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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000109PREAPPLICATION MEETING FOR Mindy's Place 14020 160th Ave SE PRE 12-000109 CITY OF RENTON Department of Community & Economic Development Planning Division November 29, 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). i:\rtimmons\preapps\12-000109 (r4 - pp cluster wetland).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 29, 2012 TO:Pre-Application File No. 12-000109 FROM:Rocale Timmons, Associate Planner SUBJECT:Mindy’s Place (14020 160th 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 east side of 160th Ave SE south of SE 136th St. The proposal is to subdivide the existing parcel into 8 lots for the future construction of single family residences and three tracts for access, drainage, and critical areas. Due to the number of tracts the proposal would require a Preliminary Plat instead of Short Plat. The subject property totals 4.14 acres in area, and is zoned Residential-4 dwelling units per net acre (R-4). Access to the proposed lots would be provided via a 20-foot wide private street, terminating in a hammerhead turn around. There appears to be a Category 2 wetland located on the eastern portion of the site. Current Use: The site is currently vacant. Zoning/Density Requirements: The subject property is located within the R-4 zoning designation. The maximum density for this property would be 4.0 dwelling units per net 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. Using the gross square footage the proposal for 8 lots arrives at a gross density of approximately 1.93 du/ac (8 lots / 4.14 acres = 1.93 du/ac), which is within the density range permitted in the R-4 zone. The applicant will be required to comply with the density requirements of the R-4 zoning designation using the net site area. 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-4 standards” herein). Small lot clusters of up to a maximum of fifty lots are Mindy’s Place PP, PRE12-000109 Page 2 of 4 November 29, 2012 i:\rtimmons\preapps\12-000109 (r4 - pp cluster wetland).doc allowed within the R-4 zone, when at least thirty percent of the site is permanently set aside as “significant open space.” Such open space shall be situated to act as a visual buffer between small lot clusters and other development in the zone. It appears that more than thirty percent of the site is permanently set aside as “significant open space”. The applicant will need to adequately demonstrate that the proposed “significant open space” acts as a visual buffer between the small lot cluster and other development in the zone. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 is 8,000 square feet except for small lot clusters then the minimum lot size is 4,500 square feet. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots except for small lot clusters then 50 feet for interior lots and 60 feet for corner lots. A lot depth of 80 feet is required except for small lot clusters then 65 feet. The proposal appears to comply with the lot size, width and depth requirements of the zone if the applicant is able to demonstrate compliance with the lot cluster provisions of the code. Building Standards – R-4 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. The maximum impervious surface would be limited to 55%. Building height is restricted to 30 feet from existing grade. 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. 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-4 zone are 30 feet for the front yard except for small lot clusters then 15 feet. The rear yard setback is required to be 25 feet except 20 feet is allowed in small lot clusters. Interior side yards are required to have 5 foot setbacks. The setbacks for the new residences would be reviewed at the time of building permit. The existing residence, proposed for retention, appears to comply with the setback requirements of the zone. Building Design Standards – The proposed structure 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. Access/Parking: Access to all three lots are proposed via private driveways extended from 20- foot private street. The proposed width of the private street would necessitate a street modification. It does not appear that anything would preclude the development from meeting the City’s Complete Street standards. Therefore a street modification would not be supported. The applicant would be required to revise the plat plan to provide a limited residential access street meeting RMC 4-6-060. Additionally, the applicant would be required to limit the number of curb cuts along the primary portion of the new internal street. 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. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Mindy’s Place PP, PRE12-000109 Page 3 of 4 November 29, 2012 i:\rtimmons\preapps\12-000109 (r4 - pp cluster wetland).doc Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements (enclosed). A conceptual landscape plan shall be submitted at the time of Preliminary Plat application. Significant Tree Retention: 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 appears to contain Category 2 wetland. A wetland report delineating and classifying the wetland is required to be submitted with the formal land use application. Secondary review of the wetland report may be required by one of the individuals listed on the attached roster 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 Preliminary Plats. Therefore SEPA would be required for the project. Permit Requirements: The project would require Preliminary Plat review and Environmental (SEPA) Review. With concurrent review of these applications, the process would take an estimated time frame of 12 weeks. 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. Once the Hearing Examiner issues a decision a two-week appeal period will commence. The fee for the Preliminary Plat is $4,000.00 and the fee for Environmental Review is $1,000.00. 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. 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 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 fees, the following impact fees would be required prior to the issuance of building permits or the recording of the plat. The following fees will be changing in January, 2013, 2014, and 2015 (please see attached fee schedule). Mindy’s Place PP, PRE12-000109 Page 4 of 4 November 29, 2012 i:\rtimmons\preapps\12-000109 (r4 - pp cluster wetland).doc A Fire Mitigation fee currently assessed at $488.00 per new single family residence but subject to change. A Transportation Mitigation Fee currently assessed at $75.00 per each new average daily trip attributable to the project but is subject to change. A Parks Mitigation Fee currently assessed at $530.76 per new single family residence but is subject to change. A School District Impact Fee currently assessed at $3,568 per new single family residence but is subject to change. A handout listing all of the City’s Development related fees in attached for your review. Expiration: Upon preliminary approval, the preliminary plat approval is valid for seven years with a possible one-year extension if requested in writing prior to the expiration. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:November 14, 2012 TO:Rocale Timmons, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Mindy’s Place Short 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. There are no existing fire hydrants that can be counted toward the requirements. It appears there are only substandard dead end 4-inch water mains in this area. 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. This fee drops to $479.28 on January 1st, 2013. 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. Hammerhead turnarounds are allowed for dead end streets up to 300-feet long. Access as proposed appears adequate. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 28, 2012 TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Mindy’s Place Plat 14020 – 160th Ave SE PRE 12-000109 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 Water District 90. A certificate of water availability will be required to be submitted with the site plan application. An approved water design plan will be required to be provided to the City as well. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is a new 8-inch sewer main in 160 th Ave SE. 2. Extension of an 8-inch sewer main will be required through the site to 162 nd Ave SE and may need to be extended to the north property line. Final design will be determined prior to site plan application. 3. The Sanitary Sewer System Development Charge (SDC) is based on domestic meter size. Sewer fees for a ¾” meter are $1,591.00 per new single-family lot. Sewer fees for a 1” meter are $3,977.00 per new single-family lot. This is payable at the time the utility construction permit is issued. Coordination with Water District 90 will be required to determine actual fees based on meter size. A fee increase is expected January 2013. 4. This parcel lies within the new Central Plateau Interceptor Special Assessment District. Fees will be approximately $352.00 per new lot and a front foot fee of approximately $5,811.00 will apply to lots 1 and 8 fronting 160 Ave SE. This is payable at the time the utility construction permit is issued. 5. All plats shall provide separate side sewer stubs to each building lot. Side sewers shall be a minimum 2% slope. Mindy’s Place Plat - PRE 12-000109 Page 2 of 2 November 28, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-000109.Rocale\Plan Review Comments PRE 12-000109.docx Storm Drainage 1. There are no drainage improvements in 160th 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, 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. Surface Water SDC is $1,012 per each lot. This is payable prior to issuance of the construction permit. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation/Street 1. Existing right-of-way width in 160 Ave SE is 60 feet. To meet the City’s complete street standards for residential access roads, half street improvements including, but not limited to, 16 feet of paving from centerline, curb and gutter, an 8-foot planter strip, a 5-foot sidewalk, street lighting, and storm drainage improvements are required to be constructed in the right-of-way fronting the site along 160th Ave SE per City code 4-6-060. This parcel also fronts 162nd Ave SE, an unimproved right-of-way at the east end of the site. Right-of-way width in 162nd Ave SE is 60 feet. City code requires street improvements along all frontages. Improvements in 162nd Ave SE would consist of 20 feet of paving, curb and gutter, an 8- foot planter strip, a 5-foot sidewalk, street lighting, and storm drainage improvements as well. Since 162nd Ave SE is unimproved, the applicant may submit a letter requesting a modification or waiver to the street standards. 2. The internal roadway will require a minimum of 18 feet of pavement, an 8-foot planting strip, a 5- foot sidewalk, and LED street lighting along both sides of the road. Street section will be a 45-foot right- of-way. 3. Traffic impact fees of $717.75 per new single family residence shall be assessed effective January 1, 2013. Credit will be given for any existing residence(s). A fee increase is effective January 2014. 4. LED street lighting is required for this project per City of Renton standards. 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 two (2) 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.