HomeMy WebLinkAboutPre_Day Short Plat_Pre App Meeting Summary_190312_v1.pdfPRE -APPLICATION MEETING FOR
Day Short Plat
PRE19-000033
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 12t", 2019
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
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).
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: March 7, 2019
TO: Alex Morganroth, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Day Short Plat
1. The fire flow requirement for the proposed single family homes is a minimum of 1,000 gpm for homes
under 3,600 square feet (including garage and basement areas) and goes up to a minimum of 1,500 gpm
for homes over 3,600 square feet. A minimum of one fire hydrant is required within 300-feet of each
proposed home. A minimum of two fire hydrants are required within 300-feet of the proposed homes if
they exceed 3,600 square feet. An approved fire sprinkler system may substitute for the second hydrant
only, if needed. Existing hydrants can count toward the requirements if they are within the proper
distance and they meet current standards. A water availability certificate is required from Soos Creek
Water District.
The fire impact fees are currently applicable at the rate of $829.77 per each individual home. This fee is
paid at time of building permit issuance. Credit is granted for the removal of the one existing home.
3. Fire department apparatus access roadways are required within 150-feet of all proposed buildings. Fire
department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with
25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a
30-ton vehicle with 75-psi point loading. Dead end streets that exceed 150-feet in length require an
approved hammerhead type turnaroundQWhen dead end roadways exceed 300-feet, as in this case, a full
90-foot diameter cul-de-sac type turnaround is required. Applicant can if desired apply for a variance that
would allow a hammerhead turnaround if all new proposed homes are equipped with an approved fire
sprinkler system
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT [;R'
M E M O R A N D U M
DATE: March 12, 2019
TO: Alex Morganroth, Planner
FROM: Jonathan Chavez, Plan Reviewer
SUBJECT: Day Short Plat
18600 116th Avenue SE
PRE19-000033
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non -binding and
may be subject to modification and/or concurrence by official City decision -makers. 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.
I have completed a preliminary review for the above -referenced proposal located at parcel(s) 6197800080. The
following comments are based on the pre -application submittal made to the City of Renton by the applicant.
WATER
1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with
the construction permit submittal.
2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to
construction permit issuance.
SEWER
1. Please obtain a sewer availability certificate from Soos Creek Water and Sewer District and provide it with
the construction permit submittal.
2. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to
construction permit issuance.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be
required. Based on the City's flow control map, the site falls within the City's Flow Control Duration
Standard (Forested Conditions). The site falls within the Soos Creek drainage basin. Refer to Figure 1.1.2.A
— Flow chart to determine the type of drainage review required in the RSWM.
2. The existing site topography slopes moderately from the west to the east. There is no on -site stormwater
conveyance system. Stormwater from the site either infiltrates or gradually flows off -site. There is
stormwater ditch along the 116th Avenue SE frontage.
3. Storm drainage improvements along all public street frontages are required to conform to the City's street
and stormwater conveyance standards. Any new storm drain installed on or off -site shall be designed and
sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total
upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be
required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall
be designed in accordance with the RSWDM that is current at the time of civil construction permit
application. Separate structural plans will be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault.
5. Appropriate on -site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff
created by this development to the maximum extent feasible. On -site BMPs shall be evaluated in order of
preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan,
including the application of on -site BMPs, shall be included with the land use application, as applicable to
the project. The final drainage plan and drainage report must be submitted with the utility construction
permit application.
6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual
Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with
recommendations of appropriate on -site BMPs per Core Requirement #9 and Appendix C shall be included
in the report. The report should also include information concerning the soils, geology, drainage patterns
and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the development will
not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site
clearing will disturb more than one acre.
9. As of 9/28/2018, the City of Renton has developed a new set of Surface Water Standard Plans to replace
the existing set. These new Surface Water Standard Plant shall be used in all future drainage plan
submittals.
10. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but
no less than $1,800.00 for each new lot. This is payable prior to issuance of the construction permit. This
fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION
1. 116th Avenue SE is classified as a minor arterial street with an existing right of way width of approximately
60'. Per RMC 4-6-060, the minimum right of way width for a minor arterial street is 91'. Per City code 4-6-
060, half street improvements shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space behind sidewalk, street trees and
storm drainage improvements.
a. The Transportation section is planning to upgrade 116th Avenue SE under the Transportation
Improvement Plan (TIP), TIP No. 23. The planned half -street section includes a paved width of 22
feet (including 5-foot bike lane) from center line of the ROW, 0.5-foot wide curbs, 8-foot wide
planters, 8-foot wide sidewalks and 1-foot clear space back of sidewalk. In order to build this
street section, approximately 9.5 feet of ROW would be required to be dedicated to the City along
the project side of 116th Avenue SE.
2. This site falls within the Benson Planning Area. A new residential access street is required through the
site. The new road will align with SE 186th Street. Per RMC 4-6-060, the minimum right of way width for a
residential access street is 53'. Per City code 4-6-060, improvements shall include a pavement width of 26
feet, 0.5-foot curbs, 8-foot planting strips, 5-foot sidewalks, street trees and storm drainage
improvements.
Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the
lower end with positive drainage discharge to restrict runoff from entering the garage.
c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a
double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width
is 16-feet.
d. Driveways shall not be closer than 5-feet to any property line.
4. Street lighting is required from a development that includes more than 4 residential units. Required
streetlights shall be per City standards. A street lighting analysis and plan shall be submitted with the
construction permit.
5. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 —6:00) peak periods.
Based on the number of lots, you will not exceed the 20 vehicles per hour and no traffic impact analysis is
required.
6. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay Requirements.
7. The transportation impact fee is based on the type of land use. For a single family dwelling, the 2019
transportation impact fee is $7,820.42. Transportation impact fees are subject to change based on the year
the building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage
or within the site must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-
way as outlined in RMC 4-4-040 — Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required
with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
4. All civil construction permits for utility and street improvements will require separate plan submittals. All
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil
plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal
requirements:
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5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired
through the building department.
7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based
on the fee that is current at the time of the permit application or issuance, as applicable to the permit type.
Please visit www,rentonwa.gov for the current development fee schedule.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 12, 2019
TO: Pre -Application File No. 19-000035
FROM: Alex Morganroth, Associate Planner
SUBJECT: 186001161h Ave SE
Parcel #6197800080
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 online at httas://www.codepublishing.com/WA/Renton .
Project Proposal: The applicant is proposing to subdivide the existing parcel into six lots for the development of six
new single-family homes. The subject property proposed for subdivision is located at 18600 116th Ave SE near the
intersection of 116th Ave SE and SE 186th St (APN 6197800080). The parcel is 83,199 sq. ft. (1.91 acres) in size. Two
existing vacant lots (APN 6197800263 and 6197800265) to the east of the project site may be utilized for a flow
control facility according to the applicant. An existing manufactured home is located on the project site and is
proposed for removal as a part of the project. The site has a Comprehensive Plan Land Use of Designation of
Residential Lower Density (RLD) and a zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac).
The size of the proposed lots range from 7,980 sq. ft. to 9,420 sq. ft. Access to the new lots is proposed via a new
public street within a 45 foot wide ROW on the south side of the site off of 116th Ave SE. According to COR Maps,
no critical areas are located on the project site. The applicant did not submit a plan for tree or vegetation removal
on the site.
Current Use: The site is currently developed with a manufactured single-family home.
Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. A maximum of
4.0 dwelling units per acre is allowed in the R-4 zone. There is no minimum density for the R-4 zone. The Residential
Low Density Land Use designation is intended to provide transition to the rural area, or those appropriate for larger
lot housing within the Residential Low Density (RLD) land use designation to allow for a range of lifestyles.
The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be
deducted from the gross site area to determine the "net" site area prior to calculating density. In order to calculate
the proposed density of the project, any area of public road, private easement, and/or critical area dedication must
be known. As proposed, the six new lots would have a net density of approximately 4.9 du/ac (1.22 net acres / 6
units = 4.9 du/ac). Therefore the proposal is not compliant with the density standards. Compliance with the
density standards would be required to be demonstrated at the time of formal land use 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-4 standards" herein)
Minimum Lot Site, Width and Depth — The minimum lot size permitted in the R-4 zone, is 9,000 square feet for
parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot
depth is 100 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be
smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the
zone. In the R-4 zone, one parcel may be allowed to be eight -thousand (8,000) square feet. As proposed, lots 1-4
do not meet the lot size or width requirements for the R-4 zone. It is the applicant's responsibility to demonstrate
compliance with the minimum lot size, width and depth criteria of the zone at the time of formal land use
application.
Building Standards —The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum
impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings
shall be not more than three stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six
(6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an
additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.)
shall not extend above the maximum wall plate height unless the projection is stepped back one -and -a -half (1.5)
horizontal feet from each facade for each one (1) vertical foot above the maximum wall plate height. 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. Compliance with the
building standards would be required to be demonstrated at the time of building permit review.
Setbacks — Setbacks are the minimum required distance between the building footprint and the property line. The
required setbacks for the R-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards:
20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30 feet. Corner lots required to
have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear
yard setback, the side yard setback of the zone shall apply.
Access/Parking: Access to the lots is proposed via a 45 foot wide public street on the south side of the existing
parcel. Please see comments under the "Transportation" section of Jonathan Chavez's memo (attached).
Any driveway shall be setback at least 5 feet from the side lot lines. Each lot is required to accommodate off street
parking for a minimum of two vehicles.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location
must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on
the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing
to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a
retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed
height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040.
Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping
may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10')
of on -site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or
no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum
of two (2) trees are to be located in the front yard prior to final inspection.
Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the
outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please
refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements.
A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered
Landscape Architect or other certified professional.
Significant Tree Retention: If significant trees 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 (30%) of significant trees, and indicate how proposed building
footprints would be sited to accommodate preservation of significant trees that would be retained. The
Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the
Administrator's satisfaction that an insufficient number of trees can be retained.
In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree
density of 2 trees per 5,000 square feet of lot area onsite.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees r5 that form a continuous canopy; significant trees on slopes greater
than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant
trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native
evergreen or deciduous trees; and Other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention
and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved
enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree removal and land
clearing at the City's discretion.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at
the time of the formal land use application if any trees are proposed for removal.
Critical Areas: According to COR Maps, no critical areas are present on or within 200 feet of the project site.
it is the applicant's responsibility to ascertain whether any additional critical areas or environmental concerns
are present on the site during site development or building construction.
Environmental Review: The project would be Categorically Exempt from Environmental (SEPA) Review, unless
critical areas are identified on the project site.
Permit Requirements: The proposal would require administrative short plat approval. The administrative short plat
application fee is $5,397.00 ($5,140 plus a 5% Technology Surcharge Fee). All fees are subject to change. The
applications would be reviewed concurrently within an estimated time frame of six to eight weeks. Detailed
information regarding the land use application submittal can be found on the City's new website by clicking "Land
Use Applications" on the Community & Economic Development page, then "All Forms (A to Z)." The City now
requires electronic plan submittal for all applications.
Once Preliminary Short 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 Short 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. In addition to the required land use permits, separate construction and building permits
would be required.
Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is
responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land
use application submittal requirements is provided on the City of Renton website (www.rentonwa.goyl.
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 2019 impact fees are as follows:
0 A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit.
• A Parks Impact Fee based on $2,740.07 per each new detached dwelling unit.
• A Fire Impact fee of $829.77 per each new detached dwelling unit.
+ Renton School District Impact Fee is $6,877.00 per each new detached dwelling unit.
A handout listing Renton's development -related fees is available on the City of Renton website 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 contact Alex Morganroth, Associate Planner at amoreanroth@rentonwa.gov or 425-
430-7219 for an appointment.
Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M).
It is the responsibility of the owner to monitor the expiration date.