HomeMy WebLinkAboutPRE_Pre-App_Packet_091016.pdfC°t,Y (f
e t r;< PREAPPLICATION MEETING FaR-,,r,,','701to
WILSON PARK
I
720 s 55TH Sr fi- ._
CITY OF RENTON
Department of Community and Economic Development
Current Planning Division
PRE09-012
February 26, 2009
Contact Information:
Planner Gerald Wasser Phone: 425.430.7382
Public Works Reviewer Rick Moreno Phone: 425.430.7278
Fire Prevention Reviewer: pave Pargas Phone: 425.430.7023
Building Department Reviewer: Craig Burnell Phone: 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 and Economic Development Administrator, Public Works
Administrator and City Council).
nle
FIRE & EMERGENCY SERVICES
DEPARTMENT
4 M E M a R A N D U M
DATE: February 24, 2009
T0: Rick Moreno, Plan Reviewer
FROM: David Pargas, Assistant Fire Marshal, Community Risk
Reduction
SUBJECT: PRE -APP 09-012
Wilson Park Project
A review of the plans and material regarding the Vasquez Short Plat has been conducted
and completed, Please review the Renton Fire & Emergency Services Fire Code and
policy comments and concerns.
1. FIRE FLOW: Structures up to 3,600 square feet (including garage and basement
areas) shall require a minimum fire flow of 1,000 gallons per minute for two
hours. Structures in excess of 3,600 square feet shall meet a minimum fire flow of
1,500 gallons per minute for two hours, A water availability certificate shall be
required.
2. REQUIRED HYDRANTS: As in accordance with Renton Fire & Emergency
Services Department standards, one (1) hydrant shall be required for structures up
to 3,600 square feet and requiring a minimum fire flow of 1,000 gallons per
minute. For structures over 3,600 square feet and requiring a minimum fire flow
of 1,500 gallons per minute or more shall require a minimum of two (2) hydrants.
The number of hydrants shall also be based on spacing, which shall be in
accordance with sound engineering practices. All hydrants servicing the Wilson
Park project shall be equipped with five inch Storz fittings on the i-nain ports.
3. 1IYDRANT SPACING: Residential spacing requires hydrants to be located no
greater than 300 feet to the front of any structure. In this case, the existing
hydrants are located much greater than the 300 feet to the existing structures.
Therefore, a minimum of two (2) new hydrants shall be required in order for the
Wilson Park project to meet the 300 foot spacing.
4. FIRE APPARATUS ACCESS: The minimum fire apparatus road access shall
be no less than 20 feet wide and on a surface capable of sustaining the weight of a
fire apparatus. The turning radius shall be 45 feet to the outside and 25 feet to the
inside.
Rick Moreno, flan Reviewer
February 24, 2009
Page 2 of 3
At this time, I am concerned about the minimum 20 foot access off of South
142"d as a private access. Private accesses are difficult to regulate and to prevent
parking in fire apparatus access roadways that are 20 to 28 feet wide.
If this access cannot be designed as a public street, there are some possible
options that could be considered, but would need to be reviewed and approved by
the Fire Marshal. The options I am proposing as a possibility to mitigate the
access issues are as follows;
A) The uted access would retuire it to be the t e o erated o a radio
ret uency and known as a Click To Enters stein.
B) The 20 Loot road access would require to be marked on both sides of the
road as "NO PARKING ATANY TIME ". The si ra e would need to be
provided by the developer and Gnaintained by the Home Owners
Association.
Q All of the pr idential
aresprinkler system.- The fire sprinkler systems would not aide in
mitt gating the Steep grade issue.
5. FIRE APPARATUS ACCESS — GRADE: It appears that the access into the
Wilson Park neighborhood may be greater than a 15 percent grade. It is important
to note that we strongly require the grade to be no greater than 15 percent for
Renton Fire & Emergency Services to recommend a project. Using fire sprinkler
systems to mitigate an access to allow for it to be greater than 15 percent is not an
option.
6. FIRE SPRINKLER: Residential fire sprinklers are not applicable to this project
unless used as an option to mitigate insufficient fire flow or an access issue other
than grade.
7. FIRE MITIGATION FEES: Fire mitigation fees shall be $488.00 per unit and
shall be paid prior to final plat recording. Credit would be given for the one home
that has been dedicated to be removed.
RECOMMENDATION:
LADDER/AERIAL ACCESS: Ladder access for a 35 foot ground ladder set at
a 70 degree angle shall be provided on all four sides of any structure two stories
or greater in height.
DP/kc
h;lcedlplanninglcurrent planning1preapps109-012.jerrylfire comments pre09-012 wAson park.doc
Rick Moreno, Plan Reviewer
February 24, 2009
Page 3 of 3
Jerry Wasser, Associate Planner
h:lcedlplanninglcurrenl planning\preapps109-012.jerrylfire comments pre09-012 wilson park -doe
DEPARTMENT OF COMMUNITY AND
nt' ECONOMIC DEVELOPMENT
y M E M O R A N D U M
DATE: February 23, 2009
TO: Jerry Wasser
FROM: Rick Moreno
SUBJECT: Utility and Transportation Comments for Wilson Park Short Plat
PRE09-012
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.
We have completed a preliminary review for the above -referenced development proposal.
The following comments are based on the pre -application submittal made to the City of
Renton by the applicant.
WATER
1. This site is within the Renton service area. However, due to elevation of the site,
Renton cannot provide sufficient sustainable water pressure. It is recommended
that the owner receive a certificate of water availability through Soos Creek Water
District. The City will be able to release the service area upon evidence that Soos
Creek can service this parcel. This certificate will be submitted to the City prior to
release of service area.
TRANSPORTATION
1. Street improvements are required including, but not limited to paving, sidewalks,
curb and gutter, storm drainage, street lighting and landscaping along street
frontage.
2. Traffic mitigation fees of $75 per additional daily trip shall be assessed per single
family home at a rate of 9.57 trips per day.
3. All wire utilities shall be installed underground per City of Renton Ordinance.
4. A dedication of roadway to adjacent northern property is required prior to
recording. It appears that Tract A is set up for this application. (See Storm Utility
issues).
5. A Traffic study, including site distance evaluation shall be required for roadway
access to S 192"d St.
6. The proposed 32 ft. right-of-way with curb, gutter and sidewalk on one side does
not meet current code. An approved variance is required with this proposal.
PRE o9-012 PRComments.dac
7. Dedicated right-of-way, meeting City of Renton Street Standards including curb,
gutter and sidewalk improvements fronting all lots shall be required prior to
recording. Current proposal is not acceptable for lots 6 through 9.
8. Maximum road slopes shall be 15% in all cases. Maximum angle of approach is 8
degrees and maximum angle of departure is 10 degrees.
9. Secondary access roadways are sometimes required as specified by the Fire
Marshall. Secondary access roadways are also required by the City of Renton
Street Standards (Title 4, Chapter 6, Section 60G). if streets are over 500 feet, but
not over 700 ft. long, dwellings shall either provide a secondary access road or
provide an approved residential fire sprinkler system shall be installed. If streets
are over 700 ft., a secondary access road is required. Any proposed access -gating
system requires approval from the Renton Fire Department.
10. Sidewalk, curb and gutter shall abut S 192'd St with radius curb per City of
Renton standards.
SANITARY SEWER
I . This site is within the City of Renton Sewer area. The owner shall extend an S -
inch sanitary sewer main within the proposed right -of way from S 55th St. and
extend to the frontage of each proposed lot. A 15 -foot utility easement shall be
required to extend to the easterly boundary of lot 6, or lot 9.
2. All system development fees shall apply based on the size of the water meter
services.
SURFACE WATRER
1. The project is required to do a drainage analysis and meet the design criteria in
accordance with the 1990 King County Surface Water Design Manual with conservation
flow control criteria or current city standard. The 2005 KCSWDM criteria may be
required subject to submitted calculations by the engineer.
2, The Surface Water System Development Charge (SDC) is $1,012 per new single-
family residence. This is payable at the time the utility constriction permit is
issued.
3. if the proposed Tract A is dedicated for detention, and a right-of-way dedication
is used to connect to the northern lot, traffic bearing lid(s) will be required to any
proposed storm vault.
GENERAL COMMENTS
I . All utility and street improvements will require separate plan submittals prepared
according to City of Renton drafting standards by a licensed Civil Engineer.
2. if fire sprinkler systems are necessary, then a separate fire sprinkler permit will be
required.
3. Permit application must include an itemized cost of construction estimate for these
improvements,
4. The fee for review and inspection of these improvements is 6% of the first
150,000 of the estimated construction costs 5% of anything over $150,000 but
less than $300,000, and 4% of anything over $300,000. Half the fee must be paid
upon application.
PRE 09-012 PRComments.doc
CITY OF RENTON
Planning/Building/Public Works
MEMORANDUM
DATE: February 26, 2009
TO: Pre -Application File No. 09-012
FROM: Gerald Wasser, Associate Planner, (425) 430-7382
SUBJECT: Wilson Park
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, Planning Director, Public Works Administrator, 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.
Project Proposal: The subject property is located north of S. 551h St. and east of Talbot Rd. S. at
720 S. 55`h St. The proposal is to subdivide a 108,884 sq. ft. (2.5 acre) parcel into 16 lots and one
tract, for future development of detached single-family houses. There is one existing home on the
parcel, which would be removed. The site has three different zoning designations, R-1, R-8, and R-
14, and the applicant is proposing a zone change to R-8 for the entire site. The proposed lots range
from approximately 4,500 sq, ft. to 6,243 sq, ft. in size. The preliminary plat would be accessed via a
50 ft. wide access easement running from S. 55 1h St, over a neighboring parcel to the south.
Secondary access would be provided via a 30 ft. ingress, egress, & utility easement over a
neighboring property to the south. The site contains protected slopes and a number of significant
trees.
7-oning/Density Requirements: The subject property encompasses three different zoningdesignations. Staff estimates that approximately 75,300 sq. ft. (1.73 ac) are zoned R-8, 31,200 sq. tt.
0.72 ac) are zoned R-1, and 2,384 sq, ft. (0.06 ac) are zoned R-14_ These are only approximations.
Density is calculated by first subtracting the area of any access easements and critical areas from the
gross site acreage, and then dividing the number of units by the net acreage. The applicant did not
submit a density worksheet for the proposal, Based on the breakdown of how much land is located in
each zoning designation, staff has estimated that up to 13 units could be built on the R-8 portion of the
lot, no units could be built on the 0.72 acre portion in the R-1, and no units could be built on the R-14
portion of the lot. The R-8 zone permits a minimum of 4.0 units per acre and a maximum of 8.0 units
per acre_ The applicant's submittal is predicated on a rezone of the R-1 and R-14 portions of the site
to R-8 zoning. Note: While the applicant may request a rezone to R-8, staff is not supportive of
this change of zone. The R-1 zone was applied in this ,general area to aid in the protection of
critical areas. The R-1 zone designation on this property is part of a larger continuous area
which includes wetlands, sfeep slopes, landslide areas, and coal mine areas. This rezone
would also require a Comprehensive Plan Amendment from Residential Low Density (RLD) to
Residential Single Family (RSF}.
Development Standards: Because the only developable part of the lot is the R-8 portion, unless a
rezone and Comprehensive Plan Amendment are approved, staff has only reviewed compliance with
the development standards for that part of the site.
Wilson Park Pre -Application Meeting
February 26, 2009
Page 2 of 3
The R-8 zone permits one residential unit per lot. Detached accessory structures are permitted at a
maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size.
No accessory structures are allowed on lots without a primary structure.
Minimum Lot Size Width and Depth — The minimum lot size permitted in the R-8 zone is 4,500 square
feet for tots greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size. A minimum
lot width of 50 fleet for interior tots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet,
is also required. The total area of the proposed subdivision is greater than 1 acre, so the minimum lot
size is 4,500 square feet. All of the proposed lots in the R-8 portion of the site would far exceed this
minimum. Note: Since this may be a Hillside Subdivision, lots may be required to be larger
than the minimums prescribed in the zone.
Building Standards — The R-8 zone allows a maximum building coverage of 35% of the lot area or
2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Buiiding height is
restricted to 30 feet and 2 -stories. Detached accessory structures must be below a height of 15 feet
and one-story. The gross floor area must be less than that of the primary structure. Accessory
structures are also included in building lot coverage calculations. Given the proposed lot
configuration, it appears that building standards could be satisfied_
Setbacks — Setbacks are the minimum required distance between the building footprint and the
property line or private access easement. The required setbacks in the R-8 zone are 15 feet in front
for the primary structure and 20 feet in front for the attached garage, 20 feet in the rear, 5 feet for
interior side yards, and 15 feet for side yards along streets (including access easements) for the
primary structure and 20 feet for side yards along streets (including access easements) for attached
garages. Given the proposed lot configuration, it appears that setbacks could be satisfied.
Access/Parking: The site has no street frontage, but has existing access easements to South 55tE'
Street and SE 192nd Street. The applicant is proposing to access the project via 50 -foot road and
utility easement. Road A would have to be a dedicated public right-of-way. Secondary access is
proposed via a 30 -foot ingress, egress, and utility easement. Additionally, the City would require that
the extension of Road A at proposed Lots 8, 9 and 10 be developed to the same standards as the rest
of Road A (including width, sidewalk, curb and gutter) to the northern property line. Subdivisions with
five or more internal lots must provide a public road to serve the new homes. Curb, gutter and
sidewalk improvements would be required. Public tights -of -way must be a minimum of 42 ft. wide.
Reductions in public right -of width and street improvements would require a street modification.
Sidewalks on both sides of the street within the plat and on one side of the southwest access from
South 551h Street would be required.
Each lot must allow for the parking of two vehicles on the property
Landscaping: The applicant would be required to plant at least two trees of a City approved
species with a minimum caliper of 1 112 inches in the front yard or planting strip of each lot of the short
plat and a 5 -foot strip along the new right-of-way. The trees and landscaping trust be planted prior to
final inspection of the new homes. In addition, the stormwater pond must also be landscaped.
Critical Areas: The site contains two small areas of protected steep slopes. There is also an area
of high landslide hazard on the parcel. A geotechnical report will be required at the time of
submittal for a preliminary plat which should Include recommendations by the geotechnical
engineer on location and footings of future homes on the site. Due to the fact that there are
known wetlands in the area, a wetlands study must also be submitted. The wetlands study
must be conducted according to the City of Renton Critical Areas regulations, a copy of which
is included in the packet of information given to the applicant at the pre -application meeting.
Secondary review of the wetlands study, at the applicant's expense, may be required. If
wetlands are found, appropriate buffers and Natural Growth Protection
Easements must be established.
Hillside Subdivisions: Hillside Subdivisions are subdivisions in which the average slope is 20% or
in which any street in the subdivision has grades greater than 15% at any point. RMC 4-7-220
PRF -09.012 Wilsun Park PP (R-$, 16 -lot, access,new street, slopes).doc
Wilson Park Pre -Application Meeting
February 26, 2009
Page 3of3
establishes the regulations for Hillside Subdivisions including application requirements, grading
information, street requirements, lot size and erosion control requirements.
Significant Tree Retention: A tree inventory and a tree retention plan shall be provided with the
formal land use application. The tree retention pian must show preservation of at least 30% of
significant trees (6 -inches and greater). A tree retention worksheet will also be required at the time of
formal application. The submitted tree plan must indicate how proposed building footprints will be sited
to accommodate preservation of significant trees that will be retained.
Consistency with the Comprehensive Plan: The R-8 portion of the site is located within the
Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed
policy is applicable to the proposal:
Land Use Element
Policy LU -158. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per
acre in Residential Single Family neighborhoods.
Permit Requirements: Because staff is not supportive of the proposed Comprehensive Plan
Amendment and rezone, the applicant may wish to redesign the project utilizing the R-8 portion
of the site only for residential lots. A redesign of the project would affect permit requirements.
The following permit fees assume that a rezone will not be pursued by the applicant.
To subdivide the parcel, the applicant must make formal submittal for Hearing Examiner
Preliminary Plat Review. A submittal checklist, listing the items that must be included in the
submittal packet to the City, is included in the packet of information given the applicant at the pre -
application meeting. The applicant will be required to install a public information sign on the property
and the City will send out information on the plat to neighboring property owners.
There is a $2,000.00 fee for preliminary plat review. The plat will also require Environmental Review
with an additional fee of $500.00. The time frame for processing the environmental review and
preliminary plat is approximately 12 weeks to the end of the appeal period.
Once approval is received, the applicant must complete any required improvements, such as sewer
and water stubs, surface water management facilities, fire hydrant and grading. A separate utilities
construction permit is required for these improvements. The applicant must also satisfy any conditions
of the preliminary approval from the Hearing Examiner before the plat can be recorded. The newly
created lots may be sold only after the plat has been recorded. The applicant may submit for building
permit review for the new houses before the plat is recorded, but the City can only issue the building
permits when the plat has been recorded.
A demolition permit would be required for the demolition of the existing house on the subject property.
Fees: In addition to the fees for review of the land -use, construction and building permits, the
following mitigation fees would be required prior to recording of the short plat.
A Parks Mitigation Fee based on $530,76 per new single family residence;
A Transportation Mitigation Fee based on $75.00 per each new average daily
trip attributable to the project; and,
A Fire Mitigation Fee based on $488.00 per new single-family residence.
A handout listing all of the City's Development related fees in attached for your review.
Expiration: Upon preliminary plat approval, the preliminary plat approval is valid for 5 years with a
possible one-year extension.
cc: Jennifer Henning
R.E09-012 Wilson Park PP (R-8, 16 -lot, access,new street, slopes}.doc
ttJ — Jil X nDrl V, t!G
w
5 4T1t S!
a -
I R-13
R-14 s
s Ph :1
R 4
s ft -4
J3 - OG T22N R5I; E 1/2
Y-
ZONING ti
0 200 400
PW MCWfICALSEIRVICLS
sE'ie7u': sc
SE i91ml3I
R,4
SE 19—MSI
R-4
I3
31 T23N R5E E 1/2
5331
BAIMA & HOLMBERG INo.
April 28, 2009
City of Renton City of Renton
Kayren Kittrick Planning Division
1055 South Grady Way
Renton, WA 98055
dU; i fLl 7
RE: Wilson Park----PRE09-012, 720 South 55`x' Street
Street Width Modification Request
Dear Kayren:
The purpose of this letter is to request a modification to street width standards for the
Wilson Park project. The proposed road providing access for the project comprises of an
offsite roadway between South 92"d Street and the site, together with the onsite portion of
the access road. To be able to provide the minimum lot widths/areas and required open
space, we request that the following road sections be allowed (see attached plan and
sections):
Offsite
Reduced -width 28' of paving with curb and sidewalk on one side (5' sidewalk width
including 0.5' top of curb, and paving crown at 16' from curb) to be constructed within an
existing 50' Road and Utility easement, to be dedicated to the City prior to recording the
plat. The missing 4' of paving and curb/sidewalk would be constructed when the offsite
property develops.
Onsite
Full -width 32' of paving with curb and sidewalk on one side (5' sidewalk width including
0.5' top of curb) be constructed within a 37.5' right-of-way be dedicated to the City with
the recording the plat.
The proposed roadway would extend about 800' onto the site from South 92"d Street
where it would terminate with a "Click to Enter" equipped emergency access vehicle gate.
A 20' paved emergency access road would loop back to South 92r" Street from the gate.
No portion of road would have a grade of greater than 15%.
If you have questions or comments, please call me at (425) 392-0250 or email me at
tom@baimaholmberg.com.
Very truly yours,
BAIMA & HOLMBERG, INC.
Tom Redding
F.1264011667-0011Ducument3lLetters\Kayren Kiltrick.dac
100 FRONT STREET SOUTH • ISSAQUAH • WASHINGTON 98027-3817 • (425) 392-0250 • (425) 391-3055