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HomeMy WebLinkAboutPRE22-000069_Meeting SummaryPREAPPLICATION MEETING FOR SE 162nd Cottage Housing Development PRE 22-000069 CITY OF RENTON Department of Community & Economic Development Planning Division March 24, 2022 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 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 formal submittal. 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). M E M O R A N D U M DATE: March 8, 2022 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Cottages 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 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. Water is provided by Soos Creek Water District. A water availability certificate is required to be obtained from them. A minimum of one new fire hydrant will be required to be installed. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. Credit will be granted for the removal of the two existing homes. 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 all the buildings. Proposed lot layout does not meet this requirement. Dead end streets shall be equipped with an approved turnaround. Dead end streets over 300-feet require a full 90-foot diameter cul-de-sac. Since Southeast 162nd Street already has an approved cul-de-sac, this development can just provide a hammerhead type turnaround instead. See included diagram for dimensions. City ordinance does require all homes beyond 500-feet dead end to have an approved fire sprinkler system. Dead end measurement is from 114th Avenues Southeast. This fire sprinkler requirement will apply to all lots except Lots 3, 4 and 5. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 18, 2022 TO: Jill Ding, Senior Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: SE 162nd Cottage Housing Development PRE22-000069 I have reviewed the pre-application submittal for the above referenced project at 11233 SE 162nd Street (KC Parcel ID: 0088000151). The applicant is proposing a cottage housing development, of 16 units. WATER 1. Water service is provided by Soos Creek Water and Sewer District. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Sewer service is provided by Soos Creek Water and Sewer District. 2. Applicant shall obtain a sewer availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SURFACE WATER 1. A drainage report complying with the current version of the City adopted Surfac e Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The site topography slopes moderately from the east to the west. The site contains regulated slopes. There is an existing stormwater ditch located along the property frontage on SE 162nd Street. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain SE 162nd Cottage Housing Development – PRE22-000069 Page 2 of 4 March 18, 2022 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. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 5. 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 RSWDM that is current at the time of civil construction permit application. 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent 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 applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 11. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. The proposed development fronts SE 162nd Street along the north property line(s). SE 162nd Street 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 feet. 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. a. Refer to the following record drawings to design the frontage improvements to match existing improvements along SE 162nd Street: SE 162nd Cottage Housing Development – PRE22-000069 Page 3 of 4 March 18, 2022 i. https://edocs.rentonwa.gov/Documents/DocView.aspx?id=1336813& 2. New residential half street required along west property line. The right-of-way width shall be 46-feet and include the following improvements: (2) .5-foot curbs, 26-feet of pavement width, 8-foot planter, 5-foot sidewalk, street trees and storm drainage. Dedication will be required. 3. For dead-ends between 500-feet and 700-feet in length, a Cul-de-Sac and fire sprinkler systems for the homes will be required. a. Coordinate with the Renton Fire Authority. 4. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 5. The new street intersection radius must be a minimum of 25’. 6. Street grades shall not exceed 15 percent. 7. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. a. Ramps across new/existing curb ramps must be ADA compliant (upgraded) as well. 8. 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. 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10. The transportation impact fee is based on the type of land use. For single-family residential, the 2022 transportation impact fee is $10,861.69 per unit. Transportation impact fees are subject to change based on the year the building permit is applied for. 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. SE 162nd Cottage Housing Development – PRE22-000069 Page 4 of 4 March 18, 2022 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 development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 24, 2022 TO: Pre-Application File No. 22-000069 FROM: Jill Ding, Senior Planner SUBJECT: SE 162nd St Cottage Housing Development 11221 & 11233 SE 162nd St (Parcel Nos. 0088000132 & 0088000151) 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 applicant is proposing a unit lot subdivision of 16 cottage units each with a minimum of 250 sf of private yard space. The units would include half of the units totaling between 1,000 sq. ft. and 1,500 sq. ft. and the other half of the units totaling less than 1,000 sq. ft. The subject property is located at 11221 and 11233 SE 162nd St (parcel nos. 0088000132 and 0088000151) along the south side of SE 162 nd St. The project site totals 67,977 square feet (1.56 acres) in area and is currently developed with two single-family homes and associated detached accessory structures, proposed for removal. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential -8 (R-8). Onsite parking is provided assuming all units would include 3 bedrooms. Each unit would have an assigned single car parking space within the shared detached parking garage. Access to the site is proposed via a half street extension off of SE 162nd St. No critical areas are mapped on the project site. Current Use: The project site is currently developed with two single-family homes and associated detached accessory structures, which are proposed for removal. Development Standards: The project would be subject to RMC 4-2-110, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Cottage housing developments may be granted additional density, at a rate of two and one-half (2.5) times the maximum density that could be achieved in a standard subdivision within the R-8 zone. The applicant shall submit a pro forma subdivision plan for the proposed property showing the number of conventional lots that would be permitted by the R-8 zone. This pro forma subdivision plan will be used to determine the maximum number unit lots allowed, by multiplying the number of lots in the pro forma subdivision plan by two and one - half (2.5). The area of public and private streets (including driveway tracts and private access easements) an d critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The applicant would be required to provide a pro forma subdivision plan to determine the maximum number of cottage housing units that could be developed on the project site. Cottage Housing Development Standards: Maximum Unit Size 1,500 sq. ft. At least 50% of all cottages in a development shall be less than 1,000 sq. ft. Minimum Number of Cottages per Cluster 3 Maximum Number of Cottages per Cluster 12 Minimum Distance Between Structures All units must be detached, with a minimum separation of 8 ft. Maximum Wall Plate Height 18 ft. Roofs with a pitch equal to or greater than 4:12 may project an additional 6' vertically from the maximum wall plate height. Maximum Number of Stories 2 Separation Between Clusters Individual clusters shall be separated by landscaping, common open space, critical areas, or a community building. Minimum Lot Size, Width and Depth –The minimum lot size in the R-8 zone is 5,000 sq. ft. The minimum lot width is 50 feet for interior lots and 60 ft. for corner lots and the minimum lot depth is 80 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW or private access) of no less than 80-percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. Individual unit lots created for cottage house developments are exempt from the minimum lot size, minimum lot width, and minimum lot de pth requirements of the R-8 zone. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. Individual unit lots created for cottage house developments are exempt from the maximum building coverage, and maximum impervious surface area requirements of the R-8 zone. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure, except when all vehicle access is taken from an alley, then 15 ft ; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front y ard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Individual unit lots created for cottage house developments are exempt from setback requirements of the R-8 zone. 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 or grading plan. 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 footing to the finish grade at the top of the wall requires a building permit. 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. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right -of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: If significant trees 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 (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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% of existing significant trees, the lot would be required to provide a mini mum 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 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 re place each protected tree removed. PLEASE NOTE: The City is currently in the process of updating its tree retention regulations, which may impact the required tree retention for the project proposal. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Access/Driveways/Parking: Access to the site is proposed via a 35-foot wide half street extension off of SE 162nd St along the western boundary of the project site. The half street width shall be increased to accommodate on street parking. Parking requirements for cottage housing developments would be required to comply with the following: a minimum and maximum of 1.6 parking spaces per cottage house of 3 bedrooms or greater; 1.4 spaces per 2- bedroom cottage house; and 1.0 spaces per 1-bedroom cottage house or studio. In addition to the minimum parking stalls required, a minimum 20% of the total number of required parking spaces in the cottage house development shall be provided for guest parking and located in a common area accessible by guests. The number of parking spaces required for cottage house development may be averaged and dispersed within the parent site; provided, that at least one parking space is provided for each unit lot. Based on the proposal for 16 3-bedroom cottage units, the proposal would be required to provide 26 total parking spaces for the individual cottages and five guest parking spaces for a total of 31 parking spaces on the project site. Parking would be provided via four onsite, four-car garage units. In addition, nine surface parking spaces are proposed for a total of 25 parking spaces, which would be less than the 31 spaces required. The proposal shall be revised to include six additional parking spaces. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the Cottage Housing Developments, outlined in RMC 4-2-115F. For cottage house developments in the R-8 zone, the project is required to demonstrate compliance with the applicable Residential Design and Open Space Standards at the time of subdivision application. Critical Areas: No critical areas are mapped on the project site. Environmental Review: Proposals that include residential developments of more than nine dwelling units are subject to Environmental (SEPA) Review, in accordance with WAC 197-11. Permit Requirements: The proposal would require Preliminary Plat approval, Environmental (SEPA) Review, and Site Plan Review. All applications would be reviewed concurrently within an estimated timeframe of 12 weeks. The 2022 fees would total is $17,041.50 ($10,830 Preliminary Plat + $1,600 SEPA + $3,800 Site Plan Review + $811.50 Technology Fee = $17,041.50). Any modifications requested would be an additional $273 ($260 plus a 5% Technology Surcharge Fee). All fees are subject to change. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. Detailed information regarding the land use application submittal can be found on the City’s permitting page at permitting.rentonwa.gov and clicking on “Land Use”, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. 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. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre-application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Public Outreach Sign: Preliminary Plats and projects estimated by the City to have a monetary value equal to or greater than $10,000,000 require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit issuance and payable prior to building permit issuance. The 2022 impact fees are as follows: • A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit. • A Fire Impact fee of $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee of $7,681.00 (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. Note: When the formal application materials are complete, the applicant is strongly encouraged to send a copy of the application materials via email prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov or 425-430-6598 before sending any documents associated with the project. Expiration: Upon approval, the Preliminary 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.