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HomeMy WebLinkAboutPRE_PreApplication_Meeting_Summary_170605_V1PRE -APPLICATION MEETING COMMENTS FOR 3302 KENNYDALE SHORT PLAT PRE 15-000530 CITY OF RENTON Department of Community & Economic Development Planning Division July 30, 2015 Contact Information: Planner: Angelea Wickstrom, 425-430-7312 Public Works Plan Reviewer: Kamran Yazdidoost, 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 R 1-1 t 0 11 MEMORANDUM DATE: Juiy 30, 2015 TO: Angelea Wickstrom, Assistant Ptanner FROM: Corey Thomas, Plan Review/Inspector SUBJECT: 3302 Kennydale Short Plat 3302 Burnett Ave N PRE15-000530 I. 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 3,500 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. It appears there is adequate fire flow and hydrants in this area. Existing hydrant needs to be retrofitted with a 5 -inch store quick connect fitting. 2. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for removal of the one existing home. 3. Existing access road appears adequate. DEPARTMENT OF COMMUNITY �� AND ECONOMIC DEVELOPMENT - ton M E M O R A N D U M DATE: July 30, 2015 TO: Angelea Wickstrom FROM: Kamran Yazdidoost SUBJECT: 3302 Kennydale Short Plat 3302 Burnett Ave N PRE 15-000530 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. The following comments are based on the pre -application submittal made to the City of Renton by the applicant. Water: 1. The proposed development is within the City's water service area and in the Kennydale 320 -hydraulic zone. The development is at border of the City's aquifer protection areas. 2. There is an existing 8 -inch water main in N 33"° Place and an existing 8 -inch water main in Burnett Ave N. 3. There is an existing 3/4 -inch water meter serving the existing residence on the subject property. 4. Installation of fire hydrant(s) within 344 feet of each lot and as required by Renton Fire Prevention Department. 5. Installation of 1 -inch minimum domestic water service line and meter to each lot. An individual pressure reducing valve will be required downstream of each water meter due to water pressure above 80 psi. The existing 3/4 -inch meter(s) shall be cut and capped at the main line if they are no longer in use. Relocation of existing meter(s) to the new water lines will be required if the existing meters do not front the new lots. 5. Subject to payment of applicable water system development charges and water meter installation fees for the new lot. Sewer: 1. Sewer service is provided by the City of Renton. There is an existing 8 -inch sewer main at N 33Rd Place. 2. The development is subject to a wastewater system development charge (SDC) fee. The 5170 fee for sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a %-inch or 1 -inch meter install is $2,135.00. 3. The existing brick/concrete sewer stub must be replaced with PVC from the 8 -inch main sewer located at N 33R0 Place. A new PVC sewer stub from 8 -inch sewer main at N 33R0 Place will be required for new lot. Storm Drainage- 1. rainage: 1. There are drainage structures at N 33RD Place and Burnett Ave N. 2. A drainage pian and drainage report wiil be required wi)'ch the site pian appiication. The report shall comply with the 2009 King County Surface Water Design Manual and the 2009 City of Renton Amendments to the KCSWDM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City's flow control map, this site fails within the Peak Rate Flow Control Standard [Existing Site Conditions]. 3. 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. if infiltration (full) is proposed, percolation testing is required. 4. Surface water system development fee is $1350.00 for each new lot. This is payable prior to issuance of the construction permit. 5. A covenant for storm water drainage facilities will be required. Transportation/Street: 1. Existing right of way width in N 33RD Place is approximately 50 feet. N 33RD Place is classified as a limited residential access road. To meet the City's new complete street standards, street improvements including 16 feet of paving from centerline, curb and gutter, an 8 -foot planter strip, a 5 -foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. This will require half street of right of way dedication of 1.5 -foot (subject to final survey) on the project frontage on N 3 3R Place. The half street frontage improvements will be required to be built on the N 33RD Place frontage by the developer. 2. Existing right of way width in Burnett Ave N is approximately 50 feet. Burnett Ave N is classified as a limited residential access road. To meet the City's new complete street standards, street improvements including 16 feet of paving from centerline, curb and gutter, an 8 -foot planter strip, a 5 -foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. This will require half street right of way dedication of 1.5 -foot (subject to final survey) on the project frontage on Burnett Ave N. The half street frontage improvements will be required to be built on the Burnett Ave N frontage by the developer. 3. The 12 -foot ally must be paved fully along southern property line. 4. The maximum width of a single loaded garage driveway shall not exceed nine feet (9'), and a double -loaded garage driveway shall not exceed sixteen feet (16'). S. The current transportation impact fee is $2214.44 per new single-family lot. These fees are payable prior to building permit issuance. Credit will be given for the existing home. These fees are payable prior to recording of the plat. G. All utilities serving the site are required to be undergrounded. 7. Street lighting is not required for this short plat. General Comments: 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection, and storm water connections. 3. Water services, sewer stubs, and drainage flow control BMPs are required to be provided to each lot prior to recording of the short plat. DEPARTMENT OF COMMUNITY -.000- ',rY 1F AND ECONOMIC DEVELOPMENT Renton M E M 4 a A N D U M DATE: July 30, 2015 TO: Pre -Application File No. 15-000530 FROM: Angelea Wickstrom, Assistant Planner SUB]EG7: 3302 Kennydale Short Plat (3302 Burnett Ave N) 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 rased 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 Hail or online at www.rentonwa.gov Project Proposal: The subject property (Tax Parcel nos. 3342102010 and 3342102005) is located at 3302 Burnett Ave N. The project site totals 10,710 square feet in area; and is zoned Residential -8 (R-8) du/ac. The proposal is to subdivide the existing parcel into 2 legal lots for the future Construction of two new single family residences. The site currently contains a single family residence which is proposed to be demolished. Access to site appears to be proposed via either Burnett Ave N or N 33`d PL. No critical areas appear to be on site. The applicant is also requesting vacation for the alley, which is just south of the property. The applicant has proposed 4 different options for subdivision, two options without alley vacation and two options with alley vacation: Option 1 is a horizontal, east to west division without alley vacation. With this option, lot 1 (northern lot) would be 5,460 square feet and would have a lot depth of 105 feet and a width of 52 feet. Lot 2 (southern lot) would be 5,250 square feet and would have a lot depth of 105 feet and a width of 50 feet. D tion 1 with vacated aIle is a horizontal, east to west division with alley vacation. With this option, lot 1 (northern lot) would be 6,090 square feet and would have a lot depth of 105 feet and a width of 58 feet. Lot 2 (southern lot) would be 5,250 square feet and would have a lot depth of 105 feet and a width of 50 feet. H:\CED\Planning\Current P1anning\PREAPP5\15-Q00530 3302 Kennydale Short Plat Page 2 of 5 July 30, 2015 Option 2 is a vertical, north to south division without alley vacation. With this option, lot 1 (western lot) would be 5,610 square feet and would have a lot depth of 102 feet and a width of 55 feet. Lot 2 (eastern lot) would be 5,100 square feet and would have a lot depth of 102 feet and a width of 50 feet. ❑ tion 2 with vacated aIle is a vertical, north to south division with alley vacation. With this option, lot 1 (western lot) would be 5,940 square feet and would have a lot depth of 108 feet and a width of 55 feet. Lot 2 (eastern lot) would be 5,400 square feet and would have a lot depth of 108 feet and a width of 50 feet. Current Use: The site currently contains an existing single family residence which is proposed to be removed. 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 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. Based on grass density the proposal for 2 lots would result in a gross density of 8.13 dwelling units per acre (2 lots / 0.246 acres = 8.13 du/ac). Tensity calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number•, therefore, a gross density of 8.13 dwelling If - units •+t•.:., +[,., .-i--,;+.. '++-A +h., 0 4 TA.. ri . �rld ^L'.^.� :.'. �er acre IJ VVIL11131 Liles Vy�Ll�lLY Ial1gC FJ rIF 1LLCU 111 Me 1% U Lvne.h pr:,leL.L rrou meet density requirements using "net" square footage. A density worksheet would be required at the time of formal land use application. Development Standards: The project would be subject to RMC 4-2-110A, "Development Standards for Single Family Zoning Designations" effective at the time of complete application (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 fpr parcels being subdivided. For short plats of parcels smaller than one acre, one lot may be allowed to be 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 depth is 80 feet. No information was included with the pre -application materials regarding the proposed net area for lots 1 and 2; therefore staff was unable to verify compliance with lot size requirements. The proposals do not appear to comply with the lot width requirement for corner lots, which requires a minimum width of 60 feet. Where a lot abuts an alley, the rear yard shall always be the yard abutting the alley, therefore, the front yards will need to be oriented to face N 33rd A[, with a minimum corner lot width of 60 feet to comply with corner lot width requirements. The formal short plot plan submittal must demonstrate that each lot complies with the minimum lot area, width, and depth of the 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%. Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. 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. HACEIAPIanning\Current Planning\PREAPPS\15-004530 3302 Kennydale Short Plat Page 3 of 5 July 30, 2015 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 for the new residential structures 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 least five feet (5') minimum for at least every four (4) abutting street fronting Pots. The proposal will need to comply with option number 1 in order to comply with lot width requirements for corner lots. Building Design Standards — All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. The proposal's compliance with the residential design standards would he verified at the time of building permit review. Access/Parking: Access to site appears to be proposed via either Burnett Ave N or N 33rd PL Alley access is the preferred street pattern for ail new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones). All new residential development in an area that Has existing alleys shall utilize alley access. Each lot is required to accommodate off street parking for a minimum of two vehicles. 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. 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, 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. 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 iandscape plan or grading plan. A fence and/or H:\CE0\P1anning\Current Planning\PREAPPS\15-000530 3302 Kennydale Short Plat Page 4 of 5 July 30, 2015 wall detail should also be included on the plan as well. A fence taller than six feet (6') shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is four feet (4') 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 wail unless the total combined height of the retaining wall and the fence does not exceed the ailowed height of a standalone fence. For more information about fences and retaining walls see RMC 4-4-040. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) 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 `1e} 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 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 ( 181 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 he 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. Critical Areas: Based on the City's Critical Areas Maps, there appears to be no critical areas onsite. It is the applicant's responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site daring site development or building construction. Environmental Review: Except when located in sensitive areas (such as wetlands) or lands covered by water, short plats of nine or fewer lots are categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require approval of an administrative short plat'. The administrative short plat request would be reviewed within an estimated time frame of six to I N. LIMITATIONS ON FURTHER SUBDIVISION: H:\CEO\PIanning\Current Planning\PREAPPS\15-000530 3302 Kennydale Short Plat Page 5 of 5 July 30, 2015 eight weeks. The Short Plat application fee is $2,000.00 ($2,000.00 plus 3% Technology Surcharge Fee). 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. Fees: In addition to the applicable building and construction fees, the following impact fees would be required prior to the building hermit issuance, the fees will be changing January 1, 2015: ■ A Transportation Impact Fee based on $2,214.44 per each new single family residence; • A Parks Impact Fee based on $1,441.29 per each new single family residence; • A Fire Impact fee of $495.10 per each new single family residence; and ■ Renton School District Impact Fee based on $5,541.00 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. 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 Angelea Wickstrom, Assistant Planner at 425-430-7312 for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one-year extension. Any land subdivided under the requirements of this Section shall not be further divided for a period of five (5) years without following the procedures for subdivision. Further short subdivision of lot(s) must be consistent with the then - current applicable maximum density requirement as measured within the plat as a whole. HACED\PIanning\Current Planning\PREAPP5\15-000530 Vicinity Map SCALE jo+�� 'A