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HomeMy WebLinkAboutv.1_17-000214_Meeting_SummaryH:\CED\Planning\Current Planning\PREAPPS\17-000214 PRE-APPLICATION MEETING COMMENTS FOR SCOTT SHORT PLAT PRE17-000214 CITY OF RENTON Department of Community & Economic Development Planning Division May 4th, 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). K:\Preapps\2017\PRE17000214_Scott Short Plat CITY OF RENTON FIRE PREVENTION BUREAU M E M O R A N D U M DATE: May 4, 2017 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Fire Plans Reviewer/Inspector III SUBJECT: Fire Review Comments, Scott Short Plat 510 Nile 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. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz fittings. Existing hydrants are not within 300-feet of the furthest proposed dwellings, so new hydrants are required. A water availability certificate is required from King County Water District 90. 2. The fire impact fees are applicable at the rate of $718.56 per single family unit. This fee is paid at time of building permit. Credit would be granted for one existing home that would be removed or retained. 3. Fire department apparatus access roadways are required to be minimum 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 are required to have an approved turnaround. Dead end streets shall not exceed 700-feet. Dead end streets that exceed 300-feet require a full 90- foot diameter cul-de-sac type of turnaround. Fire sprinkler systems are required for all homes that are beyond 500-feet dead end, in this case that would be all seven lots. K:\Preapps\2017\PRE17000214_Scott Short Plat DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 4, 2017 TO: Alex Morganroth, Planner FROM: Justin Johnson, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments, Scott Short Plat 510 Nile Ave NE 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 Scott Short Plat. The site address is 510 Nile Avenue NE. The King County Parcel Number is 1123059031. The applicant is proposing to subdivide the existing lot into six lots and a storm drainage tract. All existing structures will be removed. WATER COMMENTS 1. Please obtain a water availability certificate from King County Water District 90 and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer located on the property to the south of the site. Reference Project File S-310201 in COR Maps for record drawings. 2. Each lot shall be served by a sewer main with a minimum diameter of 8”. The sewer main and manholes shall be designed and installed in accordance with City of Renton standards. The new sewer main should connect south to the existing sewer main near parcel 1123059124. A 10 foot sewer easement shall be required if the sewer line is located outside of the Right of Way. K:\Preapps\2017\PRE17000214_Scott Short Plat 3. 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”. 4. 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. 5. 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 2017 sewer SDC for a lot with a 3/4" or 1” water meter is $2,540.00 per lot. SDCs are due at the time of construction permit issuance. 6. The development is located in the East Renton Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. A SAD fee of $316.80 plus interest will be collected for each lot. SAD fees are due at the time of construction permit issuance. STORM DRAINAGE COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 2. There is no existing stormwater conveyance system on the project site. The site slopes from east to west. Storm drainage either disperses or infiltrates on site. There is an existing 12” and 18” piped conveyance system along the Nile Avenue NE frontage. In between the two pipped systems there is a stormwater ditch. Reference Project File R-310207 in COR Maps for record drawings. 3. 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 Conditions). The site falls within the Lower Cedar River drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. 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. Storm drainage improvements along all public street frontages (new internal site streets and Nile Avenue NE) 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. 6. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. 7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. 8. 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 K:\Preapps\2017\PRE17000214_Scott Short Plat 1. The 2017 transportation impact fee is $5,430.85 per single family home. Fees are payable at the time of building permit issuance for each individual home. 2. 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%. 3. Applicant will be require to extend Pasco Ave NE along the east side of the lot from the north to the south. 30 feet of right of way dedication shall be required. Applicant shall need to apply for a street modification for the 30 feet right of way section due to it not meeting our city standards. Emergency vehicle access will need to be addressed and approved by Renton Fire Authority to allow the fire department sufficient access to the lots. 4. The extension of Orcas Ave SE shall have the western property line match the property corner to the south. 5. Nile Ave is a Collector street with an available right of way (ROW) width of 60 feet. As per RMC 4-6-060 the minimum ROW width required on a minor arterial is 83 feet for 2 lanes (94 feet for 3 lanes) with street improvements as per RMC 4-6-060. However, Transportation section has a corridor plan for Nile Ave. Transportation plan for this corridor includes a half street paved width of 22 feet off the center line of the road, 0.5 feet wide curb, 8 feet wide landscaped planter, 5 feet wide sidewalk, and 1 feet clear width back of sidewalk. Right of way dedication necessary to include the 1 feet clear width back of sidewalk within the right of way must be provided. The new curb, planter, and sidewalk will need to transition at the south end of the development site to match the existing cub line and sidewalk. The developer is required to provide the ROW dedication and construct the frontage improvements. 6. The existing right of way width is approximately 60’. A right of way dedication of approximately 6.5’ along the Nile Avenue NE frontage would be required to provide a half right of way width of 45.5’. 7. Street lighting is required along the new internal site street and along the 156th Avenue SE frontage. Required streetlights shall be per City standards. A street lighting analysis and plan shall be submitted with the construction permit. 8. 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. 9. 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. K:\Preapps\2017\PRE17000214_Scott Short Plat 2. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along the 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. 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. K:\Preapps\2017\PRE17000214_Scott Short Plat DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 4, 2017 TO: Pre-application File No. 17-000214 FROM: Alex Morganroth, Associate Planner SUBJECT: Land Use Comments, Scott Short Plat 510 Nile 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 510 Nile Ave NE (Parcel #1123059031) is located approximately between NE 4th St and NE 6th St, and Pasco Ave NE and Nile Ave NE. The site generally slopes from east to west with a grade difference of approximately 35 feet. The site is zoned Residential – 4 dwelling units per net acre and is 102,801 SF (2.36 acres) in size. The applicant is proposing to subdivide the property into 6 lots, one stormwater tract (Tract A), and a driveway tract (Tract B). Currently, the project site contains an existing single-family home. The existing residence is proposed to be demolished. The proposed lots range in size range from 9,024 SF to 12,666 SF. Access to Lots 1, 2, 3, and 4 is proposed via an extension of Orcas Ave NE and access to Lots 5 and 6 are proposed via a shared driveway off of the proposed extension of Orcas Ave NE. The applicant is proposing the establishment of a temporary access easement on Lots 1 and 2 in order to provide a turn-around that meets Renton Fire Authority standards. Sensitive slopes were mapped on the western portion of the project site. Current Use: There is an existing single family house on the western portion of the site with access to Nile Ave NE. Zoning: The surrounding 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) was established for single family dwellings and is intended to implement the Residential Low Density Comprehensive Plan designation. Density Requirements: The maximum net density permitted in the R-4 zone is four (4) dwelling units per acre (du/ac). There is no minimum density requirement in the R-4 zone. 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 applicant has indicated that the project would have a net density of 2.58 du/ac. The applicant would be required to submit a Density Worksheet and demonstrate compliance with the net density requirements of the zone at the time of formal application. K:\Preapps\2017\PRE17000214_Scott Short Plat 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 corner lots. A lot depth of 100 feet is required. Based off the site plan submitted by the applicant, all proposed lots appear to meet the lot size, width, and depth requirements. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth standards 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-4 zone are 30 feet for the front yard, 25 feet for the rear yard, and a combined 20 feet with not less than 7.5 feet for interior side yards. The shared driveway tract has a required setback of 15 feet. The front yard setback for proposed lots 1 and 2 would be measured from the back of the temporary access easement. This would likely limit the buildable area for both lots, but particularly for Lot 2. The setbacks for all new residences 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-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 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. 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). A landscaping strip with a minimum width of fifteen feet (15’) is required around the perimeter of the proposed storm drainage facility 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 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 wi thin a tree protection tract. K:\Preapps\2017\PRE17000214_Scott Short Plat 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. No fences or retaining walls were shown on the submitted materials. Access/Parking: Access to Lots 1, 2, 3, and 4 are proposed via an extension of Orcas Ave NE and access to Lots 5 and 6 are proposed via a shared driveway off of the Orcas Ave NE extension. Cul-de-sacs and dead end streets are limited in application and may only be permitted by the Administrator where, due to demonstrable physical constraints, no future connection to a larger street pattern is physically possible. RMC 4-7-150 contains additional specifics for requiring public connections and linkages. The applicant has proposed the use of temporary access easement on Lots 1 and 2 in order to provide a turnaround area per RFA requirements. The temporary easement would be relinquished when the future Orcas Ave NE connection to the south is established, giving emergency vehicles two points of access to the site. In order to limit the number of curb cuts and decrease the potential vehicle/pedestrian conflicts, Lots 3 and 4 should utilize the shared driveway (Tract B) for access instead of Orcas Ave NE. The proposed homes on Lots 3 and 4 would still be required to orient towards Orcas 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. 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 K:\Preapps\2017\PRE17000214_Scott Short Plat 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. 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. The shared driveway may be required to provide a turnaround per RMC 4-6-060H. In addition, eight feet (8’) of frontage landscaping is required along shared driveways. Compliance with driveway standards would be verified at the time of building permit review. Critical Areas: Sensitive slopes are mapped on the project site. Environmental Review: Short Plats of 9 or fewer lots are categorically exempt from Environmental (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 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. Electronic plan submittal for all applications is now required. 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  Issaquah School District Impact Fee of $7,921.00 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 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).