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HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_07092020_v1PREAPPLICATION MEETING FOR Mangat Short Plat PRE 20-000133 CITY OF RENTON Department of Community & Economic Development Planning Division July 9, 2020 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org 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 formal submittal. 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). M E M O R A N D U M DATE: June 29, 2020 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Mangat 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. 2. The fire impact fees are currently applicable at the rate of $829.77 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 turnaround. Dead ends up to 300-feet long are allowed to use hammerhead type turnarounds. Dead end roadways over 300-feet require a full 90-foot diameter cul-de-sac. Dead end streets exceeding 500-feet require all new homes to be equipped with an approved fire sprinkler system. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 1, 2020 TO: Jill Ding, Planner FROM: Scott Warlick, Engineering specialist III SUBJECT: Mangat Short Plat 1415 N 24th St PRE20-000133 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) 3344500234. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Highlands 435 Pressure Zone. 2. The static water pressure is approximately 82 psi at ground elevation of 246 feet. 3. There is an existing 6-inch water main located in N 24th St that can deliver a maximum flow capacity of 700 GPM (see water plan no. W-0090). 4. There is an existing 16-inch water main located in N 24th St, east of the site, that can deliver a maximum capacity of 4,800 GPM (see water plan No. W-1994). 5. There is an existing ¾-inch domestic water meter (facility ID number MTR-013276) serving the existing home. This meter will be required to be cut and capped at the property line. 6. There are two existing fire hydrants within 300 feet of the property.  At the northeast corner of N 24th St & Meadow Ave N, that can deliver 1,000 gpm (HYD-N- 00034).  On the east side of Garden Ct N just north of N 24th St, that can deliver 700 gpm (HYD-N- 00172). 7. The site is located in Zone 1 Modified of the City’s Aquifer Protection Area (APA). 8. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm for homes under 3,600 SF and goes up to a minimum of 1,500 gpm for homes over 3,600 SF. 9. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 10. A separate water service (1-inch) and meter is required for each lot. The meters will be installed by City forces and a water meter permit is required for each new 1-inch meter. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐way. Meters shall not be installed within driveways. The existing ¾-inch meter shall be cut and capped at the main line by city forces. A water meter permit is required for this work. 11. A minimum 1-inch meter is required if the new homes are equipped with residential fire sprinkler systems. 12. A pressure reducing valve is required downstream of the domestic water meters where the water pressure exceeds 80 psi. 13. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. 14. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 15. A conceptual utility plan will be required as part of the land use application for the subject development. 16. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance.  The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,400.00 per 1-inch service.  Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line.  Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter.  If abandoned, a water system redevelopment credit will apply for the existing meter.  The full fee schedule can be found at: https://rentonwa.gov/UserFiles/Servers/Server_7922657/Image/City%20Hall/Administrativ e%20Services/Finance/Finance/2019-2020%20Fee%20Schedule_Feb%202020.pdf Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch concrete gravity wastewater main located in N 24th St (record drawing S-014313). 3. The existing home is connected to the city sewer. 4. A cut and cap permit will be required for the existing side sewer at time of demo. The current fee for a cut and cap permit is $375.00. New side sewers shall be installed to serve each individual property. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. 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. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance.  The current sewer fee for is $3,400.00 per 1-inch meter  A sewer system redevelopment credit will apply for the existing sewer service.  Final determination of applicable fees will be made after the water meter size has been determined.  The full fee schedule can be found at: https://rentonwa.gov/UserFiles/Servers/Server_7922657/Image/City%20Hall/Administrativ e%20Services/Finance/Finance/2019-2020%20Fee%20Schedule_Feb%202020.pdf Surface Water 1. There is a City of Renton 8-inch stormwater main to the northwest of the property that runs west along the center of N 24th St (no record drawing is available). 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control (Matching Existing) Standard. The site falls within the East Lake Washington drainage basin. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. 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 (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. The site is located in Zone 1 Modified of the City’s Aquifer Protection Area (APA). Sites located in Zone 1 Modified of the APA have the same stormwater requirements as Zone 2. In Zone 1 Modified of the City’s APA stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the RSWDM. 8. Erosion control measures to meet the City requirements shall be provided. 9. The development falls within the R-6 zone which has a maximum impervious surface area of 55% per lot. 10. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance.  The current SCD fee for new single family homes is $1,900 per home.  A credit will be applied for the existing home.  The full fee schedule can be found at: https://rentonwa.gov/UserFiles/Servers/Server_7922657/Image/City%20Hall/Administrativ e%20Services/Finance/Finance/2019-2020%20Fee%20Schedule_Feb%202020.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts N 24th St to the north.  N 24th St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 30 feet with an existing paved width of approximately 20 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot planting strip, and a 5 foot sidewalk. Dedication of approximately 11.5 feet will be required. 2. Undergrounding of all existing utilities (i.e. communications, power, etc.) is required on all frontages per RMC 4-6-090. 3. Refer to City code 4-4-080 regarding driveway regulations.  A minimum separation of 5 feet is required between driveway and the property line.  Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains.  The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 4. Street lighting is not required from a project that consists of less than 4 residential units. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance.  The 2020 transportation impact fee is $7,820.42 per single family home.  The current property contains one single family home, the developer will receive a credit for the existing home. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2020 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: July 9, 2020 TO: Pre-Application File No. PRE20-000133 FROM: Jill Ding, Senior Planner SUBJECT: Mangat Short Plat 1415 N 24th St 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 online at www.rentonwa.gov Project Proposal: The project site (Tax Parcel 334450-0234) is located at 1415 N 24th St and totals approximately 23,595 square feet (0.54 acres) in area and is zoned Residential-6 (R-6). An existing single family residence is proposed to be removed. The proposal is to subdivide the existing parcel into 2 legal lots. Proposed Lot 1 would have an area of 11,221 sq. ft. and Lot 2 would have an area of 11,087 sq. ft. Access to the proposed lots would be provided via individual driveways off of N 24th St. The site is mapped within a Wellhead Protection Area, zone 2. Current Use: The property is developed with an existing single family home, proposed for removal. Zoning/Density Requirements: The subject property is zoned Residential-6 (R-6). The minimum density in the R-6 zone is 3.0 dwelling units per net acre (du/ac) and the maximum density is 6.0 du/ac. Private access easements, critical areas and public right-of-way are deducted from the total area to determine net density. For purposes of calculating net density: All fractions shall be truncated at two numbers past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. After the deduction of 1,043 sq. ft. for public right-of-way dedication from the 23,595 sq. ft. gross site area, the project site would have a net area of 22,552 sq. ft. (0.52 acres). The proposal for 2 lots on the 0.52 net acre site would Mangat Short Plat Preapplication Meeting July 9, 2020 result in a net density of 2/0.52=3.85 du/ac, which is within the density range permitted in the R-6 zone. 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-6 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-6 is 7,000 square feet for parcels less than one acre, with one lot allowed to be smaller than the required minimum lot size. This single lot is allowed to be 6,250 square feet in Zone R-6. Minimum lot width is 60 feet for interior lots, or 70 feet for corner lots. Minimum lot depth is 90 feet. The proposed lot configuration appears to be compliant with minimum lot dimensional standards of the R-6 zone. Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area. The maximum impervious coverage in the R-6 zone is 55%. The maximum wall plate height is restricted to 24 feet, and the buildings shall not be 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 are restricted to a maximum wall plate height of 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal’s compliance with the building standards for the new home would be verified at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The required setbacks for the R-6 zone are: Front yard: 25 feet for the primary structure; Rear yard: 25 feet; Side yards: combined 15 ft. with not less than 5 ft. on either side. 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 y ard 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. Setback compliance for the new homes would be verified at the time of building permit review. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable to any new residential structures. Access: Access to the proposed lots would be provided residential driveways off N 24th St. Parking: Each lot is required to accommodate off-street parking for a minimum of two vehicles. The existing home appears to comply with the off-street parking standard. The proposal’s compliance with the building standards for the new home would be verifi ed at the time of building permit review. Driveways: Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. 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. Access to the proposed lots Mangat Short Plat Preapplication Meeting July 9, 2020 would be provided via single family residential driveways. Compliance with the driveway regulations would be verified at the time of formal land use review. 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, a certified nurseryman or other certified professional. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) 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 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. Critical Areas: A Wellhead Protection Area, zone 2 is mapped on the project site. A fill source statement would be required if fill is brought onto the project site. Environmental Review: The proposed 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 2020 administrative short plat application fee is $5,544.00 ($5,280.00 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 Mangat Short Plat Preapplication Meeting July 9, 2020 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. 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 2020 impact fees are as follows:  A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit.  A Parks Impact Fee based on $2,740.07 per each new detached dwelling unit.  A Fire Impact fee of $829.77 per each new detached dwelling unit.  Renton School District Impact Fee is $6,877.00 (plus a 5% surcharge fee) per each new detached 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 the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov or 425- 430-6598 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.