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HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_180308_v1PRE-APPLICATION MEETING COMMENTS FOR CHO SHORT PLAT PRE17000411 CITY OF RENTON Department of Community & Economic Development Planning Division July 20, 2017 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Ann Fowler, 425-430-7382 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:July 20, 2017 TO:Clark Close, Senior Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Cho 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 new fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A water availability certificate is required from Soos Creek Water District. It appears that a minimum of one new fire hydrant would be required to be added to meet minimum code requirement. The supply main to a new fire hydrant would be at least 6-inches, Soos Creek will have final design. 2. The fire impact fees are currently applicable at the rate of $718.56 per single family unit. Credit will granted for the removal of the existing home. Fees paid at time of building permit issuance. 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 the buildings. Proposed access roadway shall be extended northward approximately 45-feet in order to meet this requirement. Proposed hammerhead turnaround is acceptable and meets minimum design standards. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 20, 2017 TO:Clark Close, Planner FROM:Ann Fowler, Civil Engineer II, Plan Review SUBJECT:Cho Short Plat 11840 SE 192nd St PRE17-000411 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 located at parcel(s) 6198400341. 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 Soos Creek Water and Sewer District A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. The site is located within Zone 2 of an Aquifer Protection Area. SEWER 1. Wastewater service is provided by Soos Creek Water and Sewer District A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application SURFACE WATER 1. There is no stormwater conveyance system immediately abutting the subject property. The existing stormwater conveyance system ends on either side of the proposed development and is within the current City of Kent right-of-way. Applicant will need to coordinate with City of Kent for any proposed discharge to the City of Kent conveyance systems. 2. A drainage report complying with the current Renton Surface Water Manual (RSWM) 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 Soos Creek Drainage Basin. Cho Short Plat– PRE17-000411 July 20, 2017 Page 2 of 3 Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 3. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM 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. 4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 6. 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 (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. 7. Surface water system development fee is $1,608.00 for each new lot. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts SE 192 nd Street along the south property line(s) SE 192nd Street is within the City of Kent Right-of-Way. Frontage improvements along the property frontage shall be in accordance with City of Kent design and construction standards. 2. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. 3. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 4. Frontage improvements along the new public road shall comply with the City’s complete street standards, including an 8-foot planter strip, 5-foot sidewalk and 0.5-foot curb. 5. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. 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'). 6. Street lighting is required from a development that includes more than 4 residential units. 7. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation Cho Short Plat– PRE17-000411 July 20, 2017 Page 3 of 3 impact fee is $5,430.85 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. K:\Preapps\2017\PRE17000411_Cho Short Plat\02.Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 20, 2017 TO:Pre-application File No. 17-000411 FROM:Clark H. Close, Senior Planner SUBJECT:Cho Short Plat (11840 SE 192nd St) 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 on the north side of SE 192nd St at 11840 SE 192nd St. The project site totals 44,431 square feet (1.02 acres) in area and is zoned Residential- 4 (R-4). The proposal is to subdivide the project site into four (4) single family residential lots and one tract located along the western edge of the property (Tract A). An existing residence and detached sheds are proposed to be removed. Access to each lot would be from the proposed 20-foot wide shared driveway tract. There is a Wellhead Protection Area zone 2 mapped on the project site. No other critical areas were identified in COR Maps. Current Use: The property has an existing 1,500 sf single-family residence and associated detached accessory structure. The existing residence and detached structures are proposed to be demolished. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential Low Density (RLD) and is zoned Residential 4 (R-4) dwelling units per acre. The Residential-4 Zone (R-4) is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Density Requirements: There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. Cho Short Plat, PRE17-000411 Page 2 of 6 July 20, 2017 K:\Preapps\2017\PRE17000411_Cho Short Plat\02.Review Comments The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The pre-application packet includes a draft survey plat map that indicates that the net acreage would be roughly 39,113 square feet (0.90 acres) with the deduction of the shared driveway tract. The net density was calculated to be 4.45 du/ac (4 units / 0.90 acres = 4.45 du/ac). Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would be required at the time of formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Based on the net density of 4.45 du/ac, the subject site would meet the maximum net density requirements of the R-4 zone. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 is 9,000 square feet. The lot sizes proposed would meet this requirement. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 100 feet is required. Lots 1-4 appear to comply with the minimum lot width and depth requirements of the zone. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building 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 R-4 zone are 30 feet for the front yard, 25 feet for the rear yards, secondary front yard for corner lots would be required to have a 30 foot setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5 feet on either side. The setbacks for the new residences would be reviewed at the time of short plat decision and applied at the time of single family building permit. Building Height – The maximum wall plate height is 32 feet with 3 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. Building Coverage – R-4 zone allows a maximum building coverage of 35% of the lot area. Building coverage requirements would be verified at the time of building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 50%. Impervious surface requirements would be verified at the time of building permit review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Cho Short Plat, PRE17-000411 Page 3 of 6 July 20, 2017 K:\Preapps\2017\PRE17000411_Cho Short Plat\02.Review Comments Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. In addition, two trees are required in the front yard setback area of each lot when there are no street trees within the street right-of-way as referenced in the landscape regulations (RMC 4-4-070F). 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 land use application. 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. Cho Short Plat, PRE17-000411 Page 4 of 6 July 20, 2017 K:\Preapps\2017\PRE17000411_Cho Short Plat\02.Review Comments Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet (4') requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard or side yard; fences up to four feet (4’) are allowed in the front yard. A fence taller than six feet (6') 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. Access: Access to Lots 1-4 are proposed via a 22-foot wide shared driveway tract (Tract A) located along the west side of the property. The area of Tract A was identified within the draft survey plat map as 5,183 square feet. Shared driveways may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel; and g. Maintenance: The applicant shall ensure the shared driveway can be continually maintained to minimum standards listed in this section by the owners of the lots served by the driveway to the satisfaction of the City of Renton, prior to the recording of the short plat. h. Covenants, Conditions and Restrictions: Covenants, conditions and restrictions, which are approved by the Administrator, shall be recorded with the King County Recorder's Office. The applicant shall provide a copy of the recorded document. These covenants shall provide for, at a minimum, the following: i. Maintenance, repair, operation, and payment of taxes for the commonly owned tract and facilities; and ii. These covenants shall run with the land and be irrevocable and binding on all the property owners, including their assigns, heirs, and successors. Cho Short Plat, PRE17-000411 Page 5 of 6 July 20, 2017 K:\Preapps\2017\PRE17000411_Cho Short Plat\02.Review Comments Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16') wide; the Renton Fire Authority may require the tract and paved surface to be up to twenty feet (20') wide. The tract shall be the width of the paved surface plus eight feet (8') for a landscape strip, when the tract abuts properties that are not part of the subdivision. The eight-foot (8') landscaping shall include a mixture of trees, shrubs, and groundcover as required in RMC 4-4-070 and shall serve as a buffer between the shared driveway and abutting properties that are not part of the subdivision. The shared driveway would be required to provide a turnaround for dead-end streets greater than 150 feet. A modification request would need to be granted for any deviations from the street code standards. Pipestem lots are not permitted for new plats, unless used to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving minimum density. The shared driveway tract must extend to the furthest lot of the plat or Lot 4, as shown in the draft survey plat map. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness (minimum of four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Compliance with driveway standards would be verified at the time of building permit review. Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Critical Areas: A Wellhead Protection Area zone 2 is mapped on the project site. If any fill is proposed, a fill source statement is required. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Additionally, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Environmental Review: Short Plats of 9 or fewer lots are categorically exempt from Environmental (SEPA) Review per WAC 197-11. Permit Requirements: The proposed subdivision would require administrative short plat approval. The preliminary short plat application would be processed within an estimated time frame of 6-8 weeks. The short plat fee would be $5,150 ($5,000 Short Plat fee + $150 surcharge technology fee = $5,150). Detailed information regarding the land use application submittal items are available on the City’s website. Please note the technology fee is expected to increase this year. The City has now implemented electronic plan review and no longer accepts paper submittals. All submittals shall meet Electronic File Standards, which can be found on the City’s website. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided within the public information sign handout. Cho Short Plat, PRE17-000411 Page 6 of 6 July 20, 2017 K:\Preapps\2017\PRE17000411_Cho Short Plat\02.Review Comments The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 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 for new single family homes. 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 2017 application fees are as follows: A Transportation Impact Fee based on $5,430.85 per each new single family residence; A Parks Impact Fee based on $2,740.07 per each new single family residence; A Fire Impact fee of $718.56 per each new single family residence; and Renton School District Impact Fee is $6,432.00 per each new single family residence. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Clark Close, Senior Planner at 425- 430-7289 or cclose@rentonwa.gov to schedule an appointment. Expiration: Upon approval, the short plat is valid for two (2) years with a possible one (1) year extension (RMC 4-7-070M). It is the responsibility of the subdivider to monitor the expiration date. L L 6 / 1 9 / 2 0 1 7 1,600 133 COR Maps This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Cho Short Plat 7/19/2017 Legend 91045 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 91 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Boundary Other City of Renton Addresses Parcels Human Services Sites of Interest Hospital / Medical Center Light Rail Station Park and Ride Parking Lot Bus Station / Dispatch Facility Amusement / Water Park Library Museum Fire Station / EMS Station Urgent Care Facility Post Office Historic Site / Point of Interest; Cemetery Park or Open Space Golf Course Sports Arena / Stadium School Shopping Mall / Complex Airport Runway / Airfield Licensed Businesses