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HomeMy WebLinkAboutPRE014-000195_Lim Short Plat_3921 Meadow Ave N_2-lot SHPL_R-8PREAPPLICATION MEETING FOR MAX DRIVE Short Plat PID 619720-0060 PRE 14-000294 CITY OF RENTON Department of Community & Economic Development Planning Division March 20, 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). c:\users\jcisneros\appdata\local\temp\pre014-000195_lim short plat_3921 meadow ave n_2-lot shpl_r- 8_8053125\pre014-000195_lim short plat_3921 meadow ave n_2-lot shpl_r-8.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 27, 2014 TO: Pre-application File No. 14-000195 FROM: Kris Sorensen, Associate Planner SUBJECT: Lim 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 3921 Meadow Ave N (PID 3342700530). The project site is a stem lot (or “flag lot”) in configuration and is generally flat. The property is zoned Residential – 8 dwelling units per net acre and is 18,600 square feet (0.42 acre) in size. The applicant is proposing to subdivide the property into two lots. Proposed lot sizes would be approximately 13,348 square feet and approximately 5,190 square feet with a private shared driveway along the southerly side of the lots. The site currently has an existing single family home where the larger lot, Lot B, is proposed that would be kept with the proposed Lot A for building a new single family home. Lot A has accessory structures that would need to be demolished prior to short plat recording. The applicant is proposing vehicular access to the two properties from a private driveway connected to Meadow Ave N. Current Use: The site currently has an existing single family home where Lot B would be located in the eastern 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 Lim Short Plat, PRE14-000195 Page 2 of 4 February 27, 2014 c:\users\jcisneros\appdata\local\temp\pre014-000195_lim short plat_3921 meadow ave n_2-lot shpl_r- 8_8053125\pre014-000195_lim short plat_3921 meadow ave n_2-lot shpl_r-8.doc areas and public right-of-way dedications would be deducted from the total area to determine net density. A right-of-way dedication of 6.5 feet for this project would be required along Meadow Ave N, see Plan Review comments for more details. For this application, the private access easement for the shared driveway and right-of-way dedication required along Meadow Ave N would be deducted. A rough density worksheet calculation provides a density of 6.5 du/ac which meets the allowed density for the R-8 zone. A Density Worksheet would be required at the time of formal short plat application. 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 he ight 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 the R-8 zone are:  Front yard: 15 feet for the primary structure.  Rear yard: 20 feet.  Side yards: 5-feet, except 15-feet for side yards along a street or private street. For a side yard along a shared private driveway easement, an interior sideyard setback is required of 5-feet. Yards (ie front, rear and sides) would need to be shown on the site plan. Setback would be verified at the time of building permit review for the new lot. The existing building footprint and required setbacks on proposed Lot B would need to be indicated on the submitted site plan. 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. Lim Short Plat, PRE14-000195 Page 3 of 4 February 27, 2014 c:\users\jcisneros\appdata\local\temp\pre014-000195_lim short plat_3921 meadow ave n_2-lot shpl_r- 8_8053125\pre014-000195_lim short plat_3921 meadow ave n_2-lot shpl_r-8.doc Access/Parking: The applicant has indicated that access would be taken for both proposed lots via a shared driveway from Meadow Ave N. The proposed access would meet the allowance for a shared private driveway. 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 within 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. A detailed landscape plan would be required at the time of Building permit application for Lot A. 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: A small portion of the northwest corner of the site contains a moderate landslide hazard area. Environmental Review: Except when located in sensitive areas or lands covered by water, short plats of four or fewer lots are Categorically 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. Lim Short Plat, PRE14-000195 Page 4 of 4 February 27, 2014 c:\users\jcisneros\appdata\local\temp\pre014-000195_lim short plat_3921 meadow ave n_2-lot shpl_r- 8_8053125\pre014-000195_lim short plat_3921 meadow ave n_2-lot shpl_r-8.doc 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.  Renton School District Impact Fee: $5,455.00 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.