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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000054i:\rtimmons\preapps\12-054 (r-8 hazen pp, wetlands, trees).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 12, 2012 TO:Pre-Application File No. 12-054 FROM:Rocale Timmons, Associate Planner SUBJECT:Hazen Preliminary Plat (1166 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 at the intersection of NE 12th St and Hoquiam Ave NE. The applicant is proposing a preliminary plat for a 30-lot subdivision of a 4.990-acre site located within the R-8 zoning designation. The proposed lots are intended for the eventual development of detached single-family homes. Access to the site would be gained from Hoquiam Ave NE via a loop road. The site contains a Category 2 wetland and Class 4 stream. Current Use: The site is currently contains two single family residences proposed for demolition. 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 units 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. It appears the net density of the site would be approximately 7.92 du/ac which is within the density range for the R-8 zoning classification. 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. Hazen PP, PRE12-054 Page 2 of 4 July 12, 2012 i:\rtimmons\preapps\12-054 (r-8 hazen pp, wetlands, trees).doc The total lot area of the subject site is more than 1 acre; therefore a minimum lot size of 4,500 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 – 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. Please take not of the following standards One of the following is required: Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference) for at least every four (4) abutting street fronting lots, or A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting 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 setbacks for the new residences would be reviewed at the time of building permit. Access/Parking: Access to site is proposed via a loop road extended from Hoquiam Ave NE. Each lot is required to accommodate off street parking for a minimum of two vehicles. Alley: Alley access is the preferred access pattern. The applicant would be required to redesign the plat in order to provide an alley for the two-tier lots. All lots abutting the alley would be required to take access off of the alley. The applicant is encouraged to request a street modification in order to eliminate the parking lane on the south side of Road A as a result of the required alley access. 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 Hazen PP, PRE12-054 Page 3 of 4 July 12, 2012 i:\rtimmons\preapps\12-054 (r-8 hazen pp, wetlands, trees).doc 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). The conceptual landscape plan submitted with the pre-application materials is required to be revised to include a 10-foot wide on-site landscape strip on each lot. 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 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. The applicant will be required to retain stands of trees on the perimeter of lots. Critical Areas: The project site appears to contain a Class 4 stream and a Category 2 wetland. The applicant is proposing wetland buffer averaging in order to accommodate the proposed drainage tract. A conceptual mitigation would be required to be submitted, as part of the formal land use process, demonstrating mitigation sequencing and showing a net increase in the function and value of the wetland system. Secondary review of the wetland report and/or mitigation plan may be required at the applicant’s expense. All critical areas and buffers are required to be placed in a Native Growth Protection Easement (NGPE). Environmental Review: Environmental (SEPA) Review is required for projects nine lots or greater, or on sites that contain critical areas. Therefore SEPA would be required for the proposed subdivision. Permit Requirements: The proposed subdivision would require Preliminary Plat Approval and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The Preliminary Plat Review application fee is $4,000. The application fee for SEPA Review (Environmental Checklist) is $1,000. 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 $6,392 per new single family residence. Hazen PP, PRE12-054 Page 4 of 4 July 12, 2012 i:\rtimmons\preapps\12-054 (r-8 hazen pp, wetlands, trees).doc A handout listing all of the City’s Development related fees in attached for your review. Expiration: The preliminary plat approval is valid for seven years with a possible one-year extension. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:July 3, 2012 TO:Rocale Timmons, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Hazen Preliminary 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. Existing fire hydrants can be counted toward the requirements as long as they meet current code including 5-inch storz fittings. A water availability certificate is required from King County Water District 90. 2. The fire mitigation impact fees are currently applicable at the rate of $488.00 per single family unit. This fee is paid prior to recording the plat. Credit would be granted for the two existing homes to be removed. 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 322-psi point loading. Access is required within 150-feet of all points on the buildings. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 10, 2012 TO:Rocale Timmons, Planner FROM:Arneta Henninger, Plan Review SUBJECT:Utility and Transportation Comments For: HAZEN PLAT PREAP 1166 HOQUIAM AVE NE PRE 12-054 Parcel 1023059367, -9002, -9144, -9312 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 30 lots with stream /wetland proposal, located on the east side of Hoquiam Ave NE north of and in the vicinity of NE 11th Ct and south of Sunset Blvd all in Sect. 10, Twp 23N Rng 5 E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant: WATER: This site is not located in the City of Renton water service boundary; it is located in the Water District 90 area. A Certificate of Water Availability is required and shall be submitted prior to formal application. This site is not located in the Aquifer Protection Zone. The project will need to provide domestic and fire service to serve the proposed development. Per the City Fire Marshal, the preliminary 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. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections. All fire hydrants need to be brought up to current code if not existing. Hazen Plat PRE 12-054 Page 2 of 3 SANITARY SEWER: This site is located in the City of Renton sanitary sewer service boundary. There is an existing 8” sewer main in NE 11th Ct. See City of Renton sanitary sewer drawing #S-3088 for details. This project will be required to install a public owned sewage lift station to current city standards. The station shall be located in either a Tract or Easement and shall be sized appropriately to allow proper access by the City’s Maintenance Equipment, including a full- size vactor truck. The station shall be sized in accordance with DOE Guidelines, and shall include potential full build-out flows from within the entire basin that could drain to this station that is not currently served with public sewer. The station shall be designed with Flyght brand submersible pumps in an appropriately sized concrete wet well, with separate valve vault, and motor control and telemetry contained within a small building. Plans need to indicate how sanitary sewer will be provided to each unit with an individual sewer service line. Per code, sanitary sewer needs to extend along the full frontage of the parcel being developed. This proposal is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 per connection and shall be paid at the time a construction permit is issued. Sanitary Sewer System Development Fees (SDC) are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: The project shall be required to install curb, gutter, sidewalk, and street lighting on the full frontage of the parcel being developed. Street improvements on Hoquiam Ave need to be 36’ face of curb to face of curb including gutter, 8’ planter strip and 5’ sidewalk along the full frontage. The proposed internal street section needs to be designed to 26’ of pavement, 8’ planter strip with a 5’ sidewalk and parking on one side only. Per City of Renton code all lot corners at intersections of dedicated public rights-of-way shall have minimum radius of fifteen feet. Street lighting shall be required to be installed per City of Renton standards and specifications. For the internal street this shall be decorative street lights, black poles spaced approximately 110 feet. Street lighting on Hoquiam Ave NE needs to meet the lighting levels average maintained illumination of 0.6 with a uniformity ratio to meet or exceed four to one (4:1). All new electrical, phone, and cable services and lines must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Traffic mitigation fees apply. These fees are approximately $750 per new lot. STORM DRAINAGE: There are existing storm drainage facilities in Hoquiam Ave NE. A conceptual drainage plan and report is required to be submitted with the formal application for the project. A drainage control plan designed per the King County Surface Hazen Plat PRE 12-054 Page 3 of 3 Water Manual 2009 is required. Research shows this proposal to be in the Flow Control Duration Standard (Forested Conditions). The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be handled. The Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit is issued. GENERAL: 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. All plans shall be tied to a minimum of two of the City of Renton Horizontal and vertical Control Network. 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.