HomeMy WebLinkAboutSUMMARY_TANG_UNION_SHORT_PLAT_180726PRE-APPLICATION MEETING FOR
Tang Union Short Plat
PRE18-000449
CITY OF RENTON
Department of Community & Economic Development
Planning Division
July 26th, 2018
Contact Information:
Planner: Jeffrey Taylor, 425-430-7246, JTaylor@rentonwa.gov
Public Works Plan Reviewer: Scott Warlick, 425-430-7216, SWarlick@Rentonwa.gov
Fire Prevention Reviewer: Cory Cappelletti, 425-430-7024, CCappelletti@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).
RENTON REGIONAL FIRE AUTHORITY
M E M O R A N D U M
DATE: July 16, 2018
TO: Jeffrey Taylor, Assistant Planner
FROM: Cory Cappelletti, Plans Review Inspector
SUBJECT: Tang Union into 2 lots
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. There are two hydrants in place now.
2. Fire impact fees are applicable at the rate of $829.77 per new residential unit. This fee is
paid at time of building permit issuance.
3. Fire department apparatus access roadways are required within 150-feet of all points on
the building. Fire access roads are required to be a minimum of 20-feet unobstructed
width with turning radius of 25-feet inside and 45-feet outside minimum. Dead end
roadways over 150 feet long require a hammerhead turnaround. Those more than 300
feet require a cul-de-sac with a 90 foot diameter. Fire lane signage required for the onsite
roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point
loading. Maximum slope is 15% grade. Access easements are required to be obtained and
properly recorded. The existing roadway is not wide enough.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 26, 2018
TO: Jeffrey Taylor, Planner
FROM: Scott Warlick, Engineer Specialist II, Plan Review
SUBJECT: Tang Union Short Plat Pre-App
227 Union Ave SE
PRE18-000499
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) 1623059064. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER COMMENTS
1. The proposed development is within the City’s water service area and in the Highlands 565 Pressure
Zone.
2. There is an existing 8-inch water main located in the two parcels to the east of the property. This main
ends at the easterly border of the property. The main can deliver a maximum flow rate of 1000 gpm.
3. This water main will be required to be extended to the new easterly lot line. Civil plans for the water main
improvements will be required and must be prepared by a professional engineer registered in the State
of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical
separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary
sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main.
Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water
main is installed inside a steel casing.
4. A conceptual utility plan will be required as part of the land use application for the subject development.
5. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use.
The development is also subject to fees for water connections, cut and caps, and purity tests. Current
fees can be found in the 2018 Development Fees Document on the City’s website. Fees that are current
will be charged at the time of construction permit issuance.
6. The static water pressure is about 81-psi at elevation 378-feet. Because of the high water pressure a
Pressure Reducing Valve (PRV) will be required.
7. There is an existing ¾ -inch water meter serving the existing residence.
8. The site is located inside of an Aquifer Protection Zone 2.
9. New 1-inch meters will be required for the new lots. The service line meter will be installed by the City at
a cost of $2,850.00, plus $460.00 meter drop-in fee.
10. The SDC fee for water is based on the size of the new domestic water to serve the project. The current
water fee for a single 1-inch meter install is $3,727.00 per meter. A credit will be given for the existing
meter.
SEWER COMMENTS
1. There is an 8-inch Gravity wastewater main located in Union Ave SE to the east of the property (Record
DWG – S-145409).
2. The developer will need to show how they propose to serve the new development with sanitary sewer
service to each of the lots. The existing lot is currently connected to the sewer system.
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.
STORM DRAINAGE COMMENTS
1. The site currently contains one single family residence and there is no on-site stormwater conveyance
system. There is an existing 12-inch piped conveyance system (Record Drawing: R-166401) on Union
Ave SE that flows from north to south.
2. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site.
The site falls within the City’s Peak Rate Flow Control Standard area matching Forested Conditions. The
site falls within the Lower Cedar River drainage basin. Drainage plans and a drainage report complying
with the adopted 2017 Renton Surface Water Design Manual will be required.
3. Storm drainage improvements along public street frontages are required to conform to the City’s street
standards. New storm drain shall be designed and sized in accordance with the standards found in
Chapter 4 of the 2017 City of Renton Surface Water Design Manual.
4. A geotechnical report for the site is required per the adopted 2017 Renton Surface Water Design
Manual. Information on the water table and soil permeability (infiltration rates), with recommendations
of appropriate on-site BMP options per Core Requirement #9 and Appendix C, with typical designs for
the site from the project civil engineer, shall be submitted with the application.
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.
TRANSPORTATION/STREET COMMENTS
1. The 2018 transportation impact fee is $5,430.85 per single family home. Fees are payable at the time of
building permit issuance for each individual home.
2. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-
feet inside and 45-feet outside minimum. Dead end roadways over 150 feet long require a hammerhead
turnaround. Those more than 300 feet require a cul-de-sac with a 90 foot diameter. Fire lane signage
required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi
point loading. Maximum slope is 15% grade. Access easements are required to be obtained and properly
recorded. The existing roadway is not wide enough.
3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
GENERAL COMMENTS
1. If frontage improvements are required, 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 construction utility 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 2018 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. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be
underground. The construction of these franchise utilities must be inspected and approved by a City of
Renton inspector.
8. Fees quoted in this document reflect the fees applicable in the year 2018 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: July 24, 2018
TO: Pre-application File No. 18-000499
FROM: Jeffrey Taylor, Assistant Planner
SUBJECT: Tang Union Short Plat
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 at 227 Union Ave SE, 98059 (APN 1623059064). The property is
within the Residential – 6 (R-6) Zone and is 22,651 square feet (0.51 acre) in area. The applicant is proposing to
subdivide the property into 2 lots for a new single family home. The existing accessory structures are proposed
to be removed. No critical areas are mapped on site.
Current Use: The property is developed with an existing single family home, and two accessory structures that
are proposed to be removed. The single family home will be retained.
Zoning/Density Requirements: The subject property is zoned Residential-6 (R-6). The minimum density in the R-
6 zone is 3.0 dwelling units per net acre (du/ac) and the maximum density is 6.0 du/ac. Private access
easements, critical areas and public right-of-way are deducted from the total area to determine net density. 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 0.51 acres. Based on the
proposed two lots, the proposal would result in a gross density of 3.84 du/ac, which falls within the permitted
density range.
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.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-6 is 7,000 square feet for
parcels less than one acre, with one lot allowed to be smaller than the required minimum lot size. This single lot
is allowed to be 6,250 square feet in Zone R-6. Minimum lot width for interior lots is 60 feet. Minimum lot depth
is 90 feet. A lot configuration was not provided with the pre-application, therefore staff could not verify
compliance with minimum lot dimensions.
Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area. The maximum
impervious coverage in the R-6 zone is 55%. The maximum wall plate height is restricted to 24 feet, and the
buildings shall not be 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 are restricted to a maximum wall plate height of 12 feet. The gross floor
area must be less than that of the primary structure. Accessory structures are also included in building lot coverage
calculations. The proposal’s compliance with the building standards would be verified at the time of building
permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and
any private access easement or tract. The required setbacks for the R-6 zone are: Front yard: 25 feet for the
primary structure; Rear yard: 25 feet; Side yards: combined 15 ft. with not less than 5 ft. on either side. 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. Setbacks for the lots will be verified at the time of formal
short plat application.
Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in
RMC 4-2-115 would be applicable to any new residential structures.
Access/Parking: 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. If a
shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall
be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract
and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. A lot configuration
was not provided with the pre-application, therefore staff could not verify compliance with the shared driveway
standards. The proposal would need to include a shared driveway within a tract, with an 8’ wide landscape
strip. A modification request would need to be granted for any deviations from the street code standards.
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, a
certified nurseryman or other certified professional.
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 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 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.
Critical Areas: According to COR Maps, no critical areas are present on the project site. However, 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 proposed project is categorically exempt from Environmental (SEPA) Review.
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 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). All fees are subject to change. Detailed information regarding the land
use application submittal can be found on the City’s 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 2018 impact fees are as follows:
• A Transportation Impact Fee based on $5,430.85 each new dwelling unit;
• A Parks Impact Fee based on $2,740.07 per each new a dwelling unit;
• A Fire Impact fee of $829.77 per each new accessory dwelling unit; and
• Renton School District Impact Fee is $6,432.00 per each new accessory 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 Jeffrey Taylor, Assistant Planner at jtaylor@rentonwa.gov or 425-430-7246
for an appointment.
Expiration: Upon approval, the Short Plat is valid for two years with a possible one year extension (RMC 4-7-
070M). It is the responsibility of the owner to monitor the expiration date.