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HomeMy WebLinkAboutPRE_StaffComments_240125_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Maplewood Driving Range Restoration 4040 Maple Valley Hwy PRE23-000416 January 25, 2024 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425.430.7384, hhuynh@rentonwa.gov 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, Development Engineering 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: January 25, 2024 TO: Andrew Van Gordon, Planner FROM: Huy Huynh, Civil Engineer SUBJECT: MDR Restoration PRE23-00416 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) 2223059010. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Valley 196 Pressure Zone. 2. There is no proposed impact to the existing water utility system. 3. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850 per 1 in meter, $24,250 per 1-1/2 in service, $38,800 per 2 in service and $77,600 per 3 in service. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1 in meter, $4,605 per 1-1/2” service, and $4,735 per 2 in service. • Drop-in meter fee is $400 per ¾” meter, $460 per 1” meter and $750 per 1-1/2” meter • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is no proposed impact to the existing wastewater utility system. 3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer SDC fee is $3,650.00 per 1-inch meter, $18,250 per 1-1/2” meter, $29,200 per 2 in meter • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton SURFACE WATER 1. There is an existing 12 in concrete surface water main on Maple Valley Highway (see record drawing R-379001). 2. There is an existing 18 in private surface water main located on the parcel (see record drawing R-295312). 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual may be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM may be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area Matching Forested site conditions. The site falls within the Lower Cedar River basin and Maplewood Creek sub-basin. 4. Critical areas on site that may affect stormwater review include regulated (steep) slopes, erosion hazard areas and landslide hazard areas. 5. The site is located in Zone 1 modified and Zone 2 of the City’s Aquifer Protection Area (APA). In these zones, stormwater open conveyance system, such as ditches and channels, and water quality facilities may required a liner per section 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 6. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced 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. 8. 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 as described in Section C.1.3 of the 2022 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. 9. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 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. 10. The development maybe subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The current SDC fee is $0.92 per sq ft of new impervious surface b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof Renton. TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a. The project is considered preventative maintenance and does not involve any building addition; therefore, frontage improvement and dedication are not required per exemption two (2) RMC 4-6-060 2. Refer to City code 4-4-080 regarding driveway regulations. a. Driveway width (aggregate width if more than one driveway exists) shall not exceed forty percent (40%) of the street frontage. b. The width of any driveway shall not exceed fifty feet (50’) exclusive of the radii of the returns or taper section, the measurement being made parallel to the centerline of the street roadway c. There shall be no more than two (2) driveways for each three hundred thirty feet (330’) of street frontage serving any one property or among abutting properties under unified ownership or control. For each additional one hundred sixty-five feet (165’) of street frontage an additional driveway may be allowed. d. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. 3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 4. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise listed on the City Fee Schedule the impact fee per Net New PM Peak Hour Person Vehicle Trip is $8,031.94 b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton GENERAL COMMENTS 1. All 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. 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. 3. 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: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2023 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 fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 25, 2024 TO: Pre-Application File No. 23-000416 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Maplewood Driving Range Restoration – 4040 Maple Valley Hwy (Parcel number 2223059010) 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, 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is located at 4040 Maple Valley Hwy (Parcel number 2223059010). The applicant proposes to restore the existing Maplewood Drive Range. Restoration is proposed through one (1) of two (2) methods: 1) filling depressions, installing second use turf over the existing synthetic turf and filled depressions, installation of a concrete perimeter turf nailer curb and restoration of the existing chain link fence surrounding the driving range, or 2) removed existing turf, regrade the entirety of the drive range, install new turf, installation of a concrete perimeter turf nailer curb and restoration of the existing chain link fence. The City of Renton’s (COR) mapping system indicates the site is within a High Erosion Hazard area, 100-year flood hazard area, a Moderate Landslide Hazard area, a Very High Hazard area, sensitive and protected slopes onsite, High Seismic Hazard Area, within shoreline jurisdiction, within 200 feet of wetlands, the Maplewood Wellhead Protection Area: Zone 1 Modified and the Maplewood Wellhead Protection Area: Zone 2. Current Use: The site is currently improved with the Maplewood Golf Course. The driving range, surface parking and associated structures are located on the site. Zoning/Land Use: The subject property is located within the Resource Conservation (RC) zoning classification. The purpose of the RC zone is to provide a very low-density residential zone that endeavors to provide some residential use of lands characterized by extensive critical areas or lands with agricultural uses. It is intended to implement the Low Density Residential Comprehensive Plan designation. This zone promotes uses that are compatible with the functions Rocket Kiosk Page 2 of 6 January 25, 2024 and values of designated critical areas and allows for continued production of food and agricultural products. No minimum density is required. It is also intended to provide separation between areas of more intense urban uses and critical lands or agricultural uses; encourage or preserve very low-density residential uses; reduce the intensity of uses in accordance with the extent of environmentally sensitive areas such as floodplains, wetlands and streams, aquifers, wildlife habitat, steep slopes, and other geologically hazardous areas; allow for small-scale farming to commence or continue; and provide viable uses within urban separators. The proposal would be a restoration of an existing area within an existing golf course. The existing golf course is classified as a gold course, existing. This use is permitted within the RC zone. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations (Primary Structures)" effective at the time of complete application (noted as “RC standards” herein). Building Standards – The RC standards permit a maximum lot coverage for buildings to be 10 percent (10%) of the total lot area; the maximum impervious surface area is 15 percent (15%). The allowed height is 32 feet (32’). In no case shall building height exceed the maximum allowed by the Airport Related Height and Use Restrictions for uses located within the Airport Influence area and Safety Compatibility Zones designated under RMC 4-3-20, Airport Related Height and Use Restrictions. Elevations were not provided, so the specific height of the fencing is unknown. Impervious surface area coverage calculations were not provided. The height and coverage requirements would be verified at the time of land use application review. Setbacks – Setbacks are the minimum required distance between the structure and the property line. The required setbacks for the RC zone are: minimum front yard and secondary front yard: 30 feet (30’); minimum side yard: 25 feet (25’); minimum rear yard: 35 feet (35’). In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. A full site plan was not provided. However, based on the City’s mapping system it appears the existing facility meets zoning setbacks. Setbacks would be verified at the time of land use application review. Access/Parking: Access to the site is via Maple Valley Hwy. Surface parking is present on the site. Driveway width shall not exceed an aggregate of 40 percent (40%) of the street frontage. There shall be a minimum of 18 feet (18’) between driveway curb returns where there is more than one (1) driveway on property under single ownership or control and used as one premises. The width of any driveway shall not exceed 30 feet (30’). There shall be no more than one (1) driveway for each 165 feet (165’) of street frontage serving any one property. For each 165 feet (165’) of additional street frontage another driveway may be permitted. Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Rocket Kiosk Page 3 of 6 January 25, 2024 Bicycle Parking –The number of bicycle parking spaces shall be equal to 10 percent (10%) of the number of required off-street vehicle parking spaces for all uses except attached dwellings. As proposed the project does not trigger parking requirements. Please review RMC 4-4-080, Parking, Loading and Driveway Regulations for the full requirements. Compliance with parking requirements, if applicable, would be verified at the time of land use application review. Landscaping: With the exception of 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 minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small- sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. As proposed the project does not trigger landscaping requirements. Please review RMC 4-4- 070, Landscaping for full requirements. Compliance with the requirements, if applicable, would be verified at the time of land use application review. Significant Tree Retention: A review of COR Maps shows that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Rocket Kiosk Page 4 of 6 January 25, 2024 TREE SIZE TREE CREDITS Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 A review of COR Maps and the provided documents appears to show mature significant trees on site. Tree retention standards would need to be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. See RMC 4-4-130, Tree Retention and Land Clearing Regulations for full requirements. Fences/Walls: Within residential zones the maximum height of any fence, hedge, or retaining wall shall be 72 inches (72”). Within the front yard and secondary front yard fences, hedges, or retaining walls shall not exceed 48 inches (48”) in height; in no case shall they exceed 42 inches (42”) in height in any part of the clear vision area. Fences, hedges, or retaining walls shall not exceed seventy-two inches (72") in height within any part of the interior side yard setback to the point where they intersect the front yard setback or a secondary front yard setback, in which case they shall be governed by the applicable limitations of the front yard or secondary front yard setbacks. Fences, hedges, or retaining walls shall not exceed seventy-two inches (72") in height within the rear yard setback except the fence, hedge, or retaining wall shall not exceed forty-eight inches (48") in height where the rear yard abuts a public or private street. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. Height of the fencing was not provided. It appears the fencing is outside of applicable setbacks. If it is greater than 72 inches (72”) in height a variance is required. See RMC 4-4-040, Fences, Hedges and Retaining Walls for full requirements. Refuse and Recyclables: All new developments for nonresidential uses shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Rocket Kiosk Page 5 of 6 January 25, 2024 Refuse and Recyclables Standards. These areas shall not be located within required setbacks or landscaped areas and shall not be located in a manner that hauling trucks obstruct pedestrian or vehicle traffic on-site or project into public right-of-way. In nonresidential developments, a minimum of three (3) square feet per every 1,000 square feet of building gross area shall be provided for recyclables deposit areas, and a minimum of six (6) square feet per 1,000 square feet of building gross floor area shall be provide for refuse deposit areas. A total minimum area of 100 square feet shall be provided for recycling and refuse deposit areas. Enclosures for refuse or recyclables deposit areas/collection points shall have a gate opening at least 12 feet (12’) wide and between 11 feet (11’) and 14 feet (14') for haulers. Refuse and recycling requirements are not applicable as the proposal is for restoration of the existing driving range and is not new development. See RMC 4-4-090, Refuse and Recyclables Standards for full requirements. Critical Areas: According to COR Maps, the site is within a High Erosion Hazard area, 100-year flood hazard area, a Moderate Landslide Hazard area, a Very High Hazard area, sensitive and protected slopes onsite, High Seismic Hazard Area, within shoreline jurisdiction, within 200 feet of wetlands, the Maplewood Wellhead Protection Area: Zone 1 Modified and the Maplewood Wellhead Protection Area: Zone 2. Within the project area The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Development within geologically hazardous areas requires a geotechnical study completed by a licensed professional. Subject properties within 100 feet (100’) of rivers or streams requires a stream study be conducted. Wetlands are located on the site; a wetland assessment would be required. Flood hazard data would be required as a portion of the subject property is within the 100-year flood hazard area. A hydrogeologic study will be required if it determined that it would have a significant impact on ground water. Maintenance and repair of existing public uses is permitted as an exempt activity within geologic hazard areas, habitat conservation areas, streams and lakes: type F, Np & Ns, and wetlands provided the applicant can show they meet the critical area exemption criteria. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the subject property prior to development and/or construction. Environmental Review: The proposal would require environmental review pursuant to the State Environmental Policy Act (SEPA) per RMC 4-9-070G.1.d for landfills and excavations over 500 cubic yards. Permit Requirements: The proposal would require Environmental Review (SEPA). Fees would total $1,890.00 ($1,800.00 Environmental Review (SEPA) + $90.00 5% Technology Fee = $1,890.00). An Administrative Variance request is $1,490.00. Each modification request is $290.00. A Critical Area Exemption request is $0.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. Rocket Kiosk Page 6 of 6 January 25, 2024 Fees: In addition to the applicable building and construction fees, impact fees may be required. The fee in effect at the time of building permit issuance will apply. When an existing structure or building or portion thereof has been vacant for less than three (3) years, the impact fee shall be the applicable impact fee for the land use category of the new use, less any impact fee previously paid for the land use category of the prior use. If no impact fee was paid for the prior use, the impact fee for the new use shall be reduced by an amount equal to the current impact fee rate for the prior use. When an existing structure or building or portion thereof has been vacant for a period of three (3) years or more, the impact fee shall be the applicable impact fee for the land use of the new category; there shall not be a deduction of the impact fee that was or was not previously paid for the land use category of the prior use. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: It is the responsibility of the owner to monitor the expiration date.