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HomeMy WebLinkAboutPRE-Renton-COMM-PreAPPL-2018-04-12SCANNED P:\20000s\20291\filing\20291-CI-Renton-COMM-PreAPPL-2018-04 -12.pdf 05/10/2018 2:40:37 PM PREAPPLICATION MEETING FOR 14204 156th Ave SE Short Plat PRE 18-000234 CITY OF RENTON Department of Community & Economic Development Planning Division April 12, 2018 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425-430-7298, rnair@rentonwa.gov Fire Prevention Reviewer: Corey Cappelletti, 425.430.7057, Ccappelletti@RentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT CITY OFRenton € MEMORANDUM April 12, 2018DATE: Pre-application File No. 18-000234TO: Jill Ding, Senior PlannerFROM: 14204156th Ave SE Short PlatSUBJECT: 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 addressed as 14204 156th Ave SE (parcel no. 142305- 9013) and is located to the east of the intersection of SE 142nd Place and 156th Avenue SE and south of the Enclave at Bridle Ridge Plat (LUA14-000241). The project site totals 119,082 square feet (2.73 acres) in area and is zoned Residential-4 (R-4). The proposal is to subdivide the project site into 8 single family lots and construct new single family dwellings on each lot. Access to Lots 1-3 is proposed via a 28-foot wide shared driveway, access to Lot 4 is proposed via a pipestem off of the proposed 158th Ave SE extension and access to lots 5-8 is proposed via driveway access off of the 158th Ave SE extension. No critical areas are mapped on the project site. Current Use: An existing single family residence, proposed for removal, is located on the project site. Zoning: The property is located within a Comprehensive Plan land use designation of Residential Low Density (RLD) and is zoned Residential 4 (R-4). 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. Density Requirements: There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, shared driveway tract, and critical areas from the gross site area. PRE18-000234_R-414204 156th Ave SE 8 Lot Short Plat_Planning Comments A density worksheet was not submitted with the pre-application materials; therefore staff was unable to verify compliance with the net density requirements. Based on a gross site area of 119,082 sq. ft. (2.73 acres), the proposal for 8 lots would result in a gross density of 2.93 du/ac (8 lots / 2.73 acres = 2.93 du/ac), which is less than the maximum density permitted in the R-4 zone. A completed density worksheet, demonstrating compliance with the density requirements, would be required at the time of formal land use 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, Width and Depth-The minimum lot size permitted in the R-4 is 9,000 square feet A minimum lot width of 70 feet is required for interior lots and 80 feet for comer lots. A lot depth of 100 feet is required. All lots appear to comply with the minimum lot size, width, and depth requirements of the R-4 zone. Lot 4 appears to be a pipestem lot, pipestem lots are only permitted if needed to comply with minimum density, as there is no minimum density requirement in the R-4 zone a pipestem lot would not be permitted. The proposed layout should be revised to remove the proposed pipestem access to Lot 4. Building Setbacks - Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-4 zone are 30 feet for the front yard, 25 feet for the rear yards, side yards along-a-street would be required to have a 30 foot setback, and interior side yards are required to have a combined 20- foot setback with not less than 7.5 feet on either side. The setbacks for the new residences would be reviewed at the time of 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 facade for each one (1) vertical foot above the maximum wall plate height. Building height would be verified at the time of building permit review. 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. Street trees in the ROW planter will also be required. Any additional undeveloped right-of-way areas shall be landscaped. In addition, stormwater ponds shall be include at 15-foot wide landscape strip around the outside perimeter of the fence. PRE18-000234_R-414204 156th Ave SE 8 Lot Short Plat_Planning Comments 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, and arborist report 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 4-4-130Hl.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 (61) 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. 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. 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 formal land use application. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42-inchese. 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 1-3 is proposed via a 28-foot wide shared driveway. Access to Lot 4 is proposed via a pipestem off the extension proposed between 158th Ave SE and Wapato PI SE, and individual driveway access is proposed to Lots 5-8 off of the new public street connection PRE18-000234_R-4 14204 156th Ave SE 8 Lot Short Plat_Planning Comments between 158th Ave SE and Wapato PI SE. Access to the proposed lots would be required to comply with the standards outlined in RMC 4-6-060, or as otherwise approved through a Modification (RMC 4-9-250D). Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; and b. The subject lots are not created by a subdivision often (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. The proposed shared driveway does not appear to have any lots fronting on a public right-of- way as required in criteria “a” above. Driveways/Parking: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8-percent 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. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Each lot is required to accommodate off street parking for a minimum of two vehicles. Critical Areas: No critical areas are mapped on the project site, however a wetlands reconnaissance may be required to determine if there are wetlands within 200-feet of the site. If wetlands are determined to be located on or near the subject site, a wetland assessment and delineation would also be required. Secondary review of any of the studies provided to the City may be required at the applicant's expense. It is the applicant's responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during development or building construction. Environmental Review: Short Plats of 9 or fewer lots are categorically exempt from State Environmental Policy Act (SEPA) Review per WAC197-11. However, if critical areas are found, an environmental checklist and threshold determination will be required. 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 short plat fee would be $5,250 ($5,000 Short Plat fee + $250.00 technology fee = $5,250). A SEPA checklist fee of $1,500.00 plus 5-percent technology fee will apply if the environmental review is required. Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. The applicant will be required to install a public information sign on the property. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval PRE18-000234_R-414204 156th Ave SE 8 Lot Short Plat_Planning Comments before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. 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 2018 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 $829.77 per each new single family residence; and • Renton School District Impact Fee is $6,432.00 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. 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 Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for 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). PRE18-000234_R-4 14204 156th Ave SE 8 Lot Short Plat_Planning Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT MEMORANDUM April 10, 2018DATE: Jill Ding, PlannerTO: Rohini Nair, Plan ReviewFROM: 14204 156th Ave SE Preapp 14204 156th Ave SE PRE18-000234 SUBJECT: 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 at 14204 156th Ave SE. 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 King county Water District 90's water service area. 2. A water availability certificate from King county Water District 90 should be provided with the land use application 3. Approved water plan from Water District 90 will be required to be provided during the construction permit stage. 4. Fire hydrants shall be provided per the requirements of Renton Fire Authority. SANITARY SEWER 1. Sewer service is provided by the City of Renton. There is an existing 8" PVC sewer running from north to south in 156th Avenue SE west of the site. Reference Project File WWP2703838 in COR Maps for record drawings. There is also an existing 8" PVC sewer running from south to north in Wapato Place SE (158th Ave SE) beginning at a manhole (COR Facility ID MH6636) near the northeast comer of the site along the northern property line. Reference Project File WWP2703838 in COR Maps for record 14204 156th Ave SE Preapp PRE18-000234 Page 2 of 5 April 10, 2018 drawings. This sewer main was installed as part of the Enclave at Bridle Ridge Plat. Per the record drawings, this sewer has about 2.68' feet of cover at the manhole. 2. The development shall be served by a new public sewer main with a minimum diameter of 8". The sewer main and manholes shall be designed and installed in accordance with City and Department of Ecology standards. Extension of a sewer main along the entire southerly boundary all the way to the SE corner in order to serve the property to the east is required. 3. A sewer easement (of minimum 15 feet width) is required for any public sewer main located outside public right-of-way. 4. Each lot will require an individual sewer service line. The service lines shall be designed and installed in accordance with the City standards. The service line shall flow by gravity to the main where possible. The minimum service line size is 6". 5. The existing home is served by a private on-site septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 6. The development is subject to system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a lot with a 3/4" or 1" water meter is $2,837.00 per lot. SDCs are due at the time of construction permit issuance. 7. The development is located in the Central Plateau Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. The SAD fee rate for 4/12/2018 is $513.75 per lot along with additional interest per day. SAD fees are due at the time of construction permit issuance. SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. All drainage improvements as required by the RSWDM should be provided by the developer. Drainage requirements apply to on-site, frontage and any access improvements. Based on the City's flow control map, this site falls within the Flood problem Flow Control Standard. The project must match the developed 100-year peak discharge rate in order to prevent aggravation of a downstream erosion problem. The site falls within the Lower Cedar River basin. 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. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Flood Conservation flow control facility is required to be provided for the site 2. A geotechnical soils report for the site is required per the standards found in Section C.1.3 of the 2017 Renton Surface Water Design Manual. 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 geotech report should include information of the type of soil, presence of fill, suitability of full infiltration or 14204 156th Ave SE Preapp PRE18-000234 Page 3 of 5 April 10, 2018 limited infiltration on the site. The geotech report should also include information of any critical areas in the site and any wet season construction restrictions. There is no existing stormwater conveyance system on the project site. The site slopes gently from east to west. Storm drainage either disperses or infiltrates on site. There is anexisting 18" CMP King County piped conveyance system along the 156th Avenue SE frontage. Reference Project File TED4003838 in COR Maps for record drawings. Storm drainage improvements along all public street frontages (new internal site streets and 156th Avenue SE) 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 Renton Surface Water Design Manual and shall account for future runoff from the total upstream tributary area. A Construction Stormwater General Permit from the Washington Department of Ecology is required for projects with disturbance area exceeding one acre. The maintenance access to the stormwater tract must be provided directly from the public right of way off of 156th Avenue SE. Access should allow for access to the inlet and outlet storm structures for the stormwater facility and to maintain the stormwater facility. The development is subject to stormwater system development charges (SDCs). These fees, as well as any related permit fees, are collected at the time a construction permit is issued. The current fee is $1718 per single family residence. The fee rate can be obtained from the Fee schedule at the city of Renton website https://www.rentonwa.gov/citv hall/administrative services/finance/budget/. The fee that is current at the time of issuance of the construction permit will be applicable on the project. 3. 4. 5. 6. 7. TRANSPORTATION Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of building permit. The current transportation impact fee rate is $5,430.85 per single family house. The fee rate can be obtained from the Impact Fee section of the Fee schedule at the city of Renton website https://www.rentonwa.gov/city hall/administrative services/finance/budget/. The transportation impact fee that is current at the time of building permit will be levied, payable at issuance of building permit. The new internal site street shall be designed in accordance with the residential access street standards found in 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. The required intersection turning radius is 25' when intersecting with another residential access street and 35' when intersecting with an arterial street. Street grades shall not exceed 15%. Transportation Department has classified 156th Avenue SE south of SE 142nd Place, as a Collector Arterial. The existing right of way width is approximately 60'. Per RMC 4-6-060, the minimum right of way width for a three lane Collector Arterial is 94 feet that includes a minimum paved travel roadway width is 41 feet, 8 feet wide paring width on both sides of the 1. 2. 3. 14204 156th Ave SE Preapp PRE18-000234 Page 4 of 5 April 10, 2018 street, 0.5 feet wide curbs, 8 feet wide planters, and 8 feet wide sidewalks. The developer may submit a modification request to reduce the sidewalk width to 5 feet (to be consistent with the existing sidewalk along 156th Ave SE). City will provide clarification regarding the on- street parking after clarification is obtained. The ROW dedication should be provided to include all street elements including sidewalk, and 2 feet width back of sidewalk within the ROW. The half street ROW dedication width for a street section with 8 feet wide sidewalk width (as per RMC 4- 6-060) is approximately 17 feet. The half street ROW dedication width for a street section with 5 feet wide sidewalk width (to be consistent with the 156th corridor) will be approximately 12 feet. Half street ROW dedication and construction of half street improvements are required to be provided by the developer. 4. The extension of the existing sidewalk along 156th Avenue SE that was installed as part of the Enclave at Bridle Ridge Plat to the new sidewalk along 156th Avenue SE adjacent to this site will have to jog east around the existing traffic signal cabinet located near the site's northwest corner. Additional right of way dedication or a sidewalk easement may be required. 5. Construction of a curb ramp for the new crosswalk across 156th Avenue SE adjacent to the site is required. 6. Connection of 158th Avenue SE from south of the site to the stub of Wapato Place SE created as part of the Enclave at Bridle Ridge Plat is required as part of this short plat. 7. Single family driveways should meet the requirements of RMC 4-4-080 and RMC 4-6-060. 8. Undergrounding of all utilities is required. 9. Shared driveways should meet the requirements of RMC 4-6-060. 10. Traffic impact study is required for projects that generate 20 or more new trips in the morning or evening peak period. 11. Street lighting per City standards is required on public street (frontage and internal public street). 12. 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. All existing and 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 - Fences. Hedges and Retaining Walls. 3. 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. 14204 156th Ave SE Preapp PRE18-000234 Page 5 of 5 April 10, 2018 c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. Fees quoted in this document reflect the fees applicable in the year 2018 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 development fee schedule. A demo permit is required for the demolition of any existing building. The demo permit shall be acquired through the building department. 5. 6. 7.