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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000280PREAPPLICATION MEETING FOR Dees Plat 3106 & 3112 Talbot Road South PRE 12-000280 CITY OF RENTON Department of Community & Economic Development Planning Division January 3, 2013 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). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:December 21, 2012 TO:Gerald Wasser, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Preliminary comments for Dees 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 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 fire hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. 2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. Credit will be granted for existing homes that are 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 322-psi point loading. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. Cul-de-sac turnarounds of 90-foot diameter are required for dead end streets over 500-feet long. Dead end streets exceeding 500-feet require all homes to be provided with an approved fire sprinkler system. Dead end streets exceeding 700-feet are not allowed without approved secondary access roadways being provided. 4. Access roadways shall not exceed 15 percent maximum grade. Angles of approach and departure shall meet fire department requirements. h:\ced\planning\current planning\preapps\12-000280.jerry\pre012-000280,dees plat,14-lot pp, r-8.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 3, 2013 TO:Pre-application File No. 12-000280 FROM:Gerald Wasser, Associate Planner SUBJECT:Dees 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 3106 and 3112 Talbot Road South NE (APN 3023059028). The project site slopes upward from west to east. The property is zoned Residential – 8 dwelling units per acre and is 100,188 square feet (2.3 acres) in size. The applicant is proposing to subdivide the property into 13 lots and one tract. The submitted site plan is not drawn to scale and the proposed lots and tract are not dimensioned. The site is currently developed with two single-family residences which would be removed to accommodate the proposed project. Please note that this is a legally nonconforming situation since only one single-family residence is permitted per lot in the R-8 zone. The applicant is proposing vehicular access to all lots via driveways from a new 20-foot wide private street. Current Use: The property is developed with two single-family houses (to be removed). 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. Private access easements and private streets, critical areas (including the on-site wetland) and public right-of-way Dees Plat, PRE12-000280 Page 2 of 5 January 3, 2013 h:\ced\planning\current planning\preapps\12-000280.jerry\pre012-000280,dees plat,14-lot pp, r-8.doc dedications would be deducted from the total area to determine net density. A Density Worksheet would be required at the time of formal short plat application. 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-8 is 4,500 square feet for parcels one acre or greater in size. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 65 feet. Lot size, width, and depth would be determined at the time of formal application. 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; and 50% for lots that are 5,000 square feet or less. 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. Side yards – 5-feet, except 15-feet for side yards along a street or access easement. Compliance with setback requirements would be determined at the time of building permit review for any new structures. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential design standards would be verified at the time of building permit review for the new residences to be located on all lots. Please take note of the following standards: One of the following is required: Lot width variation of 10 feet (10') minimum of one per four (4) abutting street- fronting lots, or Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for at least every four (4) abutting street fronting lots, or A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. A handout indicating the applicable guidelines and standards is enclosed. Dees Plat, PRE12-000280 Page 3 of 5 January 3, 2013 h:\ced\planning\current planning\preapps\12-000280.jerry\pre012-000280,dees plat,14-lot pp, r-8.doc Access/Parking: The applicant has indicated that primary access for all proposed lots would be from Talbot Road South via new driveways from a new 20-foot wide private street. The applicant has indicated in the narrative submitted with the pre-application materials that there are two reserved secondary access easements through the developed subdivision to the south which could provide secondary access to the proposed project. Please refer to the Fire Department comments in this report regarding secondary access, paving width, and turning radii. It appears that the current access easement from Talbot Road South provides access to at least four lots. Private streets are allowed, per RMC 4-6-060J, for access to 6 or fewer lots, provided at least 2 of the 6 lots abut a public right-of-way. Alternatively, a public street would require 45 feet of right-of-way dedication which includes pavement, curb, gutter, planter strip, and sidewalk on both sides of the street. In the private street or the public street scenarios, the applicant must determine if additional lots would have legal access rights over the current easement. Please note that street standards would apply from Talbot Road South through the properties abutting Talbot Road South and then easterly through the proposed project. RMC 4-7-150 states alley access is the preferred street pattern. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible. 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 (this requirement is not applicable if the 8-foot planter strip is installed as part of public street improvements). 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: There are no mapped critical areas on the project site. However, the applicant has indicated that a wetland exists in the eastern portion of the subject property. Vegetation on the site is indicative of that found in wetlands. A wetland report delineating and classifying the wetland is required to be submitted with the formal land use application. The wetland report must contain a mitigation/monitoring Dees Plat, PRE12-000280 Page 4 of 5 January 3, 2013 h:\ced\planning\current planning\preapps\12-000280.jerry\pre012-000280,dees plat,14-lot pp, r-8.doc report. Secondary review of the wetland report may be required by one of the individuals listed on the attached roster at the applicant’s expense. All critical areas and buffers are required to be placed in a Native Growth Protection Easement (NGPE). While there are no protected slopes (40% to 90%) on the project site, there appear to be small areas of sensitive slopes (25 to 40%), and other slope areas (15% to 25%). A geotechnical engineering report would be required to analyze the development potential of these areas. A drainage plan and report would be required with a formal preliminary plat application. The geotechnical report must provide information on the water table and soil permeability with recommendations of appropriate flow control options with typical designs. Please refer to the Plan Reviewer comments in this report for comments on storm drainage. Environmental Review: Environmental (SEPA) Review is required for Preliminary Plats. Therefore, SEPA would be required for the project. Permit Requirements: The project would require Preliminary Plat review and Environmental (SEPA) Review. With concurrent review of these applications, the process would take an estimated time frame of 12 weeks. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner. Once the Hearing Examiner issues a decision a two-week appeal period will commence. The fee for the Preliminary Plat is $4,000.00 and the fee for Environmental Review is $1,000.00. A 3% technology fee would also be assessed at the time of land use application. Detailed information regarding the land use application submittal is provided in the attached handouts. The applicant would be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Preliminary 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 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. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $6,392.00 for each new single-family house, would be payable prior to building permit issuance. A handout listing all of the City’s Development related fees in attached for your review. Note: When the formal application materials are complete, the applicant needs to make an appointment to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Dees Plat, PRE12-000280 Page 5 of 5 January 3, 2013 h:\ced\planning\current planning\preapps\12-000280.jerry\pre012-000280,dees plat,14-lot pp, r-8.doc Expiration: Upon preliminary approval, the preliminary plat approval is valid for seven years with a possible one-year extension if requested in writing prior to the expiration. .