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HomeMy WebLinkAboutPRE014-000142_Cascade Greens_11427 SE 162nd St_4-lot SHPL_R-8c:\users\jcisneros\appdata\local\temp\pre014-000142_cascade greens_11427 se 162nd st_4-lot shpl_r-8_8052941\pre014- 000142_cascade greens_11427 se 162nd st_4-lot shpl_r-8.doc PREAPPLICATION MEETING FOR Cascade Greens Short Plat Address: 11427 SE 162nd St PRE 14-000142 CITY OF RENTON Department of Community & Economic Development Planning Division February 19, 2014 Contact Information: Planner: Kris Sorensen, 425.430.6593 Public Works Plan Reviewer: Jan Illian, 425.430.7216 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: February 19, 2014 TO: Pre-application File No. 14-000142 FROM: Kris Sorensen, Associate Planner SUBJECT: Cascade Greens Short 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 is located at the address 11427 SE 162nd St (PID 0088000260). The project site is generally flat. The property is zoned Residential – 8 dwelling units per net acre and is 29,939 square feet (0.69 acre) in size. The applicant is proposing to subdivide the property into 4 lots. Proposed lot sizes would range from approximately 13,000 square feet to approximately 5,100 square feet with a private shared driveway along the easterly side of the lots. The site currently has an existing single family home where Lot 1 is proposed that would be kept with new single family homes built on Lots 2 - 4. The applicant is proposing vehicular access to all properties from a private driveway connected to SE 162nd St. Current Use: The site currently has an existing single family home where Lot 1 would be located in the northern portion of the property. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R- 8). The minimum density in the R-8 zone is 4 dwelling units per net acre and the maximum density is 8.0 du/ac. Density rounding allows a density of 8.49 du/ac to still meet the maximum density allowance. Private access easements, critical areas and public right-of-way dedications would be deducted from the total area to determine net density. The submitted site plans shows a private driveway connected to SE 162nd Street that runs along the easterly property line to provide access to the proposed lots. No right-of-way dedication would be required along SE 162nd Street. According to the submitted number of 7.27 du/ac, the net density with the proposed private driveway for the R-8 zone would fall within the required density range. A Density Worksheet would be required at the time of formal short plat application. Cascade Greens Short Plat, PRE14-000142 Page 3 of 4 February 19, 2014 c:\users\jcisneros\appdata\local\temp\pre014-000142_cascade greens_11427 se 162nd st_4-lot shpl_r- 8_8052941\pre014-000142_cascade greens_11427 se 162nd st_4-lot shpl_r-8.doc 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. A copy of these standards are included. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-8 is 5,000 square feet for parcels being subdivided that are 43,560 square feet (1 acre) or less. Minimum lot width is 50 feet for interior lots; minimum lot depth is 65 feet. It appears that there is adequate room on the project site to comply with the lot size, width, and depth standards. Building Standards – The 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. The maximum impervious coverage in the R-8 zone is 75%. Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. Compliance with building standards for the new single family home will be determined at the time of building permit review for any new structure. For the existing home staying, data and dimensions will be needed at time of short plat application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks in Zone R-8 are: Front yard: 15 feet for the primary structure. Rear yard: 20 feet. Side yards: 5-feet, except 20-feet for side yards along a street or access easement . Setbacks would be verified at the time of building permit revi ew. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-1215 would be applicable to any new residential structures. A handout indicating the applicable guidelines and standards is enclosed. Access/Parking: The applicant has indicated that access would be taken for both all proposed lots via a shared driveway from SE 162nd Street. The proposed access would meet the allowance for a shared private driveway where access up to a maximum of four lots would be allowed. See Plan Review comments for more details and Fire comments for width and paving requirements. Two off street parking spaces are required for each proposed lot. Driveways 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 with in the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet. In addition, two trees are required in the front yard setback area of each lot when there are no street trees within the street right-of-way as referenced in the landscape regulations (RMC 4-4-070F). 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 Short Plat application. Significant Tree Retention: Significant trees (greater than 6-inch caliper) are potentially proposed to be removed; therefore, a tree inventory and a tree retention plan along with a tree retention worksheet must 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 the trees cannot be retained, replacement may be allowed with minimum 2 inch caliper trees at a ratio of six to one. Critical Areas: There are no critical areas shown on the City’s maps. If critical areas are on-site or become apparent, there may be need for additional studies. Environmental Review: This short plat is exempt from Environmental (SEPA) Review. 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 fee for a short plat application is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. 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 2014 are as follows (credit will be given for the existing home):  Transportation Impact Fee - $1,430.72 per new single-family house;  Park Impact Fee - $963.01 per new single-family house; and  Fire Impact Fee - $479.28 per new single-family house. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $5,455.00 per new home, would be payable prior to building permit issuance. Note: When the formal application materials are complete, the applicant is stron gly 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.