HomeMy WebLinkAboutPre-app Mtg Summary - 18-000344
PRE-APPLICATION MEETING FOR
La Short Plat
PRE 18-000344
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 7, 2018
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Scott Warlick, 425-430-7216, 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).
RENTON REGIONAL FIRE AUTHORITY
M E M O R A N D U M
DATE: May 20, 2018
TO: Alex Morganroth, Associate Planner
FROM: Cory Cappelletti, Plans Review Inspector
SUBJECT: La Short Plat
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up
to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant
is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes
up to 1,500 gpm. A certificate from King County Water District 90 is required. There is one
existing hydrants within the 300 foot requirement.
2. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is
given for the demolition of the existing house. This fee is paid at time of building permit
issuance.
3. Fire department apparatus access roadways are required within 150-feet of all points on the
building. Fire access roads are required to be a minimum of 20-feet unobstructed width
with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage
required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle
and 75-psi point loading. Maximum slope is 15% grade. Access easements are required to be
obtained and properly recorded. The proposed 16 foot wide roadway is not acceptable.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 4, 2018
TO: Alex Morganroth, Planner
FROM: Scott Warlick, Engineering Specialist II, Plan Review
SUBJECT: La Short Plat Pre-App
565 Hoguiam NE Ave
PRE18-000344
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) 1023059217. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER COMMENTS
1. Water service is provided by King County Water District #90. A water availability certificate from
King County Water District #90 is required as part of the Land use Application.
SEWER COMMENTS
1. The Wastewater service is provided by The City of Renton
2. There is an existing 8-inch wastewater main located in NE 5th PL (Record Drawing: S-330004).
3. The developer will need to show how they propose to serve the new developments with sanitary sewer
service to each of the lots.
4. There is another project just south of you at 559 Hoquiam Ave NE that already has plans to extend the
Sewer in NE 5th Pl up Hoquiam Ave NE. This development will provide a stub to the property that can be
used for sanitary sewer services. There will be a private developer held latecomer agreement and fee to
hook up to this sewer service. The current fee for hooking up to the sewer is $25,880.01 per unit connection.
5. 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 2018 sewer fee for a 1-inch meter
install is $2,837.00 per meter. Each lot shall have a separate meter. Credit will be received for the existing
meter.
STORM DRAINAGE COMMENTS
1. The site currently contains one single family residence and there is no on-site stormwater conveyance
system. There is a 12-inch Stormwater main located on the west side of Hoquiam Ave NE (Record DWG:
R-330021)
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 Lower Cedar River 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 2018 SDC is
$1,718.00 per lot. The SDC fee will be collected for each new lot.
TRANSPORTATION/STREET COMMENTS
1. The 2018 transportation impact fee is $5,430.85 per single family home. Credit will be given for the
existing home.
2. The proposed development fronts NE 9th St along the southern property line and is classified as a
Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s complete street
standards for Residential Access streets, minimum ROW is 53-feet. No dedication of ROW will be required.
Per City code 4-6-060, half street improvements shall include a pavement width of 26-feet (13-feet from
centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements. Street grades shall not exceed 15%.
3. If the applicant would like to leave the frontage improvements as is they will need to submit a roadway
modification.
4. No street lighting is required for projects with four or less residential units.
5. Refer to City code 4-6-060J regarding shared driveway regulations.
a. Shared driveways may be allowed for access to four (4) or fewer lots provided:
i. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet
of property; and
ii. The shared driveway is no more than 200-feet in length; and
b. The shared driveway would be required to provide a turn-around in accordance with RMC 4-6-
060H.
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.
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 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 5th, 2018
TO: Pre-Application File No. 18-000344
FROM: Alex Morganroth, Associate Planner
SUBJECT: La Short Plat
Parcel #1023059217
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 on the west side of Hoquiam Ave NE between NE 5th Pl and NE 6th
Pl. The project site totals 11,761 square feet (0.27 acres) in area and is currently occupied by a single-family home.
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
two lots for the construction of two detached single-family homes. Proposed Lot 1 would be 5,920 sq. ft. and
proposed lot 2 would be 5,919 sq. ft. A partial or full demolition of the existing primary and accessory structures
would be required in order to provide access to the new rear lot (Lot 2). Access is proposed via a private access
easement on the south side of the parcel. No critical areas are mapped on the project site according to COR maps.
The applicant did not proposed the removal of any trees on the project site.
Current Use: The project site is currently occupied by a single-family home and associated accessory structure.
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, driveway tract (only pavement) 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. 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 via a private 16 foot wide driveway within an access
easement off of Hoquiam Ave NE. However, private driveways are required to be in a separate tract called a “shared
driveway”. 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.
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: According to COR maps, no critical areas are located on the project site. 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 can be found on the City’s new website by clicking “Land Use Applications” on
the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/
Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications.
The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/
one.aspx?portalId=7922741&pageId=9666400.
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. The 2018 impact fees are as follows:
• A Transportation Impact Fee based on $5,430.85 each new dwelling unit;
• A Parks Impact Fee based on $2,740.07 per each new dwelling unit;
• A Fire Impact fee of $829.77 per each new dwelling unit; and
• Renton School District Impact Fee is $6,432.00 per each new 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).