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HomeMy WebLinkAboutC_PRE18-000561_Warren-Seko_Short Plat_Meeting SummaryPREAPPLICATION MEETING FOR Warren-Seko Short Plat PRE 18-000561 CITY OF RENTON Department of Community & Economic Development Planning Division August 30th, 2018 Contact Information: Planner: Jeffrey Taylor, 425.430.7246, jtaylor@rentonwa.gov Public Works Plan Reviewer: Johnathon Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425.430.7057, ccappelletti@RentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). RENTON REGIONAL FIRE AUTHORITY FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: August 27, 2018 TO: Jeffery Taylor, Assistant Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: Warren-Seko Subdivision 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. The existing hydrants appears to be within the required 300 feet. A certificate from Soos Creek Water is required. 2. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit can be given for the demolished dwelling. This fee is paid at time of building permit issuance. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 27, 2018 TO: Jeffrey Taylor, Planning FROM: Jonathan Chavez, Development Engineering SUBJECT: Warren-Seko Short Plat 16035 114th Ave. SE PRE 18-000561 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) 0088000040. 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 Soos Creek Water and Sewer District. 2. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 3. Fire hydrants shall conform to Renton Fire Authority requirements. 4. Approved water plans from Soos Creek Water and Sewer District shall be provided to the City during the civil construction plan review stage. SEWER COMMENTS 1. Wastewater service is provided by Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. Approved sewer plans from Soos Creek Water and Sewer District shall be provided to the City during the civil construction plan review stage. STORM DRAINAGE COMMENTS 1. The site currently contains one single family residence and there is no on-site stormwater conveyance system. 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 Black River drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 3. On-site BMPs satisfying Core Requirement #9 will be required for the site. 4. There are no piped storm conveyance systems in SE 162nd St. and 114th Ave SE. Storm drainage along the 114th Ave SE frontage is routed by a stormwater conveyance ditch from south to north. 5. A new storm drainage conveyance system is required along the SE 162nd St. and 114th Ave SE frontage. Storm drainage improvements along public street frontages are required to conform to the City’s street 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. 6. 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. 7. The development is subject to stormwater system development charges (SDCs). The 2018 SDC is $1,718.00 per lot. The SDC will be collected for each new lot. TRANSPORTATION/STREET COMMENTS 1. The 2017-2018 transportation impact fee is $5,430.85 per single family home. The current property contains one single family house; the developer will receive a credit for the existing house. Fees are payable at the time of building permit issuance for each individual home. 2. The proposed development fronts both SE 162nd St. and 114th Ave SE. along the southern and eastern property lines, respectively. Both streets are classified as Residential Access streets. 3. ROW Dedication: To meet the City’s complete street standards for Residential Access streets, each street must have a minimum ROW of 53 feet. Per the King County Assessor’s Map, both streets have approximately 60 feet of ROW, so no dedication of ROW will be required. 4. Frontage Improvements: Per City code 4-6-060, the minimum paved roadway width is 26’ consisting of 2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter strip, and 5’ sidewalk are required along both sides of the pavement, as well as the installation of street trees and storm drainage improvements. Street grades shall not exceed 15%. 5. No street lighting is required for projects with four or less residential units. 6. 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. 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. 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. All construction permits for utility and street improvements will require separate plan submittals. All 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 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Undergrounding: 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. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 29th, 2018 TO: Pre-application File No. 18-000561 FROM: Jeffrey Taylor, Assistant Planner SUBJECT: Warren-Seko 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 online at www.rentonwa.gov. Project Proposal: The subject property is located at 16035 114th Ave. SE (APN 0088000040). The property is within the Residential – 6 (R-6) Zone and is 15,000 square feet (0.34 acres) in area. The applicant is proposing to subdivide the property into two (2) lots for the development of a new single family home on one lot, and retain the existing home on the second lot. The lot with an existing single family home would be one-hundred (100) feet in depth, and seventy-two (72) feet in width, creating a 7200 square foot lot. The second lot, proposed to be used for the development of a new single family home would be one-hundred (100) feet in depth, and seventy-eight (78) feet in width, creating a 7800 square foot lot. No critical areas are mapped on site. Current Use: The property is developed with an existing single family home. The existing 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. It is unclear exactly how much area would be required to be designated as public right-of-way; therefore, the net density of site could not be fully calculated. A Density Worksheet would be required at the time of formal plat application. The applicant would be required to demonstrate compliance with the density requirements of the zone at the time of formal application. Based on the proposed gross density of 5.80 du/ac, the subject site would meet the maximum net density requirements of the R-6 zone. 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-6 standards” herein). 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 is 60 feet for interior lots, or 70 feet for corner lots. Minimum lot depth is 90 feet. The proposed lot configuration appears to be compliant with minimum lot dimensional standards of the R-6 zone. 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 for the new home would be verified at the time of building permit review. Documentation of compliance with the building standards for the retained home would be required to be provided with the short plat application. 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 retained home will be verified at the time of formal short plat application, setback compliance for the new home would be verified at the time of building permit review. 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: Access: Access to the existing single family home would continue to be taken off an existing driveway on 114th Street. Access to the new lot is proposed to be taken off of 162nd Street but no further details are provided. The proposal’s compliance with the building standards for the new home would be verified at the time of building permit review. Parking: Each lot is required to accommodate off-street parking for a minimum of two vehicles. The existing home appears to comply with the off-street parking standard. No parking information is provided for the new single family home. The proposal’s compliance with the building standards for the new home would be verified at the time of building permit review. Driveways: The project site appears to have a slight slope. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Access to the proposed lots would be provided via single family residential driveways. The applicant indicated that a future driveway curb cut would be made off of South East 162nd Street, however the submitted site plan does not show the location or dimensions of the proposed driveway. Staff is unable to give specific comments on the proposed driveway without a more detailed proposal. The proposal’s compliance with the building standards for the new home would be verified at the time of building permit review. 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. 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 dwelling unit; and • Renton School District Impact Fee is $7,772.00 per each new 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.