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HomeMy WebLinkAboutPre-app Mtg Summary - 25-000070.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000070 1 PRE-APPLICATION MEETING FOR Renton Rezone PRE25-000070 CITY OF RENTON Department of Community & Economic Development Planning Division April 3rd, 2025 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 Official: Rob Shuey, 425-430-7290, rshuey@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, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000070 2 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 03, 2025 June 20, 2011 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Renton Rezone 851 & 937 SE Carr Rd 851 & 937 SE Carr Rd, Renton, WA PRE25-000070 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 # 3223059086 & 3223059019. 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 Soos Creek Water and Sewer District. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. 2. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the City mains. 3. A conceptual utility plan will be required as part of the land use application for the subject development. SEWER COMMENTS 1. Water service for this area is provided by Soos Creek Water and Sewer District. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. 2. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the City mains. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000070 3 3. A conceptual utility plan will be required as part of the land use application for the subject development. SURFACE WATER (subject to change depends on future site plan) 1. There are existing 12-inch stormwater conveyance system with catch basins and ditches along both sides of S Carr Rd to the north of the project site (Record Dwg: SWP2703472). 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 Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the Blake River Basin and Panther Creek sub basin. 3. 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 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the dete ntion 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 high erosion hazard, regulated slopes and moderate landslide hazard area. 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. A Construction Stormwater General Permit from the Washington Department of Ecology is required if land disturbance of the site exceeds one acre. 12. 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 2025 Surface water system development fee is $0.94 per square foot of new impervious surface, but no less than $2,350.00. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000070 4 b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton . TRANSPOTATION (subject to change depends on future site plan) 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) S Carr Road – The existing right-of-way width in S Carr Road is approximately 102 feet. This street has been identified as a Principal Arterial Road. To meet the City’s complete street standards of RMC 4-6-060, a four (4) lane Principal Arterial Roadway requires a ROW width of 91 feet. The half street improvements shall include a pavement width of 54 feet (27 feet from centerline including a 5-foot bike lane), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space at back of sidewalk, street trees and storm drainage improvements. No ROW dedication will be required. 2. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications a re being met. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. Street lighting on frontage as per City standards is required for the project. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4 -6-090. 7. 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. If the number of proposed trips estimated by the appli cant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 8. 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 noted on the fee schedule, the 2025 transportation impact fee is $8,031.94 per net new PM peak hour person vehicle trip. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRen ton. GENERAL COMMENTS 1. 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. 2. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000070 5 3. If applicable, a landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. 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). 5. Fees quoted in this document reflect the fees applicable in the year 2025 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000070 6 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 3, 2025 TO: Pre-Application File No. 25-000070 FROM: Alex Morganroth, Principal Planner SUBJECT: Renton Rezone 851 and 937 S Carr Rd APNs 3223059019 and 3223059086 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 www.rentonwa.gov. Project Proposal: The subject site is comprised of two (2) parcels (APNs 3223059019 and 3223059086) with a total area of 252,647 sq. ft. (5.8 acres). The site is located on the south side of S Carr Rd near the intersection of Smithers Ave S and S Carr Rd. The property at 937 S Carr Rd is undeveloped and the property at 851 Carr Rd is developed with a 2,480 sq. ft., two-story single-family house constructed in 2003. Both parcels are located in the Residential – 4 (R-4) zoning district with a Comprehensive Plan Designation of Residential Low Density (LD). The applicant has proposed a rezone of both properties from Residential-4 (R-4) to Residential Multifamily (RMF) in order to allow for future multifamily development on the site. According to City of Renton (COR) Maps, the site contains moderate and high landslide hazards, high erosion hazards, regulated slopes (>15% & <=90%), and Panther Creek, (a Type F – Fish stream). Current Use: The site is developed with a single-family home constructed in 2003 1. Zoning Districts and Land Use Designation: The subject property is located within the Residential-4 (R-4) zoning classification and the Residential Low Density (RLD) Comprehensive Plan 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 Residential-4 (R-4) allows a maximum density of four (4) dwelling units per net acre. 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. Attached dwelling units are not permitted within the R-4 zone, therefore the applicant is seeking a rezone of the property from R-4 to RMF. Staff has reviewed the requested Comprehensive Plan Amendment and Rezone and has concluded that the request would likely not be supported due to the presence of multiple critical areas on the site, including a stream, erosion hazard areas, high landslide hazard areas, high erosion hazard areas, and protected slopes. Development in such areas poses significant environmental and safety concerns, including increased risk of slope instability, soil erosion, and potential impacts to the CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000070 7 stream and its surrounding habitat. Additionally, the constraints associated with these critical areas may limit the feasibility of future development and conflict with city policies aimed at protecting environmentally sensitive lands. The existing R-4 zoning is the most appropriate zoning designation for the site. 2. Development Standards: The development standards were not reviewed, as the applicant did not submit specific development plans and a rezone is required. For applicable standards in the R -4 and RMF zones, refer to RMC 4-2-110A. 3. Critical Areas: Per COR Maps, the site contains moderate and high landslide hazards, high erosion hazards, regulated slopes (>15% & <=90%), and two (2) Panther Creek streams are located at the southwest corner of the site. The City’s COR mapping database identifies the re ach of the eastern most Panther Creek as a Type F - fish stream and the west Panther Creek as a Type Ns – Non-Fish Seasonal Water Feature stream. A Type F stream requires a minimum critical area buffer of 115 feet and a structure setback of 15 feet from the edge of the stream buffer. A Type Ns stream requires a minimum critical area buffer of 50 feet and a structure setback of 15 feet from the edge of the stream buffer. When a required stream buffer falls within a protected slope or very high landslide hazard area, the stream buffer width shall extend to the boundary of the protected slope of very high landslide hazard area. A standard stream study would be required to be prepared and submitted at the time of land use submittal. Based on the presence of geological hazards on the site, the applicant shall submit a geotechnical report for the site prepared by a professional geotechnical engineer. The report shall be submitted with the formal land use application. 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. 4. Rezone: An application for a rezone of property may be made by the property owner, or somebody authorized on the owner’s behalf, on forms provided by and filed with the Department of Community and Economic Development. An application for a rezone of one or more properties shall require a Comprehensive Plan Amendment if the proposed zone is not implemented by the underlying Comprehensive Plan land use designation, and shall therefore be subject to the processes and review criteria for Comprehensive Plan Amendments, in addition to this Section. See RMC 4-9-180 Rezone Process for additional information. 5. Comprehensive Plan Amendment: Comprehensive Plan amendments in Renton are considered by the City Council once per year, unless exempt under the Growth Management Act (GMA). Private applications are accepted between August 1st and October 15th for review the following year, while city-initiated applications must be submitted by March 15th to be considered in the current cycle. The Department of Community and Economic Development reviews amendments alongside the Planning Commission, ensuring all evaluations, including environmental reviews, are completed before recommendations are made. The Planning Commission assesses all amendments together to understand their cumulative impact and forwards a recommendation to the City Council following a public hearing. See RMC 4-9-020 Comprehensive Plan Adoption and Amendment Process for additional information. Review Criteria: 1. All Comprehensive Plan amendments will be evaluated on their merits based upon the following: a. The effect upon the rate of growth, development, and conversion of land as envisioned in the Comprehensive Plan; b. The effect upon the City’s capacity to provide adequate public facilities; c. The effect upon the rate of population and employment growth; d. Whether Comprehensive Plan objectives are being met as specified or remain valid and desirable; CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2025\PRE25-000070 8 e. The effect upon general land values and housing costs; f. Whether capital improvements or expenditures, including transportation, are being made or completed as expected; g. Whether the initiated amendment conforms to the requirements of the GMA, is internally consistent with the Comprehensive Plan, and is consistent with the County-wide Planning Policies for King County; h. The effect upon critical areas and natural resource lands; i. Consistency with locational criteria in the Comprehensive Plan and application requirements established in this section; j. Consistency with the policies set forth in the Comprehensive Plan; k. The effect upon other considerations as deemed necessary by the Department. 2. All applications must meet at least one of the following criteria: a. The request supports the vision embodied in the Comprehensive Plan; or b. The request supports the adopted business plan goals established by the City Council; or c. The request eliminates conflicts with existing elements or policies; or d. The request amends the Comprehensive Plan to accommodate new policy directives of the City Council. 3. Proposals that include a concurrent rezone proposal shall also comply with the decision criteria for a change of zone classification in RMC 4-9-180. 6. Environmental Review: The proposed rezone would required a Comprehensive Plan amendment and therefore the proposal is subject to Environmental (SEPA) Review in accordance with WAC 197-11- 800. An environmental checklist must be submitted with the rezone application. An environmental determination will be made by the Renton Environmental Review Committee. 7. Permit Requirements: The proposed project would require a rezone, a Comprehensive Plan Map amendment, and Environmental (SEPA) Review. All applications would be processed in approximately twelve (12) months. The 2025 application fees include $6,083.00 for a rezone request, $6,083.00 for a Comprehensive Plan Map amendment, $1,856.00 for SEPA Review, and a 5% technology fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website here. City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website here. 8. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 9. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment.