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HomeMy WebLinkAboutPRE_Preapplication_Meeting_Summary_250728_v1 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 14, 2020 TO: Brittany Gillia, Planner FROM: Jonathan Chavez, Civil Engineer SUBJECT: Vuong Short Plat PRE20-000264 I have reviewed the pre-application submittal for the Vuong Short Plat at 12820 156th Avenue SE (KC Parcel ID: 3664500165). The applicant is proposing to short plat the existing lot. WATER 1. Water service is provided by King County Water District #90. 2. A water availability certificate from King County Water District #90 is required as part of the Land use Application. 3. The applicant shall provide a water availability certificate from King County Water District #90. A copy of the approved King County Water District #90 plan shall be provided to the City prior to land use approval. Water District 90 contact: http://www.kcwd90.com,  phone number 425-255-9600. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” -inch PVC gravity wastewater main located in 156th Ave NE (see City plan no. S-399902), south of the project site. 3. A sewer main extension of approximately 300 feet will be required, to the north property line. 4. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the units. 5. A separate side sewer will be required for each new lot. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 6. The development is subject to a wastewater system development charge (SDC) fee. The 2020 SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee for a 1-inch meter install is $3,400.00 per meter. a. The Central Plateau Interceptor Area Special Assessment District fee (SAD) fee will be applicable to the project. The SAD fee rate when it was established in 2009 The Central Plateau Interceptor has reached its peak assessment. The SAD Fee for the project will be $538.48/lot. SURFACE WATER Vuong Short Plat – PRE20-000264 Page 2 of 4 December 14, 2020 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The project falls within the City’s SE 144th St Basin Flood Problem Flow Control Standard Area, and thus shall meet the requirements of the Flood Problem Flow Control Standard. This standard includes matching the Existing Site Conditions for the 100-Year Peaks, in addition to adherence to the Flow Control Duration Standard Matching Forested site conditions. 3. The site topography slopes moderately from the north to the south. There is an existing stormwater ditch located along the western frontage on 156th Avenue SE. 4. 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. 5. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 6. 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. 7. 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 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. 8. 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. Vuong Short Plat – PRE20-000264 Page 3 of 4 December 14, 2020 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 12. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00. 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. The proposed development fronts 156th Ave SE along the west property line. 156th Ave SE is classified as a Minor Arterial Road. Existing right-of-way (ROW) width in 156th Ave SE is approximately 60 feet. To meet the City’s complete street standards for minor arterial streets, minimum right of way width is 91 feet. Dedication of 15.5 feet of right of way would be required. Half-street frontage improvements are required. a. Per the adopted Renton Trails and Bicycle Master Plan, 156th Ave SE is designated as a bike route with bike lanes planned on each side of the roadway. b. CED staff in conjunction with Transportation Division concurrence has previously determined a street section for 156th that includes a roadway with 3 - lanes (one thru lane each direction, a two-way left turn lane, and 5-foot wide bike lanes on each side) and frontage improvements of curb and gutter, 8 -foot wide planter strip, and 5-foot wide sidewalk is amenable. Therefore, the Transportation Division would support a request for modification from Code required frontage improvements. The applicant may request a modification and submit an application to the City for the modification of the street frontage improvements as outlined in City code 4-9-250(C)(5)(d). 2. This site falls within the East Plateau Planning Area. A new residential access street is required through the site. The new road will connect with 158th Avenue SE. 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. 3. Street grades shall not exceed 15 percent. 4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5. Refer to City code 4-4-080 regarding driveway regulations: a. 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. b. 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. c. Driveways shall not be closer than 5-feet to any property line. 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 homes, the 2020 transportation impact fee is $7,820.42 per dwelling unit. Transportation impact fees are subject to change based on the year the building permit is applied for. Van Vuong 2 Lot Short Plat, PRE20-000264 Page 2 of 5 December 17, 2020 using “net” square footage, following the deduction of any additional required public right-of-way and/or private access tracts. A density worksheet would be required 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 Size, 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. Based on the applicant’s site plan, it is unclear if the project will comply with minimum lot size, width, and depth requirements after necessary street improvements and dedications have been made. The applicant will need to demonstrate compliance with the minimum lot size, width, and depth requirements following the deduction of any required ROW dedication, 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 not be 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 façade for each one (1) vertical foot above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet. The total floor area of all accessory buildings shall not be greater than the floor area of the primary residential uses. Accessory structures are also included in building lot coverage calculations. Compliance with building standards would be verified 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: Combined 20 feet with not less than 7.5 ft. on either side; and secondary front yard (for corner lots): 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. Compliance with setback requirements would be verified at the time of building permit review. Access/Parking: Access to both lots is proposed via a shared driveway that branches off of 156th Ave SE. Each lot is required to accommodate off street parking for a minimum of two vehicles. Access easements are required to be placed in a separate shared driveway tract, which may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060.J.1), provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Renton Fire Authority may require the tract and paved surface to be up to twenty feet (20') wide. The tract shall be the width of the paved surface plus eight feet (8') for a landscape strip, when the tract abuts Van Vuong 2 Lot Short Plat, PRE20-000264 Page 5 of 5 December 17, 2020 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 Brittany Gillia, Assistant Planner at bgillia@rentonwa.gov or 425-430-7246 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.