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HomeMy WebLinkAboutPRE_17000286_NgocHan_Short_Plat_170608 PREAPPLICATION MEETING FOR Ngochan 2 Lot Plat 10814 SE 173rd Street PRE 17-000286 CITY OF RENTON Department of Community & Economic Development Planning Division June 8, 2017 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Rohini Nair, 425.430.7298 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:May 19, 2017 TO:Jill Ding, Senior Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Ngochan 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 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 and Sewer District. 2. The fire impact fees are currently applicable at the rate of $718.56 per single family unit. This fee is paid prior to recording the plat. 3. Fire department apparatus access roadways are adequate as they exist. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 7, 2017 TO:Jill DIng, Senior Planner FROM:Rohini Nair, Civil Plan Reviewer SUBJECT:Utility and Transportation preapp comments for NgochanShort Plat PRE 17-000286 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 Soos Creek water service area. 2. Fire Hydrants shall meet the requirements of Renton Fire Authority. 3. Water availability certificate from the Soos Creek must be provided to the City with the land use application. 4. Approved water plans from Soos Creek must be provided during the utility construction plan review. SANITARY SEWER 1. The proposed development is within the Soos Creek sewer service area. NgochanShort Plat – PRE17-000286 Page 2 of 4 June 7, 2017 2. Sewer availability certificate from the Soos Creek must be provided to the City with the land use application. 4. Approved sewer plans from Soos Creek must be provided during the utility construction plan review. SURFACE WATER 1. A drainage report complying with the 2017 City of Renton Surface Water Design Manual will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard (Forested Site Conditions). The site is located in the Black River drainage basin. Stormwater BMPs applicable to the individual lots must be provided and information should be included in the land use application submittal. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. A geotechnical report is required. See RMC 4-8-120.D.7 Table 18 and the 2017 City of Renton Surface Water Design Manual for information. Geotechnical report should also include 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. The geotechnical report should include the measured infiltration rate of the site and must include information regarding suitability of full infiltration or limited infiltration, and recommended stormwater BMP. The geotechnical report should also include any erosion control recommendations of the licensed geotechnical engineer preparing the report. 3. Surface water system development (SDC) fee will be applicable at the time of utility construction permit issuance. The current SDC rate for single family residence is $1,608.00 per dwelling. The rate that is current at the time of the utility construction permit issuance will be applicable on the project. 4. Construction Storm Water General Permit from the Department of Ecology is required for projects with disturbance exceeding one acre. TRANSPORTATION 1. Payment of the transportation impact fee is applicable on the single family houses at the time of building permit issuance. The current transportation impact fee rate is $5,430.85 per single family house. The transportation impact fee that is current at the time of building permit will be applicable, payable at issuance of building permit. 2. SE 173rd Street is a residential street with an available right of way (ROW) width of 60 feet. The existing pavement width is 22 feet with vegetated shoulder and ditch. This street classification NgochanShort Plat – PRE17-000286 Page 3 of 4 June 7, 2017 requires a minimum ROW width of 53 feet. RMC 4-6-060 includes 26-foot paved roadway, 8- foot planter, and 5-foot sidewalk to be constructed in the ROW fronting the site. Since there are no existing frontage improvements adjacent to the site along the street, the applicant may submit a fee-in lieu request for review with the land use application. 5. Per RMC 4-6-060, street lighting is not required to be provided by this by residential projects of not more than 4 dwelling units. 6.Driveways to serve the individual lots should meet the requirements of Section I of RMC 4-4-080. Maximum width of single family driveways for two car garage is 16 feet. 7. All utilities serving the site are required to be undergrounded. Undergrounding of utilities shall be as per the requirements of RMC 4-6-090. 8. Traffic study is not required to be provided by 2 lot short plat since less than 20 new peak hour trips will be generated by the project. GENERAL COMMENTS 1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 3. 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. 4. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. k:\preapps\2017\pre17000286_ngochan 2-lot short plat\02.review comments\planning comments 17- 000286 ngochan 2 lot short plat (r-14, coal mine hazard).docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 8, 2017 TO:Pre-Application File No. 17-000286 FROM:Jill Ding, Senior Planner SUBJECT:Ngochan 2 Lot Short Plat 10814 SE 173rd Street 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 173rd Street to the east of the intersection of 108th Avenue SE and SE 173rd Street and is addressed as 10814 SE 173rd Street. The project site totals 10,800 square feet in area (0.25 acres) and the zoning is Residential-14 (R-14). The site is currently vacant. The proposal is to subdivide the existing site into two lots for the future construction of single family residences. Lot 1 would have an area of 5,040 square feet and Lot 2 would have an area of 5,760 square feet. Access to the proposed units would be provided via driveway access off of SE 173rd Street. An Unclassified Coal Mine Hazard Area is mapped on the project site. Current Use: The site is currently vacant. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential High Density (HD) and is zoned Residential-14 (R-14) dwelling units per acre. 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-14 standards” herein). Density – The density range permitted in the R-14 zone is a minimum of 7.0 dwelling units per net acre (du/ac) to a maximum of 14.0 dwelling units per net acre (du/ac). Net density is Ngochan 2 Lot Short Plat Page 2 of 4 June 8, 2017 k:\preapps\2017\pre17000286_ngochan 2-lot short plat\02.review comments\planning comments 17- 000286 ngochan 2 lot short plat (r-14, coal mine hazard).docx calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. For purposes of calculating net density: All fractions shall be truncated at two numbers past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. The gross site area is approximately 0.25 acres. Based on the gross site area of 0.25 acres, 2 dwelling units would result in a gross density of 8.0 du/ac (25 units / 0.25 acres = 8.0 du/ac). The proposed gross density of 8.0 du/ac would be within the density range permitted for the R-14 zone. Lot Size – The minimum lot size permitted in the R-14 zone is 3,000 square feet for detached dwellings. Proposed Lot 1 would have an area of 5,040 square feet and Lot 2 would have an area of 5,760 square feet. Both lots would exceed the minimum lot size requirements of the R- 14 zone. Lot Width and Depth A minimum lot width of 30 feet is required for interior lots and 40 feet for corner lots. A lot depth of 60 feet is required. Lot 1 would have a width of 42 feet and a depth of 120 feet and Lot 2 would have a width of 48 feet and a depth of 120 feet. Both lots would exceed the minimum width and depth requirements of the R-14 zone. 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-14 zone are 15 feet for the front yard, except when all vehicle access is taken from an alley, then 10 feet. The rear yard would be 10 feet. Side yards along-a-street would be required to have a 15-foot setback. Interior side yards are required to have a 4-foot setback. Setbacks for the new residences would be reviewed at the time of building permit. Building Height – The maximum height permitted is a wall plate height of 24 feet and 3 stories. In accordance with CI-91, a maximum wall plate height of 32 feet may be permitted through the approval of a Conditional Use Permit. 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-14 zone allows a maximum building coverage of 65% 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 80%. 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. Ngochan 2 Lot Short Plat Page 3 of 4 June 8, 2017 k:\preapps\2017\pre17000286_ngochan 2-lot short plat\02.review comments\planning comments 17- 000286 ngochan 2 lot short plat (r-14, coal mine hazard).docx 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. 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 20 percent (20 %) 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 20 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. 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 fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with 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. Access/Parking: Access to the new dwelling units would be provided via driveway access off of SE 173rd Street. Ngochan 2 Lot Short Plat Page 4 of 4 June 8, 2017 k:\preapps\2017\pre17000286_ngochan 2-lot short plat\02.review comments\planning comments 17- 000286 ngochan 2 lot short plat (r-14, coal mine hazard).docx A minimum of 2 on-site parking spaces is required for each new single family dwelling unit. 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. Critical Areas: An unclassified coal mine hazard area is mapped on the project site. The applicant would be required to submit a geotechnical report including an analysis of the coal mine hazard area at the time of formal land use application. Environmental Review: The construction of 9 or fewer dwelling units is categorically exempt from Environmental (SEPA) Review. 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 a Short Plat is $5,150 ($5,000 Short Plat fee + $150 Technology Fee = $5,150). Detailed information regarding the land use application submittal is available on the City’s website www.rentonwa.gov. Public Information Sign: The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is available on the City’s website www.rentonwa.gov. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2017 are as follows: Transportation Impact Fee - $5,430.85 per new single-family house; Park Impact Fee - $2,740.07 per new single-family house; and Fire Impact Fee - $718.56 per new single-family house. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $6,432.00 per new home, would be payable prior to building permit issuance. All of the City’s Development related fees are available on the City’s website, www.rentonwa.gov. Note: When the formal application materials are complete, the applicant is strongly encouraged to bring an electronic copy of the application materials to be pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call or email Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.