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HomeMy WebLinkAboutPRE14-000028, Dohrn PP, 12-lots, R-8, SlopesPREAPPLICATION MEETING FOR Dohrn Meadows Preliminary Plat 3815 and 3767 Monterey Place NE PRE 14-000028 CITY OF RENTON Department of Community & Economic Development Planning Division January 23, 2014 Contact Information: Planner: Kris Sorensen, 425.430.6593 Public Works Plan Reviewer: Rohini Nair, 425.430.7298 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\2014 preapps\14-000028.kris\pre14-000028, dohrn pp, 12-lots, r-8, slopes.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 23, 2014 TO: Pre-application File No. 14-000028 FROM: Kris Sorensen, Associate Planner SUBJECT: Dohrn Meadows Preliminary Plat 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 $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property (PID 3345700181 and 3345700182) is located on the west side of Monterey Place NE and is made up of two parcels addressed as 3815 and 3767 Monterey Place NE. There are mapped critical areas (slopes) on the subject property. The total area of the subject site is 89,818 square feet (2.06 acres) and zoning is Residential – 8 dwelling units per acre (R-8). The applicant is proposing to subdivide the site into 12 residential lots and two tracts (according to the submitted conceptual drawing). The residential lots would range in size from approximately 4,621 square feet to approximately 6,992 square feet. Access to the 12 proposed residential lots would be via a new public street dead ending in a cul-de-sac that would extend from Monterey Place NE, with an access tract extending off the new street in the southwest corner of the site to provide access for proposed lots 6 - 7. Current Use: There are currently two single-family houses on the subject property, with the house at 3815 proposed for demolition and the house at 3767 possibly retained. Comprehensive Plan and Zoning: The property has a Comprehensive Plan land use designation of Residential Single Family (RSF). The goals, objectives, and policies of the Dohrn Preliminary Plat, PRE14-000028 Page 2 of 5 January 23, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000028.kris\pre14-000028, dohrn pp, 12- lots, r-8, slopes.doc RSF are implemented by the development standards and regulations of the Residential 8 (R-8). Zoning/Density Requirements: The minimum density required is 4 dwelling units per net acre (du/a). The maximum density allowed is 8 du/a. The new lots may be developed with 1 dwelling unit each. In order to calculate the proposed density of the project, any area of public road, private easement, dedication and/or critical area must be known. 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. There would be two areas where right-of-way dedication would be required. The first area is along existing Monterey Place NE where street improvements as mentioned in the Plan Review comments would need to be constructed. The other area is the new public residential access street. The new access street which has a dead end as shown in submitted conceptual drawing would need to extend to the west property line for future development to the west. Right-of-way dedications would need to be recalculated based on the Plan Review comments. A Density Worksheet would be required at the time of formal short plat application. Staff was unable to determine compliance with density. 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-8 standards” herein). Single family residential development is permitted outright in the R-8 zone. Lot Size – The minimum lot size allowed is 4,500 square feet, because the overall property is more than an acre before subdivision. Lots, as proposed, would meet or exceed this minimum requirement. Lot Width and Depth – The minimum lot width is 50 feet and the minimum depth is 65 feet for interior lots. For corner lots, the minimum lot width is 60 feet and depth is same as for interior lot. Proposed lots would exceed the minimum width and depth requirements. Building Standards – R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. For lots 5,000 square feet or less, maximum building coverage is fifty percent. The maximum impervious surface would be limited to 75%. 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. 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- 8 zone are 15 feet for the front yard (10 feet for front yard if vehicle access from an alley), 20 feet for the rear yard setback, interior side yards are required to have a 5 foot setbacks, and side yard along a street requires a 15 foot setback. Dohrn Preliminary Plat, PRE14-000028 Page 3 of 5 January 23, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000028.kris\pre14-000028, dohrn pp, 12- lots, r-8, slopes.doc Note: The setbacks for homes along Monterey Place NE would be measured from the property line after the required right-of-way dedication. Proposed setbacks are not indicated on the conceptual site plan and would be verified prior to building permit issuance. If one of the existing houses would remain, setbacks must meet development standards. The setbacks for the new residences would be reviewed at the time of building permit. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable to any new residential structures. A handout indicating the applicable guidelines and standards is enclosed. Access/Parking: The applicant has indicated access to Proposed Lots would be via new public roadway extending from Monterey Place NE. All lots would access directly off the new public roadway with the exception of lots 6 – 7, which would be accessed via a shared access tract at the westerly end of the new street. New development in the R-8 zone without existing alleys shall utility alley access on interior lots. If it can be demonstrated through an evaluation that the use of alley(s) is not practical, the use of alley may not be required. The application was not clear as to whether this access is to be a private road or a shared driveway. Below are the standards for both. A shared private driveway may be permitted for access up to a maximum of four (4) lots. Up to three (3) of the lots may use the driveway as primary access for emergencies. The remainder of the lots must have physical frontage along a street for primary and emergency access and shall only be allowed vehicular access from the shared private driveway. The private access easement shall be a minimum of sixteen feet (16') in width, with a maximum of twelve feet (12') paved driveway. Private streets are allowed for access to six (6) or fewer lots, provided at least two (2) of the six (6) lots abut a public right-of-way. Private streets will only be permitted if a public street is not anticipated by the Department of Community and Economic Development to be necessary for existing or future traffic and/or pedestrian circulation through the subdivision or to serve adjacent property. Such private streets shall consist of a minimum of a twenty six foot (26') easement with a twelve-foot (12') pavement width. The private street shall provide a turnaround meeting the minimum requirements of this Chapter. No sidewalks are required for private streets; however, drainage improvements per City Code are required, as well as an approved pavement thickness (minimum of four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the private street shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. The land area included in private street easements shall not be included in the required minimum lot area for purposes of subdivision. Hillside Subdivision: A hillside subdivision is defined as “a subdivision in which the average slope is twenty percent or in which any street in the subdivision has grades greater than fifteen percent at any point.” The subject proposal may be subject to Dohrn Preliminary Plat, PRE14-000028 Page 4 of 5 January 23, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000028.kris\pre14-000028, dohrn pp, 12- lots, r-8, slopes.doc additional Hillside Subdivision standards (enclosed). A slope analysis would be required at land use application submittal. Please see the Plan Review comments part of this report for required right-of-way dedications along Monterey and for the new residential access street. Driveways and streets cannot be greater than 15% slope. Landscaping: Except for critical areas, all portions of a development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant, vegetative cover. 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. In addition, if there is no landscape strip within the right-of-way with trees as would probably happen for the private street or shared driveway, then two trees are required in the front yard setback area of each lot. These trees would need to be planted prior to the final inspection of the building permit. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal Preliminary Plat application. Significant Tree Retention: It appears that there are significant trees located on the proposed project site. Since significant trees (greater than 6-inch caliper) would likely be removed, 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 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If staff determines that the trees cannot be retained, they may be replaced with minimum 2-inch caliper trees at a ratio of six to one. Critical Areas: Known critical areas on the project site include regulated slopes at grades in excess of 25 percent. City of Renton mapping indicates areas may be sloped in excess of 40 percent. Additionally, City of Renton mapping indicates erosion and moderate landslide areas. A Geotechnical Report, prepared by a qualified engineer, must be submitted with the preliminary plat application. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre- development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. A slope analysis will need to be included with the preliminary plat submittal even though this is not listed in the submittal list. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. Environmental Review: Because this preliminary plat proposal includes more than 9 residential lots, Environmental (SEPA) Review would be required. Note: The fee for Dohrn Preliminary Plat, PRE14-000028 Page 5 of 5 January 23, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000028.kris\pre14-000028, dohrn pp, 12- lots, r-8, slopes.doc Environmental (SEPA) Review is $1,030.00 ($1,000.00 plus 3 % Technology Surcharge Fee). Permit Requirements: Preliminary Plat requests would be processed concurrently with the Environmental (SEPA) Review within an estimated time frame of 10 to 12 weeks, from the time that the application is accepted as complete. Note: The fee for a preliminary plat application is $4,120.00 ($4,000.00 plus 3% Technology Surcharge Fee). Fees: In addition to the applicable building and construction fees, impact fees are required. Such fees apply to all projects and would be calculated at the time of each building permit application and payable prior to building permit issuance. The fees for 2014 are as follows: • Transportation Impact Fee: $1,430.72 per new single-family house; • Park Impact Fee: $963.01 per new single-family house; • Fire Impact Fee: $479.28 per new single-family house; and • Renton Schools Impact Fee: $5,455.00 per new single-family house. A handout listing all of the City’s Development related fees is attached for your review. Please note that all impact fees will increase in 2014. Note: When formal application materials are complete, the applicant must make an appointment with the project manager, Kris Sorensen, to have one copy of the application materials pre-screened at the 6th floor public counter prior to submitting the complete application package. Mr. Sorensen may be contacted at (425) 430-6593 or ksorensen@rentonwa.gov. Expiration: Upon approval, preliminary plats are valid for seven years.