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HomeMy WebLinkAboutPre-app Mtg Summary - 18-000594 PRE-APPLICATION MEETING FOR Tran Short Plat PRE18-000594 CITY OF RENTON Department of Community & Economic Development Planning Division September 13th, 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Justin Johnson, 425-430-7291, jjohnson@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425-430-7027, 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: September 5, 2018 TO: Alex Morganroth, Associate Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: Tran 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 new 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 the Soos Creek Water Department will be required to assure the demand can be met. 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 houses. 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. Dead end streets that exceed 150-feet require an approved fire apparatus turnaround. It can be either a hammerhead or a cul-de-sac. Cul-de-sac are not allowed to contain landscape islands. Dead end roads over 300 feet require a cul-de-sac. Cul-de-sacs must have a 90 foot diameter. Any dwelling more than 500 feet down a dead end road must have fire sprinklers. The locations of the three units you plan to build appear to meet these access requirements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 12, 2018 TO: Alex Morganroth, Planning FROM: Jonathan Chavez, Development Engineering SUBJECT: Sang Tran Short Plat 16654 113th Ave. SE PRE 18-000594 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) 0088000930. 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 Soos Creek Water and Sewer District. 2. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 3. Fire hydrants shall conform to Renton Fire Authority requirements. 4. Approved water plans from Soos Creek Water and Sewer District shall be provided to the City during the civil construction plan review stage. SEWER COMMENTS 1. Wastewater service is provided by Soos Creek Water and Sewer District. 2. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 3. Approved sewer plans from Soos Creek Water and Sewer District shall be provided to the City during the civil construction plan review stage. STORM DRAINAGE COMMENTS 1. The site currently contains one single family residence and there is no on-site stormwater conveyance system. 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 Peak Rate Flow Control Standard area matching Forested Conditions. The site falls within the Soos 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. There are no storm conveyance systems fronting the property on SE 168th St. and 113th Ave SE. 5. New storm drainage conveyance systems are required along the SE 168th St. and 113th Ave SE frontage. Storm drainage improvements along public street frontages are required to conform to the City’s street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM. 6. A geotechnical report for the site is required per the adopted 2017 Renton Surface Water Design Manual. The report must include information on the water table, soil permeability, measured infiltration rate of the soil, and recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer. The report must also include information regarding the soil type, soil suitability for infiltration, recommended stormwater BMP, erosion control recommendations and any applicable wet season construction restriction recommendations from the licensed geotechnical engineer preparing the report. 7. The development is subject to stormwater system development charges (SDCs). The 2018 SDC is $1,718.00 per lot. The SDC will be collected for each new lot. Credit will be given for the existing house that is being demolished. TRANSPORTATION/STREET COMMENTS 1. The 2017-2018 transportation impact fee is $5,430.85 per single family home. The current property contains one single family house; the developer will receive a credit for the existing house. Fees are payable at the time of building permit issuance for each individual home. 2. The proposed development fronts both SE 168th St. and 113th Ave SE. along the southern and western property lines, respectively. 3. 113th Ave SE is a Residential Access street, with an available right of way (ROW) width of 60 feet. RMC 4-6- 060 requires a minimum 26 feet paved width on residential streets with 0.5 feet wide curbs, 8 feet wide landscaped planter, and 5 feet wide sidewalks. Street frontage improvements including minimum half street paved travel roadway width of 13 feet (from centerline of the right-of-way), 0.5 feet wide curb, 5 feet wide sidewalk, 8 feet wide landscaped planter back of sidewalk, and drainage improvements are required to be provided on 113th Ave SE. The required minimum right of way of the public street shall extend to the back of the sidewalk. Per RMC 4-6-060, half street frontage improvements will be required to be built on 113th Ave SE frontage by the developer. 4. SE 168th Street is a Collector Arterial street, with an available right of way (ROW) width of 60 feet. Per RMC 4-6-060, the minimum ROW width required on a 2 lane collector street is 83 feet with 30 feet wide travel width, 8 feet wide paved parking width on both sides, 0.5 feet wide curbs, 8 feet wide landscaped planter, 8 feet wide sidewalks, and clear width back of sidewalks. However, Transportation department has mentioned that the existing curb to curb width of 44 feet may be sufficient at this location. Street frontage improvements including 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 2 feet width back of sidewalk is required to be provided on the frontage. A street modification request may be submitted with the land use application to provide the Transportation department mentioned street section and the respective ROW dedication instead of the code required larger ROW dedication. Right of way dedication will be applicable, subject to survey. Per RMC 4-6-060, half street frontage improvements will be required to be built on SE 168th St. frontage by the developer. 5. Residential street intersections shall have a minimum turning radius of 25 feet (RMC 4-6-060). 6. ADA compliant curb ramps are required to be provided. 7. No street lighting is required for projects with four or less residential units. 8. Code requires minimum five feet separation between driveway and adjacent property line. Refer to RMC 4-4-080.I for individual driveway requirements. The driveways should be located as far away as possible from the street intersection as possible. Provide more information regarding the proposed driveway from 113th Ave SE for comments. Shared driveway should meet the requirements of RMC 4-6-060. Shared driveway should be in a separate tract. 9. 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. 10. 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. 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. 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 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Undergrounding: 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. 6. 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: September 13, 2018 TO: Pre-Application File No. 18-000594 FROM: Alex Morganroth, Associate Planner SUBJECT: Tran Short Plat – 16654 113th Ave SE 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 applicant is proposing to subdivide an existing parcel into three lots. The subject property is located at 16654 113th Ave SE near northeast corner of 113th Ave SE and SE 168th St (APN 0088009330). The project site totals 21,600 square feet (0.5 acres) in area and is currently developed with a single-family home and associated accessory structure. 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 demolish the existing home and accessory structure and construct one detached single-family home on each of the new lots. The proposed lot sizes are 9,348 sq. ft., 5,524 sq. ft., and 5,539 sq. ft. Access to the lots is not indicated on the submitted plan but is likely to be via driveways off of SE 168th St and 113 Ave SE. COR maps did not indicated the presence of any critical areas on the site. The applicant did not indicated the removal any trees or vegetation on the site. Current Use: The project site is currently developed with a single-family home and associated detached 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 one net acre. The Residential Medium Density Land Use designation 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. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. The area of public and private streets (including driveway tracts) 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. Using the gross area of 21,600 square feet, a 3-lot proposal arrives at a gross density of roughly 6.05 du/ac (3 lots / 0.496 acres = 6.05 du/ac). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. 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 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. 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 lots 1 and 2 appear to meet the requirements for the R-8 zone. Lot 3 does not appear to meet the depth requirement with a calculated depth of 79 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. Access/Parking: Access to the lots was not indicated on the plans but would likely be via separate driveways off SE 168th St and 113th Ave SE. Alley access is required in the R-8 zone unless the applicant can demonstrate the infeasibility of such as design. If alley access is not practical, joint use driveways The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building permit review. 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. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Critical Areas: No critical areas are mapped on the project site. A wetland is located approximately 137 feet to the northeast in the rear yard of 16642 113th Ave SE. 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. The application would be reviewed 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). All fees are subject to change. 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).” The City now requires electronic plan submittal for all applications. 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. Public Information Signs are required for all Type II Land Use Permits, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 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. 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 a 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). It is the responsibility of the owner to monitor the expiration date.