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HomeMy WebLinkAboutPre-app Mtg Summary - 21-000056.pdf1 PRE-APPLICATION MEETING FOR 702 Nile Short Plat PRE21-000056 CITY OF RENTON Department of Community & Economic Development Planning Division March 11, 2021 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Nate Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: March 8, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Nile 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. Existing water mains and hydrants appear to meet minimum requirements. 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 adequate from the existing public streets. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 8, 2021 TO: Alex Morganroth, Senior Planner FROM: Nathan Janders, Civil Plan Reviewer SUBJECT: Niles Short Plat 702 Nile Ave NE PRE 21-000056 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 1123059002. 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. SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in Nile Ave NE starting near the southwest corner of the property (see record drawing S-389504). 3. There is an existing 8-inch gravity wastewater main located in Nile Ave NE starting near the northwest corner of the property (see record drawing S-358703). 4. There is an existing 8-inch gravity wastewater main located in NE 7th Pl (see record drawing S-358703). 5. There is an existing PVC sewer stub serving the existing home on the property. The stub may be re-used if desired and it in a location that works for the proposed project. 6. The existing side sewer shall be cut and capped at the property line as part of the building demolition. 7. Individual sewer stubs from the new sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-060 and City of Renton Standard Details. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. 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 4 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $3,450.00 per meter. b. Final determination of applicable fees will be made after the water meter size has been determined. 10. The East Renton Interceptor Special Assessment District (SAD) is app licable on the project. The SAD has reached its maximum assessment and is $316.80 per lot. Fees are due at the time of construction permit issuance. a. The SAD fee for the existing lot has already been paid, therefore one of the new lots will be credited. SURFACE WATER 1. There is an existing 6 inch PVC pipe and gravel ditch along the western side of the parcel (see record drawing R-391608). 2. There is an existing 15 inch public stormwater main on the east side of Nile Ave NE (see record drawing R- 358712). 3. There is an existing 15 inch public stormwater main on the south side of NE 7th Pl (see record drawing R- 358711). 4. Project file TED4003587 contains all as-build drawings and the TIR prepared for the Weston Heights North short plat for which the proposed project is lot 1 of the plat. 5. 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 Site Conditions. The site falls within the Lower Cedar River drainage basin. 6. 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 c onstruction 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. 7. 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. 8. 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online on the City of Renton website. 11. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 12. The development is subject to surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The current SDC fee for a single family residence is $2,000 per lot. b. The developer will receive a credit for the existing home on the lot if demoed. TRANSPORTATION 5 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. a. The proposed project fronts NE 7th Pl along the north property line. NE 4th Pl is classified as a Residential Access street with an existing ROW of approximately 53-67 feet, however the centerline is offset and approximately 26.5 – 36.5 feet of ROW fronts the property. Per RMC 4-6- 060, the minimum right of way width for a Residential Access street is 53-feet that includes a 26- foot paved road (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. The existing improvements along NE 7th Pl satisfy the above listed requirements therefore no dedication is anticipated. b. The proposed project fronts Nile Ave NE along the west property line. Nile Ave NE is classified as a collector arterial street with an existing ROW of approximately 66.5 feet, however the centerline is offset and approximately 36.5 feet of ROW fronts the property. Per RMC 4-6-060, the minimum right-of-way width for a Collector Arterial street with 2 lanes is 83 feet that includes a 46 foot paved road (23 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees and storm drainage improvements. i. However, the adopted Renton Trails and Bicycle Master Plan includes a modified street section for the portion of Nile Ave NE fronting the site. The street section reduces the pavement width to 44 feet (22 feet from centerline) which includes one 11 foot travel lane in each direction, one 12 foot two-way turn lane, one 5 foot bike lane in each direction and no on-street parking. The modified street standard requires a minimum ROW of 73 feet. Half street improvements shall include a pavement width of 22 feet, a 0.5 foot curb, an 8 foot planting strip a 5 foot sidewalk, a 1 foot clear space at back of walk, street trees and storm drainage improvements. The existing improvements along Nile Ave NE satisfy the above listed requirements, therefore no dedication is anticipated and a street modification is not required (note a modification was previously approved for these improvements as part of LUA16-000140). 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. 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'). 3. Street lighting is not required along all public street frontages for projects with less than four lots. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2021 transportation impact fee is $10,861.69 per single family home. b. The developer will receive a credit for the existing home if demoed. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features sh all 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. 6 3. All civil construction 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=9687014. 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. 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. 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 11, 2021 TO: Pre-Application File No. 21-000056 FROM: Alex Morganroth, Senior Planner SUBJECT: 702 Nile Short Plat 702 Nile Ave NE Parcel # 1123059002 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 one existing parcel into three (3) new lots. The subject property proposed for subdivision is located at 702 Nile Ave NE (APN 1123059002) near the intersection of Nile Ave NE and NE 7th Pl. The parcel totals approximately 31,996 sq. ft. (0.74 acres) in size. Two existing structures are located on the parcel which housed a church and associated residence. The applicant is proposing remove both buildings as part of the project. 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 size of the proposed lots range from 9,263 to 12,618 sq. ft. Access to the three lots is proposed via individual driveways off of NE 7th Pl. According to COR Maps, no critical areas are present on the project site. However, an off-site Category III wetlands is mapped to the southeast of the site. The lot proposed for subdivision was created as part of the Weston Heights North Short Plat in 2017 (LUA16-000140). The applicant identified approximately eight (8) trees on the project site. Current Use: The site is currently developed with two structures including a pole-barn used for church services and an associated residence. Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. A maximum of 4.0 dwelling units per acre is allowed in the R-4 zone. There is no minimum density for the R-4 zone. The Residential Low Density Land Use designation is intended to provide transition to the rural area, or those appropriate for larger lot housing within the Residential Low Density (RLD) land use designation to allow for a range of lifestyles. The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate 8 the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. As proposed, the three lots would yield a gross density of approximately 4.08 du/ac (3 units/0.74 ac = 4.08 du/ac). Compliance with the density standards would be required to be demonstrated 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. 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-4 zone, one parcel may be allowed to have a total size of 8,000 sq. ft. All proposed lots appear to meet the minimum lot dimensional requirements for the R-4 zone. Please note that lot depth shall calculated using the horizontal distance between the front and rear lot lines, measured from midpoint to midpoint. 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 land use application. 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 have a maximum wall height of 12 feet and maximum overall height of 18 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. The setbacks would be measured from the new property lines after roadway dedication. In order to allow the primary residence on proposed Lot C to utilize a side yard setback along the arced portion of the property line, the applicant would be required to obtain a setback variance. Access/Parking: Access to the lots is proposed via individual driveways off of NE 7th Pl. Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). 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. 9 Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 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 two (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. However, a Category III wetlands is located off-site approximately 50 feet from the project site. Per RMC 4-3-050, the following buffer requirements would apply to the project: All Other Land Uses: High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. 10 Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a In addition, a 15-foot setback is required for structures from the buffer. A wetland report* prepared by a qualified professional that delineates and classifies the wetlands is required to be submitted with the formal land use application. A buffer enhancement plan would be required to be submitted as part of the formal land use application if a buffer reduction is requested. Secondary review of the wetland report and/or enhancement plan may be required at the applicant’s expense. All critical areas and buffers are required to be placed in a Native Growth Protection Area tract (NGPA). It is the applicant’s responsibility to ascertain whether any additional critical areas are present on the site. *Please note that the wetlands report and mitigation plan prepared by Sewall Wetland Consulting, Inc for the Weston Heights North Short Plat (LUA16-000140) is considered outside of the period of validity per RMC 4-3- 050.F.2.e and therefore a new assessment is required. Environmental Review: Projects that may impact a critical area are subject to Environmental (SEPA) Review. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. An environmental checklist must be submitted with the land use application. Permit Requirements: The proposal would require preliminary plat approval if an application is submitted within five (5) years after recording of the original Weston Heights North Short Plat (LUA16-000140), which occurred in October of 2017. Per RMC 4-7-080.N, any land subdivided under the short plat procedures shall not be further divided for a period of five (5) years without following the procedures for subdivision (i.e. preliminary plat) found in RMC 4-7-080. The 2021 preliminary application fee is $11,371.50 ($10,830.00 plus a 5% Technology Surcharge Fee). The 2021 Environmental (SEPA) Review fee is $1680.00 ($1,600.00 plus a 5% Technology Surcharge Fee). All fees are subject to change. The applications would be reviewed concurrently within an estimated time frame of twelve (12) weeks. Detailed information regarding the land use application submittal can be found on the City’s permitting page at permitting.rentonwa.gov and clicking on “Land Use”, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Once Preliminary 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 Preliminary 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). Neighborhood Meeting Requirement: Preliminary plat applications or planned urban development applications require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. 11 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 assessed at the current fee schedule rate 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. • An Issaquah School District Impact Fee of $18,213.00 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 send a copy of the application materials via email prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at amorganroth@rentonwa.gov or 425-430-7219 before sending any documents associated with the project. Expiration: Upon approval, the Preliminary 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.