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HomeMy WebLinkAboutPre-app Mtg Summary - 18-000660 PRE-APPLICATION MEETING FOR CV Investments Short Plat PRE18-000660 CITY OF RENTON Department of Community & Economic Development Planning Division November 15, 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Ann Fowler, 425-430-7382, afowler@rentonwa.gov Fire Prevention Reviewer: Cory 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: November 2, 2018 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: CV Investments 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 count toward the requirements if within the proper distance and they meet current standards. A minimum of one new fire hydrant shall be needed in order to be within 300-feet of proposed lot 3. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at time of building permit issuance. Credit is granted for the removal of the one existing home. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Turning radius shown do not meet these requirements. 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. Dead end streets that exceed 150-feet in length require an approved turnaround. Maximum grade is 15 percent. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 15, 2018 TO: Alex Morganroth, Planner FROM: Ann Fowler, Civil Engineer III, Plan Review SUBJECT: Cv Investments Renton Plat 3315 Talbot Road S PRE18-000660 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) 3023059012. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER  The project is within the City of Renton’s water service area in the 350-hydraulic zone.  The site is located outside of an Aquifer Protection Area.  There is an existing 12-inch City water main located in Talbot Road S that can deliver a maximum capacity of 4,500 gallons per minute (gpm) - (see Water plan no. W-0599).  The static water pressure is approximately 112 psi at ground elevation of 92 feet  There is existing water service(s) to the subject property: o (1) - 3/4-inch domestic water meter(s) Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,500 gpm. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: 1. Extension of about 270 feet of minimum 8-inch water main from the existing 12-inch water main in Talbot Road S to the west property line of the furthest lots proposed for the plat (as shown in the provided site plan, this applies to lots 3 and 4). ). For fireflow demand up to 1,500 gpm, the diameter of the new main shall be 10-inch including 2 new hydrants within 300 feet of each lot. A suggested conceptual water layout sketch is attached for reference. 2. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan 3. Installation of a domestic water meter for each building. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. 4. Installation of a backflow prevention assembly on private property behind the domestic water meter. A double check valve assembly (DCVA) is required for water meters for residential water use if a residential fire sprinkler system is required and/or for 3-story buildings. DCVA’s with size 2-inch or smaller shall be installed a meter box. 5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 6. 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. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. A pressure reducing valve (PRV) is required downstream of each domestic water meter because the static water pressure exceeds 80 psi. 9. 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. 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. 11. The subject property is within the (Valley General) Hospital and South Talbot Hill Water Special Assessment District (SAD) #8406 as established by City ordinance #3790 with recording no. 8403260504. Since the preliminary fire flow demand is 1,500 gpm or less, the following assessments will apply: a. Area Charge of $0.034 per square foot x 117,176 SF = $3,983.98 b. Front foot charge of $16.00 per lineal foot of frontage x 310 LF = $4,960. 12. The development is subject to water system redevelopment fees based on the size of the existing meters and if the existing meters are abandoned. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in western portion of the subject property (see City plan no. S-0166). 3. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the lots. All lots shall be provided separate side sewer stubs. Side sewers shall be a minimum 2% slope. 4. 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 current sewer fee for a 1-inch meter install is $2,837.00 per meter. Each lot shall have a separate meter. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. There is an existing stormwater ditch located in the east side of Talbot Road S and 18-inch conveyance pipe (reference City plan no-R-2288) which appears to discharge into an outfall at the southeast property corner of the proposed development project. The drainage report shall include a full upstream and downstream analysis in accordance with the requirements outlined in the RSWM. 3. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 5. Storm drainage improvements along all 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 and shall account for future runoff from the total upstream tributary area. 6. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. 7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Surface water system development fee is $1,718.00 for each new lot. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts Talbot Road South along the west property line(s). Talbot Road South is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet for a 2 lane roadway. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8- foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. 2. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead- end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6- 060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 3. Frontage improvements along the new public road shall comply with the City’s complete street standards and shall provide for 53-ft of right-of-way, including an 8-foot planter strip, 5-foot sidewalk and 0.5-foot curb and gutter on both sides of the street. 4. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double- loaded garage driveway shall not exceed sixteen feet (16'). 5. Street lighting is required from a development that includes more than 4 residential units. 6. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $5,430.85 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014. 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. A demo permit is required for the demolition of the 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: November 15, 2018 TO: Pre-Application File No. 18-000660 FROM: Alex Morganroth, Associate Planner SUBJECT: CV Investment Short Plat Parcel #3023059012 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 applicant is proposing to subdivide an existing parcel into seven lots and a potential critical areas tract(s). The subject property is located at 3315 Talbot Road S near the intersection of Talbot Rd S and S 32nd St (APN 3023059012). The project site totals 117,176 square feet (2.69 acres) in area and is currently developed with a single-family home and associated detached garage. The site has a Comprehensive Plan Land Use Designation of Residential Medium Density (MD) and a zoning designation of Residential-6 (R-6) dwelling units per net acre (du/ac). The applicant is proposing to demolish the existing home and accessory structure and construct seven new detached single-family homes on the new lots. Proposed lots range in size from 7,050 sq. ft. to 9,280 sq. ft. Access to lots 1 through 6 is proposed via a new road off of Talbot Rd S and access to Lot 7 is proposed via Talbot Road S. Sensitive slopes, protective slops and a high erosion hazard are mapped on the project site. The applicant indicated the presence of wetlands on the site near the south property line. The applicant did not indicate whether the removal any trees or vegetation on the site would be required. Current Use: The project site is currently developed with a single-family home and associated detached garage. 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. 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. Gross density was calculated at 2.6 du/ac. 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-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 for interior lots is 60 feet. Minimum lot depth is 90 feet. The majority of lots appear to meet the minimum standards for lot size, width, and depth, but it’s unclear if all lots meet the requirements due to missing lot lines on the provided plat map. 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-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. 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 and any private access easement or tract. The required setbacks for the R-6 zone are as follows: 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. Access/Parking: Access to the lots is proposed via a new residential access road with hammer head off of Talbot Rd S. Lots 1 through 6 would have driveways off of the new road and Lot 7 would be accessed via a driveway off of Talbot Rd S. 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 (if proposed) 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 high erosion hazard, protected slopes, and sensitives slopes, and moderate and high landslide hazards have been identified on the project site by COR Maps. Just off site to the east COR Maps indicates an unclassified coal mine hazard. Therefore, a geotechnical report with a coal mine hazard assessment shall be prepared by a licensed geotechnical engineer and shall be submitted with the short plat application. A 15 foot structure setback is required for protected slopes (40-90% slope). In addition, the applicant indicated the presence of wetlands and a stream on the project site. If wetlands or streams are present on or within 200 feet of the project, a wetlands report and delineation along with a stream study prepared by a licensed biologist shall be submitted with the short plat application. Please note that the buffers indicated in the submittal appear to be calculated prior to an update to the wetlands regulations in 2014 which increased the minimum buffers. The current buffers are shown in the table below. 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. If any impacts are proposed to the wetlands and or stream a wetland mitigation plan and/or supplemental stream study would be required to be submitted with the application. Table from RMC 4-3-050 Critical Areas Regulations Critical Areas such as wetlands and protected slopes are required to be placed in a Native Growth Protection Tract. Environmental Review: The project is subject to Environmental (SEPA) Review due to the presence of critical areas on the site. 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 2018 administrative short plat application fee is $5,250.00 ($5,000.00 each plus a 5% Technology Surcharge Fee). Each modification request is currently $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). 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. Please note that fees noted above are for 2018. Applications submitted after December 31st, 2018 will subject to the new 2019 City of Renton fee schedule. 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 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). New codes anticipated to be in effect prior to the end of the year will extend short plat validity to five years.