HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_170817_v1V
PREAPPLICATION MEETING FOR
Moorman Short Plat
2004 Shattuck Avenue S
PRE 16-000157
CITY OF RENTON
Department of Community & Economic Development
Plann40
ing Division
March 24, 2016
Contact Information:
Planners. J1'11 Ding, 425.430.6598
Public Works Plan Reviewer,: Ian Fitz -James, 425.430.7288
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, cal! and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
Thepremapplica *on 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 w'111 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 AdministratorandC*tyCounc*
I).
Fire & Emergency Services
Department
MEM 0 R A N D U M
DATE: 3/3/2016 12,5100*000AM
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Plan Review/Inspector
SUBJECT: (Moore an Short Plat Preapplication)
PRE16-000157
%'..jity U1
{
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 hydrants can be counted toward the
requir
ements as long as they meet current code including 5 -inch storz fittings. Add a storz fitting to the
existing hydrant at the corner of S 19th St and Shattuck Ave S.
2. The fire impact fees are currently applicable at the rate of $495.10Per single family unit. Credit will be
granted for the removal of one existing home.
3,. Fire department apparatus access roadways are required to be a minimum of 20 -feet wide fully paved, witl
25 -feet inside and 45 -feet outside turning radius. Fire access roadways shall be constructed to supporta 30
-ton vehicle with 75 -psi point loading. Access is required within 150 -feet of all points on the buildings.
0
Page 1 of 1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 24, 2016
T0: Jill Ding, Senior Planner
FROM: Ian Fitz -James, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Mooreman Short Plat — 2004
Shattuck Avenue S.
PRE 16-000157
hn'TF-*ThPn is preliminary and oinaing ana may ne subject to modification and/or concurrence by official C ity 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.
1 have completed a preliminary review of the application for the Moore an Short Plat located a
Shattuck Avenue S. The King County Parcel
subdivide the lot into three parcels.,
Number is 117222000382.ihe applicant js proposing
t 2004
to
WATER COMMENTS
1. Water service is provided by the City of Renton. It is in the West Talbot Hill service area in the
300' hydraulic pressure zone. The approximate static water pressure is 65 psi at a ground
elevation of 150'.
2. There is an existing 8" cast iron water main west of the site in Shattuck Avenue S. Reference
Project File WTR2701132 in COR Maps for record drawings.
3. There is an existing 3/4" water service serving the site. The meter is COR Facility ID No,. MTR-
008310 and
the lateral is COR Facility ID No. LAT -006857. This meter can be reused to serve lot
1. If this meteris abandoned, a redevelopment credit will apply,.
4. No water main extensions would be required.
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Comments.docx
Mooreman Short
Page 2 of 4
March 24, 2016
5. Each
lot — PRE 16-000157
lot shall have a hydrant within 300 feet as measured from the hydrant along the access
road and driveways to the new residences. There are two existing fire hydrants in the parcel
vicinity. One is located approximately 100' north of the northern property corner at the NE
Shattuck Avenue S. and the private road. The other is located approximately 105'
corner of
south of t
he southern property line. An additional fire hydrant may be required per the f
department.
6. Each lot that is not reusing an existi
service. The meter would be install
ng water
service w
ill requ
ed bv the City of Renton.
this meter would be $3,310.00. The current
meter would be $3,,245.00..
SEWER COMMENTS
ire
ire a separate Z" water meter for
The currentk 1-2GI -6) fee to'I'nstall
System Development
Charge (SDC) for each 1"
1. Sewer service is provided by the City of Renton.,
2. There is an existing 8,p&s concrete sewer running south to north in Shattuck Avenue S. west of the
site. Reference Project File WWP2700022 in COR Maps for the record drawings.
3. There is an existin�6" PVC side sewer serving the site. The side sewer connects to the' main in
Shattuck Avenue S. This side sewer can be reused to serve lot 1.
4. No sewer main extensions would be required.
5. Side sewers serving proposed lots 2 and 3 would need to be in private easements where they
pass through neighboring parcels.
6. The development would be subject to a system development charge (SDC) for sewer service.
The SDC for sewer service is based on the size of the domestic water service. The current SDC
for sewer service with a 1" water meter installation is $2,242.00.
STORM DRAINAGE COMMENTS
1. There is an existing 18" corrugated polyethylene storm drain running from south to north in the
western half of Shattuck Avenue S. Reference Project File TED4002111300 for the record drawing
of this storm drain.
2. The may '' an existing 12" concrete storm drain running from south to north along the
east nti
ge of Shattuck Avenue S. This line is under Project File: SWP2703472. Please
have the surveyor confirm if this line exists in the mapped location.
3. Current site drainage flows from east to west across the site to a shallow ditch and then south to
an existing catch basin (COR Facility ID # 111955) located near the NW corner of the site.
4. 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.
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Comments-doa
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Mooreman Short Plat — PRE1
Page 3 of 4
March 24, 2016
5. AarainagereporTco piying with the adoptedZUU9 King County Surface Water Design Manual
6-000157
and the 2010 City of Renton Amendments will be required.
6. The project site falls within the City's flow control duration standard (Forested Conditions) and is
within the Black River Drainage bas in.
7. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff
created by this d evelopment. Please see section 1. 2.3.3 of the City amendments to the
KCSWDM for the Flow Control BMP requirement.
8. Drainage improvements along the street frontage will be required to conform to the City's
street standards.
9,, Ageotechnical report for the site is rtguired. 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.
10. The development would be subject to system development charges (SDC). The current SDCs are
$1,485.00 per lot. Fees are payable at the time of permit issuance.
TRANSPORTATION /STREET COMMENTS
2.
The current transportation impact fee'l*s $2,951.17 per single family home. Fees are payable at
the time of permit issuance.
Shattuck Avenue S. is a residential access street. Per RMC 4-6-060, the minimum right of way
width for a residential access street is 53'. The minimum paved roadway width 1*s 20' (2 lanes)
and 6' of parking on one side. A 0.5 curb, 8' planter, and 5' sidewalk will be required. The King
County Assessor's Map shows an approximate current right of way width of 40'. A dedication of
6.5' would be required to provide the half right of way width of 26.5'. Final right of way and
dedication width shall be determined by survey.
3. Street lighting analysis is required to be conducted by the developer along the project frontage.
Required street lighting shall be to City of Renton standards.
4. Paving and trench restoration within the City of Renton right of way shall comply with the City's
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The SDCs listed are for 2016. The fees that are current at the time of the utility permit
application will be levied. Please see the City of Renton website for current SDCs.
2. The survey and all civil plans shall conform to the current City of Renton survey and drafting
standards. Current drafting standards can be found on the City of Renton website.
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Comments.docx
Mooreman Short Plat — PRE16-000157
Page 4 of 4
March 24, 2016
3. A final survey that is stamped and signed by the professional land surveyor of record will need
to be provided. All existing utilities need tO 11111111111 11 )e surveyed and shown. Please reference COR
Maps for mapping and records of existing utilities in the project vicinity.
4. Separate plan submittals will be required for
improvements. All plans shall be prepared
Washington.
construction perm its for utility work and street
by a licensed Civil Engineer in the State of
5. When utility plans are complete., please submit four (4) copies of the plans, two (2) copies o
drainage report, an electronic copy ot each,, the permit application, an itemized
construction estimate, and application fee to the counter on the sixth floor.
r
Hs.\CED\PIanning\Current Planning\PREAPPS\2016 Preapps\PRE16-000157.Jill\16-0324 PRE16-000157 Civil Pre -App
Comments.docx
I
f the
cost ot
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 24., 2016
TO: Pre -Application File No,. 16-000157
FROM: Jill Ding,, Sen'i'or Planner
SUBJECT: Moorman Short Plat, 2004 Shattuck Avenue S
General:
r
issues are based on the pre -application submittals Indio tn the City of Renton by the applicant
CITY Iton
We have completed a preliminary review of the pre-application for the above-
no
edevelopment proposal. The following commen#s on development and peritting
and the codes in effect on the date of review.
contained in this summary may be subject to
.0
decision -makers (e.g., Hearing Examiner Community & Economic Development Administrator,
The applicant is cautioned that information
modification and/or concu
rrence by official
Public Works
Administrator,
Planning
Dir
e cto r,
Development Services
Council). Review comments may also need to be revised based on site
design changes required bil���� Citil���� (staff or made b11111 f the applicant. The applicant is encouraged to
Director, and City
planning and other
review all app
licable sections of the Renton Municipal Code. The Development Regulations are
avaiiame for purchase for $50.00 plus
or online at www.rentonwa.Rov
tax, from the Finance Division on the first floor of City Hall
Project Proposal: The subject property is located on the east side of Shattuck Avenue S between
5 20th Place and S 19th Street. The proposal is to subdivide the project site into three lots for the
future construction of single family residences., The subject property totals 22,,440 square feet in
area., and is zoned Residential -8 (R-8). The proposed lots would have areas of: 6, 000 square
feet, 4,500 square feet, and 4,400 square feet. Access to the new lots would be provided via a
20 -foot wide shared driveway tract off of Shattuck Avenue S. A moderate coal mine hazard area,
moderate landslide hazards and slopes with grades between 15 and 25 percent are mapped on
ok
the project site.
Current Uses. The site is currently occupied with a single family residence and associated
detached accessory structures.
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 approximately 2,400 square feet for the shared
driveway tract from the gross site area of 22 ,440, the project site would have a net area of
20,040 square feet (0.46 acres). Based on a net site c�f 20,040 square feet (0.46 acres), the
proposal for 3 lots would result in a net density �of 6.52 dwelling units per acre (3 lots / 0.46
acres = 6..52 du/ac), which is within the density rar�,�eperyritted in the R-8 zone.
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Moorman
f 5
March 24, 2016
Page 2 0
Short Plat, PRE16-000157
Development Standards: The project would be subject to RMC 4-2-110A, "Development
Standards for Single Family Zoning Designations" effect ive at the time of complete application
" herein).
(noted a
s "R-8 standards
Minimum Lot Size, Width and Depth —The minimum lot size permitted
square feet for
in the R-8 zone, is 5,000
parcels being subdivided. For short plats of parcels smaller than one acre
may i3e allowed to i)e 4,500 square feet in area provided all other lots meet the 5, 000 square
foot minimum lot area. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots;
minimum lot
square feet,
one lot
cleptn is 8U tee
t. The proposed lots would have areas of 4,500 square feet, 6, 000
and 9, 400 square feet, which complies with the minimum lot size requirements ol
the R-8 zone. The lots would have approximate widths of: 60 feet, 60feet and 21 0 feet, and
appear to comply with the minimum lot wpi���th requirements. The proposed lots would have
approximate depths of 90 feet, 78 feet, and 84 feet. It appears proposed Lot 2 would need IbIID
be revi's
Building
ed to provide the minimum depth requirement of 80 feet.
Standards —The R-8 standards allow a maximum building coverage of 50% of the lot
area.- Accessory s
compliance with
review.
tructures are also included in building lot coverage calculations. The proposal's
the building standards would be verified at the time of building permit
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 facade for each one (1) vertical foot above the
maximum wall plate height. Building height would be verified ot 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.
Lot Configuration — One of the following is required:
1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street -fronting
lots, or
2. Minimum of four (4) lot sizes (minimum of 400 gross square feet size difference), or
3. A front yard setback variation of at Feast five feet (5') minimum for at least every four (4)
abutting street fronting lots.
It appears that the proposed short plat would comply with Option 2 above.
44
P f
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Moorman Short Plat, PRE16-000157
Page 3 of 5
March 24, 2016
Building Desi
n Standards
—The proposed structure would be subject to the Res'IdentialDesign
Standards outlined in RMC 4-2-115. The proposal's compliance with the residentia
standards would be verified at the time of building permit review.
design
Access/Parking: Access to the lots is proposed via a 20 -foot shared driveway off of Shattuck
Avenue S.
provided:
a. At least
property;
Shared driveways may be allowed for access to four (4) or fewer residential lots,
one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of
and
b. The subject lots are not created by a subdivision often (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
and
the short subdivision or to serve adjacent property;
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..
J%
Shared driveways -shall be within a tract; the width of the tract and paved surface shall be a
minimum of sixteen feet (16'); the Fire Department may require the tract and pave
d surface to
be up to twenty feet (20') wide. The shared driveway may be required to provide a turnaround
per RMC 4-6-060H. 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.
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').
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 spec*lfic 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.
S -N ignificant 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
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Moorman Short Plat, PRE16-000157
Page 4 of 5
March 24, 20 16
plan must show preserva
tion 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- 4-4-1 *inHi0 al4P When the required number ot protected trees cannot be
retained, reDlacemen
(6') tall, shall be planted at a rate of twelve (12) caliper inches ot new trees to replace each
t trees., with at lea,,
t a two-inch (2") caliper or an evergreen at least
six feet
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 ot existing significant trees
t
t
each new lot
o provide a minimum tree density of 2 trees per 5, 000 square feet oT lot area onsite. Protected
tees that do not contribute to a lot's requiredmini Lm tree density shall be held in
perpetuity within a tree protection tract.
would be required
Signif i
PHorit
cant tr
y One
ees shall be ret
a 0 Landmark trees; significant trees inatFUrM a continuous canopy; significant
ained in the follow ing priority orde
on scopes greater tnan twenty percent (20%); Significant
associated buffers; and Significant trees over sixty feet
trees adjacent to critical areas and
trees
their
(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 thatinvolves
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.
Critical Areas: A moderate coal mine hazard area and moderate landslide hazard area is
mapped over the site. A geotechnical report including a coal mine IL
C7
assessment would be
reN uiredwththeiformallanduseapP lication.Envaironmental Review: Short Plats with no critical areas are categorically exempt from
Environmental (SEPA) Review in accordance with WAC 197-11-800.
Permit Requirements: The proposal would require Short Plat approval. The Short Plat
application would be reviewed within an estimated time frame of six to eight weeks. The
current fee for Short Plat Review is $2,06 0 ($2,,000 Short Plat fee + $6 0 Technology Fee =
$2,060). Detailed information regarding the land use application submittal is provided in the
attached handouts.
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.
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Moorman Short Plat., PRE16-000157
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March 24, 2016
Fees: I n
required,,
addition to the applicable building and construction fees , impact fees would be
Such fees would apply to all projects and would be calculated at the time of building
permit app
follows:
lication and payable prior to building permit issuance.
The fees for 2016 are as
• Transportation Impact Fee - $2,,951-17 per new single-family house;
• Park Impact Fee
• Fire Impact Fee
- $1,887.94 per new sing le -family house; and
- $495.10 per new single-family house.
1P
is att
A handout listing the impact fees
currently $5,643.00 per new home
ached. A Renton School rics%trirt Impact Fee, which is
would be payable p
rior to building permit issuance
A handout listing all of the City's L eve,iopmen-E related fees in attached for your review.
Notem:When the formal application materials are complete,, the applicant is strongly
encouraged to have one copy of the app.1i*cat"ion materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please call or email J"111 Ding,
Senior Planner at 425-w430-6598 or j*d*ing@rentonwa.gov for an appointment.
Expiration: Upon approval, the short plat is valid for two years with a possible one year
extension.
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