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HomeMy WebLinkAboutPre-app Mtg Summary - 19-000001 PRE-APPLICATION MEETING FOR Kirkland Short Plat PRE19-000001 CITY OF RENTON Department of Community & Economic Development Planning Division January 24th, 2019 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org 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: January 17, 2019 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Kirkland Short Plat 1. The fire flow requirement for the proposed single family homes is a minimum of 1,000 gpm for homes under 3,600 square feet (including garage and basement areas) and goes up to a minimum of 1,500 gpm for homes over 3,600 square feet. A minimum of one fire hydrant is required within 300- feet of each proposed home. A minimum of two fire hydrants are required within 300-feet of the proposed homes if they exceed 3,600 square feet. An approved fire sprinkler system may substitute for the second hydrant only, if needed. Existing hydrants can count toward the requirements if they are within the proper distance and they meet current standards. A water availability certificate is required from Soos Creek Water District. 2. The fire impact fees are currently applicable at the rate of $829.77 per each individual home. This fee is paid at time of building permit issuance. Credit is granted for the removal of the one existing home. 3. Fire department apparatus access roadways are required within 150-feet of all proposed buildings. An approved turnaround is required at the end of the dead end road. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Dead end streets that exceed 150-feet in length require an approved hammerhead type turnaround or 90-foot diameter cul-de-sac. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 22, 2019 TO: Alex Morganroth, Planner FROM: Jonathan Chavez, Plan Reviewer SUBJECT: Kirkland Short Plat 18209 120th Avenue SE PRE19-000001 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 6197200423 and 6197200421. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to construction permit issuance. SEWER 1. Please obtain a sewer availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to construction permit issuance. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the Soos Creek drainage basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. The existing site topography slopes moderately from the west to the north, south and east. There is no on- site stormwater conveyance system. Stormwater from the site either infiltrates or gradually flows off-site. There is stormwater ditch along the 120th Avenue SE frontage. Stormwater that collects from the frontages gradually flows north along 120th Avenue SE. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patt erns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Erosion control measures to meet the City requirements shall be provided. 8. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will disturb more than one acre. 9. As of 9/28/2018, the City of Renton has developed a new set of Surface Water Standard Plans to replace the existing set. These new Surface Water Standard Plans shall be used in all future drainage plan submittals. 10. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00 for each new lot. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. 120th Avenue SE is classified as a residential access street with an existing right of way width of approximately 60’. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’; no ROW dedication will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 2. This site falls within the Benson Planning Area. A new residential access street is required through the site. The new road will align with SE 182nd Street. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’. Per City code 4-6-060, improvements shall include a pavement width of 26 feet, 0.5-foot curbs, 8-foot planting strips, 5-foot sidewalks, street trees and storm drainage improvements. 3. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. d. Driveways shall not be closer than 5-feet to any property line. 4. Street lighting is required from a development that includes more than 4 residential units. Required streetlights shall be per City standards. A street lighting analysis and plan shall be submitted with the construction permit. 5. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. Based on the number of lots, you will not exceed the 20 vehicles per hour and no traffic impact analysis is required. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. The transportation impact fee is based on the type of land use. For a single family dwelling, the 2019 transportation impact fee is $7,820.42. Transportation impact fees are subject to change based on the year the building permit is applied for. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of- way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 7. Fees quoted in this document reflect the fees applicable in the year 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 22, 2019 TO: Pre-Application File No. 19-000001 FROM: Alex Morganroth, Associate Planner SUBJECT: 18209 120th Ave SE Parcel #s 6197200421 and 6197200423 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. 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 online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to subdivide the existing parcels into seven lots for the development of seven new single-family homes. The subject properties are located at 18209 120th Ave SE near the intersection of 120th Ave SE and SE 184th St (APN 0847100077). The parcels total 74,317 sq. ft. (1.7 acres) in size. The site contains an existing single-family house and a detached garage. Both structures are proposed for removal as a part of the project. The site has a Comprehensive Plan Land Use of Designation of Residential Lower Density (RLD) and a zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac). The size of the proposed lots range from 9,000 sq. ft.to 9,130 sq. ft. Access to the lots is proposed via a 30 foot wide public street off of 120 th Ave SE. According to COR Maps, no critical areas are present on the site. The applicant did not submit a plan for tree or vegetation removal on the site. Current Use: The site is currently developed with a single-family home and an associated accessory structure. Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. A maximum of 4.0 dwelling units per acre is allowed in the R-4 zone. There is no minimum density for the R-4 zone. The Residential Low Density Land Use designation is intended to provide transition to the rural area, or those appropriate for larger lot housing within the Residential Low Density (RLD) land use designation to allow for a range of lifestyles. The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. As proposed, the seven new lots would have a gross density of approximately 4.1 du/ac. After ROW dedication for a new public street, a seven lot proposal will likely yield a net density significantly greater than the max density allowed in the R-4 zone (Four (4) units per net acre). Compliance with the density standards would be required to be demonstrated 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-4 standards” herein) Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone, is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 100 feet. In addition, width between side lot lines of lots at their foremost points (i.e., the points where the side lot lines intersect with the street right-of-way line) shall not be less than eighty percent (80%) of the required lot. If the lot is located on a cul-de-sac, the minimum width of the lot at the street is 35 feet. Pipe-stem (flag lots) are not allowed. As proposed, the lots do not appear to meet the requirements for the R-4 zone. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings shall be not more than three stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. 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. Compliance with the building standards would be required to be demonstrated at 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-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards: 20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Access/Parking: Access to the lots is proposed via a new 30 foot wide access tract off of 120th Ave SE. As currently designed, the tract does not meet requirements for driveway tract, as outlined below. If a private access easement is proposed for the subject site, the easement shall be required to be in a separate tract called a “shared driveway”. Shared driveways may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. 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 paved surface to be up to twenty feet (20') wide. An eight foot (8’) wide landscape strip is required to be located within the tract between the property line and pavement. A modification request would need to be granted for any deviations from the street code standards. 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. Each lot is required to accommodate off street parking for a minimum of two vehicles. 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 landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet 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 wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. 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. A minimum of one (1) street tree per lot shall be planted in the planter strip between the sidewalk and pavement. The perimeter of all new flow control and/or water quality treatment stormwater facilities shall be landscaped. The landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the fence, unless otherwise determined through the site plan review or subdivision review process. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention 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%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of signi ficant 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% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees r5 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. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Critical Areas: COR Maps does not indicate the presence of any wetlands on the project site. However, wetlands are known to be located in the area, therefore a wetlands reconnaissance survey would be required as part of the land use submittal . It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The project would be Categorically Exempt from Environmental (SEPA) Review, unless critical areas are identified on the project site. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2019 administrative short plat application fee is $5,397.00 ($5,140.00 each plus a 5% Technology Surcharge Fee). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. 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. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). 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 2019 impact fees are as follows:  A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit.  A Parks Impact Fee based on $2,740.07 per each new detached dwelling unit.  A Fire Impact fee of $829.77 per each new detached dwelling unit.  Renton School District Impact Fee is $6,877.00 per each new detached dwelling unit. 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 contact Alex Morganroth, Associate Planner at amorganroth@rentonwa.gov or 425- 430-7219 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.