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HomeMy WebLinkAboutPRE15-000684_2-lot Short Plat CN zonePREAPPLICATION MEETING FOR Khera 2-lot Short Plat 16801 108th Ave SE PRE 15-000684 CITY OF RENTON Department of Community & Economic Development Planning Division October 22, 2015 Contact Information: Planner: Kris Sorensen, 425.430.6593, ksorensen@rentonwa.gov Public Works Plan Reviewer: Jan Illian, 425.430.7216, jillian@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.430.7024, cthomas@rentonwa.gov 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 22, 2015 TO: Pre-Application File No. 15-000684 FROM: Kris Sorensen, Associate Planner SUBJECT: Khera 2-lot Short Plat 16801 108th 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 parcel is located at 16801 108th Ave SE (PID 0087000325) on the southwest corner of the intersection of Benson Rd S and SE 168th St. The project site is approximately 0.45 acres (19,390 sf) and is zoned Commercial Neighborhood (CN). The submitted application is for a 2-lot subdivision for single family residential lots. The site is generally flat. There are two existing access points to the site from Benson Rd S on the easterly side of the property, one through a traffic signal at the northeast corner of the site, and one driveway in the southeast corner of the site. A tract is proposed on the southern edge of the site to provide access to the new parcels and the abutting residential property to the west. The site contains a single family residence that would remain on the smaller of the proposed lots. Current Use: The property currently has a one-story single family residence that is proposed to remain. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “CN standards” herein). Zoning Requirements: The property is located within the Commercial Mixed Use (CMU) land use designation and the Commercial Neighborhood (CN) zoning designation. The CN zone does not allow detached single family residences. Residential Density – Within the CN zoning designation, there is no minimum density and the maximum density is 4 dwellings per structure. Buildings within the CN zone shall be mixed use with ground-floor commercial. Residential uses shall not be located on the ground floor along any street frontage. The applicant proposes two residential lots for the retention of an existing single family home and for the future construction of a new single family home on the proposed lot along Benson Rd S. The existing home would not be allowed as a stand alone residential structure as part of a short plat applicati on. Any Khera 2-lot Short Plat PRE15-000684 Page 3 of 6 October 22, 2015 P3 proposed building on a new lot or on the site would need to meet the requirements that ground floor is only allowed with commercial uses and not residential areas. The proposal does not comply with the CN zone standards for residential uses and density calculations. Minimum Lot Size, Width and Depth – There are no minimum requirements for lot width or depth within the CN zone. The minimum lot size in the CN zone is 5,000 sf. The proposal is to create two lots, approximately 6,191 sf in area and 7,148 sf in area, and one access tract of approximately 4,273 sf. The proposed lot sizes comply with the minimum lot size for the CN zone. Lot Coverage – The CN zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. The submitted materials identify a non- conforming single family building on the smaller proposed lot. The existing house footprint is 1,275 sf and lot coverage for a 6,191 sf lot is approximately 21 percent. The existing building would comply with the building coverage for the zone. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Setback requirements in the CN zone are as follows: 10 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 15 foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. The abutting properties to the north and south are similar zoning although a residential zoned parcel is abutting the site to the west. A minimum 15-foot westerly side yard is required. The submitted site plan identifies setbacks for the smaller proposed lot with the existing single family home, with a south front yard setback of 33 feet, an east side yard setback of 5 feet, a west side yard setback of 12 feet, and a rear yard setback of 33 feet. The west side yard does not comply with the minimum 15 feet setback along a residential zoned property. The west side yard is an existing non-conforming situation that cannot increase in its non-conformity. Compliance with the setback standards would be verified at time of short plat application for the proposed lot with the existing home and at time of building permit review for the proposed lot without a structure. Building Limitations – There are limitations for the maximum gross floor area of any single commercial use on a site and any single office use on a site within the CN zone. Commercial uses that are not a single office use are limited to a maximum of 5,000 gross sf unless allowed to exceed the maximum through a conditional use permit. Any single office use is limited to a maximum of 3,000 gross sf unless allowed to exceed the maximum through a conditional use permit. The proposal is required to have commercial space on each lot within any existing or proposed building. Non-residential gross floor area would be verified at time of short plat application and/or building permit application. Building Orientation – All commercial uses shall have their primary entrance and shop display window oriented toward the street frontage. Building Height – The maximum building height that would be allowed in the CN zone is 35 feet. 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. See RMC 4-4-095 for general and specific requirements. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. For example, with office uses, a minimum of 2 sf per every 1,000 sf of building gross floor area is required for recyclable deposit areas and a minimum of 4 sf per every 1,000 sf of building gross floor area is required for refuse deposit areas with a minimum of 100 sf for the area. 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 drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. Such landscaping shall include a mixture of trees, shrubs, and groundcover as approved by the Department of Community and Economic Development. Existing landscaping can be used. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. When a Commercial Zone Lot or Use is abutting a Residential Zone a 15-foot wide partially sight-obscuring landscaped visual barrier, or 10-foot wide fully sight-obscuring landscaped visual barrier, is required along the common property line. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street tree spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped. Broadleaf trees planted in non-residential zones must be a minimum of 2 inches in diameter (dbh). Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: A Tree Retention Plan with a tree retention worksheet shall be provided with the formal land use application or building permit. RMC 4-4-130H provides general and specific requirements. The tree retention plan must show preservation of at least 10 percent of significant trees which are required to 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. Per RMC 4-4-130H.1.c “Calculating Tree Retention” if the number to be retained includes a fraction of a tree, any amount equal to or greater than one-half tree shall be rounded up. Ten percent of the three 8- inch fruit trees at the subject site would not require retention of the existing trees. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Signs – Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require separate sign permit review which is different than building permit review. Lighting – New parking lot and building lighting would require a lighting plan and shall meet the lighting standards of RMC 4-4-075. A detailed lighting plan and analysis is required as part of the buildin g permit submittal. Parking; bicycle and automobile – Surface parking is allowed in the zone, except for parking stalls required for residential uses. The applicant will be required at the time of short plat application submittal to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. If the proposal provides more or less parking than required by code, up to 25 more or 25 percent less is allowed with justification which may include quantitative information such as sales receipts, documentation of customer frequency, parking standards of nearby cities, or a parking analysis. Beyond the 25 percent allowance, a request for a parking modification would need to be applied for and granted. This detaile d written request can be submitted before or concurrently with a site plan application. Khera 2-lot Short Plat PRE15-000684 Page 5 of 6 October 22, 2015 P5 The applicant will be required at the time of land use application to provide a parking analysis of the subject site. The analysis would include dimensions of stalls and drive aisles. See RMC 4-4-080 for more details:  Stalls: 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. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided in addition to the minimum spacing requirements for the stall. For up to 25 automobile parking spaces, one ADA space is required. A vehicle parking analysis with the number of spaces and dimensions of stalls would need to be provided as part of short plat submittal. Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. There are two existing access points to the site from Benson Rd S, one through a traffic signal at the northeast corner of the site and one driveway in the southeast corner of the site. Access to the neighboring property to the west is provided through the subject site. The project will have to comply with commercial driveway standards. Critical Areas: There are no critical areas identified on the site. Environmental Review: Except when located in sensitive areas or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review. If the project remains under these thresholds, a SEPA checklist would not be required for the proposed short plat. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed within an estimated time frame of six to eight weeks. The 2015 and 2016 fee for a short plat application is $2,000.00 plus a 3% technology surcharge fee. Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2015/2016 are as follows and fees will be changing on January 1, 2016:  A Transportation Impact Fee based on use and type and number of residences;  A Parks Impact Fee based on type and number of residences;  A Fire Impact fee based on use and type and number of residences; and  Renton School District Impact Fee is $5,541.00/$5,541.00 based on type and number of residences. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Kris Sorensen, Associate Planner at 425-430-6593 for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.