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HomeMy WebLinkAboutStaffComments_PRE22-000041 PREAPPLICATION MEETING 12053 SE 188th St Short Plat 12053 SE 188th St PRE22-000041 CITY OF RENTON Department of Community & Economic Development February 24, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: February 16, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: SE 188th St 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 on e 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 in this area of the city is supplied by Soos Creek Water District. A water availability certificate shall be required from them. Water main extensions and a minimum of one new fire hydrant will be required. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit will be granted for the removal of the one 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. Dead end streets that exceed 150 -feet in length require an approved turnaround. Dead end streets over 300-feet long require a full 90-foot diameter cul-de-sac. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 24, 2022 June 20, 2011 TO: Andrew Van Gordon, Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Mike Bhangu Short Plat 12053 SE 188th St, Renton, WA PRE22-000041 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 Parcels No: 6199000059 & 6199000058. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. SEWER 1. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. SURFACE WATER 1. There are City of Renton 12-inch PVC stormwater main and associated catch basins on the south side of SE 188th St (Record Dwg: R-373839). 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 Flow Control Duration Standard area (matching Forested site conditions). The site is located in the Soos Creek basin. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. Mike Bhangu Short Plat PRE22-000041 Page 2 of 3 February 24, 2022 2 3. 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 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. 4. 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. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum 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. 6. 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. 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. 9. 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. 10. 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 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a. SE 188th St along the north property line is classified as a Residential Access Road with an existing right-of-way (ROW) width of 60 feet. To meet the City’s complete street standards for Error! Reference source not found. streets, minimum ROW is 53 feet. No dedication of ROW will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 2. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4-6-060 for types of turnarounds allowed. Mike Bhangu Short Plat PRE22-000041 Page 3 of 3 February 24, 2022 3 3. Refer to City code 4-4-080 regarding driveway regulations: a. 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. b. The maximum width of a single loaded garage driveway is 9-feet, and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. Street lighting and trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 7. 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, for a single-family dwelling, the 2022 transportation impact fee is $10,861.69. 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 2022 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: February 24, 2022 TO: Pre-Application File No. 22-000041 FROM: Andrew Van Gordon, Associate Planner SUBJECT: 12053 SE 188th St Short Plat – 12053 SE 188th St (Parcel numbers 619900-0058, 619900-0059) 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, 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 two (2) lots located at 12053 SE 188th St (Parcel numbers 619900-0058, 619900-0059). 12053 SE 188th St (parcel 619900-0059) has public street frontage on SE 188th St and is located within the R-4 Zone; parcel 619900-0058 is landlocked, has no street frontage and is within the R-4 Zone. The combined site area is approximately 116,754 square feet (2.68 acres) and are currently improved with a detached dwelling and accessory structures. The proposal is to subdivide the property into nine (9) residential lots. Access to the site is proposed from SE 188th St via an approximately 509-foot private dead-end road with cul-de-sac. The proposed lot sizes, based on the provided drawings, range from 9,019 sq. ft. (Lot 6) to 12,008 sq. ft. (Lot 4). Current Use: The project area is currently developed with a detached dwelling and accessory structures. Per the provided designs the existing structures would be demolished. Zoning/Density Requirements/Land Use: The subject property is located within the Residential- 4 (R-4) zoning classification. The density range allowed in the R-4 zone is a maximum of 4 dwelling units per net acre with no minimum. The Residential Low Density Land Use designation is intended to implement the R-4 zone. The R-4 zone is established to promote urban detached dwellings serviceable by urban utilities and containing open space amenities. Development within the R-4 zone is intended to be an intermediate lower density residential zone. Detached dwelling units are permitted within the R-4 zone. Density: The area of public and private streets, legally recorded private access easements and critical areas would be deducted from the gross site area to determine the “net” site area prior to 12053 SE 188th St Short Plat, PRE22-000041 Page 2 of 6 February 24, 2022 calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the approximate gross land area of 2.70 acres, the 9-lot proposal arrives at a gross density of approximately 3.33 du/ac (9 lots / 2.70 gross acres = 3.33 du/ac). The gross density would result in 3.33 du/ac; however, 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 would be 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 zone is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet and 80 feet for corner lots; minimum lot depth is 100 feet. Based on the pre-application submittal provided by the applicant, not all proposed lots are meeting minimum lot requirements. Lot 1 through Lot 3, Lot 5 and Lot 6 are not meeting the minimum lot depth. Compliance with minimum lot size, width and depth standards for new lots would be required at the time of formal land use application. A Unit Lot Subdivision allows for exemption from lot size requirements; the subdivision would be required to meet applicable standards in RMC 4-7-090 Unit Lot Subdivisions. 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. The maximum wall plate height for detached accessory structures is 12 feet and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. New detached dwellings would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone 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: combined 20 feet with not less than 7.5 feet on either side; and secondary front yards: 30 feet. Compliance with required setbacks for the new detached dwellings would be verified at the time of building permit application. Access/Parking: Access to all lots is proposed via a 34-foot wide private right-of-way cul-de-sac from SE 188th St. Each lot is required to accommodate off street parking for a minimum of two vehicles. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering 12053 SE 188th St Short Plat, PRE22-000041 Page 3 of 6 February 24, 2022 the garage/residence or crossing any public sidewalk. Detached dwellings are required to provide a minimum of two (2) parking spaces per dwelling unit. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080 I.9 Joint Use Driveways. Adjoining lots may utilize a joint use driveway accessed from a public street where such joint use driveway reduces the total number of driveways entering the street network, subject to the approval of the Department of Community and Economic Development. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. If the adjoining lots are residential, the joint use driveway shall provide access to no more than two (2) lots and each lot shall abut a public street. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. Residential access for streets requires a right-of-way of fifty-three feet (53’). Dead end roads greater than 300 feet in length, as measured from the right-of-way line, are required to be designed as cul-de-sacs. Cul-de-sac and dead-end streets are limited in application and may only be permitted by the Administrator where, due to demonstrable physical constraints, no future connection to a larger street pattern is physically possible. Cul-de-sacs shall have a minimum paved and landscaped radius of forty-five feet (45') with a right-of-way radius of fifty-five feet (55') for the turnaround. Planning would not support a private right-of-way cul-de-sac. Connection to a larger street pattern is possible and is not limited by physical constraint. A 30’ access easement, extending from 120th Ave SE, with north facing stem is aligned with a stub in the Canyon Terrace plat. This would become SE 191st St when redevelopment occurs south of the project area including the properties abutting the southern portion of the project properties. Additionally, to the north, proposed 122nd Pl SE would approximately line up with the eastern portion of the project area. Planning would support a public right-of-way road from SE 188th St with a stub at the southern property line for future connectivity. A temporary cul-de-sac would be required; at the time that the road is extended and connected to SE 191st St the temporary cul-de-sac would be removed. Half street improvements may be an option along the eastern property line of 12053 SE 188th St; these improvements would be required to meet standards in RMC 4-6-060 Q.2. Half Street Improvements. Lots will need to access from the new road. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right- of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing 12053 SE 188th St Short Plat, PRE22-000041 Page 4 of 6 February 24, 2022 trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. 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. Significant Tree Retention: Staff review of aerial images of the site identifies there are mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30% of significant trees. 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. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetui ty within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. 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. Trees located within public rights-of-way and shared driveways do not count towards tree retention standards. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. 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 and grading plan with top of wall and bottom of wall elevations. 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 12053 SE 188th St Short Plat, PRE22-000041 Page 5 of 6 February 24, 2022 footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. Critical Areas: According to COR Maps, there are no critical areas on the property. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070 H.3., if it is determined that critical areas are located on the property. 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 2022 fees would total $5,680.50 ($5,410 Preliminary Short Plat + $270.50 Technology Fee (5%) = $5,680.50). Each modification request is $260.00 A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2022 impact fees are as follows: • A Transportation Impact Fee assessed at $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee assessed at $2,914.99 per each new detached dwelling unit. • A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee assessed at $2,659.00 (plus a 5% processing charge) 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. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. 12053 SE 188th St Short Plat, PRE22-000041 Page 6 of 6 February 24, 2022 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.