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HomeMy WebLinkAboutPre-app Review Packet_PRE17-000055H:\CED\Planning\Current Planning\PREAPPS\17-000055 PRE-APPLICATION MEETING COMMENTS FOR HUYNH SHORT PLAT PRE17-000055 CITY OF RENTON Department of Community & Economic Development Planning Division March 2nd, 2017 Contact Information: Planner: Alex Morganroth, 425-430-7219 Public Works Plan Reviewer: Justin Johnson, 425-430-7291 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 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). H:\CED\Planning\Current Planning\PREAPPS\17-000055 RENTON REGIONAL FIRE AUTHORITY M E M O R A N D U M DATE: March 2, 2017 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Fire Plans Reviewer/Inspector III SUBJECT: Huynh Short Plat 2007 Union Ave NE 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 fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. The existing fire hydrants are not within 300 feet of the proposed new lot. A minimum of one new hydrant will be required. 2. The fire impact fees are currently applicable at the rate of $718.56 per single family unit. This fee is paid at building permit issuance. Credit will be granted for any existing homes that are removed or retained. 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. Dead end streets that exceed 150-feet in length require an approved hammerhead type turnaround. H:\CED\Planning\Current Planning\PREAPPS\17-000055 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 28, 2017 TO: Alex Morganroth, Planner FROM: Justin Johnson, Civil Engineer II, Plan Review SUBJECT: Kathy Huynh’s Short Plat Pre-App 2007 Union Ave NE PRE17-000055 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(s) 0423059076. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The proposed development is within the City’s water service area and in the Highlands 565 Pressure Zone. 2. There is an existing 12 inch water main (see city water project plan no. W-194411) located on the east side of Union Ave NE which can deliver a maximum flow rate of 5,600 gpm. 3. The static water pressure is about 55 psi at elevation 438 feet. 4. There is an existing ¾ -inch water meter serving the existing residence. Due to the Right of Way dedication a new water meter will need to be installed at the property line. 5. The site is located inside of a Wellhead Protection Area Zone 2. 6. A new 1-inch water service and meter will be required for the new lot. The meter will be installed by the City at a cost of $3,310.00. The water system development fee for the 1-inch meter is $3,486.00. 7. Per Renton Regional Authority’s review comments, a new hydrant will be required. If a fire sprinkler system is a required, a double check valve assembly shall be installed on the water supply line to a fire sprinkler system. SEWER COMMENTS 1. There is an existing 8-inch wastewater main located on Union Ave NE to the east of the property (Record Drawing: S-013403) 2. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the lots. The existing lot is currently connected to the sewer system. 3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2017 sewer fee for a 1-inch meter install is $2,540.00 per meter. Each lot shall have a separate meter. H:\CED\Planning\Current Planning\PREAPPS\17-000055 STORM DRAINAGE COMMENTS 1. The site currently contains one single family residence and there is no on-site stormwater conveyance system. There is an existing 12” piped conveyance system (R-194405) on the west side of Union Ave NE that flows from north to south. 2. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Site Conditions). The site falls within the May Creek drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 3. On-site BMPs satisfying Core Requirement #9 will be required for the site. 4. Storm drainage improvements along public street frontages 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 City of Renton Surface Water Design Manual. 5. A geotechnical report for the site is required per the adopted 2017 Renton Surface Water Design Manual. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMP options per Core Requirement #9 and Appendix C, with typical designs for the site from the project civil engineer, shall be submitted with the application. 6. The development is subject to stormwater system development charges (SDCs). The 2017 SDC is $1,608.00 per lot. The SDC will be collected for each new lot. TRANSPORTATION/STREET COMMENTS 1. The 2017 transportation impact fee is $5,430.85 per single family home. The current property contains one mobile home dwelling, the developer will receive a credit of $3,215.64 for the existing mobile home and will be required to pay the remaining $2,215.21. Fees are payable at the time of building permit issuance for each individual home. 2. Union Avenue NE is a Minor Arterial with existing right of way width of 60 feet. As per Transportation section, the existing curb to curb width of 44 feet on Union Ave NE frontage is sufficient. A new 0.5 foot wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 foot wide clear space behind the sidewalk is required to be provided on the frontage by the developer. The project requires the dedication of 9.5 feet of right of way (subject to final survey). 3. No street lighting is required for projects with four or less residential units. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction permits for utility and street improvements will require separate plan submittals. All 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 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. H:\CED\Planning\Current Planning\PREAPPS\17-000055 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. 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. H:\CED\Planning\Current Planning\PREAPPS\17-000055 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 2, 2017 TO: Pre-application File No. 17-000055 FROM: Alex Morganroth, Associate Planner SUBJECT: Huynh Short Plat 2007 Union Ave NE 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 at 2007 Union Ave NE (Parcel #0423059076) is located on the west side of Union Ave NE, between NE 21st St and NE 19th St. The project site totals 32,234 square feet (0.74 acres) in area and is zoned Residential-6 (R-6). The proposal is to subdivide the project site into two (2) single-family lots. Currently, the project site contains a manufactured single-family home and a detached garage. The existing residence is proposed to be demolished and the existing detached garage is proposed to remain. The applicant has proposed the construction of two new single-family homes on the project site. The proposed size of Lot 1 is 16,817 sq. ft. (0.39 acres) and the proposed size of Lot 2 is 15,640 sq. ft. (0.36 acres). Access to both lots is proposed via a shared driveway off of Union Ave NE. A Wellhead Protection Area Zone 2 was mapped on the project site. Current Use: The property has an existing 1,400 sq. ft. single-family residence and associated detached accessory structure (garage). The existing residence would be demolished and the detached accessory structure would remain. Zoning: The surrounding area, including this property, has a Comprehensive Plan land use designation of Residential Medium Density (RMD) and is zoned Residential 6 (R-6) dwelling units per acre. The Residential-6 Zone (R-6) was established for single family dwellings and is intended to implement the Residential Medium Density Comprehensive Plan designation. Density Requirements: The minimum density permitted in the R-6 zone is three (3) dwelling units per acre. The maximum density permitted in the R-6 zone is six (6) dwelling units per net acre (du/ac). 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. 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. The pre-application submittal indicated that the combined gross acreage of the proposed new lots is 0.74 acres. The gross density was calculated to be 2.7 du/ac (2 units / 0.74 H:\CED\Planning\Current Planning\PREAPPS\17-000055 acres). It is unclear exactly how much area would be required to be dedicated for right -of-way. In addition, the shared driveway was not shown as a driveway tract in the application submittal, as required by code. Therefore, the net density of site could not be calculated. A Density Worksheet would be required at the time of formal short plat application. 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-6 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 is 7,000 square feet. A minimum lot width of 60 feet is required for interior lots and 70 feet for corner lots. A lot depth of 90 feet is required. Based off the site plan submitted by the applicant, Lot 1 will not be able to meet the lot width requirements. 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. The required setbacks in the R-6 zone are 25 feet for the front yard, 25 feet for the rear yard, and a combined 15 feet with not less than 5 feet for interior side yards. The setback dimensions for the proposed single-family home on Lot 1 appears to meet the setback requirements. The applicant did not indicate any proposed structures on Lot 2. The setbacks for all new residence would be verified at the time of building permit review. Building Height – The maximum wall plate height is 24 feet with 2 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. Building Coverage – The R-6 zone allows a maximum building coverage of 40% 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 55%. Impervious surface requirements would be verified at the time of building permit review. Residential Design and Open Space Standards: All new 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. Eight feet (8’) of on-site landscaping is required along all shared driveway frontages. In addition, two trees are required in the front yard setback area of each lot when there are no street trees within the street right-of-way as referenced in the landscape regulations (RMC 4-4-070F). 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 and a tree retention plan along with an arborist report, tree retention plan 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 H:\CED\Planning\Current Planning\PREAPPS\17-000055 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. 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: If the applicant intends to install any fences or walls as part of this project, the location 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, side yard; fences up to four feet (4’) 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-inches. 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/Parking: Access to proposed Lots 1 and 2 is shown via a fifteen (15) foot wide shared driveway off of Union Ave NE. 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. Driveways exceeding eight percent (8%) 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 applicant has proposed an access easement on the shared driveway in order to allow access to Lot 2. However, shared driveways are required to be placed in a driveway tract, per RMC 4-6-060. The width of the paved surface must be a minimum of sixteen (16) feet. The tract shall include the width of the paved surface plus eight (8) feet for a landscape strip. Please note that the Fire Authority may require the pavement within the tract be twenty (20) feet wide in order to provide adequate access for fire equipment. Compliance with driveway standards would be verified at the time of building permit review. Critical Areas: A Wellhead Protection Area Zone 2 was mapped on the project site. A fill statement will be required if any fill/grading is proposed. Environmental Review: Short Plats of 9 or fewer lots are categorically exempt from Environmental (SEPA) Review per WAC 197-11-800. H:\CED\Planning\Current Planning\PREAPPS\17-000055 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 $5,150 ($5,000 Short Plat fee + $150 surcharge technology fee = $5,150). Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. The City will require electronic plan submittal for all applications beginning April 3. Public Notice: 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 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 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  Renton School District Impact Fee is $6,432 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 call Alex Morganroth, Associate Planner at 425-430-7219 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).