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HomeMy WebLinkAbout14-000212_Cooper Short Plat_R8_3 loth:\ced\planning\current planning\preapps\2014 preapps\14-000212.kris\14-000212_cooper short plat_r8_3 lot.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 13, 2014 TO: Pre-Application File No. 14-000212 FROM: Kris Sorensen, Associate Planner SUBJECT: Cooper 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 $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 is located north of N 34th St between Park Ave N and Meadow Ave N at 1316 N 34th St. The applicant is proposing a 3-lot subdivision of the 0.54 acre site, which is located within the R-8 zoning classification. The proposal includes keeping the existing house with the other intended for the eventual development of detached single-family homes. Access to the new proposed Lots would be gained from a 20-foot wide access easement extended from an existing substandard public road. Proposed lot with the existing home, the most westerly lot, would take access directly from the existing public road. The site appears to contain sensitive slopes on the westerly portion of the site. There appear to be no other critical areas. Current Use: The subject site is developed with a single family residence. The existing residence located at 1316 N 34th St is proposed to stay as part of the short plat. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” Cooper Short Plat, PRE14-000212 Page 2 of 4 March 13, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000212.kris\14-000212_cooper short plat_r8_3 lot.doc site area prior to calculating density. The 20-foot access easement would be subtracted from the gross square footage to determine net density. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal 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 (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 is 4,500 square feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. The total lot area of the subject site is less than 1 acre; therefore a minimum lot size of 5,000 square feet is applicable to the proposed project. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. The proposal retains the home on a 13,000 sf lot, and the other two lots would be approximately 5,000 sf each and meet the minimum dimensions for lot width and depth. Building Standards – R-8 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater and a maximum impervious surface of 75%. Building height is restricted to 30 feet from existing grade. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal’s compliance with the building standards would be verified at the time of building permit review for the new residences. It appears the existing residence complies with the building standards of the R-8 zone but this would be required to be verified prior to Short Plat approval. Building Design Standards – All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential design standards would be verified at the time of building permit review for the new residences to be located on proposed 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 in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the rear, 5 feet on interior side yards, 5 feet for side yards along a private driveway, and 15 feet on side yards along streets. The existing home would be required to meet the minimum setback from a private driveway/access easement. It does not appear there is sufficient length between the existing structure to provide for a 20 ft driveway/access easement and have the required setback. Part of the existing home may have to be demolished or the access would be required to be redesigned to meet setback standards. The setbacks for the new residences would be reviewed at the time of building permit. Access/Parking: Access to the proposed two new lots would be gained from a 20-foot wide easement extended from an existing substandard public road. The proposed Cooper Short Plat, PRE14-000212 Page 3 of 4 March 13, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000212.kris\14-000212_cooper short plat_r8_3 lot.doc westerly lot, containing the existing home, would take access directly from the existing portion of the public road. Private driveways are allowed for up to four homes. The proposed access easement would be required to be placed in an access tract as a private driveway. If the proposed access road is from 300 to 500 feet in length a cul-de-sac would be required. Each lot is required to accommodate off street parking for a minimum of two vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. 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 native, drought-resistant vegetative cover. The 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. Such landscaping shall include a mixture of trees, shrubs, and groundcover. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). A conceptual landscape plan shall be submitted at the time of Short Plat application. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to 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% 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, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. A formal tree retention plan would be reviewed at the time of the Short Plat application. Critical Areas: The site contains steep slopes that are not considered ‘Protected Slopes’. There appear to be no other critical areas on site. It is the applicant’s responsibility to ascertain whether additional critical areas are present on the site. If so, the proposal would need to be revised accordingly. Environmental Review: Environmental (SEPA) Review is required for projects nine lots or greater, or on sites that contain critical areas. Therefore SEPA would not be required for the proposed subdivision. Permit Requirements: The proposed subdivision would require Preliminary Short Plat Approval. All land use permits would be processed within an estimated time frame of 6-8 weeks. The Short Cooper Short Plat, PRE14-000212 Page 4 of 4 March 13, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000212.kris\14-000212_cooper short plat_r8_3 lot.doc Plat application fee is $1,400. 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. Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the building permit issuance. • A Fire Impact fee of $479.28 per each new single family residence; • A Transportation Impact Fee based on $1,430.72 per each new single family residence; • A Parks Impact Fee based on $963.016 per each new single family residence; and • A School District Impact Fee based on $5,455 per each new single family residence. A handout listing all of the City’s Development related fees in attached 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: The preliminary short plat approval is valid for two years with a possible one-year extension.