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HomeMy WebLinkAboutSumary_Preapp_Mtg_PRE12-000084PREAPPLICATION MEETING FOR BIRK PRELIMINARY PLAT 2600 Block of Jones Ave NE PRE 12-084 CITY OF RENTON Department of Community & Economic Development Planning Division November 15, 2012 Contact Information: Planner: Rocale Timmons, 425.430.7219 Public Works Plan Reviewer: Jan Illian, 425.430.7216 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CITY OF RENTON Planning/Building/Public Works M E M O R A N D U M DATE: November 15, 2007 TO: Pre-Application File No. 07-098 FROM: Elizabeth Higgins, Senior Planner, x7382 SUBJECT: Chellson Subdivision 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, Zoning Administrator, Planning/Building/Public Works Administrator, Board of Adjustment, 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 and are available on the City of Renton website (www.rentonwa.gov). Project Proposal: The subject property is located on the east side of Jones Avenue NE south of N 40th Street and is comprised of one parcel (parcel no. 334570-0120). The proposal is to subdivide the 75,943 square foot (1.74 acre) site into 12 lots for single-family residences and one stormwater tract. Access for the proposed lots would be provided via new streets from Jones Avenue NE. Protected slopes, those in excess of 40 percent grade, may be located on the east side of the property. The west side of the property, parallel to Jones Ave NE, may be a flood hazard area. Wetlands may also be present within the boundaries of the property. Current Use: The property is vacant, with no indication of past development. Zoning/Density Requirements: The subject property is located within the Residential - 8 dwelling units per net acre (R-8) zoning designation. The density range required in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). Net density is a calculation of the number of housing units and/or lots that would be allowed on a property after critical areas, public rights-of-way, and legally recorded private access easements are subtracted from the gross area (gross area minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. Chellson Subdivision -Application Meeting November 15, 2007 Page 2 of 4 These steep slopes that are protected and wetlands with their buffers must be designated and recorded as “Native Growth Protection Easements.” The area to be dedicated for public streets, access easements, protected slopes (critical areas), and wetlands (critical areas) must be deducted from the gross property square footage for the purposes of calculating net density. No area was provided for the above deductions, therefore staff was unable to calculate the net density for the proposed subdivision. It appears the project, when public rights-of-way are deducted, would be over dense by approximately 2 lots. Deductions for critical areas may also result in a decrease in the number of lots allowed. All square footages of areas to be deducted and the proposed density must be provided at the time of formal land use application. Development Standards: The R-8 zone permits one residential structure / unit per lot, detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 4,500 square feet for lots 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 greater than 1 acre; therefore a minimum lot size of 4,500 square feet would be required. The application should include both the gross and net square footage of each lot at the time of formal land use application. A minimum lot width of 50 feet for interior lots and 60 feet for corner lots, and a minimum lot depth of 65 feet, is required. Although lots currently appear to meet these standards, revisions would be required to accommodate necessary access streets, therefore lot dimensions will be changed prior to submittal. 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. Lots under 5,000 square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story or can be up to 30 feet and 2 stories if the use of the structure is animal husbandry related. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. 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. Setbacks were not indicated on the conceptual plan. Access/Parking --The proposal is to access the lots either directly from Jones Ave or indirectly from Jones by means of an existing 60 foot public right-of-way and a new public street. The conceptual plan shows a 40-foot wide street running north-south Chellson Subdivision -Application Meeting November 15, 2007 Page 3 of 4 from which lots would be accessed. The minimum right-of-way width, if a modification of streets standards is requested and approved, is 42 feet. This street must be connected to Jones by a new east-west street (see plan attached herewith). A “half-street” dedication of 35 feet would be required for this right-of-way. Street improvements (curb, gutter and sidewalk) along the site’s Jones Avenue NE frontage will be required. The applicant may request to pay a “fee in lieu of” making street improvements. Street improvements would be required for all new streets within the plat. Driveway Grades -- 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 from the Board of Adjustment is required. Landscaping and Open Space -- For plats abutting non-arterial public streets, the minimum off-site landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is additional undeveloped right-of-way in excess of 5 ft., this also must be landscaped. For plats abutting principal, minor or collector arterials, the width increases to 10 ft. unless otherwise determined by the reviewing official during the subdivision process. Tree requirements for plats include at least two (2) trees of a City approved species with a minimum caliper of 1-½ inch per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall show the minimum 5-foot landscape strip and two trees within the front yards or planting strips of each lot. Tree Retention – An inventory of trees on the property will be required with the land use action submittal. The City of Renton requires retention of a minimum number of trees and replacement for trees removed (see Tree Retention Worksheet included herewith). Hillside Development – The project may be subject to development standards that regulate subdivision of steeply sloped sites (RMC 4-7-220, “Hillside Subdivisions”). A hillside subdivision is one that has an average slope of 20 percent or greater or has streets in excess of 15 percent at any point. Streets may be narrower than the standard and may be sloped greater than 15 percent, but there may be limitations on on-street parking. The standards may require larger lot sizes than the standard minimum. Environmental Review: Protected slopes (slopes with a grade greater than 40 percent) and wetlands may be on the subject property. The presence of these sensitive areas, and the size of the project, require Environmental (SEPA) Review. A geotechnical report prepared and stamped by a geotechnical engineer is required with the submittal of the formal land use application. A determination that no wetlands are present on the site or a wetland report and delineation is required at the time of application. If impacts to a wetland or its buffer are proposed, a wetland mitigation plan must also be submitted. The wetland report Chellson Subdivision -Application Meeting November 15, 2007 Page 4 of 4 would need to be prepared by a qualified wetlands biologist and submitted with the formal land use application. Permit Requirements: In addition to the Environmental (SEPA) Review, the project would require Hearing Examiner approval of a Preliminary Plat and determination of compliance with the standards for a Hillside Subdivision. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a public hearing. The Examiner would make a final decision on the Preliminary Plat. The Hearing Examiner’s recommendation would be subject to a two-week appeal period followed by a four-week City Council decision process. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. A Parks Mitigation Fee based on $530.76 per single family residence; A Transportation Mitigation Fee based on $75.00 per each average daily trip attributable to the project; and, A Fire Mitigation Fee based on $488.00 per single-family residence. cc: Jennifer Henning h:\ced\planning\current planning\preapps\12-084.rocale\12-084 (r-8 birk pp, wetlands, shoreline, slopes).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 15, 2012 TO:Pre-Application File No. 12-084 FROM:Rocale Timmons, Associate Planner SUBJECT:Birk Preliminary Plat (3600 Block of Jones 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 on the east side of Jones Ave NE at the intersection of NE 40th St. The applicant is proposing a preliminary plat for a 24-lot subdivision of a 4.9 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 a new road extended from Jones Ave NE connecting to NE 40th St. The site may contain protected slopes on the east side of the property. Wetlands may also be present within the boundaries of the property. The site is located within the Urban Conservancy shoreline jurisdiction. Current Use: The site is currently vacant. 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 is unclear how much area would be dedicated to the critical areas, access easements, and right-of-way dedications therefore the net density of site could not be calculated. The applicant would be required to demonstrate compliance with the density requirements of the zone at the time of formal application. Birk PP, PRE12-084 Page 2 of 4 November 15, 2012 h:\ced\planning\current planning\preapps\12-084.rocale\12-084 (r-8 birk pp, wetlands, shoreline, slopes).doc 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 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 but not shared driveways) for the primary structure and 20 feet on side yards along streets (including access easements but not shared driveways) 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 and extension of Jones Ave NE, the north. An internal 52-wide public street is proposed through the site connecting Jones Ave NE to NE 40th St. The applicant would be required to provide a 53-foot right of way, for the internal street, or request and have approved a street modification in order to reduce the right-of-way width to 52 feet. Each lot is required to accommodate off street parking for a minimum of two vehicles. Alley: Alley access is the preferred access pattern. Birk PP, PRE12-084 Page 3 of 4 November 15, 2012 h:\ced\planning\current planning\preapps\12-084.rocale\12-084 (r-8 birk pp, wetlands, shoreline, slopes).doc 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. Critical Areas: The site may contain protected slopes on the east side of the property. The west side of the property, parallel to Jones Ave NE, may be a flood hazard area. Wetlands may also be present within the boundaries of the property and the site is located within the shoreline jurisdiction. A geotechnical report prepared and stamped by a geotechnical engineer is required with the submittal of the formal land use application. A determination that no wetlands are present on the site or a wetland report and delineation is required at the time of application. If impacts to a wetland or its buffer are proposed, a wetland mitigation plan must also be submitted. The wetland report would need to be prepared by a qualified wetlands biologist and submitted with the formal land use application. The site is located within the Urban Conservancy shoreline jurisdiction (200 feet from the OHWM). The following standards would be applicable to the development: All structures are required to be setback 100 feet from the OHWM. The lot coverage for buildings between 100 feet to 200 feet from the OHWM is 15%.  If wetlands are present within the shoreline jurisdiction the wetlands would be subject to the Shoreline Master Program RMC 4-3-090. Wetlands located outside of the shoreline jurisdiction would be subject to the Critical Areas Ordinance RMC 4-3-050. 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. Birk PP, PRE12-084 Page 4 of 4 November 15, 2012 h:\ced\planning\current planning\preapps\12-084.rocale\12-084 (r-8 birk pp, wetlands, shoreline, slopes).doc Permit Requirements: The proposed subdivision would require Preliminary Plat Approval, a Shoreline Substantial Development Permit 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 the Shoreline Substantial Development Permit is $2,000 and 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 impact fees would be required prior to the recording of the plat. The following are current fees and are likely to be increased in 2014: 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. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:October 22, 2012 TO:Rocale Timmons, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Birk Property 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 which the one existing hydrant does not have. 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. 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. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. 4. City street ordinance requires all homes proposed on dead end streets that exceed 500-feet long be equipped with an approved fire sprinkler system. City street ordinance requires all dead end streets in excess of 700-feet provide an approved secondary emergency access road of at least 20-feet wide. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 1, 2012 \g June 14, 2010 TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Birk Property 3600 Block of Jones Ave NE PRE 12-084 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 the City of Renton. There is an existing 12-inch water line in NE 40th Street and an 8-inch water line to the north in Jones Ave NE. Extension of approximately 800 lineal feet of an 8-inch water line in Jones Ave NE to the south property line will be required. From there the main will need to be extended into the plat and connected back to the existing 12-inch water line in NE 40th Street. New hydrants will be required to be installed with the new water main. A conceptual drawing is included with these comments. 2. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm. One primary hydrant is required within 300 feet of the buildings. Homes larger than 3,600 square feet will require an additional hydrant and may require sprinklers. Final determination will be made by the Fire Department. 3. System development fees for water are based on the size of the new domestic water to serve the new homes on the new lots. Fee for a ¾- inch water meter is $2,236.00. Fee for a 1-inch water meter is $5,589.00. A fee increase in currently under review. 4. Fee for a ¾-inch meter installed by the City is $240.00. Fee for a 1-inch meter installed by the City is $250.00. 5. Installation of a pressure reducing valve will be needed for each water meter. Birk Property Page 2 of 3 November 1, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-084.Rocale\Plan Review Comments PRE 12-084.docx Sanitary Sewer 1. Sewer service will be provided by City of Renton. There is an 8-inch sewer main in Jones Ave N. To provide sewer service to this plat, approximately 1,000 lineal feet of 12-inch sewer main will be required to be extended along Jones Ave NE as well as into the plat. 2. System development fees for sewer are based on the size of the new domestic waters to serve the new homes on the new lots. Sewer fee for a ¾- inch water meter is $1,591.00. Sewer fee for a 1-inch water meter is $3,977.00. A fee increase in currently under review. Storm Drainage 1. There are no storm drainage improvements in the area. 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, Chapters 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. 4. A Construction Stormwater Permit from the 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. A fee increase in currently under review. 6. If the project involves work within FEMA’s 100-year floodplain, filling or grading below the regulated flood plain elevation will require compensatory storage to be provided per City Code. Transportation/Street 1. Existing right-of-way width in Jones Ave NE and NE 40th Street is 60 feet. These streets have been identified as residential access roads. To meet the City’s new complete street standards, street improvements including 26 feet of paving, 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 in Jones Ave NE and NE 40th Street. Street improvements within the plat will require a 52-foot roadway section with 26 feet of pavement, an 8-foot planter strip, and 5-foot sidewalk along both sides of the street. The street standards noted may be subject to the modification process. 2. Per City of Renton code, corner lots will be required to dedicate a minimum radius of fifteen feet (15’). 3. LED street lighting is required. 4. 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 later in 2014. Birk Property Page 3 of 3 November 1, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-084.Rocale\Plan Review Comments PRE 12-084.docx General Comments 1. 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, 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. CITY OF RENTON Planning/Building/Public Works M E M O R A N D U M DATE: June 29, 2006 TO: Pre-Application File No. 06-068 FROM: Jill K. Ding, Senior Planner, x7219 SUBJECT: Jones Landing 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, Zoning Administrator, Planning/Building/Public Works Administrator, Board of Adjustment, 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. Project Proposal: The subject property is located on the east side of Jones Avenue NE south of N 40th Street and is comprised of 3 underlying parcels (parcel nos. 334570-0140, 34570-0120, and 334570-0125). The proposal is to subdivide the existing 214,880 square foot (4.93 acres) site zoned Residential – 8 dwelling units per acre into 7 lots for single-family residences. Access for the proposed lots would be provided via driveways onto Jones Avenue NE. Protected slopes are mapped on the subject property, it appears based on a delineation submitted with the pre-application materials that a category 2 wetland is located on the subject property. The applicant is proposing to fill a total of 14,342 square feet of wetland area and mitigate for the fill impacts through the creation of 21,362 square feet of wetland replacement within the 50 foot wetland buffer area of the wetlands located on the south portion of the property. Zoning/Density Requirements: The subject property is located within the Residential - 8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). Net density is a calculation of the number of housing units and/or lots that would be allowed on a property after critical areas, public rights-of-way, and legally recorded private access easements are subtracted from the gross area (gross area minus streets and critical areas multiplied by allowable housing units per acre). Required critical area buffers and public and private alleys shall not be subtracted from gross acres for the purpose of net density calculations. The area within the proposed joint use driveway access easements and the wetland area must be deducted from the gross property square footage for the purposes of calculating net density. No area was provided for the proposed joint use driveway access easements or wetland, therefore staff was unable to calculate the net density for the proposed short plat. All square footages of areas to be deducted (access easement) must be provided at the time of formal land use application. Development Standards: The R-8 zone permits one residential structure / unit per lot, detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 4,500 square feet for lots 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 greater than 1 acre; therefore a minimum lot size of 4,500 square feet would be required. The area within the proposed joint use driveway access easement shall not Jones Landing Short Plat Pre-Application Meeting June 29, 2006 Page 2 of 4 Pre06-068 (R-8 7-lot short plat with wetlands).doc be included in Lot area. However after the deduction of the joint use driveway easements, it appears that the proposed lots would comply with the minimum lot size requirement. Please provide both the gross and net square footage of each lot at the time of formal land use application. 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 proposed lots appear to provide less than the minimum 50-foot lot width. The short plat layout shall be revised to comply with the minimum lot width requirement. 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. Lots under 5,000 square feet in size are permitted a maximum building coverage of 50% of the lot area. Building height is restricted to 30 feet and 2-stories. Detached accessory structures must remain below a height of 15 feet and one-story or can be up to 30 feet and 2 stories if the use of the structure is animal husbandry related. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. 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 proposal appears to contain adequate area to provide for the required setback areas. Access/Parking: The proposal is to access the proposed lots through proposed joint use driveway private access easements off of Jones Avenue NE. Each lot is required to accommodate off street parking for a minimum of two vehicles. Appropriate shared maintenance and access agreement/easements will be required between lots with shared access. Private driveways may serve a maximum of two lots and must have a minimum easement width of 20 feet with 12 feet of paving. Street improvements (curb, gutter and sidewalk) along the site’s Jones Avenue NE frontage will be required for the short plat. The applicant may elect to ask the Planning/Building/Public Works Administrator for a waiver or deferral for off site street improvements. Please contact Jan Illian at (425) 430-7216 for additional information regarding the waiver or deferral process. Driveway Grades: 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 from the Board of Adjustment is required. Landscaping and Open Space: For plats abutting non-arterial public streets, the minimum off-site landscaping is a five (5 ft.) wide irrigated or drought resistant landscape strip provided that if there is additional undeveloped right-of-way in excess of 5 ft., this also must be landscaped. For plats abutting principal, minor or collector arterials, the width increases to 10 ft. unless otherwise determined by the reviewing official during the subdivision process. Tree requirements for plats include at least two (2) trees of a City approved species with a minimum caliper of 1 ½ inches per tree must be planted in the front yard or planting strip of every lot prior to building occupancy. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. The plan shall show the minimum 5-foot landscape strip and two trees within the front yards or planting strips of each lot. Environmental Review: Protected slopes (slopes with a grade greater than 40 percent) and a category 2 wetland have been identified on the subject property. The presence of these sensitive areas triggers the requirement for Environmental (SEPA) Review. A geotechnical report prepared and stamped by a geotechnical engineer is required with the submittal of the formal land use application. Jones Landing Short Plat Pre-Application Meeting June 29, 2006 Page 3 of 4 Pre06-068 (R-8 7-lot short plat with wetlands).doc A wetland report and delineation is required for the wetland located on the subject property. In addition as there are proposed impacts to the wetland, a wetland mitigation plan should also be submitted. The wetland report will need to be prepared by a qualified wetlands biologist and submitted with the formal land use application. For wetlands present, the applicable buffer widths based on the category of the wetland are required (Category 1 – 100 ft.; Category 2 – 50 ft.; and Category 3 – 25 ft.). Due to the size of the wetlands, the Army Corps of Engineers should be contacted to verify whether they have any jurisdiction over the wetland. Please refer to RMC 4-3-050.M. for additional regulations on wetlands. As outlined in the development regulations, a mitigation plan, five year monitoring, surety devices, etc. would be required. The applicant should note that staff would not be likely to support the proposed filling of the wetland as the proposed wetland creation area is located within the wetland buffer and adjacent to Jones Avenue NE. It appears that the proposed mitigation plan would result in a reduction in the total wetland buffer area, which is not permitted. Permit Requirements: The proposal would require a Hearing Examiner Short Plat and Environmental (SEPA) Review. After the required notification period, the Environmental Review Committee would issue a Threshold Determination for the project. When the required two-week appeal period is completed, the project would go before the Hearing Examiner for a public hearing. The Examiner would make a final decision on the short plat. The Hearing Examiner’s decision would be subject to a two-week appeal period. The land use process would be completed within an estimated time frame of 10 to 12 weeks for preliminary short plat approval. The application fee would be $1,000 for the Short Plat and ½ of full fee for SEPA Review (Environmental Checklist) which is dependent on project value: less than $100,000 is $200 (1/2 of $400.00 full fee) and project value over $100,000 is a $500.00 fee (1/2 of $1000.00 full fee). The applicant will be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. Once Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the short plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction permit fees, the following mitigation fees would be required prior to the recording of the plat. A Parks Mitigation Fee based on $530.76 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 Fire Mitigation Fee based on $488.00 per new single-family residence. A handout listing all of the City’s Development related fees in attached for your review. Expiration: Upon preliminary short plat approval, the preliminary short plat approval is valid for two years with a possible one-year extension. Consistency with the Comprehensive Plan: The existing development is located within the Residential Single Family (RSF) Comprehensive Plan Land Use designation. The following proposed policies are applicable to the proposal: Land Use Element Objective LU-FF: Encourage re-investment and rehabilitation of existing housing, and development of new residential plats resulting in quality neighborhoods that: 1. Are planned at urban densities and implement Growth Management targets, 2. Promote expansion and use of public transportation; and 3. Make more efficient use of urban services and infrastructure. Jones Landing Short Plat Pre-Application Meeting June 29, 2006 Page 4 of 4 Pre06-068 (R-8 7-lot short plat with wetlands).doc Policy LU-147. Net development densities should fall within a range of 4.0 to 8.0 dwelling units per acre in Residential Single Family neighborhoods. Policy LU-148. A minimum lot size of 5,000 square feet should be allowed on in-fill parcels of less than one acre (43,560 sq. ft.) in single-family designations. Allow a reduction on lot size to 4,500 square feet on parcels greater than one acre to create an incentive for aggregation of land. The minimum lot size is not intended to set the standard for density in the designation, but to provide flexibility in subdivision/plat design and facilitate development within the allowed density range. Policy LU-149. Lot size should exclude private sidewalks, easements, private road, and driveway easements, except alley easements. Policy LU-150. Required setbacks should exclude public or private legal access areas, established through or to a lot, and parking areas. Policy LU-152. Single-family lot size, lot width, setbacks, and impervious surface should be sufficient to allow private open space, landscaping to provide buffers/privacy without extensive fencing, and sufficient area for maintenance activities. Policy LU-154. Interpret development standards to support new plats and infill project designs incorporating street locations, lot configurations, and building envelopes that address privacy and quality of life for existing residents. Community Design Element Policy CD-12. Infill development, defined as new short plats of nine or fewer lots, should be encouraged in order to add variety, updated housing stock, and new vitality to neighborhoods. The following policies are advisory and are intended to inform the applicant of the City Council’s desired outcome for infill development. Code implementing these policies is on the department’s work program and may be adopted prior to formal review of projects now at the pre-application stage. Policy CD-13. Infill development should be reflective of the existing character of established neighborhoods even when designed using different architectural styles, and/or responding to more urban setbacks, height or lot requirements. Infill development should draw on elements of existing development such as placement of structures, vegetation, and location of entries and walkways, to reflect the site planning and scale of existing areas. Policy CD-14. Architecture of new structures in established areas should be visually compatible with other structures on the site and with adjacent development. Visual compatibility should be evaluated using the following criteria: a. Where there are differences in height (e.g., new two-story development adjacent to single- story structures), the architecture of the new structure should include details and elements of design such as window treatment, roof type, entries, or porches that reduce the visual mass of the structure. b. Garages, whether attached or detached, should be constructed using the same pattern of development established in the vicinity. Structures should have entries, windows, and doors located to maintain privacy in neighboring yards and buildings. cc: Jennifer Henning CITY OF RENTON PLANNING/BUILDING/PUBLIC WORKS MEMORANDUM DATE: March 11, 2022 TO: Pre-Application File No. 03-096 FROM: Jennifer Henning (425) 430-7286 SUBJECT: In a Godda Da Vida Preliminary 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, Zoning Administrator, Board of Adjustment, Board of Public Works, 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. Project Proposal: The subject site is located on the east side of Jones Avenue NE in the 3800 block. The property is comprised of three (3) parcels approximately 214,873 square feet (4.93 acres) in size and is presently undeveloped. The applicant proposes to subdivide the property into 27 lots intended for the eventual development of detached single family homes. A stormwater pond is proposed to be located along the north boundary the subject site. Access to the interior of the plat would be provided via a new public roadway proposed within a 50- foot wide right-of-way. The project would also include the necessary utility extensions and required street improvements along Jones Avenue NE. It is not clear from the materials submitted whether improvements are proposed along NE 40th Street. Zoning/Density Requirements: The subject property is located within the Residential - 8 dwelling units per acre (R-8) zoning designation. The density range required in the R-8 zone is a minimum of 5 to a maximum of 8 dwelling units per acre (du/ac). The applicant would be required to deduct the required right-of-way from the gross property area as well as any identified environmentally critical areas (wetlands, slopes, etc.) in order to determine the net density of the proposal. Development Standards: The R-8 zone permits one residential structure per lot. Detached accessory structures are permitted at a maximum number of two per lot at 720 square feet each, or one per lot at 1,000 square feet in size. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 is 4,500 square feet. The R-8 zone requires a minimum lot width of 50 feet for interior lots and 60 feet for corner lots. A minimum lot depth of 65 feet is also required. Lots on the turning circle of a cul-de-sac must have a minimum lot width of 35 feet. Proposed lots 4, 5 and 6 which front on the proposed cul-de-sac do not meet the minimum lot required lot width and therefore would be considered to be “pipestem” lots. Once the pipestem portion of the lots is subtracted from the lot area, these lots may not meet minimum lot size standards (4,500 square feet) for the R-8 Zone. Building Standards – The R-8 zone allows a maximum building coverage of 35% or 2,500 square feet which ever is greater for lots over 5,000 square feet in size, and 50% for lots under 5,000 square feet in size. Building height is restricted to 30 feet and 2-stories. Setbacks – Setbacks are measured from the property lines to the nearest point of the structure with the exception of pipestem lots, in which case the setback must be measured outside of the pipestem area (area of lot 40 feet in width or greater). The required setbacks in the R-8 zone are 15 feet in the front for street created after 1995, 20 feet in the rear, 5 feet on interior side yards, and 15 feet on side yards along streets. As proposed, most of the lots appear to provide adequate building envelopes when taking the required setbacks into consideration. However, proposed lots 2, 3, 4, 5, 6 and 7 are irregularly shaped and may need to be revised to meet dimensional standards. All lots will need to show building setback lines during preliminary plat review. (The setbacks will then need to be removed from the drawings for the final plat.) Utility Tract – The proposal appears to include the creation of a tract along the north boundary of the site that would be used for a storm drainage pond. If the tract is proposed as a separate lot (rather than easement area), staff will likely recommend as a condition of approval that a restrictive covenant be recorded and/or a note be placed on the face of the plat that indicates the tract cannot be built upon. Access/Parking: The site includes street frontages on both Jones Avenue NE and NE 40th Street. Full street improvements including curb, gutter, sidewalk and street lighting would be required for Jones Avenue NE. Please consult Plan Review comments for requirements regarding NE 40th Street. Based on the proposal, the plat would be served by a 50-wide right-of-way providing access from Jones Avenue NE. The proposed street would have outlets along the west property boundary, both at the north and south. A cul-de-sac is proposed to serve lots 3 through 7. The proposed street configuration exceeds City of Renton street standards which require a minimum width of 42 feet of right-of-way, with 32 feet of paving, 5-foot sidewalks, curb, gutters and street lighting. The applicant may wish to revise the street to achieve a 42-foot wide right-of-way. Two 20-foot wide access tracts are shown to serve lots 16 -17 and 10 -11 respectively. An alternative access could be provided via an easement across the front tier of lots. As shown, the tracts could not be included as part of lot area. Private street easements are required to be a minimum width of 26 feet with 20 feet of paving and may serve no more than 4 lots not directly abutting public roadways. If serving less than 3 lots, a private driveway easement of 20 feet in width may be more appropriate. In addition, proposed subdivisions on dead-end roads exceeding 700 feet in length are required to provide secondary access. In this case Jones Avenue NE is considered a dead-end road; therefore, secondary access is required. One option would be to bring Lincoln Place NE up to City Standards. Each residential lot is required to accommodate parking for two vehicles. In addition, appropriate shared maintenance and access agreements/easements would be required between lots with shared access. Fencing: Proposed Lots 1 and 20 – 27 are considered to be “through” lots. Fencing for yards located along Jones Avenue NE should be accomplished using durable materials. A fence of 6 feet in height would be allowed upon approval of a special fence height permit. This permit is granted if the applicant can demonstrate appropriate landscaping and fence design. Sensitive Areas: According to the City’s Steep Slopes Atlas, the eastern portion of the lots contain areas designated as Protected (40% plus slopes) and Sensitive (39% or less slopes). In addition, the City records indicate that the eastern portion of the lots also contain areas designated as high and moderate Landslide Hazard areas. As the site contains designated slopes and landslide areas, a Geotechnical report prepared by a geotechnical engineer will be required as part of the preliminary plat review application. The City’s records also indicate the presence of a wetland, which is located directly west of the subject lots. A complete wetland report that describes the presence or lack of wetlands pursuant to the City’s Wetland Regulations, including the identification of delineated areas, must be submitted with the land use application. If in fact, no wetlands are present on the subject lots, the wetland report would need to state that and explain how that determination was made. (NOTE: The pre-application materials indicate that a reconnaissance may have already been completed; however, staff has not received this information to review.) Permit Requirements: The proposal would require Hearing Examiner Preliminary Plat and Environmental (SEPA) Review. Both permits would be reviewed concurrently in an estimated timeframe of 12 weeks and would require a public hearing. After the required notification period, the Environmental Review Committee would issue a SEPA Threshold Determination for the project. When the required two-week appeal period is complete, the project would be presented to the Hearing Examiner for consideration. The Hearing Examiner’s recommendation to the City Council on the Preliminary Plat would be issued within approximately 2 weeks of the public hearing. The Hearing Examiner’s recommendation would be subject to a two- week appeal period before moving on to the Council for a decision, which would also be subject to a two-week appeal period. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. The Final Plat process also requires City Council approval. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: The application fee for joint land use applications is full price for the most expensive permit (Preliminary Plat at $2,000) and half off any subsequent permits ($500 for the Environmental Review). In addition, $0.37 per mailing label would be required for notification to surrounding property owners. The applicant will also be required to install a public information sign on the property. Detailed information regarding the land use application submittal requirements is provided in the attached handouts. In addition to the required land use permits, separate building/demolition and construction permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any required appeal periods. Payment of the following mitigation fees will be necessary prior to the recording of the plat: A Transportation Mitigation Fee based on $75 per each new average daily trip attributable to the project; A Parks Mitigation Fee based on $530.76 per new single family dwelling unit; and, A Fire Mitigation Fee based on $488.00 per new single family dwelling unit. A handout listing all of the City’s Development related fees is attached for your review.