Loading...
HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000063DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 5, 2012 TO:Jerry Wasser, Planner FROM:Arneta Henninger, Plan Review SUBJECT:DEWITT SHORT PLAT DUVALL AVE SE & SE 2ND PL PRE 12-063, PARCEL 152305-9021 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 of a 4-lot short plat located at Duvall Ave SE south of SE 2nd St and adjacent to SE 2nd Pl all in Section 15, Township 23N, Range 5E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant for multi-family development. Water 1. This site is located in the City of Renton Water service area. The project is located in the Aquifer Protection Zone 2. 2. The parcel is located in the 565 water pressure zone. The static pressure is approximately 74 psi at the street level. 3. There is an existing 12” DI watermain located in Duvall Ave NE. See City of water drawing W – 0943. 4. Per the City of Renton Fire Marshal, 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. Existing is not within 300 feet of the furthest proposed dwelling, so a new hydrant and water main is required. 5. The project shall install a 12” watermain connecting to the existing main in Duvall Ave NE in SE 2nd Pl and across the full frontage of the parcel being developed. The project shall also install an 8” watermain in the private hammerhead road. DeWitt Short Plat – PRE 12-063 Page 2 of 2 September 5, 2012 H:\CED\Planning\Current Planning\12-063.Jerry\Plan Review Comments PRE 12-063.doc 6. System Development Charges (SDC) are based on any and all water meters. These City of Renton fees, if it is determined that the City will serve this site, are collected at the time a construction permit is issued. Sanitary Sewer 1. This site is located in the City of Renton sewer service area. 2. There is an existing sanitary sewer main in SE 2 nd Pl to the east of the proposed project. 3. There is an existing sanitary sewer main in Duvall Ave NE. 4. The project needs to provide sanitary sewer to the new lots with individual sanitary sewer service pipes. 5. The conceptual sanitary sewer plan needs to extend the sewer approximately 10 feet to the south in the private road/hammerhead in order to be able to provide both lots east and west with a “Tee” connection. 6. The project will be required to pay the Sewer SDC fees, which are based on any and all domestic water meters. These fees are collected at the time a construction permit is issued. Storm Drainage 1. There are storm drainage facilities in SE 2 nd PL and in Duvall Ave NE. 2. The project is required to comply with the new City of Renton Amendments to the 2009 King County Surface Water Design Manual. 3. Plans will be reviewed in detail prior to issuance of a construction permit following the land use process. 4. Surface Water SDC fee of $1,012 per dwelling unit will be required. This fee is collected prior to the issuance of the construction permit. Street Improvements 1. Street improvements including curb, gutter, 5’ sidewalk, and 8’ planter strip adjacent to curb will be required to be installed across the full frontage of SE 2nd Pl, all as shown on the pre- application submittal. The roadway needs to be 4” of asphalt (min. 2 lifts) over 6” crushed rock (instead of the 3” over 5” shown). 2. The private road/hammerhead shall meet all requirements of the Fire Marshal. 3. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 4. The Traffic Mitigation Fee of $75 per net new average daily trip (approximately $750 per each new lot) shall be paid prior to the recording of the short plat. GENERAL: 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. h:\ced\planning\current planning\preapps\12-63.jerry\pre012-063,dewitt short plat,4-lot shpl, r-4.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 6, 2012 TO:Pre-application File No. 12-063 FROM:Gerald Wasser, Associate Planner SUBJECT:Dewitt Short Plat 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 for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at 210 Duvall Avenue SE. The project site slopes slightly downward from northeast to southwest. The property is zoned Residential – 4 dwelling units per acre and is approximately 47,271 square feet (1.09 acres) in area. The applicant is proposing to subdivide the property into 4 lots and 3 tracts (access, landscape and pedestrian access, and drainage) with a private gated road. An existing single-family house and two sheds would be removed to accommodate the proposed project. Note: Staff suggests that the three tracts for access, landscape and pedestrian access, and drainage be combined into one tract. Current Use: The property is currently developed with a single-family house and two sheds (to be removed). Zoning/Density Requirements: The subject property is zoned Residential-4 dwelling units per acre (R-4). There is no minimum density in the R-4 zone and the maximum density is 4.0 dwelling units per acre. Private access easements, critical areas and public right-of-way dedications are deducted from the total area to determine net density. Dewitt Short Plat, PRE12-063 Page 2 of 4 September 6, 2012 h:\ced\planning\current planning\preapps\12-63.jerry\pre012-063,dewitt short plat,4-lot shpl, r-4.doc The applicant has submitted a Density Worksheet which indicates the net density would be 4.34 dwelling units per acre. RMC 4-11-040 Density, Net states that those net density calculations which result in a fraction that is less than 0.50 shall be rounded down to the nearest whole number; in this case that is 4.0 du/ac. This rounded net density complies with the maximum density requirement of the R-4 zone. 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. A copy of these standards is included. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-4 is 8,000 square feet. Minimum lot width for corner lots is 80 feet and for interior lots minimum lot width is 70 feet. Minimum lot depth is 80 feet. The dimensions indicated on the submitted site plan comply with these requirements. Building Standards – The R-4 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. The maximum impervious coverage in the R-4 zone is 55%. Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. Compliance with building standards will be determined at the time of building permit review for any new structures. 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 Zone R-4 are: Front yard – 30 feet for the primary structure. Rear yard – 25 feet. Side yards – 5-feet, except 15-feet for side yards along a street. Setbacks would be verified during building permit review. It appears that there is adequate area on each of the proposed lots to accommodate future development. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable to any new residential structures. A handout indicating the applicable guidelines and standards is enclosed. Please note that the proposed 4-lot short plat would be subject to the Residential Design Standards. Access/Parking: The applicant has indicated that access to proposed Lots 1 through 4 would be via new driveways off an internal private access road from SE 2nd Place. Landscaping – Except for 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 development standards require that all pervious areas within the property boundaries be landscaped. The minimum on- site landscape width required along street frontages is 10 feet. Dewitt Short Plat, PRE12-063 Page 3 of 4 September 6, 2012 h:\ced\planning\current planning\preapps\12-63.jerry\pre012-063,dewitt short plat,4-lot shpl, r-4.doc Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). In addition, a 6-foot high fence (stepped down to 42 inches within 15 feet of SE 2nd Place) along the western property boundary which would screen the private access road from abutting residential properties would be required. A conceptual landscape plan would be required at the time of formal Short Plat application. Significant Tree Retention: The applicant has submitted a plan indicating existing trees on the proposed project site. A Tree Retention Worksheet has also been submitted which indicates the numbers of trees to be retained. The calculations on the submitted worksheet indicate compliance with the tree retention requirements. Critical Areas: There are no mapped critical areas on the project site. However, it appears that there may be vegetation consistent with a wetland in the southern portion of the site. A Wetland Reconnaissance Report would be required at the time of formal application. Environmental Review Subdivision of land into nine or fewer lots or tracts is exempt from Washington State Environmental Policy Act (SEPA) review, unless critical areas are known to be on or near the site. Unless a wetland is found to be present on the proposed project site, the proposal would be exempt from Environmental Review per WAC 197-11-800. Should a wetland be present on the project site, an Environmental (SEPA) Review would be required. The Environmental Review fee is $1,000.00 plus a 3% Technology Surcharge Fee. Permit Requirements: The proposed subdivision would require Administrative Short Plat Approval. All land use permits would be processed within an estimated time frame of 6-8 weeks. The Short Plat Review application fee is $1,400. A 3% technology fee would also be assessed at the time of land use application. A demolition permit would be required to remove the existing single-family house and sheds; these structures must be removed prior to short plat recording. Impact/Mitigation Fees: In addition to the applicable construction and building permit fees, the following mitigation fees would be required prior to issuance of building permits. Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. Currently fees are the following: A Transportation Mitigation Fee based on $75.00 per each new average daily trip attributable to the project; A Fire Mitigation Fee based on $488.00 per new single-family residence; and, Dewitt Short Plat, PRE12-063 Page 4 of 4 September 6, 2012 h:\ced\planning\current planning\preapps\12-63.jerry\pre012-063,dewitt short plat,4-lot shpl, r-4.doc A Renton School District Impact fee based on $6,392.00 per each new single-family residence and is payable prior to issuance of building permits. Park Mitigation Fee based on $530.76 per each new single-family residence. A handout listing all of the City’s Development related fees is attached for your review. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension which must be requested prior to expiration.