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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000061i:\rtimmons\preapps\12-061 (r-8 taylor pp access).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 15, 2012 TO:Pre-Application File No. 12-061 FROM:Rocale Timmons, Associate Planner SUBJECT:Taylor Preliminary Plat (17709 116th Ave SE) 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 on the west side of 116th Ave SE south of SE Petrovitsky Rd. The applicant is proposing a preliminary plat for a 21-lot subdivision of a 3.63- 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 116th Ave SE via a new east/west public road (SE 177th Pl) connecting to the existing portion of SE 177th Pl. The applicant has proposed two access tracts extending off of the proposed road. The site does not contain any critical areas. Current Use: The site is currently contains a single family residence 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 7.00 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). Taylor PP, PRE12-061 Page 2 of 4 August 15, 2012 i:\rtimmons\preapps\12-061 (r-8 taylor pp access).doc 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 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. Lot Arrangement - RMC 4-7-170 states that insofar as practical, side lot lines shall be at right angles to street lines or radial to curved street lines. The proposed plat’s arrangement of lots does not meet this requirement. The applicant is encouraged to redesign the plat or will be required to reduce the number of lots in order to comply with this requirement. 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 off of 116th Ave SE via a new east/west public road (SE 177th Pl) connecting to the existing portion of SE 177th Pl. The applicant has proposed two access tracts extending off of the proposed road for access to Lots 16-20 (Tract A) and Lots 1-4 and 6 (Tract B). Private streets are allowed, per RMC 4-6-060J, for access to 6 or fewer lots, provided at least 2 of the 6 lots abut a public right-of-way. Tract A would not meet this requirement and the plat would be required to be revised in order to comply with this private street standard. Taylor PP, PRE12-061 Page 3 of 4 August 15, 2012 i:\rtimmons\preapps\12-061 (r-8 taylor pp access).doc RMC 4-7-150 states alley access is the preferred street pattern. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible. Per RMC 4-7-170F all pipe-stems are required to be no less than 20 feet in width. Lot 6 would be required to revised to comply with this requirement. 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). 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. Taylor PP, PRE12-061 Page 4 of 4 August 15, 2012 i:\rtimmons\preapps\12-061 (r-8 taylor pp access).doc 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. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 15, 2012 \g June 14, 2010 TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Taylor Preliminary Plat 17709 - 116th Ave SE PRE 12-061 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 1. Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. Sanitary Sewer 1. 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 with the site plan application. Storm Drainage 1. There is a drainage conveyance system along the south side of SE Petrovitsky. There is no drainage conveyance in 116 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. 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. 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. Taylor Preliminary Plat Page 2 of 2 May 18, 2011 i:\preapps\skagen short plat.doc 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 5. Surface Water System Development fees are $1,012 per each lot. This is payable prior to issuance of the construction permit. Transportation/Street 1. Existing right of way width in 116th Ave SE is 60 feet. This street has been identified as a minor arterial. To meet the City’s new complete street standards, street improvements including 22 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-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, 8 feet of right of way will be required to be dedicated to the City. Existing right of way width fronting the site in this section of SE Petrovitsky is 72 feet. This street has been identified as a principal arterial. To meet the City’s new complete street standards, street improvements including 33 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-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 8 feet of right of way will be required to be dedicated to the City. 2. A traffic impact analysis will be required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. The developer shall select a registered professional engineer with adequate experience in transportation planning and traffic engineering. Traffic Analysis Guidelines are included with the pre-application materials. 3. Current traffic mitigation fees are $717.75 per new single-family lot. These fees are payable prior to recording of the plat. A fee increase is anticipated in 2014. 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 and an itemized cost of construction estimate and application fee at the counter on the sixth floor. 3. All subdivisions shall provide water, sewer and storm stubs to each new lot prior to recording of the plat. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 15, 2012 \g June 14, 2010 TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Taylor Preliminary Plat 17709 - 116th Ave SE PRE 12-061 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 will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. 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 with the site plan application. Storm Drainage 1. There is a drainage conveyance system along the south side of SE Petrovitsky. There is no drainage conveyance in 116 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. 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. 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. Taylor Preliminary Plat – PRE 12-061 Page 2 of 3 August 15, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-061.Rocale\Plan Review Comments PRE 12-061.doc 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 5. Surface Water System Development fees are $1,012 per each lot. This is payable prior to issuance of the construction permit. Transportation/Street 1. Existing right-of-way width in 116th Ave SE is 60 feet. This street has been identified as a minor arterial. To meet the City’s new complete street standards, street improvements including 18 feet of paving from centerline, curb and gutter, 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, 4 feet of right-of-way will be required to be dedicated to the City. 2. Existing right-of-way width fronting the site in this section of SE Petrovitsky is 72 feet. This street has been identified as a principal arterial. To meet the City’s new complete street standards, street improvements including 33 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-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. Staff will support a modification allowing the existing concrete walk to remain matching the alignment on the entire street. Additional street trees may be required to be planted behind the walk. Right-of-way dedication is still required to match the width to the west of the property which may be up to 15-feet of dedication after survey verification. 3. SE 177 th Place is an existing dead-end roadway to the eastern lot line of the subject property that shall be required to be extended. The city’s complete streets standards for a residential access include 26 feet of pavement, 8-foot planting strip, and a 5-foot sidewalk within a 52-foot right-of-way. A modification would be supported by staff for 26-feet of pavement with a thickened edge on the north side, 6-foot planting strip including curb and a 5-foot sidewalk for a total of right-of-way cross-section of 37 feet to match the existing improvements for the rest of the block. 4. There are two private streets proposed. According to City of Renton Code private streets may only serve a maximum of four parcels not directly accessing public streets for emergency access. Staff will support a modification to allow both to be dedicated as public streets with right-of-way meeting the private street design section of 26-feet of right-of-way and 20-feet of pavement. “No Parking” signs for both sides of the street shall be posted. Dedication of the 26-foot wide right-of-way is subject to the City standard radius dedications at intersections. 5. A traffic impact analysis will be required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. The developer shall select a registered professional engineer with adequate experience in transportation planning and traffic engineering. Traffic Analysis Guidelines are included with the pre-application materials. 6. Current traffic mitigation fees are $717.75 per new single-family lot. These fees are payable prior to recording of the plat. A fee increase is anticipated in 2014. Taylor Preliminary Plat – PRE 12-061 Page 3 of 3 August 15, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-061.Rocale\Plan Review Comments PRE 12-061.doc 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 and an itemized cost of construction estimate and application fee at the counter on the sixth floor. 3. All subdivisions shall provide water, sewer and storm stubs to each new lot prior to recording of the plat.