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HomeMy WebLinkAboutPRE_PreApplication_Comments_010123 PREAPPLICATION MEETING FOR Binder Short Plat 980 Hoquiam Avenue NE PRE 16-000686 CITY OF RENTON Department of Community & Economic Development Planning Division October 27, 2016 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Ann Fowler, 425.430.7271 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: TO: FROM: SUBJECT:(980 Hoquiam 5-lot SP) PRE16-000686 Jill Ding, Senior Planner 10/10/2016 12:00:00AM Corey Thomas, Plan Review/Inspector 1. Existing street, water main and fire hydrants are adequate. 2. Fire mitigation fee is $495.10 per single family lot paid at time of building permit issuance. Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 27, 2016 TO:Jill Ding, Planner FROM:Ann Fowler, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for Binder Short Plat 980 Hoquiam Ave NE PRE 16-000686 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 reviewed the application for the Binder Short Plat at 980 Hoquiam Ave NE (APN(‘s) 1023059060) and have the following comments: EXISTING CONDITIONS The site is approximately 2.06 acres in size and is square in shape. There is a single family residence with attached garage and associated driveway which accesses off of NE 10th Street. Water Water service is provided by King County Water District #90 The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton There is an existing 8-inch PVC gravity wastewater main located in NE 10th Street (see City plan no. S-3278). There is an existing 8- inch PVC gravity wastewater main located at the east side of the site (see City plan no. S- 3278). Storm There are existing storm drainage facilities in NE 10th Street and Hoquiam Ave NE (see City plan no. R-3278). Streets The proposed development fronts NE 10 Street along the north property line(s). NE 10 Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 50 feet as measured using the King County Assessor’s Map. The proposed development fronts Hoquiam Ave NE along the west property line(s). NE 10 Street is classified as a Collector Binder Short Plat – PRE16-000686 Page 2 of 4 Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet as measured using the King County Assessor’s Map. NE 10th Street currently contains a meandering 5-foot sidewalk. There are no frontage improvements along Hoquiam Ave NE. CODE REQUIREMENTS WATER 1.A water availability certificate from King County Water District #90 is required as part of the Land use Application. SEWER 1.Sewer main extension across the site frontage on Hoquiam Ave NE is required, which is approximately 209 LF of 8-inch main for future service to properties along Hoquiam Ave NE. 2.The proposed project will need to show how they propose to serve the new development with sanitary sewer service to each of the lots with connection to the existing system in NE 10th Street. 3.The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. SDC fee for a 1-inch meter is $2,242.00 per meter. The total fee is $11,210.00 for (5) 1-inch meters. This is payable at construction permit issuance. 4.The East Renton Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate when it was established in 1996 was $224.52 plus interest per lot. As of 10/25/2016, the SAD fee rate per lot is $316.80, the SAD has reached its peak Assessment Period. No additional interest will accrue. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. SURFACE WATER 1.A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments 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 May Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 2.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. 3.Any proposed detention and/or water quality vault shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility 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. Special inspection from the building department is required. 4.Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of flow control 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. Binder Short Plat – PRE16-000686 Page 3 of 4 5.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. 6.A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 7.A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 4 new residences (5 new single family homes, 1 existing homes to be removed). The estimated total fee is $5,940.00. This is subject to final design and payable prior to issuance of the utility construction permit. 8.Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All project vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4-1- 045 for information regarding project vesting. TRANSPORTATION 1.NE 10th Street Improvements a.To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site 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.Hoquiam Ave NE Improvements a.To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. However, the City’s transportation group has determined and will support a lesser standard to match existing improvements along Hoquiam Ave NE. Recommendation will allow a pavement width of 36 feet from curb to curb to remain and reduce the frontage improvements to an 8 foot planter strip and a 5 foot sidewalk. This would provide a future right-of-way of 64 feet and would require the project to dedicate 2 feet of right-of-way. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d. 3.Corner lots shall dedicate a minimum of a 15-foot radius in accordance with City code 4-6-060. 4.Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a.A minimum separation of 5 feet is required between driveway and the property line. b.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'). 5.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. 6.Street lighting and street 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. Binder Short Plat – PRE16-000686 Page 4 of 4 7.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8.Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per dwelling unit for single family homes. The project proposes the addition of 5 new residences (4 new single family homes, 1 existing homes to be removed). The estimated total fee is $11,804.68. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. GENERAL COMMENTS 1.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. d. 2.All construction utility 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. 3.A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4.All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5.Fees quoted in this document reflect the fees applicable in the year 2016 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. h:\ced\planning\current planning\preapps\2016 preapps\pre16-000611.jill\16-000611 (r-8 4 lot short plat, coal mines, wetland).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 27, 2016 TO:Pre-Application File No. 16-000686 FROM:Jill Ding, Senior Planner SUBJECT:Binder Short Plat, 980 Hoquiam Avenue NE 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 $50.00 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 the southeast corner of NE 10th Street and Hoquiam Avenue NE and is addressed as 980 Hoquiam Avenue NE. The proposal is to subdivide the 89,298 square foot project site into five lots and one critical area tract. The subject property is zoned Residential-8 (R-8). Access to the new lots would be provided via individual driveways off of NE 10th Street. A wetland has been identified on the southeast corner of the project site. Current Use: The site is currently developed with an existing single family residence, proposed for removal. Zoning/Density Requirements: The subject property is zoned Residential-8 (R-8), the density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The area located within dedicated right-of-way, private access easements/tracts, and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. After the deduction of the wetland area, the applicant indicates that the proposal would have a net area of 1.50 acres. Based on a net area of 1.50 acres, the proposal for 5 lots would result in a gross density of 3.33 dwelling units per acre (5 lots / 1.50 acres = 3.33 du/ac), which is below the minimum density required in the R-8 zone. Per RMC 4-2-110D1: a. “Phasing, shadow platting, or land reserves may be used to satisfy the minimum density requirements if the applicant can demonstrate that the current development would not preclude the provision of adequate access and infrastructure to future development and would allow for the eventual satisfaction of minimum density requirements through future development”. Binder Short Plat, PRE16-000686 Page 2 of 4 October 27, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000686.jill\16-000686 (r-8 5 lot short plat, wetland).doc b. In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density requirements may be waived. The proposed short plat layout shall be revised to either comply with the minimum density required or shall demonstrate compliance with RMC 4-2-110D1.a. or b. 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 (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone, is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The lots as proposed appear to exceed the minimum lot size, width, and depth requirements. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. Accessory structures are also included in building lot coverage calculations. The proposal’s compliance with the building standards would be verified at the time of building permit review. Building Height – The maximum wall plate height is 24 feet and 2 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. Building height would be verified 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-8 zone are: Front yard: 20 feet for the primary structure. Rear yard: 20 feet. Side yards: 5 feet. Side yards along streets: 15 feet Setbacks would be verified at the time of building permit review. Building Design Standards – The proposed structure 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. Access/Parking: Access to the lots is proposed via individual driveways off of NE 10th Street. A minimum of two onsite parking spaces is required for each new lot. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Binder Short Plat, PRE16-000686 Page 3 of 4 October 27, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000686.jill\16-000686 (r-8 5 lot short plat, wetland).doc 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 minimum on-site landscape width required along street frontages is 10 feet. 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 minimum of two (2) trees are to be located in the front yard prior to final inspection. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall be submitted at the time of Short Plat application and prepared by a registered 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: 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, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. 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 percent 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 perpetuity 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. A formal tree retention plan would be reviewed at the time of Short Plat application. Binder Short Plat, PRE16-000686 Page 4 of 4 October 27, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000686.jill\16-000686 (r-8 5 lot short plat, wetland).doc Critical Areas: The applicant has indicated that a Category III wetland with a required buffer of 75 feet and a building setback of 15 is mapped across the eastern portion of the project site. The applicant has indicated that the maximum 25% buffer reduction would be proposed. A wetland report and delineation would be required at the time of formal land use application. If any impacts are proposed to the wetland or buffer area, a mitigation plan would also be required. Environmental Review: Environmental (SEPA) Review would be required due to the presence of critical areas on the project site. Permit Requirements: The proposal would require Short Plat approval and Environmental (SEPA) Review. Both applications would be reviewed concurrently within an estimated time frame of six to eight weeks. The 2016 fee for Short Plat and Environmental (SEPA) Review is $3,090 ($2,000 Short Plat fee + $1,000 SEPA fee + $90 Technology Fee = $3,090). Detailed information regarding the land use application submittal is provided in the attached handouts. Public Information Sign: The applicant will 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 Short 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 Short 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. 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. The fees for 2016 are as follows: Transportation Impact Fee - $2,951.17 per new single-family house; Park Impact Fee - $1,887.94 per new single-family house; and Fire Impact Fee - $495.10 per new single-family house. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $5,643.00 per new home, would be payable prior to building permit issuance. A handout listing all of the City’s Development related fees is available on the City’s website. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call or email Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.