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HomeMy WebLinkAboutPre-app Mtg SummaryPREAPPLICATION MEETING FOR VENNING SHORT PLAT 10104 SE 187TH sTREET PRE 12-081 CITY OF RENTON Department of Community & Economic Development Planning Division November 8, 2012 Contact Information: Planner: Gerald Wasser, 425.430.7382 Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 5, 2012 TO: Jerry Wasser, Planner FROM: Jan Illian, Plan Review SUBJECT: Venning Short Plat 10104 – SE 187th Street PRE 12-081 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water Water Service provider will be Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City. Sanitary Sewer Sewer Service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City. Storm Drainage 1. There are no drainage improvements in SE 187th. There is an open ditch fronting the site in 111th Ave SE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual (KCSWM) and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. Due to the size of the proposed new lot, this project may be subject to Small Project Drainage Review under Appendix C, C.1., of the 2009 KCSWM. Venning Short Plat PRE 12-081 Page 2 of 2 November 5, 2012 h:\ced\planning\current planning\projects\preapps\2012 preapps\_transferred to laserfiche\12- 081.jerry\plan review comments pre12-081.docxH:\CED\Planning\Current Planning\PREAPPS\12-081.Jerry\Plan Review Comments PRE 12-081.docx 3. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 4. Surface Water System Development fees are currently $1,012 new per lot. This is payable prior to issuance of the construction permit. Credit is given for the existing home. 5. A Construction Stormwater Permit from Department of Ecology is required if cl earing and grading of the site exceeds one acre. Transportation/Street 1. Existing right-of-way width in 102nd Ave SE is 50 feet. Existing roadway width in private access easement (SE 187th Street) is 30 feet. 102nd Ave SE is classified as a residential access street. To meet the City’s new complete street standards, street improvements including a pavement width of 26 feet, curb, gutter, an 8-foot planter strip, 5-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per City code 4-6-060. To build this street section, approximately one foot of right-of-way will be required to be dedicated to the City. Street section in 102nd Ave SE will be a 52-foot right-of-way. Applicant may submit an application to the City requesting a waiver of the street frontage improvements as outlined in City code 4-9-250C5d. 2. Current traffic mitigation fees are $717.75 per new single-family lot. Credit will be given for the existing home. These fees are payable prior to recording of the short plat. A traffic impact fee of the same amount will replace the mitigation fee effective January 1, 2013, and is payable with the building permit. A fee increase is anticipated in January 2014. 3. Street lighting is not required for a two lot short plat. General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All water, sewer, and storm BMPs are required to be provided to the new lot prior to recording of the short plat. h:\ced\planning\current planning\projects\preapps\2012 preapps\_transferred to laserfiche\12-081.jerry\pre012- 081,venning short plat,2-lot shpl, r-4.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 8, 2012 TO: Pre-application File No. 12-081 FROM: Gerald Wasser, Associate Planner SUBJECT: Venning Short Plat General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review . The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at 10104 SE 187th Street (APN 3223059100). The project site is generally flat. The property is zoned Residential – 4 dwelling units per acre and is approximately 39,680 square feet (0.91 acres) in area. The applicant is proposing to subdivide the property into 2 lots. An existing single-family house and a detached garage would remain. Note: As discussed within the body of this report, the current proposal does not comply with the requirements for lot size, lot width, setbacks, and access. Therefore, staff cannot support the current proposal. However, information related to short plat requirements in the R-4 zone and short plat review is provided for information purposes. Current Use: The property is currently developed with a single-family house and a detached garage (to remain). Zoning/Density Requirements: The subject property is zoned Residential-4 dwelling units per acre (R-4). There is no minimum density in the R-4 zone and the maximum Venning Short Plat, PRE12-063 Page 2 of 3 November 8, 2012 h:\ced\planning\current planning\projects\preapps\2012 preapps\_transferred to laserfiche\12- 081.jerry\pre012-081,venning short plat,2-lot shpl, r-4.doc density is 4.0 dwelling units per acre. Private access easements, critical areas and public right-of-way dedications are deducted from the total area to determine net density. 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. A copy of these standards is included. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-4 is 8,000 square feet. Minimum lot width for corner lots is 80 feet and for interior lots minimum lot width is 70 feet. Minimum lot depth is 80 feet . Proposed Lot 2 does not meet the minimum lot size and width requirements. Building Standards – The R-4 zone allows a maximum building coverage of 35% of the lot area or 2,500 square feet, whichever is greater for lots over 5,000 square feet in size. The maximum impervious coverage in the R-4 zone is 55%. Building height is restricted to 30 feet. Detached accessory structures must remain below a height of 15 feet and one-story. Accessory structures are also included in building lot coverage calculations. Compliance with building standards will be determined at the time of building permit review for any new structures. 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 Zone R-4 are: Front yard – 30 feet for the primary structure. As depicted on the submitted site plan the front yard for proposed Lot 1 does not comply with this standard. Rear yard – 25 feet. As depicted on the submitted site plan the rear yard for Proposed Lot 1 does not comply with this standard. Side yards – 5-feet, except 15-feet for side yards along a street. Setbacks would be verified during 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. A handout indicating the applicable guidelines and standards is enclosed. Access/Parking: The applicant has indicated that access to Proposed Lot 1 would remain via the existing driveway from the SE 187th Street (a private access easement); access to Proposed Lot 2 would be via a new driveway from SE 187th Street (a private access easement). RMC 4-6-060J.1 states that private streets are allowed for access to six or fewer lots, provided that two of the lots abut a public right-of-way. The current access easement provides access to ten lots with only one of these lots abutting a public right-of-way which is a non-conforming situation. Creating another lot would make this situation even more non-conforming and would not be allowed. Landscaping: Except for critical areas, all portions of a development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant, vegetative cover. Development standards require that all Venning Short Plat, PRE12-063 Page 3 of 3 November 8, 2012 h:\ced\planning\current planning\projects\preapps\2012 preapps\_transferred to laserfiche\12- 081.jerry\pre012-081,venning short plat,2-lot shpl, r-4.doc pervious areas within the property boundaries be landscaped. The minimum on -site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). A conceptual landscape plan would be required at the time of formal Short Plat application. Significant Tree Retention: If significant trees (greater than 6-inch caliper) 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 of signi ficant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper trees at a ratio of six to one. Critical Areas: There are no mapped critical areas on the project site. Environmental Review Subdivision of land into nine or fewer lots or tracts is exempt from Washington State Environmental Policy Act (SEPA) review, unless critical areas are known to be on or near the site Permit Requirements: Short subdivisions which do not require Environmental (SEPA) Review require Administrative Short Plat approval. Land use permits are processed within an estimated time frame of 6-8 weeks. The Short Plat Review application fee is $1,400. A 3% technology fee would also be assessed at the time of land use application . Fees: In addition to the applicable building and construction fees, impact fees would be required. On January 1, 2013 impact fees, which would replace mitigation fees, will become effective. 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 unless deferred to time of sale. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $6,392.00, would be payable prior to building permit issuance. A handout listing all of the City’s Development related fees in attached for your review. Expiration: Upon approval, a short plat is valid for two years with a possible one year extension which must be requested prior to expiration.