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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000185.pdfDEPARTMENT 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 RV Extension 5325 NE Sunset Blvd PRE24-000185 July 11, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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). 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 11, 2024 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Engineer III SUBJECT: RV Extension 5325 NE Sunset Blvd, Renton, WA PRE24-000185 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 # 0323059028. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Water service for this area is provided by King County Water District 90. Provide a water availability from King County Water District 90 during the land use process. SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ PVC gravity sewer main located to the northeast of the project site within a 10' sewer easement between adjacent properties (parcels # 0293850110 & 0293850120) (Record Dwg: S-315222). 3. The project site is currently serviced with a series of 6'' private sewer main and associated cleanouts installed in 2017 (civil construction permit # C17004410, Record Dwg: S-3975). 4. The applicant will need to show how they propose to serve the new RV pads, if permitted, with sanitary sewer service. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The development is subject to a wastewater system development charge (SDC) fee for the new water meters installed. SDC fee for sewer is based on the size of the domestic water meters 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. a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b. SDC fees are payable at construction permit issuance. 3 c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton. SURFACE WATER 1. There is no current existing storm conveyance system on the project site. 2. 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 will be required. Based on the City’s flow control map, this site falls within City’s Flow Control Duration Standard area (Matching Forested Conditions). The project site is located in the May Creek Drainage Basin. 3. 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 2022 RSWDM. 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. Special inspection from the building department is required. 4. 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 5. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (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. 6. Storm drainage improvements along all public street frontages are required to conform to the City’s Street 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 2022 RSWDM and shall account for developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 8. Critical areas that may affect surface water review, the project site is within regulated slope area, and the west portion of the project site is within high erosion hazard areas. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all onsite 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. 11. The development is 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 2024 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton&cr= 1. 4 TRANSPOTATION 1. As this project is proposing no new construction or additions valued at over $175,000, no street frontage improvements or right of way dedication are required. 2. Since the project may result in additional traffic, a traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 3. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2024 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. GENERAL COMMENTS 1. Fees quoted in this document reflect the fees applicable in the year 20 24 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. 5 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 11, 2024 TO: Pre-Application File No. 24-000185 FROM: Alex Morganroth, Principal Planner SUBJECT: Honey Creek Estates – RV Extension – 5325 NE Sunset Blvd (APN 0323059028) 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 applicant proposes to add three (3) manufactured homes to an existing manufactured home park (Honey Creek Estates) at 5325 NE Sunset Blvd (APN 0323059028). The lot is currently developed with approximately 32 manufactured homes and two (2) single family homes. The manufactured home park was established in unincorporated King County prior to annexation into the City of Renton in 2008. The lot is located within the Residential – 4 (R-4) zone and Residential Low Density (LD) Comprehensive Plan Land Use designation. The site area is approximately 261,360 square feet (6 acres). Access to the new lots is proposed via an existing unimproved driveway off of NE Sunset Blvd. According to City of Renton (COR) Maps, critical areas mapped on the site includes regulated slopes and a high erosion hazard. Current Use: The project area is currently developed with approximately 32 manufactured homes and two (2) single family homes. 1. Zoning/Land Use: The subject property is located within the Residential-4 (R-4) zoning classification. The Residential Low Density Land Use designation is intended to implement the R-4 zone. The R-4 zone is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Manufactured homes shall be permitted within the R-4 zone only if in compliance with the Residential Design and Open Space Standards in RMC 4-2-115. 2. Density: The area of public rights-of-way, legally recorded private access easements and critical areas (i.e. very high landslide hazard areas, protected slopes (except evaluate on a case-by-case basis those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways) would be 6 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 driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-4 zone has a maximum density of four (4) dwelling units per acre with no minimum. Based on the approximate gross land area of 6 acres, the 37 home (34 existing, 3 new) proposal arrives at a gross density of approximately 6.2 du/ac (37 lots / 6 gross acres = 6.2 du/ac). The gross density would result in 6.2 du/ac, which exceeds to the maximum net density allowed in the R- 4 zone. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. A density worksheet would be required with the land use application. STANDARDS BELOW FOR REFERENCE ONLY 3. Development Standards: The project would be subject to RMC 4-2-110A, Development Standards for Residential Zoning Designations effective at the time of complete application (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 7,000 square feet for parcels being subdivided. Minimum lot width is 70 feet (70’); minimum lot width for corner lots is 80 feet (80’); minimum lot depth is 100 feet (100’). In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority, pursuant to RMC 4-4-130H2a, lot size and lot dimensions of the zone may be decreased by a maximum of 10 percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4- 130H1a, Minimum Tree Retention Requirements. Compliance with minimum lot size, width and depth standards would be verified at the time of building permit application. Building Standards – The R-4 standards allow a maximum building coverage of 35 percent (35%) of the lot area. The maximum impervious coverage in the R-4 zone is 50 percent (50%). The maximum wall plate height is restricted to 32 feet (32’), and the buildings shall be not more than three (3) 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 vertical feet (4’) 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 horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone 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 (30’); Secondary front yard (applies to corner lots): 30 feet (30’); Rear yard: 25 feet (25’); Side yard: combined 20 feet (20’) with not less than seven and a half feet (7.5’) on either side. Within subdivisions, the minimum front yard and secondary front 7 yard setback may be reduced to no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree within a tree protection tract, as each term is defined in RMC 4-11-200, Definitions T. An arborist report, pursuant to RMC 4-8-120D.1, shall be prepared and provided to the City for review and concurrence, demonstrating that the setback reduction and project proposal serve to preserve the critical root zone of the tree within a tree protection tract. Compliance with required setbacks for new development would be verified at the time of building permit application. 4. Residential Design and Open Space Standards New manufactured homes on the site would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. Compliance with lot configuration requirements would be verified at the time of land use application. Compliance with building design requirements would be verified at the time of building permit review. 5. Access/Parking: Access is proposed the existing unimproved private road off of NE Sunset Blvd. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I.9, Joint Use Driveways. Compliance with access and driveway requirements would be verified at the time of land use application. 6. 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. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. 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. 8 7. Significant Tree Retention: A review of COR Maps appears to show 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, each new lot would be required to provide a minimum tree density of 30 tree 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 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 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper ; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 9 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H.1.e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a 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. 8. 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 and grading plan with top of wall and bottom of wall elevations. 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. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. 9. Critical Areas: Per COR Maps there is both a high erosion hazard and sensitive slopes present on the site. A geotechnical report may be required by the Building Official at the time of formal building permit submittal. 10. Environmental Review: The construction of nine (9) units or less is exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070 H.3., if it is determined that critical areas are located on the property. 11. Permit Requirements: The proposal would require a building permit. 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.. 12. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $7,228.75 per each new mobile home unit. • A Parks Impact Fee assessed at $2,325.63 per each new mobile home unit. • A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. • An Renton School District Impact Fee assessed at $2,911.00 (plus a 5% processing charge) 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. 10 13. 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 Alex Morganroth, Prinicipal Planner at amorganroth@rentonwa.gov or (425) 430-7219 for an appointment. 14. Expiration: Upon approval, a building permit is valid for one year. It is the responsibility of the owner to monitor the expiration date.