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HomeMy WebLinkAboutPRE20000091_Meeting SummaryPREAPPLICATION MEETING FOR Nguyen Property PRE 20-000091 CITY OF RENTON Department of Community & Economic Development Planning Division April 30, 2020 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@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 formal submittal. 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). M E M O R A N D U M DATE: April 21, 2020 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Nguyen 108th 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. The existing fire hydrants are not within 300 feet of all of the proposed new lots. A minimum of one new hydrant will be required. Water is provided by Soos Creek Water District. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. 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. Dead end streets that exceed 150 -feet in length require an approved turnaround. Dead ends up to 300-feet long are allowed to use hammerhead type turnarounds. AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 27, 2020 TO: Jill Ding, Senior Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: Nguyen Short Plat 15514 SE 132nd St PRE20-0000 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) 0087000310. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is in Soos Creek Water and Sewer district. 2. Applicant shall obtain a water availability certificate from Soos Creek and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. Sanitary Sewer 1. The project is within Soos Creek Water and Sewer District. 2. Obtain a sewer availability certificate from Soos Creek and provide it with the construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance Surface Water 1. There are no existing drainage features on site. The site is generally sloped from the northeast to the southwest. 2. There is an existing public stormwater main on the east side of 108th Ave SE. 3. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Black River drainage basin. 4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.2.9.1.D of the 2017 RSWDM. 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 rainage plan and drainage report must be submitted with the utility construction permit application. 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 (measured 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. Erosion control measures to meet the City requirements shall be provided. 9. The development falls within the R-14 zone which has a maximum impervious surface area of 80% per lot. 10. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. If required, applicant must obtain permit and provide proof prior to Civil Permit issuance. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance.  The current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900.  The current SDC fee for a single family residence is $1,900 per lot.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project does not front a public right-of-way. 2. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4-6-060.H for types of turnaround required. 3. Shared driveways are allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way. See planning review for additional comments. 4. Refer to City code 4-4-080 regarding driveway regulations.  A minimum separation of 5 feet is required between driveway and the property line.  Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains.  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. All new and proposed electrical or communication utilities are required to be installed underground per RMC 4-6-090. 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. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance.  The 2020 transportation impact fee is $7,820.42 per single family home.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf 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 as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. 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 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2020 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: April 30, 2020 TO: Pre-Application File No. PRE20-000091 FROM: Jill Ding, Senior Planner SUBJECT: Nguyen Project 16833 108th Ave SE (parcel no. 0087000310) 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, 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is land locked and has access to 108th Ave SE via a 26-foot wide access easement over 16839 108th Ave SE. The project site totals 21,090 sq. ft. (0.48 acres) and is currently vacant. The property is located in the Residential – 14 du/ac (R-14) zone and is designated Residential High Density in the Comprehensive Plan. The applicant is proposing a 6-lot short plat in order to construct 6 new single-family residential units on the project site. Access to the new units would be provided via a private access easement off of 108th Ave SE. No critical areas are mapped on the project site. Current Use: The site is currently vacant. Zoning: The property is located within a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned Residential-14 (R-14). Detached residential units (i.e. single-family) are a permitted use in the R-14 designation, provided the proposal complies with the density range specified by the zone. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein) Density- The minimum net density requirements in the R-14 zone is 7 dwelling units per acre. The maximum net density is 14 dwelling units per net acre. Density bonuses are possible for applicants requesting additional market- rate dwelling units in exchange for the construction of affordable dwelling units (see RMC 4-9-065 for additional information). Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A density worksheet was not included with the pre-application materials; therefore staff was unable to calculate net density. Based on a gross site area of 0.48 acres, the proposal of 6 dwelling units on the project site would result in a gross density of 12.5 du/ac (6 units / 0.48 acres = 12.5 du/ac), which is within the density range permitted in the R-14 zone. A Density Worksheet would be required at the time of formal land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth –The minimum lot size in the R-14 zone is 3,000 sq. ft. for detached dwellings. There is not minimum lot size for attached dwelling units. The minimum lot width of 30 feet for interior lots and 40 ft. for corner lots and the minimum lot depth is 60 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW or private access) of no less than 80-percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. The applicant would be required to demonstrate compliance with lot standards of the zone at the time of formal application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-14 zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then 10 feet), 10 feet for the rear yards, secondary front yards (applies to corner lots) would be required to have a 15-foot setback, and interior side yards are required to have a 4-foot setback. For unattached side(s), 0 feet for the attached side(s). Setbacks would be verified at the time of building permit application. Building and Impervious Surface Coverage – The maximum building coverage in the R-14 zone is 65-percent. The maximum impervious surface coverage is 80-percent of total lot area. The coverage requirements would be verified at the time of formal building permit application. Building Height – The maximum wall plate height is 24 feet with the possibility to increase up to 32 feet with an administrative conditional use permit and a maximum of 3 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. The applicant would be required to demonstrate compliance with the height requirements of the zone at the time of building permit application submittal. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. For example, dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. An open space requirement for four (4) or more units requires 350 square feet of common open space for each unit and each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension le ss than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes building entry must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide. The proposed lots would not be permitted to access off of a pipestem or private access easement. In addition, staff was unable to verify compliance with the common open space and private open space requirements. All site design, open space and residential design standards applicable to the R-14 zone would be verified at the time of formal land use application. 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. When a Residential Multi-family Zone or Use Is Abutting a Less Intense Residential Zone: A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Stormwater Facility Perimeter Landscaping - A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. A conceptual landscape plan prepared by a qualified professional shall be submitted at the time of formal land use application. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4- 130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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. 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. Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Access/Parking: Access is proposed via a 26-foot wide access easement over the parcel to the east of the project site. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; 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; d. The shared driveway would not adversely affect future circulation to neighboring properties; 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. The shared driveway may be required to include a turnaround per subsection H of this Section. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. The proposal for 6 lots exceeds the maximum of 4 lots permissible off of a shared driveway and none of the proposed lots abuts a public right-of-way. The proposed short plat layout would need to be revised to provide the onsite shared driveway within a separate tract. Alley access is the preferred street pattern for all new residential development. Each lot is required to accommodate off street parking for a minimum of two vehicles. Critical Areas: No critical areas are mapped on the project site. Environmental Review: The construction of fewer than 9 dwelling units on a project site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800 Permit Requirements: The proposal would require the approval of a preliminary short plat. The short plat application would be reviewed within an estimated time frame of 6-8 weeks following acceptance of a complete application. The 2020 Short Plat application fee is $5,280. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. In addition to the required land use permits, separate construction and building permits would be required. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits (Site Plan Review, Preliminary Plat, SEPA Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the applicable building and construction fees, the impact fees would be required prior to the issuance of building permits. The 2020 impact fees for new single-family dwelling units are: • Fire Impact Fee currently assessed at $829.77 per new dwelling unit; • Transportation Impact Fee assessed at $7,820.42 per new dwelling unit; • Renton School District Impact Fee assessed at $6,877.00 per new dwelling unit (plus an additional 5% service fee);  Parks Impact Fee currently assessed at $3,945.70 per new dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov to schedule an appointment. Expiration: The preliminary short plat would be valid for five years with a possible one-year extension. It is the applicant’s responsibility to monitor the expiration dates.