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HomeMy WebLinkAboutSumary_Preapp_Mtg_PRE12-000088DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 20, 2012 TO:Gerald Wasser, Planner FROM:Jan Illian, Plan Review SUBJECT:Maletta Short Plat 1509 – N. 24th Street PRE 12-088 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by the City of Renton. There is a 6-inch steel water main in N.24 th Street and a 16-inch water main in N. 24th Street and in Meadow Ave N. The existing home at 1509 – N. 24th Street is served by a ¾” water meter connected to the 6-inch water main in N. 24th Street. 2. System development fee for water is based on the size of the new domestic water meter that will serve the new home on each new lot. Fee for ¾-inch water meter install is $2,236.00. Fee for a 1-inch meter install is $5,589.00. Credit is given to the existing home. A change to this fee is anticipated in January 2013. 3. Fee for a ¾-inch meter installed by the City is $2,260.00. Fee for a 1-inch meter installed by the City is $2,430.00. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in N. 24th Street. The existing home is connected to sewer. 2. System development fee for sewer is based on the size of the new domestic water to serve the new home on each new lot. Sewer fee for a ¾- inch water meter install is $1,591.00. Sewer fee for a 1-inch water meter $3,977.00. Credit will be given to the existing home connected to sewer. A change to this fee is anticipated in January 2013. 1509 – N. 24th Street PRE 12- 088 Page 2 of 2 November 20, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-088.Jerry\Plan Review Comments PRE 12-088.docx Storm Drainage 1. There is no drainage conveyance system in N. 24thh Street or in Meadow Ave N. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. 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. 4. Surface water system development fee is $1,012.00 for each new lot. Credit will be given to the existing home. A change to this fee is anticipated in January 2013. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation/Street 1. Existing right-of-way width in N. 24th Street is 30 feet fronting the site. N. 24th Street is classified as a residential access street. To meet the City’s new complete street standards, street improvements including a pavement width of 26 feet, curb, gutter, an 8-foot planter strip, 5-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per City code 4-6-060. To build this street section, approximately nine feet (9’) of right-of-way will be required to be dedicated to the City fronting the project side. Street section in N. 24th Street will be a 52-foot right-of- way. Applicant may submit an application to the City requesting a waiver or a modification to the street frontage improvements. Existing right-of-way in Meadow Ave N. belongs to WSDOT. The City has no jurisdiction regarding this section of Meadow Ave N. 2. Effective January 1, 2013, traffic impact fees are $717.75 per new single-family lot. Credit will be given to the existing home. A fee increase is anticipated in 2014. 4. LED street lighting is required. 5. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double- loaded garage driveway shall not exceed sixteen feet (16'). General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. 3. Water service, sewer stub, and a drainage flow control bmp is required to be provided to the new lot prior to recording of the short plat. h:\ced\planning\current planning\preapps\12-088.jerry\pre012-088,maletta short plat,4 or 5-lot shpl, r-8.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 21, 2012 TO:Pre-application File No. 12-088 FROM:Gerald Wasser, Associate Planner SUBJECT:Maletta 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 1509 North 24th Street (APN 3344500230). The project site is a mostly flat lot with an area in the southwest corner which slopes downward to the west and south. The property is zoned Residential – 8 dwelling units per acre and is 28,055 square feet (0.64 acre) in size. The applicant is proposing two subdivision scenarios: Proposal 1 would be a 4-lot short plat; and Proposal 2 would be a 5-lot short plat. The site is currently developed with a 2,340 square foot house which would remain in Proposal 1 and would be removed to accommodate Proposal 2. In Proposal 1 vehicular access would be via new driveways for Lots 1 and 2 from North 24th Street, via the existing driveway along North 24th Street for Lot 3, and via a new driveway from Meadow Avenue North for Lot 4. For Proposal 2 access would be provided to Lots1 through 3 via new driveways from North 24th Street and to Lots 4 and 5 via new driveways from Meadow Avenue North. Note: Meadow Avenue North south of North 24th Street is within Washington State Department of Transportation (WSDOT) I-405 right-of-way. Because of this, the City of Renton cannot grant access to additional lots from Meadow Avenue North in this location without authorization from WSDOT. Therefore, neither short plat scenario, Maletta Short Plat, PRE12-088 Page 2 of 4 November 21, 2012 h:\ced\planning\current planning\preapps\12-088.jerry\pre012-088,maletta short plat,4 or 5-lot shpl, r- 8.doc as proposed, would meet access requirements. Furthermore, right-of-way dedication will be required along North 24th Street (see Plan Review comments) which may affect the net lot area for calculating net density. Please also note that Fire Department apparatus access requirements (see Fire Department comments) along this portion of Meadow Avenue North would require approval from WSDOT. Staff suggests that the applicant may want to pursue other short plat designs which take access only from North 24th Street. Current Use: The property is developed with a 2,340 square foot single-family house (to be retained in Proposal 1 and removed in Proposal 2). Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). The minimum density in the R-8 zone is 4.0 dwelling units per net acre (du/ac) and the maximum density is 8.0 du/ac. Note: Private access easements, critical areas and public right-of-way dedications are deducted from the total area to determine net density. Right-of-way dedication along North 24th Street and any internal private access easements would be deducted from the gross site area in order to determine net density. When a viable short plat design has been selected, a Density Worksheet would be required with a formal short plat application submittal. The Density Worksheet must demonstrate that the proposed project is within the R-8 zone density range. 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. Because of the access and right-of-way issues noted above, the following development standards are included for information purposes. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-8 is 5,000 square feet for parcels less than one acre. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 65 feet. Building Standards – The R-8 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-8 zone is 75%. 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. The required setbacks in Zone R-8 are: Front yard – 15 feet for the primary structure. Rear yard – 20 feet. Maletta Short Plat, PRE12-088 Page 3 of 4 November 21, 2012 h:\ced\planning\current planning\preapps\12-088.jerry\pre012-088,maletta short plat,4 or 5-lot shpl, r- 8.doc Side yards – 5-feet, except 15-feet for side yards along a street or access easement. Please note that in the proposed 4-lot subdivision scenario, the existing porch encroaches into the western side yard setback which is not allowed. 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. Access/Parking: Please see notes in the Project Proposal and Density sections, above, regarding staff comments about access. Two off street parking spaces are required for each proposed lot. Landscaping: Except for critical areas, all portions of a development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant, vegetative cover. 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. In addition, two ornamental trees are required in the front yard setback area of each lot. 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 Short Plat application. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Critical Areas: No critical areas are located on the project site. The project site is within Aquifer Protection Zone 2. At such time as the applicant submits a formal short plat application, a Fill Source Statement by a professional engineer or geologist licensed in the State of Washington would be required if more 100 cubic yards of fill will be imported to the project site. Environmental Review: Short plats are exempt from Environmental (SEPA) Review unless critical areas are found to exist on the subject property. No critical areas have been identified on the project site. Permit Requirements: At such time as the applicant refines the short plat design and submits a formal application, the project would require approval of an administrative short plat. Administrative short plat requests are reviewed within an estimated time frame of six to eight weeks. The fee for a short plat application is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. Maletta Short Plat, PRE12-088 Page 4 of 4 November 21, 2012 h:\ced\planning\current planning\preapps\12-088.jerry\pre012-088,maletta short plat,4 or 5-lot shpl, r- 8.doc Fees: In addition to the applicable building and construction fees, impact fees would be required. On January 1, 2013 impact fees, which would replace mitigation fees, will become effective. 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 unless deferred to time of sale. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $6,392.00, would be payable prior to building permit issuance. A handout listing all of the City’s Development related fees in attached for your review. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension. PREAPPLICATION MEETING FOR Maletta Short Plat 1509 North 24th Street PRE 12-088 CITY OF RENTON Department of Community & Economic Development Planning Division November 21, 2012 Contact Information: Planner: Gerald Wasser, 425.430.7382 Public Works Plan Reviewer: Jan Illian, 425.430.7216 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).