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HomeMy WebLinkAboutSumary_Preapp_Mtg_PRE12-000077DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 16, 2012 TO:Jerry Wasser, Planner FROM:Jan Illian, Plan Review SUBJECT:Burnett Ave Lots 3313 & 3318 – Burnett Ave N. PRE 12-077 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 is provided by the City of Renton. There is an 8-inch water main in Burnett Ave N. and an 8-inch main in an easement just north of the site. The site is in the 320-water pressure zone. 2. System development fee for water is based on the size of the new domestic water meter that will serve the new homes on each new lot. Fee for ¾-inch water meter is $2,236.00. Fee for a 1-inch water meter is $5,589.00. 3. Fee for a ¾-inch meter installed by the City is $2,260.00. Fee for a 1-inch meter $2,430.00. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an 8-inch sewer main in an easement just north of the two lots. 2. System development fee for sewer is based on the size of the new domestic waters to serve the new homes on the new lot. Sewer fee for a ¾- inch water meter install is $1,591.00. Sewer fee for a 1-inch water meter install is $2,236.00 Burnett Ave Lots - PRE 12-077 Page 2 of 2 October 16, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-077.Jerry\Plan Review Comments PRE 12-077.doc Storm Drainage 1. There is a drainage conveyance system along the west side Burnett Ave N. 2. Small project drainage review is required for any single-family residential project that will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, new plus replaced impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds one of these thresholds, a drainage plan and drainage report will be required with the site plan application. The report shall comply with Appendix C of the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. 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 fee is $1,012.00 for the new lot. Transportation/Street 1. No street improvements are required for this project. 2. The maximum width of a single loaded garage driveway shall not exceed nine feet (9'), and a double- loaded garage driveway shall not exceed sixteen feet (16'). 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. Separate permit and fees will be required for the water meter installation, side sewer connection, and storm water connection. 3. Water service, sewer stub, and a drainage flow control bmp is required to be provided to the new lot prior to recording of the short plat. h:\ced\planning\current planning\preapps\12-077.jerry\pre012-077,burnett ave lots, r-8.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 18, 2012 TO:Pre-application File No. 12-077 FROM:Gerald Wasser, Associate Planner SUBJECT:Burnett Avenue Lots 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 comprised of two legal lots located at 3313 (Lot 1) and 3318 Burnett Avenue North (Lot 2). The project site slopes downward to the west with slopes ranging from 10 percent in the eastern part of proposed Lot 1 to 50 to 60 percent for a small area of proposed Lot 2. Average slopes across the property range from 16 to 20 percent. The property is zoned Residential – 8 dwelling units per acre (R- 8). Vehicular to both lots is proposed via new driveways from the alley along the southern property lines. Current Use: The property is vacant. Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8) and is composed of two legal lots. 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. 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. Burnett Avenue Lots, PRE12-077 Page 2 of 3 October 18, 2012 h:\ced\planning\current planning\preapps\12-077.jerry\pre012-077,burnett ave lots, r-8.doc 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 the Zone R-8 are: Front yard – 15 feet for the primary structure. Setbacks must be measured from the nearest property line or access easement. Given the building footprints on the submitted site plan, both lots would meet the required front yard setback. Setbacks will be verified at the time of building permit review. Rear yard – 20 feet. Given the building footprints indicated on the submitted site plan, both lots would meet the required 20-foot rear yard setback. Setbacks will be verified at the time of building permit review. Side yards – 5-feet, except 15-feet for side yards along a street. Given the building footprints indicated on the submitted site plan, both lots conform to this standard. Setbacks will be verified at the time of building permit review. Access/Parking: Two onsite parking spaces are required. Access would be provided via a new driveway for each lot from the alley along the southern property lines. Maximum driveway slopes shall not exceed 15 percent; provided that driveways exceeding 8 percent shall provide slotted drains at the lower end. 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. Critical Areas: As identified in the submitted Geotechnical Evaluation (prepared by Geospectrum Consultants, Inc., dated September 17, 2012), a portion of Lot 2 contains an area of steep slopes in excess of 40 percent. However, the submitted geotechnical report indicates that there is less than 15 vertical feet of elevation in this area and, therefore, the slope is not considered to be a protected slope. [Note: Because the submitted Geotechnical Evaluation indicates that driven pipe pile foundations would be used, a noise and vibration study would be required at the time of building permit application.] Environmental Review: The proposed project is exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would not require any land use action approvals. Building and construction permits would be required. Impact/Mitigation Fees: Because the project is exempt from Environmental (SEPA) Review, Transportation and Fire Mitigation Fees are not currently required. On January Burnett Avenue Lots, PRE12-077 Page 3 of 3 October 18, 2012 h:\ced\planning\current planning\preapps\12-077.jerry\pre012-077,burnett ave lots, r-8.doc 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 is attached for your review.