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HomeMy WebLinkAboutPre-app Mtg Summary - 20-000186.docx.pdf1 PRE-APPLICATION MEETING FOR 132nd St Short Plat PRE20-000186 CITY OF RENTON Department of Community & Economic Development Planning Division August 20, 2020 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, 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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: August 13, 2020 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: 132nd St 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 service provided by King County Water District 90. 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. Credit will be granted for any existing homes that are removed or retained. 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. 4. It appears the proposal does not provide full 20-foot wide roadway. Any variance from roadway widths would require all future homes to be fully fire sprinklered. Even with fire sprinklers, minimum roadway widths are 16-feet. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 18, 2020 TO: Alex Morganroth, Planner FROM: Jonathan Chavez, Plan Reviewer SUBJECT: 132nd St Short Plat 15514 SE 132nd St PRE20-000054 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) 1423059115 and 1423059116. 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 King County Water District 90 service area. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in SE 132nd St (see record drawing S-393306). 3. There is an 8-inch gravity wastewater main located in 156th Ave SE (see record drawing S-399902). 4. A minimum 8-inch sewer main extension will be required to extend from the existing 8-inch main in SE 132nd St within the new access road to service all properties. Sewer main extensions shall be in accordance with RMC 4-6-060. 5. Individual sewer stubs from the new sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. The existing sewer stubs installed as part of the SE 132nd St sewer main extension project may be used for the development if their locations will work for the proposed development. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance.  The current sewer fee for is $3,400.00 per 1-inch meter.  Final determination of applicable fees will be made after the water meter size has been determined.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf 4 8. The development is within the Central Plateau Interceptor SAD boundary and is subject to SAD fees. All lots are subject to the SAD fee. The SAD has reached its maximum value of $538.48 per lot. Payment of these fees is required at time of building permit issuance. 9. The development is within the Varma/Ram Sewer Latecomer boundary and is subject to the latecomer agreement per King County recording number 20181212000993. Parcel 1423059115 is subject to an assessed amount of $13,457.71 per unit with a maximum of two assessed units. Parcel 1423059116 is subject to an assessed amount of $13,457.71 per unit with a maximum of two assessed units. Surface Water 1. There is an existing public stormwater main on the south side of SE 132nd. 2. 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 Lower Cedar River drainage basin. 3. 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 4. 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. 5. 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.1.3 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 drainage plan and drainage report must be submitted with the utility construction permit application. 6. 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development falls within the R-4 zone which has a maximum impervious surface area of 50% per lot. 9. 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. 10. 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 fronts SE 132nd St to the south and 156th AVE SE to the east. a. SE 132nd St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 60 feet with an existing paved width of approximately 22 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is 5 required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. No dedication would be required. b. 156th Ave SE is classified as a Minor Arterial street. Existing right-of-way (ROW) width is approximately 60 feet with an existing paved width of approximately 30 feet. To meet the City’s complete street standards for Minor Arterial streets, minimum ROW is 91 feet. Per City code 4-6- 060, half street improvements shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space at the back of walk, street trees and storm drainage improvements. i. However, the adopted Renton Trails and Bicycle Master Plan designates 156th Ave SE for use with a designated bike lane. Therefore a modified frontage along 156th Ave SE will be required and shall consist of a 44 foot paved roadway (consisting of two 11 foot travel lanes, a 12 foot turn lane, and two 5 foot bike lanes), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drain improvements. A street modification will be required with the land use application. Dedication of approximately 5.5 feet will be required. 2. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4- 6-060 for types of turnaround allowed. 3. 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'). 4. It is the preferable that driveway access not be taken directly from 156th and all driveways access be taken from internal access to the plat. 5. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 6. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060 for street lighting requirements. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2020 transportation impact fee is $7,820.42 per single family home. b. The current property contains one single family home, the developer will receive a credit for the existing home if it is demoed. c. 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. 6 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. 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 20, 2020 TO: Pre-Application File No. 20-000186 FROM: Alex Morganroth, Senior Planner SUBJECT: 15514 SE 132nd St Parcel #s 1423059116 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to subdivide one existing parcels into four lots and one tract. The subject property proposed for subdivision are located at 15514 SE 132nd St (APN 1423059116). The parcel totals approximately 46,871 sq. ft. in size. An existing home and two associated accessory buildings are located on the property and are proposed for removal as part of the project. The site has a Comprehensive Plan Land Use of Designation of Residential Low Density (RLD) and a zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac). The size of the proposed lots range from approximately 9,530 SF to 14,010 SF. Access to three of the lots is proposed via a new shared driveway tract, and access to the fourth lot is proposed via a driveway off of SE 132nd St. According to COR Maps, no critical areas are present on the project site. The applicant did not indicate the proposed removal of any trees or vegetation on the project site; however, some tree removal is expected based on the site layout. Current Use: The site is currently developed with a single-family home and detached accessory buildings. Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. A maximum of 4.0 dwelling units per acre is allowed in the R-4 zone. There is no minimum density for the R-4 zone. The Residential Low Density Land Use designation is intended to provide transition to the rural area, or those appropriate for larger lot housing within the Residential Low Density (RLD) land use designation to allow for a range of lifestyles. The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) 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 (including the paved portion of the driveway tract), and/or critical area dedication must be known. As proposed, the four lots would have a gross density of approximately 3.7 du/ac (4 units/1 ac = 3.71 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-4 standards” herein) 8 Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone, is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 100 feet. All proposed lots appear to meet the minimum size and depth requirements for the R-4 zone. However, Lot 1 is classified as a corner lot due to having frontage on both a public ROW (156 th St SE) and a driveway tract. Therefore Lot 1 would be required to have a lot width of at least 80 feet. Please note that pipestem (aka flag) lots are only permitted if necessary to meet the minimum density of the zone. The R -4 zone does not have a minimum density requirement and is therefore a pipestem lot would not be allowed. 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 land use application. Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings shall be not more than three 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 must remain below a height of 15 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 for the new building 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. The required setbacks for the R-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards: 20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30 feet. 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. The setbacks would be measured from the new property lines after roadway dedication. Proposed Lot 1 shall be subject to corner lot setback requirements. Access/Parking: Access to the lots 1, 2, and 3 is proposed via a driveway tract on the north side of the parcel. Access to proposed Lot 4 would be a driveway off of SE 132nd St. Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). Each lot is required to accommodate off street parking for a minimum of two vehicles. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Compliance with private driveway standards would be verified at the time of building permit review. The applicant has proposed a twenty (20) foot wide shared driveway tract. The tract shall include the width of the paved surface plus eight (8) feet for a landscape strip. As proposed, the tract does not meet the required width of 28 feet. A variance from the Renton Fire Authority may be grated to reduce the paved surface of the tract from twenty (20) feet to sixteen (16) feet. 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') 9 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. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 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: According to COR Maps, no critical areas are located on the project. However, it is the applicant’s responsibility to ascertain whether any critical areas are present on the site. Environmental Review: Projects consisting of nine (9) units or less and that will not impact a critical area are exempt from Environmental (SEPA) Review. Based on the proposal submitted by the applicant, the proposed project would be exempt from SEPA review. Permit Requirements: The proposal would require administrative short plat approval. The 2020 administrative short plat application fee is $5,544 ($5,280 plus a 5% Technology Surcharge Fee). All fees are subject to change. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. Detailed information regarding the land use application submittal can be found on the City’s permitting page at permitting.rentonwa.gov and clicking on “Land Use”, 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 10 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 2020 impact fees are as follows:  A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit.  A Parks Impact Fee based on $3,945.07 per each new detached dwelling unit.  A Fire Impact fee of $829.77 per each new detached dwelling unit.  An Issaquah School District Impact Fee of $14,501.00 per each new detached 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 send a copy of the application materials via email prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at amorganroth@rentonwa.gov or 425-430-7219 before sending any documents associated with the project. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.