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HomeMy WebLinkAboutPRE_Preapp_Meeting_Summary_190221_v1.pdfR:\17062 Madueno Property\Pre-App Meeting\July 10 2017 Pre-App Notes from city\17-0803 PRE17-000450 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 3, 2017 TO: Matt Herrera , Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Madueno Short Plat PRE 17-000450 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 of the application for Madueno Short Plat. The site address is 19805 108th Avenue SE. The King County Parcel Number is 0522059078. The site is located on the City of Renton and City of Kent boundary. The applicant is proposing to subdivide the existing lot into eight lots and a storm drainage tract. WATER COMMENTS 1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS Madueno Short Plat – PRE17-000338 Page 2 of 4 August 3, 2017 R:\17062 Madueno Property\Pre-App Meeting\July 10 2017 Pre-App Notes from city\17-0803 PRE17-000450 Civil Pre-App Comments.docx 1. Please obtain a sewer availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. STORM DRAINAGE COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. 2. The site is flat and contains numerous trees and grassy areas. The existing home sits along the 108th Avenue SE frontage. There is an existing stormwater conveyance ditch along the 106th Avenue SE frontage that flows north. Flows from this conveyance ditch are intercepted by a 12” City of Renton storm drain (COR Facility ID 118219) that continues north along the frontage of 19714 106th Avenue SE. Flows along the 108th Avenue SE frontage appear to be intercepted by a storm drainage system. The City of Renton does not have mapping information for this storm system as it is not located within the City of Renton limits. The applicant is encouraged to contact the City of Kent for record drawings of the storm drainage system in 108th Avenue SE. 3. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site is located in the Black River drainage basin. 4. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 5. The site is located in Zone 1 Modified of the City’s Aquifer Protection Area (APA). In Zone 1 Modified of the City’s APA stormwater conveyance and water quality facilities are required to be lined to allow treatment to occur prior to infiltration. Water quality treatment prior to the facility in accordance with the standards in the RSWDM may be allowed in lieu of lining of the system. 6. Storm drainage improvements along the 106 Avenue SE frontage and any new public street frontage are required to conform to the City’s street standards. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 RSWDM. 7. Access for City maintenance vehicles shall be provided to the stormwater detention tract per the requirements in the 2017 RSWDM if the facility will be publicly maintained. 8. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. 9. A geotechnical soils report for the site is required for the site per the standards found in Section C.1.3 of the 2017 RSWDM. Information on the water table and soil permeability (infiltration Madueno Short Plat – PRE17-000338 Page 3 of 4 August 3, 2017 R:\17062 Madueno Property\Pre-App Meeting\July 10 2017 Pre-App Notes from city\17-0803 PRE17-000450 Civil Pre-App Comments.docx rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. 10. The development is subject to stormwater system development charges (SDCs). The 2017 stormwater SDC is $1,608.00 per lot. The SDC will be collected for each new lot. SDCs are due at the time of construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. The 2017 transportation impact fee is $5,430.85 per single family home. Transportation impact fees are payable at the time of building permit issuance for each individual home. 2. The 108th Avenue SE right of way is located in the City of Kent. 108th Avenue SE is a WSDOT maintained road (SR 515). The applicant should contact the City of Kent and WSDOT to determine frontage improvement requirements along the 108th Avenue SE frontage and whether or not a site access from 108th Avenue SE will be permitted. 3. 106th Avenue SE is located in the City of Renton and is classified as a residential access street. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’. The minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required along both sides of the roadway. Per the King County Assessor’s Map, the existing 106th Avenue SE right of way width adjacent to the site is 60’. No right of way dedication along the 106th Avenue SE frontage would be required. 4. If a new residential access street is required to serve this development then the following standards apply. Residential access streets shall conform to the standards found in RMC 4-6-060. Residential access streets shall have a right of way width of 53’. The minimum paved roadway width is 26’ which includes 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, planter, and 5’ sidewalk are required along both sides of the roadway. 5. If a shared driveway is used as part of this development to access four or fewer residential lots then the following standards apply: Shared driveways shall conform to the standards found in RMC 4-6-060. Shared driveways shall be wholly in a tract. Shared driveways shall not be more than 200’ in length. The paved surface shall be a minimum of 16’ but may be up to 20’ to meet Renton Regional Fire Authority standards. The maximum grade of the shared driveway shall not exceed 15%. Drainage improvements per City standards are required along the shared driveway. An access easement shall cover the entirety of the tract. 6. Street lighting is required along all public street frontages for projects with more than four lots. For this project street lighting would be required along the 106th Avenue SE frontage and the frontage of any new public street. Street lighting may be required by the City of Kent and/or WSDOT along the 108th Avenue SE frontage. Required street lights along City of Renton streets Madueno Short Plat – PRE17-000338 Page 4 of 4 August 3, 2017 R:\17062 Madueno Property\Pre-App Meeting\July 10 2017 Pre-App Notes from city\17-0803 PRE17-000450 Civil Pre-App Comments.docx shall be per City standards. A street lighting analysis and plan shall be submitted with the construction permit. 7. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a double loaded garage driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways shall not be closer than 5’ to any property line. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. All new utility lines (i.e. electrical, phone, and cable services, etc.) within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 7. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 3, 2017 TO: Pre-application File No. 17-000450 FROM: Matt Herrera, Senior Planner SUBJECT: Madueno Short Plat – 19805 108th Ave SE General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property is located within the Talbot Community Planning Area between 106th Ave SE and 108th Ave SE approximately 120-feet north of the SE 199th St. intersections at 19805 108th Ave SE. The project site totals 95,832 square feet (2.20 acres) in area and is zoned Residential-4 (R-4). The property is located along the southeastern city limits and abuts unincorporated King County. The proposal is to subdivide the project site into eight (8) single-family residential lots with two (2) shared driveway tracts and one (1) stormwater tract. Access to Lots 1-4 is proposed via an 18-foot wide tract from 106th Ave SE. Access to Lots 5-8 is proposed via an 18-foot wide tract from 108th Ave SE. An existing single-family home is located on the northeastern portion of the property. A Wellhead Protection Area Zone 1 mapped on the project site. No other critical areas were identified in COR Maps. Current Use: The property contains an existing 1,300sf single-family residence. The preapplication materials did not indicate whether the existing residence will remain following the proposed short plat. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential Low Density (RLD) and is zoned Residential 4 (R-4) dwelling units per acre. The Residential-4 Zone (R-4) 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. Madueno Short Plat PRE17-000450 August 3, 2017 Density Requirements: There are no minimum density requirements in the R-4 zone however there is a maximum density of 4.0 dwelling units per net acre. Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. The gross density of the 8-lot proposal would be 3.63 du/ac. A Density Worksheet would be required at the time of formal short plat application that accounts for frontage dedications and new public right-of-ways. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project is 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 and Dimensional Requirements · Minimum lot size - 9,000 square feet. · Minimum lot width – 70-feet · Minimum lot width (corner lots) – 80-feet · Minimum lot depth – 100-feet Lots 1,3,6, and 8 are corner lots in the proposed configuration and do not meet the 80-foot wide minimum width. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. · Front yard: 30 feet · Rear yard: 25 feet · Side yard: combined 20-feet on each side with not less than 7.5 feet on either side · Secondary front yard (corner lots): 30-feet RMC 4-11-250 defines a front yard as the yard requirement that separates the structures from ROW and shared driveway tracts. The setbacks for the new residences would be reviewed at the time of short plat decision and applied at the time of single family building permit. Building Height – The maximum wall plate height is 32 feet with 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 (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. Building height would be verified at the time of building permit review. Madueno Short Plat PRE17-000450 August 3, 2017 Building Coverage – R-4 zone allows a maximum building coverage of 35% of the lot area. Building coverage requirements would be verified at the time of building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 50%. Impervious surface requirements would be verified at the time of building permit review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal land use application. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. 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; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Madueno Short Plat PRE17-000450 August 3, 2017 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. A formal tree retention plan would be reviewed at the time of Short Plat application. Fences/Retaining Walls: Any proposed fencing and/or retaining walls that are proposed to be constructed with the short plat must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Access: Access to Lots 1-4 are proposed via an 18-foot wide shared driveway tract (Tract B) that dead-ends on the west side of the property. Access to Lots 5-8 are proposed via an 18-foot wide shared driveway tract (Tract C) that dead-ends on the east side of the property. Shared driveways may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.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 two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Dead-end streets may only be permitted when due to demonstrable physical constraints, no future connection to a larger street pattern is possible. As no constraints could be identified, an east/west public residential access street on the northern portion of the property should be constructed with the proposal instead of the proposed two (2) dead-end shared driveways. The new public street would be consistent with the existing street pattern and provide circulation for the northern properties as they redevelop in the future. The Renton Regional Fire Authority has also identified the proposed access does not meet emergency vehicle Madueno Short Plat PRE17-000450 August 3, 2017 requirements. The existing lot is 167-feet in width and therefore provides adequate area for the new single-family lots and residential access street. Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Critical Areas: A Wellhead Protection Area Zone 1 is mapped on the project site. If any fill is proposed, a fill source statement is required. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site. Environmental Review: With the exception of lands covered by water or properties containing designated critical areas, short plats are categorically exempt from State Environmental Policy Act (SEPA) Review per WAC 197-11-800. Permit Requirements: The proposed subdivision would require administrative short plat approval. The preliminary short plat application would be processed within an estimated time frame of 6-8 weeks. The current short plat fee is $5,150 ($5,000 Short Plat fee + $150 surcharge technology fee = $5,150). Detailed information regarding the land use application submittal items are available on the City’s website. Please note the technology fee is expected to increase this year. The City has now implemented electronic plan review and no longer accepts paper submittals. All submittals shall meet Electronic File Standards, which can be found on the City’s website. Following Preliminary Short Plat approval, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval prior to submitting for Final Short Plat review. Following final approval, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided within the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required for new single family homes. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2017 application fees are as follows: · A Transportation Impact Fee based on $5,430.85 per each new single family residence; · A Parks Impact Fee based on $2,740.07 per each new single family residence; · A Fire Impact fee of $718.56 per each new single family residence; and · Kent School District Impact Fee is $5,100.00 per each new single family residence. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened at the 6th floor front counter prior Commented [MH1]: They appear to have enough space to construct full residential access street here. Do we allow half-street since it’s a short plat and let the northern properties do the other half when they redevelop? Madueno Short Plat PRE17-000450 August 3, 2017 to submitting the complete application package. Please contact Matt Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule an appointment. Expiration: Upon approval, the short plat is valid for two (2) years with a possible one (1) year extension (RMC 4-7-070M). It is the responsibility of the applicant to monitor the expiration date. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: July 10, 2017 TO: Matt Herrera, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Madueno Short Plat 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one new fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the f ire flow goes up to 1,500 gpm. A water availability certificate is required from Soos Creek Water District. 2. The fire impact fees are currently applicable at the rate of $718.56 per single family unit. Credit will granted for the removal of the existing home. Fee paid at time of building permit issuance. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Proposed 18-foot wide roadway is not acceptable.