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HomeMy WebLinkAboutPre-App Meeting Summary DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 7, 2012 TO: Jerry Wasser, Planner FROM: Arneta Henninger, Plan Review SUBJECT: Sullivan Short Plat 16433 - 111TH Ave SE PRE 12-082 Parcel 0088000570 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 of a 5-lot short plat, located on the east side of 111th Ave SE, south of SE 164th St, all in the NE ¼ Section 29, Township 23N, Range 5E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. This site is not located in the City of Renton water service area. It is located in the Soos Creek Water District. Submission of a Certificate of Water Availability from Soos Creek with the formal application is required. 2. The project is not located in the Aquifer Protection Zone. 3. Per the City of Renton Fire Marshal, 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 o ne 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 fire hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. There are no existing hydrants within 300-feet of the most remote proposed lot. Sanitary Sewer This site is not located in the City of Renton sewer service area. It is located in the Soos Creek Sanitary Sewer District. Submission of a Sewer Availability from Soos Creek with the formal application is required. Sullivan Short Plat PRE 12-082 Page 2 of 2 November 7, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-082.Jerry\Plan Review Comments PRE 12-082.doc Storm Drainage 1. There appears to be a storm drainage structure 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 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. 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. Plans will be reviewed in detail prior to issuance of a construction permit following land use process. 5. Payment of Surface Water System Development Charges of $1,012 per dwelling unit is required. This fee is collected prior to the issuance of the construction permit. Street Improvements 1. Street improvements including curb (13’ from centerline of right-of-way), gutter, and sidewalk are required to be installed per code. The existing right-of-way is 30’ to centerline of right-of-way; hence, additional right-of-way will not be required to be dedicated. 2. Street lights will be required to be installed for this short plat. 3. Per the City of Renton Fire Marshal, access is required within 150-feet of all points on the buildings. 4. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 5. The Traffic Mitigation Fee of $75 per net new average daily trip (approximately $750 per each new lot) shall be paid prior to the recording of the short plat. General: 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards. h:\ced\planning\current planning\projects\preapps\2012 preapps\_transferred to laserfiche\12-082.jerry\pre012- 082,sullivan short plat,5-lot shpl, r-8.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. 12-082 FROM: Gerald Wasser, Associate Planner SUBJECT: Sullivan 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 16433 111th Avenue SE (APN 0008800570). The project site is a mostly flat lot with a gentle slope from east to west. The property is zoned Residential – 8 dwelling units per acre and is 39,150 square feet (0.90 acre) in size. The applicant is proposing to subdivide the property into 5 lots. Proposed Lot 1 would be 6,186 square feet, Proposed Lot 2 would be 5,887 square feet, Proposed Lot 3 would 6,611 square feet, Proposed Lot 4 w ould be 10,880 square feet, and Proposed Lot 5 would be 9,586 square feet. The site is currently developed with a 1,090 square foot house, a garage, and detached liv ing unit. Vehicular access to Proposed Lots 1 through 4 would be via a new access road from 111th Avenue SE; it appears that access to Proposed 1 would remain via an existing driveway from 111th Avenue SE. Current Use: The property is developed with a 1,090 square foot single family house, a detached garage, and a detached living unit (which would be removed to accommodate Proposed Lots 2 and 4). Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). The minimum density in the R-8 zone is 4.0 dwelling units per net Sullivan Short Plat, PRE12-082 Page 2 of 4 November 8, 2012 h:\ced\planning\current planning\projects\preapps\2012 preapps\_transferred to laserfiche\12- 082.jerry\pre012-082,sullivan short plat,5-lot shpl, r-8.doc acre (du/ac) and the maximum density is 8.0 du/ac. Private access easements, critical areas and public right-of-way dedications are deducted from the total area to determine net density. The proposed “access road” is not dimensioned and the scale used on the submitted site plan does not lend itself to easy measurement. In addition to a 20-foot fully paved access, a hammerhead turnaround would be required by the Fire Department. Therefore, it is not possible to determine net density at this time. A Density Worksheet would be required at the time of formal short plat 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. A copy of these standards is included. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-8 is 5,000 square feet for parcels less than one acre. Minimum lot width is 50 feet and minimum lot depth is 65 feet. While the proposed lots appear to satisfy the lot size requirement, the scale of the submitted site plan does not lend itself to accurate measurement for lot width and depth. Building Standards – The R-8 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-8 zone is 75%. 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 Zone R-8 are: Front yard – 15 feet for the primary structure. Setbacks will be verified at the time of building permit review. Rear yard – 20 feet. Setbacks will be verified at the time of building permit review. Please note that Proposed Lot 5 does not appear to satisfy this requirement. Side yards – 5-feet, except 15-feet for side yards along a street or access easement. Setbacks will be verified at the time of building permit review. Please note that Proposed Lot 5 does not appear to satisfy this requirement for its southern side yard. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-1215 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 would be taken for Proposed Lots 1 through 4 via a new access road from 111th Avenue SE and that access for Proposed Lot 5 would be taken via the existing driveway from 111th Avenue SE. Two off street parking spaces are required for each proposed lot. Fire Department apparatus Sullivan Short Plat, PRE12-082 Page 3 of 4 November 8, 2012 h:\ced\planning\current planning\projects\preapps\2012 preapps\_transferred to laserfiche\12- 082.jerry\pre012-082,sullivan short plat,5-lot shpl, r-8.doc 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 must be constructed to support a 30 ton vehicle with 322 psi point loading. Access is required within 150 feet of all points on the buildings. Approved apparatus turnarounds are required for dead end roads exceeding 150 feet. Hammerhead turnarounds are allowed for dead end streets up to 300 feet long. The applicant’s proposal for a 5-lot short plat would require a hammerhead turnaround for emergency vehicles. Please see Fire Department comments. Please note that the shaded area shown on the submitted site plan extends into the neighboring property to the south . 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 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 significant trees, and indicate how proposed building footprints would be site d 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 subject property. A Category 2 Wetland Buffer (LUA10-026) abuts the western property line of the subject property and, therefore, a wetland reconnaissance report and delineation would be required with a formal short plat submittal. Environmental Review: The proposed project is exempt from Environmental (SEPA) Review unless critical areas are found to exist on the subject property. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed concurrently with Environmental Review within an estimated time frame of six to eight weeks. The fee for a short plat application is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal is provided in the attached handouts. 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 Sullivan Short Plat, PRE12-082 Page 4 of 4 November 8, 2012 h:\ced\planning\current planning\projects\preapps\2012 preapps\_transferred to laserfiche\12- 082.jerry\pre012-082,sullivan short plat,5-lot shpl, r-8.doc 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. 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 call for an appointment. Expiration: The preliminary short plat approval is valid for two years with a possible one-year extension. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.