HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000022h:\ced\planning\current planning\preapps\12-022.rocale\12-022 (r-8 tran short plat, access setbacks).doc
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 22, 2012
TO:Pre-Application File No. 12-022
FROM:Rocale Timmons, Associate Planner
SUBJECT:Tran Short Plat (1201 Hoquiam Ave NE)
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 $50.00 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 west side of Hoquiam Ave NE and at NE 12th St’
1201Hoquiam Ave NE. The proposal is to subdivide the parcel into 3 lots for the future
construction of single family residences with the retention of the existing single family
residence. The subject property totals 18,673 square feet in area, and is zoned Residential-8
dwelling units per net acre (R-8). There are no critical areas on site.
Current Use: The subject contains a single family residence which would be retained following
the recording of the short plat.
Zoning/Density Requirements: The subject property is located within the R-8 zoning
designation. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0
dwelling nits per acre (du/ac). The area of public and private streets and critical areas would be
deducted from the gross site area to determine the “net” site area prior to calculating density.
However, the exact area of the land within right-of-way dedications and access easements on
site were not provided with the pre-application materials, therefore the net density could not
be calculated.
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-8 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 is 4,500 square
feet for parcels greater than 1 acre in size and 5,000 square feet for lots 1 acre or less in size.
The total lot area of the subject site is less than 1 acre; therefore a minimum lot size of 5,000
Tran Short Plat
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square feet is applicable to the proposed project. A minimum lot width of 50 feet for interior
lots and 60 feet for corner lots, as well as a minimum lot depth of 65 feet, is also required. The
proposal appears to comply with the lot size, width and depth requirements of the zone.
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 and a maximum
impervious surface 75%. Building height is restricted to 30 feet from existing grade. 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. The proposal’s compliance with the building standards would be
verified at the time of building permit review for the new residences to be located on all lots.
Building Design Standards – All single family residences would be subject to the Residential
Design Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential
design standards would be verified at the time of building permit review for the new
residences to be located on all lots.
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-8 zone are 15
feet in front for the primary structure and 20 feet in front for the attached garage, 20 feet in the
rear, 5 feet on interior side yards, and 15 feet on side yards along streets (including access
easements) for the primary structure and 20 feet on side yards along streets (including access
easements) for the attached garage. The existing residence would not comply with the 15-foot
front yard setback. The applicant would be required to obtain a front yard setback variance or
redesign the site plan in order to meet the setbacks of the R-8 zone. The setbacks for the new
residences would be reviewed at the time of building permit.
Access/Parking: The applicant’s submittals do not depict access to the proposed lots. However,
it appears the applicant is proposing access off of NE 12th St. The applicant would be required
to limit the number of curb cuts along NE 12th St and curb cuts along Hoquiam Ave NE should
be avoided. Staff also encourages the applicant to provide rear or side garage access to the
new residences.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways
exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade
exceeds 15%, a variance is required.
Landscaping – Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The 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 shall be submitted at the time of
Preliminary Plat application.
Significant Tree Retention: 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. The applicant will also
be required to demonstrate how proposed building footprints would be sited to accommodate
Tran Short Plat
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preservation of significant trees that could and 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: The site does not appear to contain any critical areas.
Environmental Review: Environmental (SEPA) Review is required for projects nine lots or
greater, or on sites that contain critical areas. Therefore SEPA would not be required for the
project.
Permit Requirements:
The proposed subdivision would require Short Plat Approval and would be 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. Detailed information
regarding the land use application submittal is provided in the attached handouts.
Fees: In addition to the applicable building and construction fees, the following mitigation fees
would be required prior to the recording of the plat. Impact fees, which would replace
mitigation fees, may be adopted prior to construction. Those fees are to be determined. The
following are current fees:
A Fire Mitigation fee of $488.00 per new single family residence.
A Transportation Mitigation Fee based on $75.00 per each new average
daily trip attributable to the project; and
A Parks Mitigation Fee based on $530.76 per new single family residence.
A School District Impact Fee based on $6,310 per new single family
residence.
A handout listing all of the City’s Development related fees in attached for your review.
Expiration: The preliminary plat approval is valid for five years with a possible one-year
extension.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:March 21, 2012
TO:Rocale Timmons, Planner
FROM:Arneta Henninger, Plan Review
SUBJECT:Tran Short Plat
1201 Hoquiam Avenue NE
(NE 12TH Street and Hoquiam Avenue NE)
PRE 12-022 Parcel 0323059174
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 3-lot short plat, located at
the northwest corner of the intersection of Hoquiam Ave NE and NE 12th St in Section 3, Township 23N,
Range 5E. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant for multi-family development.
Water
1. This site is located in the City of Renton Water service area. The project is not located in the
Aquifer Protection Zone.
2. The parcel is located in the 565 water pressure zone.
3. There is an existing 10” DI watermain located to the south of the parcel. See City of Renton
water drawing W – 2051.
4. The city will be discussing who will serve this property with KC Water District 90.
5. 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 one fire hydrant is required within 300-feet of the
proposed buildings; two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants
may be counted toward the requirements as long as they meet current code, including 5-
inch storz fittings.
6. System Development Charges (SDC) are based on any and all water meters. These City of
Renton fees, if it is determined that the city will serve this site, are collected at the time a
construction permit is issued.
Tran Short Plat – PRE 12-022
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Sanitary Sewer
1. This site is located in the City of Renton sewer service area. Sanitary sewer is not available in NE
12th St or in Hoquiam Ave NE.
2. This project needs to extend the sanitary sewer main from the existing sewer located at the
south end of Elma Ave NE (south of NE Sunset Blvd; see City of Renton S 3247). Note that a 12”
DI water main (W3214) is east of the manhole. The new sewer needs to be extended to the east
and south ending in a manhole in Hoquiam Ave NE.
3. The project will be required to pay the Sewer System Development Charges. System
Development Charges (SDC) are based on any and all domestic water meters. These fees are
collected at the time a construction permit is issued.
Storm Drainage
1. There are storm drainage facilities in Hoquiam Ave NE.
2. The project is required to comply with the City of Renton Amendments to the 2009 King County
Surface Water Design Manual.
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 the land use
process.
5. The project will be required to pay the Surface Water System Development Charges of $1,012
per dwelling unit. This fee is collected prior to the issuance of the construction permit.
Street Improvements
1. Street improvements including curb, gutter, 8’ sidewalk, and 8’ planter strip adjacent to curb will
be required to be installed across the full frontage of Hoquiam Ave NE. Additional right-of-way
dedication will be required to meet these criteria.
2. The project will be required to install frontage improvements on NE 12
th St with a 5’ sidewalk, 8’
planter strip, and 18’ of pavement, assuming that this is right-of-way.
3. Per City of Renton code, all lot corners at intersections of dedicated public rights-of-way shall
have a dedicated public radius of fifteen feet.
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.
Tran Short Plat – PRE 12-022
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