HomeMy WebLinkAboutPre-app Mtg Summary - 18-000032
PRE-APPLICATION MEETING FOR
Schneider Short Plat
PRE 18-000032
CITY OF RENTON
Department of Community & Economic Development
Planning Division
February 1st, 2018
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Rohini Nair, 425-430-7298, swarlick@rentonwa.gov
Fire Prevention Reviewer: Cory Cappelletti, 425-430-7024, ccappelletti@rentonrfa.org
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).
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: January 18, 2018
TO: Alex Morganroth, Associate Planner
FROM: Cory Cappelletti, Plans Review Inspector
SUBJECT: Schneider 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 basement areas). If the dwelling exceeds 3,600
square feet, a minimum of 1,500 gpm fire flow would be required. Due to the existing
undersized and dead end water mains at this location, 1,500 gpm fire flow is not available at
this site. If applicant desires homes exceeding 3,600 square feet, the homes shall be
equipped with an approved residential fire sprinkler system.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit, paid
at time of building permit issuance.
3. Fire department apparatus access roadways are adequate as they exist.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 31, 2018
TO: Alex Morganroth, Current Planning
FROM: Rohini Nair, Plan Review section
SUBJECT: Schneider Short Plat preapp Parcel #7222000110 PRE 18-000032
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 7222000110. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. Water service is provided by the City of Renton. It is in the Talbot Hill service area in the 350
hydraulic pressure zone. The approximate static water pressure is 63 psi at a ground elevation of
205’.
2. There is an existing 8” ductile iron water main north of the site in S. 21st Street that can deliver
approximately 2,000 gpm. There is also an existing 8” ductile iron water main west of the site in
Smithers Avenue S that can deliver approximately 2,800 gpm. Reference Project File WTR2702126
in COR Maps for record drawings.
3. There is no existing water service for this parcel.
4. There are two existing fire hydrants in the parcel vicinity. One is on the north side of S. 21st
Street near the eastern portion of the site. Another is near the SW corner of the intersection of S.
21st Street and Burnett Place S, approximately 75 feet from the eastern parcel boundary. Fire
hydrants should meet the requirements of the Renton Fire Authority. All new lots must have a
fire hydrant within 300 feet of the proposed buildings on the lots.
(It is the applicant’s responsibility to field verify and show the location of the existing hydrants on
the utility plans).
5. Each lot will require a separate 1” water meter for service. The meter would be installed by the
City of Renton. The water meter installation charge and the water System Development Charge
(SDC) for each 1” meter is available in the City of Renton Fee Schedule available in the City of Renton
website. The fee that is current at the time of construction permit issuance will be applicable on
the project.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8” PVC sewer running east to west in S. 21st Street north of the site. There is also an
existing 8” PVC sewer running from south to north in Smithers Avenue S. west of the site. Reference
Project File WWP2703258 in COR Maps for the record drawing of the sewer in S. 21st Street and
WWP2700399 for the record drawing of the sewer in Smithers Avenue S.
3. There is one existing 6” PVC side sewer serving the western portion of the site. This side sewer connects
to the main in Smithers Avenue S. Reference Project File S039903 in COR Maps for the record drawing.
This side sewer can be reused to serve Lot 1.
4. No sewer main extensions would be required.
5. The development would be subject to a system development charge (SDC) for sewer service. The SDC for
sewer service is based on the size of the domestic water service. The fee rate is available in the City of
Renton Fee Schedule available in the City of Renton website. The fee that is current at the time of
construction permit issuance will be applicable on the project
SURFACE WATER
1. There is an existing stormwater ditch that occupies the majority of the project frontage. The ditch flows
north from an existing 15” storm drain north along Smithers Avenue S. then east along S. 21st Street to an
existing 12” storm drain.
2. Reference Project File TED4002048 in COR Maps for the record drawing of the existing storm drain along
Smithers Avenue S. and TED4003258 for the record drawing of the existing storm drain along S. 21st
Street.
3. Refer to Figure 1.1.2.A – Flow Chart to determine the type of drainage review required in the 2017 City of
Renton Surface Water Design Manual (RSWDM).
4. A drainage report complying with RSWDM will be required. Any on-site detention facility will be private
storm system.
5. The project site falls within the City’s flow control duration standard (Forested Conditions) and is within
the Black River Drainage basin.
6. On-site BMPs will be required on the individual lots as per RSWDM core requirement #9.
7. Drainage improvements along both street frontages will be required to conform to the City’s street
standards.
8. A geotechnical report that complies with the requirements of the RSWDM is required for the site.
Information on the water table and soil permeability, with recommendations of appropriate on-site BMP
options with typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The measured infiltration rate of the soil should be included to determine feasibility of on-
site BMPs required by core requirement #9. The geotech report should discuss any critical area (if
applicable) in the site and if there any wet season construction restrictions.
9. The development would be subject to system development charges (SDC). The fee rate is available from
the City of Renton fee Schedule available in the City of Renton website. The fee that is current at the time
of construction permit issuance will be applicable on the project.
TRANSPORTATION
1. Payment of transportation impact fee is applicable at the time of the building permit. Please see the City
of Renton Fee Schedule for the transportation impact fee rates. The impact fee is subject to change. The
transportation impact fee that is current at the time of building permit will be applicable.
2. S. 21st Street is a neighborhood collector arterial and Smithers Avenue S. is a residential access street.
3. S 21st Street - Per RMC 4-6-060, the minimum right of way width for a neighborhood collector arterial with
2 lanes is 83’. The minimum paved roadway width is 30’ (2 lanes) with 8’ of parking on both sides of the
road. S. 21st Street east of the site was improved as part of the construction of the adjacent subdivision.
This section of S. 21st street has a half street pavement width of 22’.
The half street pavement width of 22’ should be maintained along the project’s S. 21st Street frontage. S.
21st Street is a City planned bike route. The City would require a bike lane of 5’ along the project frontage.
The remainder of the pavement half street section (17’), would be the eastbound travel lane. The 8’ parking
requirement may be omitted if the applicant submits a street modification request with the land use
application requesting a modification of street standards to omit the 8’ parking. A 0.5’ curb, 8’ planter, and
8’ sidewalk will be required. The King County Assessor’s Map shows an approximate current right of way
width of 80’ for S. 21st Street. A dedication of 1.5’ would be required to provide the half right of way width
of 41.5’. Final right of way and dedication width shall be determined by survey.
4. Smithers Avenue - Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’.
The minimum paved roadway width is 20’ (2 lanes) and 6’ of parking on one side. A 0.5’ curb, 8’ planter,
and 5’ sidewalk will be required. The half street frontage improvements are required to be constructed by
the developer. The King County Assessor’s Map shows an approximate current right of way width of 30’ for
Smithers Avenue S. A dedication of 11.5’ would be required to provide the half right of way width of 26.5’.
Final right of way and dedication width shall be determined by survey.
5. The required turning radius for the corner of S. 21st Street and Smithers Avenue S. is 35’. Appropriate
dedication of the corner lot will need to be provided to accommodate for this turning radius in addition to
the curb, planter, and sidewalk.
6. Traffic study is not required from a 3 lot short plat.
7. Per RMC 4-6-060, no street lighting is required for projects of size two (2) to four (4) units residential.
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. 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.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
4. 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
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2017 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.
7. A demo permit is required for the demolition of any existing building. The demo permit shall be acquired
through the building department.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 29th, 2018
TO: Pre-Application File No. 18-000032
FROM: Alex Morganroth, Associate Planner
SUBJECT: Schneider Short Plat
Parcel #7222000110
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 at the southeast corner of S 21st St and Smithers Ave S (APN
722200070). The project site totals 20,010 square feet (0.46 acres) in area is currently vacant. The site has a
Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of
Residential-8 (R-8) dwelling units per net acre (du/ac). The applicant is proposing to subdivide the property into
three lots and one storm water tract for the construction of three detached single-family homes. The project site is
mapped with regulated and moderate coalmine hazards. The applicant has proposed the removal of all trees and
vegetation on the site.
Current Use: The project site is currently vacant.
Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density
range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre. The Residential
Medium Density Land Use designation is intended to implement the R-8 zone. Development in the R-8 zone is
intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill
development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate
uses that are compatible with and support a high-quality residential environment and add to a sense of community.
Detached single family residential dwelling units are permitted uses within the R-8 zoning designation.
The area of public and private streets and critical areas would be deducted from the gross site area to determine
the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area
of public road, private easement, and/or critical area dedication must be known. The Density Worksheet submitted
with the preapp materials indicated a net density of 7 units per acre for the proposed project.
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-8 standards” herein)
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone, is 5,000 square feet for
parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot
depth is 80 feet. The proposal includes a design where each lot would measure approximately 70 feet by 93 feet
(6,510 square feet) which meet the minimum lot size of the R-8 zone. Lot 1 would be a corner lot, accessed from
Smithers Ave S, and would meet the minimum lot, width and depth. Lots 2 and 3 would be unable to meet the
minimum depth requirement. Please note that for short plats of parcels smaller than one acre, one parcel may be
allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size
standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square
feet. As proposed, the proposed lots do not meet the minimum depth requirement for the R-8 zone. 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 Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum
impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings
shall be not more than two 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. Detached
accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the
primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the
building standards would be required to be demonstrated 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-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards:
5 feet; and Secondary Front yard: 15 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. Lots adjacent to both public ROW and driveway tract frontage are classified as corner lots.
Access/Parking: Access to the lots is proposed to be gained through Smithers Ave S or S 21st St. Access to S 21st St,
a residential collector street, would be restricted to a single access point to serve Lots 2 & 3. 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 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 Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. A
modification request would need to be granted for any deviations from the street code standards.
No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are
required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness (minimum of
four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the shared driveway shall not
exceed fifteen percent (15%), except for within approved hillside subdivisions.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location
must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on
the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing
to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a
retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed
height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040.
Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping
may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10')
of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or
no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum
of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be
provided with the formal land use application as prepared by a registered Landscape Architect or other certified
professional.
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.
Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building
footprints would be sited to accommodate preservation of significant trees that would be retained. 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% of existing significant trees, the 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.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at
the time of the formal land use application if any trees are proposed for removal.
Critical Areas: A Moderate Coal Mine Hazard has been identified on the project site. The applicant shall provide a
geotechnical study and coal mine assessment by a qualified professional. The geotechnical study must meet the
requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. See Coalmine Hazard-specific
requirements in RMC 4-8-120.7. 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.
Environmental Review: The project is Categorically Exempt from Environmental (SEPA) Review.
Permit Requirements: The proposal would require administrative short plat approval and Environmental (SEPA)
Review. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. The
administrative short plat application fee is $5,250.00 ($5,000.00 each plus a 5% Technology Surcharge Fee). Each
modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). Detailed information regarding
the land use application submittal items have been provided in the attached handouts or are also available online.
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 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. In addition to the required land use permits, separate construction and building permits
would be required.
Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is
responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land
use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov).
Fees: In addition to the applicable building and construction fees, impact fees would be required. 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. Please note that building and construction permit fees will be assessed at 50% for ADUs per
Resolution 4318 effective until December 31, 2018. The 2018 impact fees are as follows:
• A Transportation Impact Fee based on $5,430.85 each new accessory dwelling unit;
• A Parks Impact Fee based on $2,740.07 per each new accessory dwelling unit;
• A Fire Impact fee of $829.77 per each new accessory dwelling unit; and
• Renton School District Impact Fee is $6,432.00 per each new accessory dwelling unit.
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 Alex Morganroth, Associate Planner at amorganroth@rentonwa.gov or 425-
430-7219 for an appointment.
Expiration: Upon approval, the Short Plat is valid for two years with a possible one year extension (RMC 4-7-070M).