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HomeMy WebLinkAbout15-000282 Brandon Place Townhomes (R-14 zone, APA 2)c:\users\jcisneros\appdata\local\temp\15-000282 brandon place townhomes (r-14 zone, apa 2)_8049892\15-000282 brandon place townhomes (r-14 zone, apa 2).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 14, 2015 TO: Pre-Application File No. 15-000282 FROM: Jill Ding, Senior Planner SUBJECT: Brandon Place Townhomes 2800 NE 12th St, 2801 NE 13th St, and 3001 NE 16th St 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 project site consists of three parcels; 2800 NE 12th Street (Lot 1) and 2801 NE 13th Street (Lot 2) are contiguous parcels and are located at the northeast corner of the intersection of Harrington Avenue NE and NE 12th Street. 3001 NE 16th Street (Lot 3) is located at the southeast corner of NE 16th Street and Jefferson Avenue NE. Lot 1 is 16,942 square feet in area and Lot 2 is 11,439 square feet. Lot 3 is 16,517 square feet in area. The proposal includes the construction of three 5 unit townhomes for a total of 15 dwelling units. Access to the townhomes on Lots 1 and 2 would be provided via driveways off of Harrington Ave NE and NE 13th Street. Access to the townhomes on Lot 3 would be provided via driveway access off of NE 16th Street. Garages are proposed underneath the townhomes, which would provide a total of 18 parking spaces. An Aquifer Protection Area 2 is mapped on the project site. Current Use: Two existing duplexes and associated garages would be removed from Lots 1 and 2. An existing duplex and detached accessory structure would be removed from Lot 3. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein). Brandon Place Townhomes Page 2 of 6 May 14, 2015 c:\users\jcisneros\appdata\local\temp\15-000282 brandon place townhomes (r-14 zone, apa 2)_8049892\15-000282 brandon place townhomes (r-14 zone, apa 2).doc Zoning: The property is located within the Center Village (CV) land use designation and the Residential-14 dwelling unit per acre (R-14) zoning designation. Attached residential dwellings are an outright permitted use in the R-14 zone. Density – The minimum density required in the R-14 zone is 7 dwelling units per net acre (du/ac) and the maximum density permitted is 14 dwelling units per net acre. Net density is calculated after the subtraction of private access easements/tracts, critical areas, and areas to be dedicated for right-of-way are subtracted from the gross lot area. Bonus Density (RMC 4-3-065) permits up to 4 additional dwelling units per net acre. Densities of greater than 18 units per net acre are prohibited. To qualify for the density bonus, the applicant shall provide either: (i) Alley and/or rear access and parking for 50% of detached or townhouse units, or (ii) Civic uses such as a community meeting hall, senior center, recreation center, or other similar uses as determined by the Administrator, or (iii) A minimum of 2 units of affordable housing per net developable acre (fractional results shall be rounded up to the next whole number) to qualify for a density bonus. In addition, in order to qualify for a bonus, developments shall also incorporate at least 1 of the features described below: (i) Active common recreation amenities such as sports courts, recreation center, pool, spa/jacuzzi. (ii) Surface parking lots containing not more than 6 parking stalls separated from other parking areas by landscaping with a minimum width of 15 feet. Based on a combine lot area of 28,381 square feet (0.65 acres) for Lots 1 and 2, the proposal for 10 units would result in a net density of 15.38 du/ac. No information was included with the pre-application materials regarding the area of right-of-way dedication anticipated for Lot 3, therefore staff was unable to calculate the net area of Lot 3. Based on a gross area of 16,517 square feet (0.38 acres) the proposal for 5 units on the project site would result in a gross density of 13.16 du/ac. Based on a total area of 1.03 gross acres, the proposal for 15 units on all three lots would result in a total gross density of 14.56 du/ac. The density proposed exceeds the maximum density permitted for the R-14 zone. The proposal shall be revised to comply with the maximum net density requirements or provide the required bonus density amenities. Minimum Lot Size, Width and Depth – There are no minimum lot size requirements for attached dwellings in the R-14 zone. The minimum width required in the R-14 zone is 30 feet for interior lots and 40 feet for corner lots and the minimum depth required is 60 feet. Lots 1 and 2 have a combined area of 28,381 square feet with a lot width of approximately 135 feet and a lot depth of approximately 245.5 feet. Lot 3 has a lot area of 16,517 square feet and a lot width of approximately 99 feet and a lot depth of approximately 166 feet. The lots as proposed would comply with the minimum lot size, width, and depth requirements of the R-14 zone. Lot Coverage – The R-14 zone permits a maximum building coverage of 65 percent and a maximum impervious surface coverage of 80 percent of the total lot area. No lot coverage information was provided with the pre-application materials, therefore staff was unable to verify compliance with these requirements. A lot coverage analysis (including building coverage and impervious surface coverage) would be required with the formal land use application submittal. Brandon Place Townhomes Page 3 of 6 May 14, 2015 c:\users\jcisneros\appdata\local\temp\15-000282 brandon place townhomes (r-14 zone, apa 2)_8049892\15-000282 brandon place townhomes (r-14 zone, apa 2).doc Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the R-14 zone are as follows: 15-foot minimum front yard setback, provided the garage maintains a 20-foot front yard setback; a minimum 4-foot side yard setback; a minimum 15-foot side yard along a street setback; and a minimum 10-foot rear yard setback. The submitted site plan shows the 10-foot rear yard setback along the NE 12th Street, Harrington Avenue NE, NE 13th Street, and Jefferson Avenue NE street frontages. The yards fronting along street frontages would be considered front yards or side yards along streets, the rear yards would be located opposite the front yards away from the public street frontages. The submitted site plan materials shall be revised to provide the required front and side yard along a street setbacks. Building Height – The maximum building height permitted in the R-14 zone is 30 feet. Building height is measured as the vertical distance from grade plane to the average height of the highest roof surface. According to the submitted elevations, the proposed townhomes would have a height of 34 feet 5 ¼ inches measured to the tallest point of the structure. Information regarding the average height of the highest roof surface was not included in the submitted pre-application materials, therefore staff was unable to verify compliance with this requirement. Residential Design and Open Space Standards: All new dwelling units would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Lot Configuration: Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. Common Open Space: Developments of four (4) or more units: Required to provide common open space as follows: 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. 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. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide. 5. A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. 6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea -patch 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. Brandon Place Townhomes Page 4 of 6 May 14, 2015 c:\users\jcisneros\appdata\local\temp\15-000282 brandon place townhomes (r-14 zone, apa 2)_8049892\15-000282 brandon place townhomes (r-14 zone, apa 2).doc 7. 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 but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. 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. 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 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. A conceptual landscape plan shall be submitted at the time of formal land use application. Tree Preservation – A Tree Retention/ Land Clearing (Tree Inventory) 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 20 percent (20 %) 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 satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. In addition, a minimum of 4 trees per 5,000 square feet of lot area are required to be provided on residentially zoned properties with attached multi-family dwellings. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City' s discretion. Fences/Walls – If the applicant intends to install any fences or walls as part of this project, the location must be designated on the landscape plan. A fence/wall detail should also be included on the plan as well. Parking – The following ratios would be applicable to the site: Brandon Place Townhomes Page 5 of 6 May 14, 2015 c:\users\jcisneros\appdata\local\temp\15-000282 brandon place townhomes (r-14 zone, apa 2)_8049892\15-000282 brandon place townhomes (r-14 zone, apa 2).doc Use Number of Bedrooms per Unit Ratio Required Spaces Attached Dwellings 6 x 2 Bedroom Units (Lots 1 and 2) 4 x 2 Bedroom Units (Lot 3) Min/Max: 1.4 spaces / 2 bedroom unit Lots 1 and 2: 8.4 spaces Lot 3:5.6 spaces Attached Dwellings 4 x 3 Bedroom Units (Lots 1 and 2): 1 x 3 Bedroom Units (Lot 3) Min/Max: 1.6 spaces / 3 Bedroom Unit Lots 1 and 2: 6.4 spaces Lot 3: 1.6 spaces Based on the uses and number of bedrooms proposed, the proposal would be required to provide a minimum and a maximum of 15 parking spaces for Lots 1 and 2 and 7 parking spaces for Lot 3. The applicant is proposing a total of 12 parking spaces on Lots 1 and 2 and 6 parking spaces on Lot 3. To comply with the required parking, the proposed would need to provide 3 additional spaces on Lots 1 and 2 and 1 additional space on Lot 3. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. 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. Bicycle parking shall be provided for all residential developments that exceed five (5) residential units. The bicycle parking requirements for attached dwellings is 0.5 spaces per dwelling unit. The bicycle parking provided for the residential use shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Critical Areas: An Aquifer Protection Area 2 is mapped on the project site. The overall purpose of the aquifer protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is required. Environmental Review: Environmental (SEPA) Review would be required for the 15 units as the proposal would result in the construction of more than 9 dwelling units. Permit Requirements: The proposal for 15 townhomes would require Administrative Site Plan Review and Environmental (SEPA) Review. The applications would be reviewed concurrently in an estimated timeframe of 6-8 weeks. The applicable fees would be $1,500 for Administrative Site Plan Review, $1,000 for Environmental (SEPA) Review, and a 3% Technology fee for a total of $2,575. Brandon Place Townhomes Page 6 of 6 May 14, 2015 c:\users\jcisneros\appdata\local\temp\15-000282 brandon place townhomes (r-14 zone, apa 2)_8049892\15-000282 brandon place townhomes (r-14 zone, apa 2).doc Impact Mitigation Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the issuance of building permits:  Fire Mitigation fee currently assessed at $463.66 per dwelling unit.  A Transportation Mitigation Fee assessed at $1,454.20 per Apartment or $1,180.84 per Condominium unit.  A Parks Mitigation Fee assessed at $975.90 per dwelling unit for 5 or more multi-family dwelling units.  The Renton School District charges a School Impact Fee assessed at $1,360.00 per multi- family dwelling unit. Expiration: Upon Site Plan approval, the site plan approval is valid for 2 years with a possible 2 year extension.