Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 18-000039 PRE-APPLICATION MEETING FOR ChaYad Short Plat PRE 18-000039 CITY OF RENTON Department of Community & Economic Development Planning Division February 8st, 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425-430-7298, rnair@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: February 6th, 2018 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Cha Yad 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. Existing hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. It appears existing hydrants will meet minimum code requirements. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. Fee is paid at time of building permit. No fee for existing home. 3. 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. Access is required within 150-feet of all points on the buildings. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 6, 2018 TO: Alex Morganroth, Current Planning FROM: Rohini Nair, Plan Review section SUBJECT: ChaYad Short Plat preapp, 533 Union Ave NE, PRE 18-000039 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 533 Union Ave NE. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service is provided by the City of Renton. It is in the Highlands service area in the 565 hydraulic pressure zone. The approximate static water pressure is 73 psi at a ground elevation of 396’. 2. The site is located in Wellhead Protection Area Zone 2. 3. There is an existing 12” water main on Union Ave NE that can deliver approximately 5,300 gpm. Reference Project File WTR2700355 in COR Maps for record drawings. 4. There is existing 3/4 – inch domestic water meter serving the site.. 5. There in existing fire hydrant on the opposite side of Union Ave NE street. Fire hydrants should meet the requirements of the Renton Fire Authority. All new lots must have a fire hydrant within 300 feet of the proposed buildings on the lots. (It is the applicant’s responsibility to field verify and show the location of the existing hydrants on the utility plans). 6. Each lot will require a separate 1” water meter for service. The meter would be installed by the City of Renton. The water meter installation charge and the water System Development Charge (SDC) for each 1” meter is available in the City of Renton Fee Schedule available in the City of Renton website. The fee that is current at the time of construction permit issuance will be applicable on the project. 7. There are several private water service lines that extend from Union Ave NE to serve the houses located to the west side of the subject lot. The water service lines should not be damaged during construction of the short plat. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” PVC sewer on Union Ave NE to the east of the site. Reference Project File WWP2701696 in COR Maps for the record drawing. 3. There is an existing 6-inch diameter sewer stub from the existing sewer main on Union Ave NE to serve the existing house. 4. The applicant is required to add sewer manholes at the connection point of the existing sewer stub with the existing sewer main and at the end of the existing sewer stub on the side of the subject site. The sewer stub will need to be a public sewer main (6-inch minimum size). A wide public sewer easement of minimum 15 feet width is required at the north east corner of the subject site. A public sewer easement of minimum 15 feet width is required along the south property line of the subject site. 5. The existing house can continue to be served by the existing side sewer. 6. New individual side sewer will be required to serve the new lot. A private sewer easement will be required to be provided on Lot 1 for the benefit of Lot 2 for the side sewer. 7. The development would be subject to a system development charge (SDC) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The fee rate is available in the City of Renton Fee Schedule available in the City of Renton website. The fee that is current at the time of construction permit issuance will be applicable on the project. 8. The East Renton sewer special Assessment fee will be applicable on the new lot. Payment is due at the time of issuance of the construction permit. SURFACE WATER 1. There is an existing stormwater ditch that occupies the majority of the project frontage. The ditch flows north from an existing 15” storm drain north along Smithers Avenue S. then east along S. 21st Street to an existing 12” storm drain. 2. Reference Project File TED4002048 in COR Maps for the record drawing of the existing storm drain along Smithers Avenue S. and TED4003258 for the record drawing of the existing storm drain along S. 21st Street. 3. Refer to Figure 1.1.2.A – Flow Chart to determine the type of drainage review required in the 2017 City of Renton Surface Water Design Manual (RSWDM). 4. A drainage report complying with RSWDM will be required. Any on-site detention facility (if required) will be private storm system. 5. The project site falls within the City’s flow control duration standard (Forested Conditions) and is within the Lower Cedar River Drainage basin. 6. On-site BMPs will be required on the individual lots as per RSWDM core requirement #9. 7. Drainage improvements along both street frontages will be required to conform to the City’s street standards. 8. A geotechnical report that complies with the requirements of the RSWDM is required for the site. Information on the water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The measured infiltration rate of the soil should be included to determine feasibility of on- site BMPs required by core requirement #9. The geotech report should discuss any critical area (if applicable) in the site and if there any wet season construction restrictions. 9. The development would be subject to system development charges (SDC). The fee rate is available from the City of Renton fee Schedule available in the City of Renton website. The fee that is current at the time of construction permit issuance will be applicable on the project. TRANSPORTATION 1. Payment of transportation impact fee is applicable at the time of the building permit. Please see the City of Renton Fee Schedule for the transportation impact fee rates. The impact fee is subject to change. The transportation impact fee that is current at the time of building permit will be applicable. 2. Union Ave NE is a Minor arterial with existing right of way width of approximately 69 feet. Per RMC 4-6- 060, the minimum right of way width for a Minor arterial is 91’ with 54 ‘ travel paved width, along with parking widths, 5’ wide bike lane, 0.5 feet wide curb, 8 feet wide landscaped planter, and 8’ wide sidewalk . Transportation section has recommended that the existing curb location is sufficient for this location. However, a 0.5 feet wide curb, 8 feet wide landscaped planter, and 8 feet wide sidewalk is required along with right of way dedication of approximately 7.5 feet. A street modification and fee- in-lieu payment request may be submitted by the developer with the land use application to provide the Transportation section recommended street section and Right of Way dedication. Final right of way and dedication width shall be determined by survey. 3. No landlocked parcel should be created by any subdivision. 4. RMC 4-6-060 provides information regarding shared driveways, dead end access, and requirements of dead end turnarounds. RMC 4-4-080 provides information regarding individual single family driveways. 5. Traffic study is not required from a 2 lot short plat. 6. Per RMC 4-6-060, no frontage street lighting is required for projects of size two (2) to four (4) units residential. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 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. 7. A demo permit is required for the demolition of any existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 7th, 2018 TO: Pre-Application File No. 18-000039 FROM: Alex Morganroth, Associate Planner SUBJECT: ChaYad Short Plat Parcel #0923059048 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 applicant is proposing to subdivide an existing parcel into two lots. The subject property is located at 533 Union Ave NE near the intersection of NE 5th St and Union Ave NE (APN 0923059048). The project site totals 12,533 square feet (0.29 acres) in area and is currently developed with a single-family home. The site has a Comprehensive Plan Land Use of Designation of Residential High Density and a zoning designation of Residential- 10 (R-10) dwelling units per net acre (du/ac). The applicant is proposing to retain the existing home and construct a detached single-family home on the new lot. The size of proposed Lot 1 (with existing house) is 7,823 square feet and the size of proposed Lot 2 is 4,710 square feet. Access to both lots is proposed via an existing driveway off of Union Ave NE. The Wellhead Protection Area Zone 2 is mapped on the project site. The applicant has not proposed the removal any trees or vegetation on the site. Current Use: The project site is currently developed with a single-family home. Zoning/Density Requirements: The subject property is located within the R-10 zoning classification. The density range allowed in the R-10 zone is a minimum of 5.0 to a maximum of 10.0 dwelling units per one net acre. The Residential High Density Land Use designation is intended to implement the R-10, R-14, RMF zones. Development in the R-10 zone is intended to increase opportunities for detached dwellings as a percent of the housing stock, as well as allow some small-scale attached housing choices and to create high-quality infill development that increases density while maintaining the single family character of the existing neighborhood. Detached single family residential dwelling units are permitted uses within the R-10 zoning designation. The area of public and private streets (including driveway tracts) and critical areas 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. 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-10 standards” herein) Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-10 zone for detached dwellings is 4,000 square feet when parcels are being subdivided. Minimum lot width is 40 feet for interior lots and 50 feet for corner lots; minimum lot depth is 70 feet. Lots with frontage on both a driveway tract and a public street are classified as corner lots. The submitted site plan shows access to the lots via a driveway with access easements. Therefore, it is unclear whether or not the two new lots created would meet the minimum depth requirement for the R-10 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-10 standards allow a maximum building coverage of 55% of the lot area. The maximum impervious coverage in the R-8 zone is 70%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two 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-10 zone are: Front yard: 20 feet for the primary structure; Rear yard: 15 feet; Side yards: 4 feet for detached units; and Secondary Front yard: 15 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. Lots adjacent to both public ROW and driveway tract frontage are classified as corner lots. Access/Parking: Access to the lots is proposed via an existing driveway off of Union Ave NE. Five properties to the west of the subject parcel currently utilize the driveway for access utilizing a series of access easements. New lots created through a subdivision process may not be accessed via access easements and must utilize either a shared driveway or public road. 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. 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 conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 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 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% 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 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: A Wellhead Protection Area Zone 2 has been identified on the project site. The applicant shall provide fill statement if any fill material is proposed to be brought onto the site. 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 is Categorically Exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require administrative short plat approval and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. The administrative short plat application fee is $5,250.00 ($5,000.00 each plus a 5% Technology Surcharge Fee). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. 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. Please note that building and construction permit fees will be assessed at 50% for ADUs per Resolution 4318 effective until December 31, 2018. The 2018 impact fees are as follows: • A Transportation Impact Fee based on $5,430.85 each new single-family dwelling unit; • A Parks Impact Fee based on $2,740.07 per each new a single-family dwelling unit; • A Fire Impact fee of $829.77 per each new single-family dwelling unit; and • Renton School District Impact Fee is $6,432.00 per each new single-family 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 two years with a possible one year extension (RMC 4-7-070M).