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HomeMy WebLinkAbout14-000293 (R4 density, clustering Alpine PP)PREAPPLICATION MEETING FOR ALPINE NURSERY PP PRE 14-000293 CITY OF RENTON Department of Community & Economic Development Planning Division March 27, 2014 Contact Information: Planner: Rocale Timmons, 425.430.7219 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). h:\ced\planning\current planning\preapps\2014 preapps\14-000293.rocale\14-000293 (r4 density, clustering alpine pp).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 27, 2014 TO: Pre-Application File No. 14-000293 FROM: Rocale Timmons, Senior Planner SUBJECT: Alpine Gardens Preliminary Plat (SE 144th St and 160th Ave SE) 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 a collection of three parcels located approximately on the south side of SE 144th St between 160th Ave SE and 161st Ave SE. The proposed property is located within the City’s Potential Annexation Area and is part of the pending Alpine Nursery Annexation. The 9.19 acre site is pre-zoned R-4. The applicant is proposing a 29-31 lot subdivision for the eventual development of detached single-family homes. The applicant has presented two options one which utilizes the small lot clustering provisions of the code (Option #2). Access to the Option #1 Plat is proposed via an extension of 160t h Ave SE and terminates within the plat as a small loop road with two cul-de-sacs. Primary access to the Option #2 Plat is also proposed via an extension of 160th Ave SE and terminates within the plat as a small loop road with two pseudo hammerhead turnarounds. However, proposed Lots 17-22 are proposed to take access directly off of SE 144th St via private driveways. Current Use: The site currently contains a commercial nursery and two single family homes. All existing structures are proposed to be demolished. Zoning/Density Requirements: The subject property is currently located within Unincorporated King County. The property has been pre-zoned R-4 and should it annex into the City would assume the R-4 zoning classification. The maximum density for this property would be 4.0 dwelling units per net 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” site area prior to calculating density. Using the gross square footage the Alpine Nursery Preliminary Plat Page 2 of 5 March 27, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000293.rocale\14-000293 (r4 density, clustering alpine pp).doc 29 lot proposal arrives at a gross density of approximately 3.15 du/ac (29 lots / 9.19 acres = 3.15 du/ac). Using the gross square footage the 31 lot option arrives at a gross density of approximately 3.37 du/ac (31 lots / 9.19 acres = 3.37 du/ac). However, the area located within the private access easements and right-of-way dedications was not provided with the pre- application packet and therefore the net density could not be calculated. The applicant will be required to comply with the density requirements of the R-4 zoning designation using the net site area. 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-4 standards” herein). Small lot clusters of up to a maximum of fifty lots are allowed within the R-4 zone, when at least 30% of the site is permanently set aside as “significant open space.” Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone. It appears the Option #2 utilizes small lot cluster development. The applicant would need to adequately demonstrate that the proposed “significant open space” is at least 30% of the subject site and also acts as a visual buffer between the small lot cluster and other development in the zone in order to utilize R-8 development standards as depicted in Option #2. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 is 8,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 80 feet is required. If the applicant is able to demonstrate compliance with the small lot clustering criteria the following lot standards would be applicable: the minimum lot size would be 4,500 square feet; a minimum lot width of 50 feet for interior lots and 60 feet for corner lots; and a lot depth of 65 feet would be required. The proposal appears to comply with the lot standards of the code as designed with the exception of proposed Lot 1 of Option #2 and proposed Lot #19 of Option #1. The proposal(s) would be required to be revised in order to comply with the lot standards of the zone. Building Standards – R-4 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 surface would be limited to 55%. 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. 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 all lots. Please take note of the following standards One of the following is required: • Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or • Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for at least every four (4) abutting street fronting lots, or • A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. Alpine Nursery Preliminary Plat Page 3 of 5 March 27, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000293.rocale\14-000293 (r4 density, clustering alpine pp).doc 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-4 zone are 30 feet for the front yard except for small lot clusters then 15 feet. The rear yard setback is required to be 25 feet except 20 feet is allowed in small lot clusters. Interior side yards are required to have 5 foot setbacks. The setbacks for the new residences would be reviewed at the time of building permit. Access/Parking: Access to the Option #1 Plat is proposed via an extension of 160th Ave SE and terminates within the plat as a small loop road with two cul-de-sacs at the opposite ends of the internal road. Primary access to the Option #2 Plat is also proposed via an extension of 160th Ave SE and terminates within the plat as a small loop road with a pseudo hammerhead turn- around at the opposite ends of the internal road. However, proposed Lots 17-22 are proposed to take access directly off of SE 144th St via private driveways. All abutting rights-of-way and new rights-of-way dedicated as part of the plat are required to be graded to their full width and the pavement, landscaping, and sidewalks shall be constructed as specified in the street standards RMC 4-6-060. The proposal would be required to be revised in order to include the construction of improvements on all street frontages. A street modification could be applied for concurrently with the Preliminary Plat application in order to eliminate the requirement for frontage improvements along 161st Ave SE. However, at this time there does not appear to be compliance with the street modification criteria. Additionally, cul-de-sac and dead end streets are limited in application and may only be permitted by the Administrator where, due to demonstrable physical constraints, no future connection to a larger street pattern is physically possible. It appears there is a grid street pattern possible which can be used to connect existing and new development and this shall be the predominant street pattern in any subdivision. Specifically, the applicant would be required to provide additional grid connections on 161st Ave SE and potential connections to SE 145th Place and SE 146th Place. 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. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). 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 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, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Tree retention standards shall be applied to the net developable area. Land within critical areas and their buffers, as well as public rights-of-way. There is not a Alpine Nursery Preliminary Plat Page 4 of 5 March 27, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000293.rocale\14-000293 (r4 density, clustering alpine pp).doc threshold for replacement trees however the following criteria, found in RMC 4-4-130, will have to be met: 1. The land clearing and tree removal will not create or contribute to landslides, accelerated soil creep, settlement and subsidence or hazards associated with strong ground motion and soil liquefaction. 2. The land clearing and tree removal will not create or contribute to flooding, erosion, or increased turbidity, siltation or other form of pollution in a watercourse. 3. Land clearing and tree removal will be conducted to maintain or provide visual screening and buffering between land uses of differing intensity, consistent with applicable landscaping and setback provisions of the Renton Municipal Code. 4. Land clearing and tree removal shall be conducted so as to expose the smallest practical area of soil to erosion for the least possible time, consistent with an approved build-out schedule and including any necessary erosion control measures. 5. Land clearing and tree removal shall be consistent with subsection D2 of this Section, Restrictions for Critical Areas – General, and RMC 4-3-050, Critical Areas Regulations. 6. Retained trees will not create or contribute to a hazardous condition as the result of blowdown, insect or pest infestation, disease, or other problems that may be created as a result of selectively removing trees and other vegetation from a lot. 7. Land clearing and tree removal shall be conducted to maximize the preservation of any tree in good health that is an outstanding specimen because of its size, form, shape, age, color, rarity, or other distinction as a community landmark. Critical Areas: There appears to be no critical areas located on site. It is the applicant’s responsibility to ascertain whether or not critical areas are located on site. Environmental Review: Environmental (SEPA) Review is required for projects greater than nine lots, or on sites that contain critical areas. Therefore SEPA would be required for the proposed subdivision. Permit Requirements: The project would require Preliminary Plat review, Environmental (SEPA) Review, and a Street Modification. With concurrent review of these applications, the process would take an estimated time frame of 12 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner. Once the Hearing Examiner issues a decision a two-week appeal period will commence. The fee for the Preliminary Plat is $4,000.00 and the fee for Environmental Review is $1,000.00. The fee for a street modification is $100.00. A 3% technology fee would also be assessed at the time of land use application. The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Alpine Nursery Preliminary Plat Page 5 of 5 March 27, 2014 h:\ced\planning\current planning\preapps\2014 preapps\14-000293.rocale\14-000293 (r4 density, clustering alpine pp).doc Fees: In 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 of $479.28 per new single family residence; and • A Transportation Mitigation Fee based on $1,430.72 per new single family residence; and • A Parks Mitigation Fee based on $963.01 per new single family residence; and • A School District Impact Fee based on $5,730 per new single family residence. A handout listing all of the City’s Development related fees is attached for your review. 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.