Loading...
HomeMy WebLinkAboutPRE21000039_Meeting SummaryPREAPPLICATION MEETING FOR Lex Short Plat PRE 21-000039 CITY OF RENTON Department of Community & Economic Development Planning Division February 25, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 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: February 15, 2021 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Lex 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. Water is provided by King County Water District 90. A water availability certificate is required to be provided to the city. Water mains in this area appear to be undersized and fed from a dead end water main. 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 is granted for the retention or removal of the existing home. 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. Maximum grade is 15 percent. Dead end streets over 300-feet long require an approved full 90-foot cul-de-sac. A variance may be requested to provide an approved hammerhead type turnaround instead of a cul-de-sac if all proposed new homes are equipped with an approved fire sprinkler system. AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 22, 2021 TO: Jill Ding, Senior Planner FROM: Nathan Janders, Civil Engineer II SUBJECT: Lex Short Plat 6801 160th Ave SE PRE21-000039 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) 1423059091. 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 King County Water District 90. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 4. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 12-inch gravity wastewater main located in 160th Ave SE (record drawing S-323537). 3. There is an 8-inch gravity wastewater main located in a public easement on parcel 2345750120 (record drawing S-383808 and recording number 20160812000380). 4. There is an approved land use action (LUA19-000091) for parcel 1423059013 which proposes a public sanitary sewer main near the south-east corner of the parcel. 5. The site is served by a private on-site septic system. The septic system(s) shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 6. Individual sewer stubs from the sewer main and individual side sewers to serve each lot shall be provided by the developer. Sewer stub size is 6 inches from the sewer main and minimum size of individual side sewer to each house is 4 inches. Refer to City of Renton Standard Plan 406.2. Individual grinder pumps may be required to obtain gravity flow if easements or gravity flow cannot be achieved. 7. A 15 ft wide public sewer easement along the south property line is required to allow for future extension of the sewer main proposed with the land use action LUA19-000091. 8. Side sewers are not allowed within the public ROW. Side sewers shall pass through an easement on private property. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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 2021 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 $3,450.00 per 1-inch meter.  Final determination of applicable fees will be made after the water meter size has been determined.  A credit will be applied if the existing service is abandoned.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf 11. The development is located within the Central Plateau Interceptor Area Special Assessment District and is subject to SAD Fees as part of the development. This SAD has reached it’s maximum value and is assessed at $538.48 per residential unit. Surface Water 1. There is an existing on-site BMP serving the property, full dispersion (see covenant under KC recording number 20120608000677). 2. There is a City of Renton 12-inch stormwater main in Wapato Pl SE (see record drawing R-383849). a. A public utility easement would be required to be obtained for any pipe on private property other than parcel 1423059091. 3. 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 Flow Control Duration Standard – matching forested. The site falls within the Lower Cedar River drainage basin. a. The project falls within the City’s SE 144th St Basin Flood Problem Flow Control Standard Area, and thus shall meet the requirements of the Flood Problem Flow Control Standard. This standard includes matching the Existing Site Conditions for the 100-Year Peaks, in addition to adherence to the Flow Control Duration Standard Matching Forested site conditions. 4. 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 5. 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. 6. 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 as described in Section C.1.2.9.1.D 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. 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 (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. 8. Erosion control measures to meet the City requirements shall be provided. 9. The development falls within the R-4 zone which has a maximum impervious surface area of 50% 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 SDC fee is $0.80 per square foot of new impervious surface but no less than $2,000.  The current SCD fee for new single family homes is $2,000 per home.  A credit will be applied to the existing home if demoed.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Transportation 1. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets from 300-500 feet are required to install a full cul-de-sac with 90 foot ROW, Reference RMC 4-6-060H. However, see fire department comments for suggested variance. 2. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. 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. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. 3. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project does not front a public ROW, however, if lots fronting 160th Ave SE are included then frontage improvements as follows may be required.  160th Ave SE is classified as a Residential Access street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Residential Access streets a minimum ROW of 53 feet is required. No ROW dedication will be required. Per RMC 4-6-060, half street improvements shall include a minimum pavement width of 26 feet (13 feet from centerline), a 0.5 foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. 4. A conceptual road/driveway plan will be required as part of the land use application for the subject development. 5. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 6. 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'). 7. Street lighting is not required from a project that consists of four or less residential units. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance.  The 2021 transportation impact fee is $10,861.69 per single family home.  A credit will be applied if the existing home is demoed.  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: http://rentonwa.gov/business/default.aspx?id=42473 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 2019 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: February 25, 2021 TO: Pre-Application File No. 21-000039 FROM: Jill Ding, Senior Planner SUBJECT: Lex Short Plat 6801 SE 8th St Parcel No. 1423059091 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to subdivide an existing lot into two lots. The subject property is located at 6801 SE 8th St (parcel no. 1423059091). The project site totals approximately 63,597 sq. ft. (1.46 acres) in area. An existing home and detached accessory structure are located on the eastern portion of the property. The single family residence and detached accessory structure are proposed to remain. The site has a Comprehensive Plan Land Use of Designation of Residential Low Density (RLD) and a zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac). The proposed lots would have areas of 31,185 sq. ft. and 27,405 sq. ft. Access to the proposed lots is proposed via a 20-foot wide shared driveway off of 106th Ave SE. No critical areas are mapped on the project site. Current Use: The site is currently developed with a single-family home and a detached accessory building, proposed to remain. Zoning/Density Requirements: There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, shared driveway tract, and critical areas from the gross site area. After the deduction of the proposed 3,780 sq. ft. shared driveway from the 63,597 sq. ft. gross site area, the project site would have a net area of 59,817 sq. ft. (1.37 acres). The proposal for 2 lots on the 1.37 net acre site would result in a net density of 1.46 du/ac, which is within the density range permitted for the R-4 zone. A Lex Short Plat, PRE21-000039 Page 2 of 4 February 25, 2021 completed density worksheet, demonstrating compliance with the density requirements, would be required at the time of formal land use 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-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone, is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 100 feet. The proposed lots would have areas of 31,185 sq. ft. and 27,405 sq. ft., lot widths of 189 feet are proposed and a lot depth of 165 and 145 feet are proposed. The lots as proposed would comply with the minimum lot size, width and depth requirements of the R-4 zone. Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings shall be not more than three 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 for the new building 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-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards: 20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30 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. Setbacks for the existing residence would be verified at the time of formal land use application. Setbacks for the new residences would be verified at the time of building permit review. Access/Parking: Access to the proposed lots is proposed via a 20 ft. wide private access easement off of 160th Ave SE. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; 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; d. The shared driveway would not adversely affect future circulation to neighboring properties; 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. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway Lex Short Plat, PRE21-000039 Page 3 of 4 February 25, 2021 may be required to include a turnaround. 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. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). The proposed short plat layout would need to be revised to include one lot fronting on a public right-of-way, a 20-foot wide shared driveway tract, and an 8-foot wide landscape strip along the north property line to comply with the shared driveway standards. Each lot is required to accommodate off street parking for a minimum of two vehicles. 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. Compliance with private driveway standards would be verified at the time of building permit review. 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. Lex Short Plat, PRE21-000039 Page 4 of 4 February 25, 2021 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: No critical areas are mapped on the project. However, it is the applicant’s responsibility to ascertain whether any critical areas are present on the site. Environmental Review: Projects consisting of nine (9) units or less and that will not impact a critical area are exempt from Environmental (SEPA) Review. Based on the proposal submitted by the applicant, the proposed project would be exempt from 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 2021 administrative short plat application fee is $5,680.50 ($5,410.00 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. 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 2021 impact fees are as follows:  A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit.  A Parks Impact Fee based on $2,914.99 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 $7,681.00 (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 for pre-screening. 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.