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HomeMy WebLinkAboutPRE21000356_Meeting SummaryPREAPPLICATION MEETING FOR Castle Townhomes PRE 21-000356 CITY OF RENTON Department of Community & Economic Development Planning Division October 21, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov 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: October 18, 2021 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Castle Townhomes Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per state amendment. 1. The fire flow requirement for the proposed townhomes is 3,000 gpm if built with non- rated construction and no fire sprinklers. Three fire hydrants are required. One within 150 -feet and two within 300-feet of each of the proposed buildings. There are some existing hydrants within 300-feet of the proposed homes. On site, looped water mains are required around the proposed townhomes for fire flows over 2,500 gpm per city ordinance. 2. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at building permit issuance. 3. Fire department apparatus access roadways are adequate from the existing city streets. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 21, 2021 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Castle Townhomes 530 Shattuck Ave S, Renton, WA PRE21-000356 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 # 784130- 0400. 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 Valley 196 hydraulic zone. 2. There is an existing ¾ -inch water meter serving the existing site (facility ID number LAT - 015114). 3. There is an existing 16-inch ductile iron water main (see City water project plan no. W- 002006) in Shattuck Ave S, which can deliver a maximum flow rate of 7,500 gallon per minute. The static water pressure is approximately 72 psi at ground elevation 26 feet. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements: a. One in Shattuck Ave S within the landscaping strip in the frontage of the site. This hydrant is connected to the 8-inch water main across the property. b. One in the southeast of the intersection of Shattuck Ave S and S 6th St approximately 190 ft south to the site. c. One in the Houser Way S approximately 240 ft north to the site. 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service to the development will include but not limit to the items that follow: a. Installation of domestic water meter is required for each of the townhome unit and a separate meter for each of the detached garage with the ADU. The meter will be installed by City forces Castle Townhomes PRE21-000356 Page 2 of 5 October 21, 2021 2 and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). b. Installation of pressure-reducing valve downstream of the water meter as required by the UPC if the water supply pressure is over 80 psi. c. Installation of off-site and on-site fire hydrants. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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 structural cannot be installed over the water main unless the water main is installed inside a steel casing. 8. The development is subject to applicable water system development charges (SDC’s) fee 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 fees for water connections, cut and caps, and purity tests. 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. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $ 4,450 per 1-inch meter, and $ 22,250 per 1-1/2-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch service line, and $ 4,605 per 1-1/2-inch service, and the Contractor will provide the materials and will install the service line and water meter. c. Drop-in meter fee is $ 460 per 1-inch meter, and $ 750 per 1-1/2-inch meter. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ (C900) PVC gravity wastewater main located in the alley to the east of the property (see record drawing S-272228). There is one existing (10.5’ long) 6’’ (C900) PVC sewer stub (Facility ID No. SLAT-11476) available to the alley. 3. Each townhome shall be served by a 6’’ diameter side sewer. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development is subject to a wastewater system development charge (SDC) fee. 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. a. The current sewer fee is $ 3,450 per 1-inch meter, $ 17,250 per 1-1/2-inch meter, and $27,600 per 2-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. Castle Townhomes PRE21-000356 Page 3 of 5 October 21, 2021 3 c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton SURFACE WATER 1. There is a City of Renton 48-inch HDPE stormwater main (Record Dwg: R-342634) along the west side of Shattuck Ave S and a Type 1 catch basin (Facility ID No. 135345) to the west of the project site. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site is located in the Black River basin and South Renton sub basin. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 3. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2017 RSWDM. 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. Special inspection from the building department is required. 5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 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 extend feasible. On-site BMPs shall be evaluated 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). In Zone 2 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 2017 RSWDM. 8. The site is located in the High Seismic Hazard Severity area. 9. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 10. Erosion control measures to meet the City requirements shall be provided. 11. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 12. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. Castle Townhomes PRE21-000356 Page 4 of 5 October 21, 2021 4 13. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. Shattuck Ave S is classified as Collector Street with an existing right of way (ROW) width of 60’ as measured using the King County Assessor’s Map with an existing paved width of approximately 34 feet. Per RMC 4-6-060, to meet the City’s complete street standards for Collector Street, a minimum ROW width of 83 feet is required, half of street improvements as taken from the ROW centerline would be required and include a 25 feet paved road, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 11.5 feet would be required. a. However, the COR transportation department has determined that the existing curb-curb width is sufficient, and a modified minor arterial street standard containing a right of way width of approximately 67-feet is acceptable. The modified street would contain 8-foot sidewalks, an 8- foot planting strip, and 0.5-foot curb on both sides of the street. Therefore, frontage improvements including a full width of the 8-foot sidewalk, an 8-foot planting strip, and 0.5-foot curb are required, and right-of-way dedication of approximately 3.5-feet based on final survey would be required for this project. 2. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 3. 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 slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. The maximum width of any driveway shall not exceed 30 feet and driveway width shall not exceeding 40% of the street frontage. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. Street trees are required to meet current city standards. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. Unless noted otherwise in the Fee Schedule, the 2021 transportation impact fee is $7,145.85 per net new PM peak hour vehicle trip. Castle Townhomes PRE21-000356 Page 5 of 5 October 21, 2021 5 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 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. 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: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2021 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 20, 2021 TO: Pre-Application File No. PRE21-000356 FROM: Jill Ding, Senior Planner SUBJECT: Castle Townhomes 530 Shattuck Ave S (parcel no. 7841300400) 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, 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 subject property is a rectangular shaped parcel located on the east side of Shattuck Ave S and is addressed as 530 Shattuck Ave S (parcel no. 7841300400. The project site is currently vacant and totals 9,600 sq. ft. (0.22 acres) in area within the Residential – 14 du/ac (R-14) zone and is designated Residential High Density in the Comprehensive Plan. The applicant is proposing to construct three attached townhome units with three detached garages off of the abutting alley to the east. Three accessory dwelling units are proposed to be located above the detached garages. Access to the new units would be provided via the existing alley to the east of the project site. A Wellhead Protection Area, zone 2 and a seismic hazard area are mapped on the project site. Current Use: The site is currently vacant. Zoning: The property is located within a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned Residential-14 (R-14). Attached residential units (i.e. townhomes) are a permitted use in the R-14 zoning designation, provided the proposal complies with the density range specified by the zone. Accessory dwelling units are permitted as an accessory use within the R-14 zone as an accessory to detached single-family dwellings. As the proposal does not include detached single family dwelling units, the proposed Accessory Dwelling Units would not be permitted and the proposal would need to be revised to remove the Accessory Dwelling Units. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein) Density- The minimum net density requirements in the R-14 zone is 7 dwelling units per acre. The maximum net density is 14 dwelling units per net acre. Density bonuses are possible for applicants requesting additional market- rate dwelling units in exchange for the construction of affordable dwelling units (see RMC 4-9-065 for additional information). Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. 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. Based on a gross site area of 9,600 sq. ft. (0.22 acres), the proposal for three townhomes on the project site would result in a gross density of 13.63 du/ac (3 dwelling units / 0.22 acres = 13.63 du/ac), which is within the density range permitted in the R-14 zone. A Density Worksheet would be required at the time of formal land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth –The minimum lot size in the R-14 zone is 3,000 sq. ft. for detached dwellings. There is not minimum lot size for attached dwelling units. The minimum lot width of 30 feet for interior lots and 40 ft. for corner lots and the minimum lot depth is 60 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW or private access) of no less than 80-percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. The existing parcel has a width of 70 feet, a depth of 120 feet, and an area of 9,600 sq. ft., which exceeds the minimum lot size width and depth requirements of the R -14 zone. Any subdivision proposal would be required to demonstrate compliance with lot standards of the zone at the time of formal application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-14 zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then 10 feet), 10 feet for the rear yards, secondary front yards (applies to corner lots) would be required to have a 15-foot setback, and interior side yards are required to have a 4-foot setback. For unattached side(s), 0 feet for the attached side(s). The proposed townhomes would provide the required 15-foot front yard setback (this setback may be reduced to 10 feet as all vehicular access is proposed from an alley), a 10-foot rear setback and a 4-foot side yard setback. Building and Impervious Surface Coverage – The maximum building coverage in the R-14 zone is 65-percent. The maximum impervious surface coverage is 80-percent of total lot area. Building and impervious surface coverage information was not included with the submitted pre-application materials; therefore staff was unable to verify compliance with this requirement. Building and impervious surface coverage requirements would be verified at the time of formal application. Building Height – The maximum wall plate height is 24 feet with the possibility to increase up to 32 feet with an administrative conditional use permit and a maximum of 3 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. Building elevations were not included with the submitted pre-application materials, therefore staff was unable to verify compliance with the Building Height requirements. The applicant would be required to demonstrate compliance with the height requirements of the zone at the time of permit application submittal. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. For example, dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. An open space requirement for four (4) or more units requires 350 square feet of common open space for each unit and each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes building entry must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least thirty feet (30') wide. Staff was unable to verify compliance with the common open space and private open space requirements. All site design, open space and residential design standards applicable to the R-14 zone would be verified at the time of formal land use application. 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 (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4- 130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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. 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. Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Access/Parking: Access is proposed via a an existing alley located to the east of the project site. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. Each lot is required to accommodate off street parking for a minimum of two vehicles. Critical Areas: A Wellhead Protection Area, zone 2 and a seismic hazard area are mapped on the project site. A geotechnical report prepared by a licensed professional may be required by the Building Official at the time of building permit application submittal. Environmental Review: The proposal for three townhome dwelling units would be exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800 as fewer than 9 dwelling units are proposed. Permit Requirements: The proposal would require a building permit. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at: https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. Impact Fees: In addition to the applicable building and construction fees, the impact fees would be required prior to the issuance of building permits. The 2021 impact fees for new single-family dwelling units are: • Fire Impact Fee currently assessed at $829.77 per new dwelling unit; • Transportation Impact Fee assessed at $5,645.22 per new townhome unit; • Renton School District Impact Fee assessed at $4,989.00 per new dwelling unit (plus an additional 5% service fee); • Parks Impact Fee currently assessed at $2,251.97 per new dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review.