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HomeMy WebLinkAboutPre-app Mtg Summary - 18-000108 PRE-APPLICATION MEETING FOR LEISURE ESTATES NEW LOTS PRE 18-000108 CITY OF RENTON Department of Community & Economic Development Planning Division March 1st, 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 27, 2018 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Leisure Estates 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet. A minimum of one fire hydrant is required within 300-feet of the proposed buildings. Existing fire hydrants appear to meet these 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. 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. An approved hammerhead turnaround is required for dead end roads exceeding 150-feet. 4. City ordinance requires all new homes that are located on dead end roadways over 500-feet long to be equipped with an approved fire sprinkler system. 5. Proposed Site numbered L would not be allowed to be installed where it would eliminate a fire access roadway. Proposed Site numbered L, P and M are being proposed in locations where existing city water mains exist and would not be allowed to be installed. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 26, 2018 TO: Alex Morganroth, Current Planning section FROM: Rohini Nair, Plan Review section SUBJECT: Leisure Estates Preapp 201 Union Ave SE PRE18-000108 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 consisting of mobile home additions to existing mobile home park, located at parcel(s) 1623059015. The following comments are based on the pre- application submittal made to the City of Renton by the applicant. Water 1. The site is located in the City of Renton’s Highlands 565 pressure water service area. 2. The site is located in the Aquifer protection zone 2 area. 3. There are existing City water mains serving the site. 4. The new lots will need to be served by new water meters. A 1-inch domestic water meter will be required for each proposed mobile home, and are subject to payment of water system development charges and meter installation charges. The 2018 SDC fee for a 1-inch meter is $3,727 and the 2018 fee for a new water meter installation is $2,850.00. The fee that is current at the time of permit issuance will be applicable. 5. The proposed mobile homes cannot sit on top of the water main or in any water easement. 6. Fire hydrants shall meet the requirements of Renton Fire Authority. Sewer 1. The existing mobile home park has a private sewer system. The new mobile homes can connect to the private sewer system. 2. The City of Renton has public sewer main in the northwest corner of the development that has 4 houses connected to it. It is a 10” gravity wastewater main. (Record Dwg: S-024502). No encroachment in to the public easement of the public sewer main is allowed. 3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2018 sewer fee for a 1-inch meter install is $2,837.00 per meter. The fee that is current at the time of permit issuance will be applicable. 4. The developer will need to show how they propose to serve the new mobile homes with a sanitary sewer service. Gravity sewer service is required for each individual home. Stormwater 1. The mobile home park is using a private Stormwater system. 2. The site is located in the Aquifer protection zone 2 area. 3. A Technical Information Report complying with the City of Renton’s 2017 Surface Water Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forest Duration Site Conditions and is within the Lower Cedar River Drainage Basin. Encroachment into the overflow storm drainage pond is not allowed. 4. Appropriate on site BMPs as per Core Requirement #9 of RSWDM will be required to help mitigate the new runoff created by this development. The drainage plan and Technical Information Report based on 2017 Renton Surface Water Design Manual should be submitted with any land use and/or permit application. 5. A geotechnical report based on RSWDM for the site shall be required for stormwater review. Information on the water table and soil permeability (infiltration rate), with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. Recommendations regarding infiltration, description of any critical areas present in the site, and any applicable wet season erosion control recommendations should be included in the geotechnical report. 5. There is a 2018 system Development Charge of $0.687 per sq foot of new impervious surface area. The fee shall not exceed $1,718.00. The fee that is current at the time of permit issuance will be applicable. Transportation 1. The site fronts the City ROW on Union Ave SE at two locations. 2. Union Ave SE is a Collector Arterial with existing right of way (ROW) of 60 feet north of SE 2nd Place and 30 feet to the south of SE 2nd Place. Per RMC 4-6-060, the minimum ROW width for a 2 lane collector Arterial is 83 feet with a minimum paved motor vehicular travel width of 30 feet, bike facilities, and frontage elements. Frontage improvements including 0.5 feet wide curb, 8 feet wide landscaped planter, and 8 feet wide sidewalk are required on collector arterial. Frontage on Union Ave NE, north of SE 2nd Place - Transportation section has recommended that the existing pavement width is sufficient. Frontage improvements including 0,5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, street lighting, and applicable drainage are required on the site frontage. ROW dedication will be required to provide all the required frontage improvements within public ROW. Frontage on Union Ave NE, south of SE 2nd Place - Transportation section has recommended that the existing pavement width is sufficient. Frontage improvements including 0,5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, street lighting, and applicable drainage are required on the site frontage. The existing ROW (as per the Assessor map) is located on the other side of the Union Ave SE. ROW dedication will be required to include all the street pavement width and all the required frontage improvements within public ROW. Street modification request may be submitted by the applicant with any subsequent land use/ permit application to provide the Transportation required pavement width and the frontage improvements instead of the code (RMC 4-6-060) required larger ROW. 3. Per RMC 4-6-060.D.1, new construction or addition with valuation less than $150,000 can be exempt from street frontage improvements. Information regarding the total project cost should be provided to the City. 4. Street lighting is required to be provided by residential projects with more than 4 units. 5. Any work involving pavement disturbance will require pavement restoration as per City of Renton pavement restoration and Trench restoration standards. 6. Transportation impact fee is applicable on mobile homes at the time of building permit. The rate based on single family homes that is current at the time of building permit will be applicable. General Comments 1. Development projects are subject to undergrounding of utilities. 2. 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 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 27th, 2018 TO: Pre-Application File No. 18-000108 FROM: Alex Morganroth, Associate Planner SUBJECT: Leisure Estates Mobile Home Park Modification 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 add 18 lots in order to construct one new manufactured home on each lot. The subject property is located at 201 Union Ave SE (APN 1623059015) within the existing Leisure Estates Manufactured Housing Community. The 43.47 acre community is comprised of 254 existing manufactured home lots and has a current density of approximately 5.84 dwelling units per acre. The north annex of Leisure Estates was approved by the Hearing Examiner February 20, 1979, Renton City File #FMH-79-294. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation RMH, Residential Manufactured Home Park. Access to Leisure Estates internal road network would remain off of Union Ave SE. A Wellhead Protection Area Zone 2, Moderate Landslide Hazard, sensitive slopes, and protected slopes are mapped on the project site. The applicant has proposed the removal of trees and vegetation on the site in association with the new lots. Current Use: The project site is currently developed with 254 manufactured homes, associated recreation space, guest parking, and a community center. Zoning/Density Requirements: The subject site is located within the Residential Manufactured Home Park (RMH) zoning designation. The density range allowed in the RMH zone is a minimum of 5.0 to a maximum of 10.0 dwelling units per one net acre. The Minimum Park area required is 2 net acres. The minimum density for the RMH zone is 5 units per net acre and the maximum density is 10 units per net acre. As proposed, the addition of 18 units to the 254 existing units would result in a gross density of 6.25 units per acre, which would be within the permitted density range for the RMH zone. The proposed expansion of the Manufactured Home Park would be a permitted use in the RMH zone. 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 4-2-110C, “Development Standards for Residential Manufactured Home Park Zoning Designation” (noted as “RMH standards” herein) effective at the time of complete application (noted as “RMH standards” herein). Minimum Lot Size, Width and Depth – The minimum requirements for lot width is 40-feet for interior lots and 50- feet for corner lots, the minimum lot depth is 75-feet. The minimum lot size is 3,000 square feet. The provided plans did not indicate lot lines, as such; staff could not determine compliance with “lot” width, depth, or size requirements. Furthermore each lot shall be clearly defined and laid out so as to optimize view, privacy and other amenities. Lot Coverage – There is no minimum lot coverage requirement within the RMH zone. Setbacks - There are not setback requirements for new lots within a “new” Manufactured Home Park. On-Site Private Streets, Curbs and Sidewalks - Asphalt or concrete streets and concrete curbings shall be provided to each lot. The minimum width of streets shall be 30 feet. Concrete sidewalks of at least 5 feet in width shall be placed along at least 1 side of each street or located in the back or side of each lot so that there is sidewalk access to all lots. The provided plan indicates compliance with street and sidewalk standards. Illumination: The Reviewing Official shall approve a street lighting plan providing sufficient illumination between sunset and sunrise to illuminate adequately the roadways and walkways within a mobile home park. Parking – A minimum of 2 on-site parking spaces per manufactured home site, plus a screened parking area shall be provided for boats, campers, travel trailers and related devices at a ratio of 1 screened space per 10 units. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. The applicant shall demonstrate, at time of land use application, how 1 screened space per 10 units in the overall development can be maintained with the addition of four home sites. Compliance with the parking requirements would be required to be demonstrated at the time of formal land use application. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards”. 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 – Landscaping shall be provided on both the individual lots and the remainder of the mobile home park site according to a landscape plan approved by the Reviewing Official. A solid wall or view-obscuring fence, hedge or equivalent barrier not less than 5 feet in height shall be established and maintained around the entire perimeter of the park except for the openings for driveway and walkway purposes. 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. A minimum of 10% of the total area of the park shall be reserved and shall be used solely and exclusively for a playground-recreation area. The applicant shall demonstrate, at time of land use application, how 10% playground- recreation area would be preserved over the entire Manufactured Home Park. 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 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. 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, Moderate Landslide Hazard, sensitive slopes, and protected slopes are mapped 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 construction of more than nine (9) dwelling units on the property will require Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. An environmental checklist must be submitted with the land use application. Permit Requirements: This project would require Environmental (SEPA) Review and both a Preliminary and Final Mobile Home Park Permit. Mobile Home Park permits require a Hearing Examiner Public Hearing for approval. This project will be evaluated in the context of previous approvals for Leisure Estates, including but not limited to City of Renton File# FMH-79-294. These previous approvals are required to be evaluated as a part of the modification/Mobile Home Park Permit. The applications would be reviewed concurrently within an estimated time frame of 12 weeks. The Preliminary Mobile Home Park fee is $3,000.00 and the Final Mobile Home Park fee is $1,500.00 (plus a 5% Technology Surcharge Fee). Each modification request is $250.00 (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 the Preliminary Mobile Home Park approval is obtained, the applicant must complete the required improvements and satisfy any conditions of the preliminary approval before submitting for Final Mobile Home Park review. Once final approval is received, the lots may be recorded. The newly created lots may only be sold after they have 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 Preliminary Mobile Home Park Permit 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 2018 impact fees are as follows:  A Transportation Impact Fee based on $5,430.85 each new single-family dwelling unit;  The Fire Impact Fee is $829.77 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 mobile home park plan shall lapse after three (3) years from the date of such approval unless a building permit based thereon is submitted. A one such extension for good cause may be granted by the Hearing Examiner.