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HomeMy WebLinkAboutPRE_PreApplication_Meeting_Notes_170209PREAPPLICATION MEETING FOR Tang Short Plat 12727 SE Petrovitsky Rd. PRE17-000025 CITY OF RENTON Department of Community & Economic Development Planning Division February 9, 2017 Contact Information: Planner: Matthew Herrera, 425.430.6593 Public Works Plan Reviewer: Ian Fitz -James, 425.430.7288 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre -application meeting is informal and non -binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). Fire & Emergency Services Department Ren on M E M G R A N D U M DATE: February 9, 2017 TO: Matt Herrera, Senior Planner FROM: Corey Thomas, Plan Review/Inspector SUBJECT: (Tang Short Plat) PRE17-000025 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, The existing fire hydrants are not within 300 feet of all of the proposed lots. A minimum of one new hydrant will be required. A water availability certificate is required from Soos Creek Water and Sewer District. 2. The fire Impact fees are currently applicable at thle rate of $718.56 per single family unit. This fee Is paid pril r to recording the plat. Credit will be granted for the existing home that is to be removed. 3, Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet Inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 300-feet In length require an approved 90-foot diameter cul-de-sac turnaround. All homes on dead end streets that exceed 500-feet long are required to be fully fire sprinklered per city ordinance. Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 9, 2017 T0: Matt Herrera, Senior Planner FROM: Ian Fitz -James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments forTang Short Plat PRE 17-000025 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 of the application far Tang Short Plat. The site address is 12727 SE Petrovitsky Road, The King County Parcel Number is 0739000085. The applicant is proposing to remove the existing home and subdivide the lot Into 4 lots. WATER COMMENTS 1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Fire Authority. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to per�it issuance. �, SEWER COMMENTS 1. Please obtain a sewer availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District, H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000025.Matt\17-0209 PRE17-000025 Civtl Pre-App Comments.docx Tang Short Plat — PRE17-000025 Page 2 of 4 February 9, 2017 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. STORM DRAINAGE COMMENTS 1. The site currently contains one single family residence with numerous trees and grassy areas. The site slopes moderately from east to west. There is no on -site stormwater conveyance system. There is an existing 12" piped conveyance system north of the site along the southern frontage of SE Petrovitsky Road that flows from east to west. There is no conveyance system along the 1281h Avenue SE frontage. 2. Refer to Figure 1.1.2.A— Flaw Chart to determine what type of drainage review is required for this site. The site falls within the City's Flow Control Duration Standard (Forested Site Conditions). The site falls within the Soos Creek drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 3. On -site BMPs satisfying Core Requirement q9 will be required for the site. 4. Storm drains a improvements along public street frontages are required to conform to the City's street standards. New storm drain shall be designed and sized In accordance with the standards found in Chapter 4 of the 2017 City of Renton Surface Water Design Manual. 5. A geotechnical report for the site Is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 6. A Construction Stormwater General Permit from the Washington Department of Ecology Is required as site clearing will exceed one acre. 7. The development is subject to stormwater system development charges (SDCs). The 2017 SDC Is $11608.00 per lot. The SDC will be collected for each new lot. TRANSPORTATION/STREET COMMENTS 1, The 2017 transportation impact fee is $5,430.85 per single family home. Fees are payable at the time of building permit issuance for each individual home. 2, SE Petrovitsky Road is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with 5 lanes is 103'. The minimum paved roadway width is 66' consisting of 4-11' travel lanes, 1-12' center turn lane, and 2 — 5' bike lanes. A 0.5' curb, 8' planter, and 8' sidewalk are required along each side of the roadway. The City's Transportation Department has determined that a single 12' shared bike / pedestrian path behind an 8' planter would be located along the northern frontage in lieu of the 2 — 5' bike lanes in this area. The King County Assessor's Map shows a current right of way width of approximately 108' along the SE Petrovitsky Road frontage. The current pavement width is approximately 58'. There is a 0.5' curb and a concrete sidewalk of approximately 8' in width adjacent to the back of curb along the southern frontage. H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000025.Matt\17-0209 PRE17-000025 Civil Pre-App Comments.dacx Tang Short Plat- PRE17.000025 Page 3 of 4 February 9, 2017 City staff has reviewed this section of SE Petrovitsky Road and would like to maintain the current pavement width and curbline. An 8' planter strip and 8' sidewalk would be required behind the existing curb to meet the principal arterial street standards. Right of way dedication to back of the new sidewalk is required. 128t^ Avenue SE is classified as a residential access street, Per RMC 4-6-060, the minimum right of way width for a residential access street Is 53'. The minimum paved roadway width is 26, consisting of 2 —10' travel lanes, and a 6' parking lane on one side of the road. A 0.5' curb, 8' planter, and 5' sidewalk are required along both sides of the pavement. The King County Assessor's Map shows a varying right of way width increasing from 50' at the southern boundary of the 1281h Avenue SE frontage towards the Intersection with SE Petrovitsky Road. Right of way dedication may be required along this frontage to provide a half right of way width of 26.5' along the 128th Avenue SE frontage. Final right of way dedication shall be determined by survey. A 35' turning radius Is required at the corner of SE Petrovitsky Road and 1281h Avenue SE, 4. South of the site Is unimproved right of way. This portion of right of way is for an extension of SE 17611 Street to the east. The width of the unimproved right of way is approximately 30'. The pre -application submittal proposes to extend SE 1761h Street west for the entirety of the project's southern frontage. SE 1761h Street is classified as a residential access street. The requirements for a residential access street are listed in Comment #3. A full half street will be required for the extension of SE 176rh Street. Aright of way dedication of approximately 11.5' will be required along the southern project frontage to provide the required half right of way width of 26.5' for SE 1761h Street. Half street Improvements include a 20' paved roadway section (13' from centerline to northern curb line), a 0.5' curb, 8' planter and 5' sidewalk, Final right of way dedication shall be determined by survey. 5. The pre -application submittal proposes a 20' access easement from the extension of SE 176th Street to the northern most lot. All four lots are served from this access easement. A full half street will be required along the western property line. The half street shall extend from the extension of SE 176t Street to the northern most lot line. The half street section shall consist of 20' pavement, a 0.5' curb, 8' planter, and 5' sidewalk. A right of way dedication of 35, is required along the western property line to accommodate the half street. 6. Perpendicular curb ramps conforming to WSDOT and ADA standards are required at each corner. 7. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9' and the maximum width of a double loaded garage driveway is 16'. If a garage is not present, the maximum driveway width is 16'. Driveway cuts shall not be closer than 5' to any property line, 8. No street lighting is required for projects with four or less residential units. 9, Paving and trench restoration within the City of Renton right of way shall comply with the Clty's Trench Restoration and Street Overlay Requirements. H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000025.Ma[t\17-0209 PRE17-000025 Civil Pre-App [omments.docx Tang Short Plat — PRE17.000025 Page 4 of 4 February 9, 2017 GENERAL COMMENTS 1. The SDCs listed are for 2017. The fees that are current at the time of the construction permit application will be levied. Please see the City of Renton website for current SDCs. 2, Retaining walls that are 4or taller from bottom of footing will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 3. The survey and ail civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4- A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. When construction plans are complete, please co tact the City to schedule an Intake meeting. Construction permit submittal includes three copies of the plans, one copy of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the counter on the sixth floor. 7. Beginning April 3, 2017, the City will move towards electronic plan review. See http://rentonwa.gov/paperless for more details and updates. H:\CED\Planning\Current Planning\PREAPPS\2017 Preapps\17-000025.Matt\37-0209 PRE17-000025 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND �- ECONOMIC DEVELOPMENT Renton M E M O R A N D U M DATE: February 9, 2017 T0: Pre -application File No. 17-000025 FROM: Matthew Herrera, Senior Planner SUBJECT: Teng Short Plat General: We have completed a preliminary review of the pre -application for the referenced development development proposal. The following comments on development and permitting Issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes In effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentanwa.gov, Project Proposal: The subject property is addressed at 12727 SE Petrovltsky Rd (APN 073900- 0085) and located on the south side of SE Petrovltsky Rd, at the intersection of 128th Ave SE. The southern property line abuts an unimproved 30400t wide right-of-way that extends from SE 1761h St. The project site totals 48,787 square feet (1.12 acres) in area and is zoned Residential-4 (114). The proposal is to subdivide the project site Into four (4) single family lots and construct new single family dwellings on each lot. Access to the proposed lots is a private access easement extending north from SE 1761h Street. City of Renton Maps identify an offsite wetland and special flood hazard area approximately 170-feet southwest from the subject property. Current Use: The King County Assessor's Office indicates the property as vacant. Aerial views show a shed or garage type structure and parked vehicles. Zoning: The property Is located within a Comprehensive Plan land use designation of Residential Low Density (RLD) and is zoned Residential 4 (R-4). The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. 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. PRE17-OOOo25 - (R-4 Tang 4 Lot Short Plat) The gross density was calculated to be 3.57 du/ac (4 units / 1.12 acres = 3.57 du/ac). It is unclear exactly how much area would be required to be dedicated for right-of-way for the half -street improvements and frontage dedication or whether there are critical areas onsite; therefore, the net density of site could not be calculated. A Density Worksheet would be required at the time of formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project is subject to RMC 4-2-110A, "Development Standards for Residential 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 Is 9,000 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 100 feet is required. it Is the applicant's responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building 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-4 zone are 30 feet for the front yard, 25 feet for the rear yards, side yards along -a -street would be required to have a 30 foot setb ck, and interior side yards are required to have a combined 20- foot setback with not less than 7.5 feet on either side. The setbacks for the new residences would be reviewed at the time of building permit. Building Height — The maximum wall plate height is 32 feet with 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 fayade for each one (1) vertical foot above the maximum wall plate height. Building height would be verified at the time of building permit review. Building Coverage — R-4 zone allows a maximum building coverage of 35% of the lot area. Building coverage requirements would be verified at the time of building permit review. Impervious Surface Area — The maximum impervious surface would be limited to 50%. impervious surface requirements would be verified at the time of building permit review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115, Residential Design Review occurs as part of the Building Permit Review. landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought -resistant vegetative cover. Ten feet (10') of on -site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Street trees in the ROW planter will also be required. Any additional undeveloped right-of-way areas shall be landscaped PRE17-000025 - (R-4 Tang 4 Lot Short Plat) Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal land use application. 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, and arborist report 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 30% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 44-1301­11.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. The Administrator may authorize the planting of replacement trees on the site If It can be demonstrated to the Administrator's satisfaction that an Insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. 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 per ent (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. A formal tree retention plan would be reviewed at the time of Short Plat application. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building. Fences up to six -feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42-inchese. 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). 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 44-040) for additional information about fences and retaining walls. Access: The proposal shows a 20-foot wide paved private access easement extending north from the SE 1761h Street. The applicant has also inquired about gaining access from SE Petrovitsky for the northernmost lot (Lot 4). SE Petrovitsky Rd. is identified as a principal PRE17-000025 - (R-4 Tang 4 Lo[ Short Plat) arterial and therefore new single lot access would not be permitted as access can be provided vla SE 176th St, The City does not allow private access easements far residential subdivisions and allows shared driveway tracts In limited circumstances (see RMC 4-6-060J). Access to the proposed subdivlslon should be via a new public residential access street constructed to half -street standards as the proposal likely does not meet approval criteria for shared driveway, specifically RMC 4-6-060J.I.c which allows a shared driveway if a public street is not anticipated by the City to be necessary for existing or future traffic and/ar pedestrian circulation through the short subdivision or to serve adjacent property. Adjacent properties to the west are currently underdeveloped and constructing public streets instead numerous shared driveways extending from SE 176th Street is appropriate. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 154/0, a variance is required. Driveways exceeding 8-percent 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. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Each lot is required to accommodate off street parking for a minimum of two vehicles. Critical Areas: The City's COR mapping system has identified a potential wetland in the vicinity A wetland reconnaissance would be required to determine if there aile wetlands within 200-feet of the site. If wetlands are determined to be located on or near the subject site, a wetland assessment and delineation would also be required. Secondary review of any of the studies provided to the City may be required at the applicant's expense. /t is the applicant's responsibility to ascertain whether any additlonai critical areas or environmental concerns are present on the site during development or building construction. Environmental Review: Short Plats of 9 or fewer lots are categorically exempt from State Environmental Policy Act (SEPA) Review per WAC 197-11. However, if critical areas are found, an environmental checklist and threshold determination will be required. Permit Requirements: The proposed subdivision would require administrative short plat approval. The preliminary short plat application would be processed within an estimated time frame of 6-8 weeks. The short plat fee would be $5,150 ($5,000 Short Plat fee + $150,00 3 percent technology fee = $5,150). A SEPA checklist fee of $1,500.00 plus 3-percent technology fee will apply if the environmental review is required. Detailed information regarding the land use application submittal items have been provided In the attached handouts or are also avallable online. The applicant will be required to install a public information sign on the property. Once Preliminary Short Plat approval is obtained, the applicant must complete the required Improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required for new single family homes. 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 2017 application fees are as follows: • A Transportation Impact Fee based on $5,430.85 per each new single family residence; • A Parks Impact Fee based on $2,740.07 per each new single family residence; PRE17-000025 - (R--0 Tang 4 Lot Short Plat) • A Fire Impact fee of $718.56 per each new single family residence; and • Renton School District Impact Fee is $6,432.00 per each new single family residence. A handout listing Renton development -related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Matthew Herrera, Senior Planner at 425430-6593 for an appointment. Expiration: Upon approval, the short plat is valid for two (2) years with a possible one (1) year extension (RMC 4-7-070M). PRE17-000025 - (R-4 Tang 4 Lot Short Plat) 7(®a0m».OJ2ka 0 c zz 0 -»Pr ,!ƒ(\,/l o y'fr\}}(*�`�;!«! [ )�¥■{! f.±( •� K!§;! : 2 ( Q m\' ; , [� � 3