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HomeMy WebLinkAbout15-000775 (R14-14 unit, subdivision, lot size wetland)c:\users\jcisneros\appdata\local\temp\15-000775 (r14-14 unit, subdivision, lot size wetland)_8052267\15-000775 (r14-14 unit, subdivision, lot size wetland).doc PREAPPLICATION MEETING FOR 4827 TALBOT PRELIMINARY PLAT PRE 15-000775 CITY OF RENTON Department of Community & Economic Development Planning Division November 19, 2015 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Vicki Grover, 425.430.7291 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 19, 2015 TO: Pre-Application File No. 15-000775 FROM: Rocale Timmons, Senior Planner SUBJECT: 4827 Talbot Preliminary Plat 4827 Talbot Rd 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 consists of one parcel located on the west side of Talbot Rd S just south of S 48th St. The project site totals 1.69 acres in area and is zoned Resesidential-14 (R-14) du/ac. The proposal is to develop the site with 16 single family lots. An alternate plat design was proposed with duplex unit for a total of 17 units within 13 buildings. Parking appears to be provided via private garages for each unit. Access to the site is proposed via a public dead-end road extend from Talbot Rd S with access tracts extended from the dead-end. There are no critical areas located on site. However, a wetland has been identified in close proximity (to the west) of the subject parcel. Current Use: A single family home is currently located on site and is proposed for demolition. Zoning: The property is located within the Residential -14 (R-14) zoning designation. Attached and detached residential development is permitted within the R-14 designation, provided the proposal complies with the density range specified by the zone. 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). Density: 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. It is unclear how much area would be deducted for required right-of-way dedications, access easements, and potential critical areas. A 17-unit proposal would result in a gross density of 13.90 du/acre (26 units / 1.69 acres = 10.09 du/ac). The applicant would be required to demonstrate compliance with the density range of the R-14 zone using net density calculations. 4827 Talbot Preliminary Plat Page 3 of 7 November 19, 2015 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). A copy of these standards is included herewith. Type of Standard R-14 Minimum Standard Lot Size Detached: 3,000 SF Attached: Not Applicable Lot Width Interior: 30 feet Corner: 40 feet Lot Depth 60 feet Min Front Yard 15 feet except the garage shall be setback 20 feet Max Front Yard None Side Yard Detached Units: 4 ft. Attached Units: 4 ft. for unattached side(s), 0 ft. for the attached side(s).23 Rear Yard 10 feet, except when rear yard is abutting a common open space, then 4 feet Side Yard Along-A-Street 15 feet Building Coverage Ratio 65 % maximum Impervious Surface Area 80% maximum Maximum Wall Plate Height 24 feet Maximum Number of Units Per Building 6 units Tree Density 4 significant trees per 5,000 sq feet for multi-family lots. Lots developed with detached single family are exempt from tree density. Lot Standards - The single family proposal does not comply with the minimum lot size requirements of the R-14 zone. The proposal would be required to be revised in order to comply with the minimum lot size standard, of 3,000 square feet, for all single family lots. Parking – The following ratios would be applicable to the site: Use Ratio Attached Residential A minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. Detached Residential A minimum of 2 per 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. Pedestrian Access (R-14) 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 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. The proposal is very much car oriented primarily with the use of access easements which do not include pedestrian connectivity. The proposal will be required to be revised to eliminate access easements (see comments below) and include public streets and alleys with additional pedestrian connections throughout the plat. 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. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further 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 land use application. Please note up to a 15-foot wide landscape buffer is required along the perimeter of the drainage facility. Open Space (R-14) For each unit in the development, 350 square feet of common open space shall be provided . 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 homes, and be at least 20 feet wide. A pedestrian entry easement can be used to meet the requirements if it has a minimum width of 20 feet with a minimum five feet of sidewalk. Pea- patches shall be at least 1,000 square feet in size with individual plots that measure 10 x 10 feet. 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 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 150 feet distance requirement for Emergency Vehicle Access. Storm ponds may be used to meet the common open space requirement if designed to accommodate a 50 year storm and to be dry 90% of the year. Private Yards (R-14)- Each individual unit shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet in width. Tree Retention –A Tree Retention/Land Clearing Plan (Tree Inventory) 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% 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. Please refer to landscape regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. In addition to retaining 20% of existing significant trees, the subject site is required to provide a minimum tree density of 4 trees per 5,000 square feet (or the gross equivalent of caliper inches provided by one or more trees) of lot area onsite for multi-family development. Protected trees may contribute to each residential lot’s required 4827 Talbot Preliminary Plat Page 5 of 7 November 19, 2015 minimum tree density, but any trees that are in excess of the minimum tree density shall not contribute to the total number of trees that are required to be retained for the Land Development Permit. Protected trees that do not contribute to a lot’s required minimum tree density shall be held in perpetuity within a tree protection tract, for single family development all retained trees are required to be held in a tree protection tract. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would be reviewed at the time of Preliminary Plat application. Driveways - Shared driveways may be allowed for access to four or fewer residential lots, provided the subject lots are not created by a subdivision of ten (10) or more lots. Therefore, the proposal would be required to be revised to eliminate all shared driveways/access tracts. Refuse and Recycling Areas – Refuse and recycling areas are required to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public. Additionally, a screened and roofed enclosure in which to keep containers shall be provided. Screened enclosures shall not be located within front yards. Fences/Walls – 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. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. Walls over 6-feet in height shall be terraced pursuant to RMC 4-4-040. Additionally, there shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Building Design Standards Compliance with Residential Design Regulations shall be required, see RMC 4-2-115. Below are some of the identified design standards that need to be addressed in the proposal: 1. One of the following is required; the garage must be: a. Recessed from the front of the house and/or front porch at least eight feet (8'), or b. Detached. 2. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and a. The entry shall include one of the following: i. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve inches (12") above grade, or ii. Porch: minimum five feet (5') deep and minimum height twelve inches (12") above grade. 3. 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 4. A minimum one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. 5. The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate. 6. Primary roof pitch shall be a minimum six to twelve (-4:12). If a gable roof is used, exit access from a third floor must face a public right of way for emergency access. Critical Areas There may be wetlands located on site. The applicant will be required to provide a wetland reconnaissance and delineation. If wetlands and/or required buffers are located on site the proposal shall be revised accordingly. In addition, if impacts are proposed to the wetland or their buffers the applicant would need to provide a conceptual mitigation plan. Environmental Review Environmental (SEPA) Review is required for projects nine units or greater, or on sites that contain critical areas. Therefore SEPA would be required for the proposed subdivision. Permit Requirements The proposed development would require Preliminary Plat, Site Plan Review, and Environmental Review. The applicant may choose to subdivide in combination with either of the applications (for Site Plan Review or a Preliminary Planned Urban Development). All land use permits could be processed within an estimated time frame of 12 weeks. The application fee for SEPA Review (Environmental Checklist) is $1,000, the Site Plan Review fee is $1,500.00, and the Preliminary Plat fee is $4,000.00. A 3% technology fee would also be assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. 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 impact fees would be required prior to the issuance of building permits:  A Fire Mitigation fee will be assessed at $495.10 per new multi-family and single family unit starting January 1, 2016.  A Transportation Mitigation Fee will be assessed at $1,546.31 per new duplex unit and 2,951.17 per new single family unit starting January 1, 2016.  A Parks Mitigation Fee will be assessed at $1,532.56 per new duplex unit and 1,887.94 per new single family unit starting January 1, 2016.  A School District Impact Fee will be assessed at $1,360.00 per new duplex unit and $5,541.00 per new single family unit starting January 1, 2016. A handout listing all of the City’s Development related fees is attached for your review. 4827 Talbot Preliminary Plat Page 7 of 7 November 19, 2015 Expiration: Pursuant to RMC the preliminary plat approval is valid for five years with a possible one-year extension if requested in writing prior to the expiration.