of pavement, curb, and landscaping. 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). Significant Tree Retention: A tree retention plan would be required with the building permit 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. . The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's Ford Property Access Page 3 of 3 March 5, 2015 h:\ced\planning\current planning\preapps\2015 preapps\15-000100.rocale\15-000100 (r4 ford property row access).doc satisfaction that an insufficient number of trees can be retained. Tree retention standards shall be applied to the net developable area. Land within critical areas and their buffers, as well as public rights-of-way. In addition to retaining 30% of existing significant trees, each lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet (or the gross equivalent of caliper inches provided by one or more trees) of lot area onsite. Critical Areas: There appears to be no critical areas located on site. It is the applicant’s responsibility to ascertain whether or not critical areas are located on site. Environmental Review: Environmental (SEPA) Review is not required for the proposed project. Permit Requirements: The project would not require any land use entitlements, however building and construction permits would be required. Fees: In In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits for any new residences, these fees may change year to year:  A Fire Mitigation fee of $495.10 per new single family residence; and  A Transportation Mitigation Fee based on $2,214.44 per new single family residence; and  A Parks Mitigation Fee based on $1,441.29 per new single family residence; and  A School District Impact Fee based on $5,541 per new single family residence. A handout listing all of the City’s Development related fees is attached for your review.