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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000203PREAPPLICATION MEETING FOR Weaver Short Plat 970 Union Avenue NE PRE 12-000203 CITY OF RENTON Department of Community & Economic Development Planning Division December 20, 2012 Contact Information: Planner: Gerald Wasser, 425.430.7382 Public Works Plan Reviewer: Arneta Henninger, 425.430.7298 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). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:December 5, 2012 TO:Gerald Wasser, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Weaver 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 existing fire hydrants that can be counted toward the requirements. The existing hydrant at the corner of Union Avenue Northeast and Northeast 10th Street needs to retrofitted with a 5-inch storz fitting. It appears there is adequate fire flow available in this area. 2. The fire mitigation impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. 3. Fire department apparatus access roadways are adequate. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 11, 2012 TO:Jerry Wasser, Planner FROM:Arneta Henninger, Plan Review SUBJECT:Weaver Short Plat 970 Union Ave NE PRE 12-000203 Parcel 1023059252 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 2 lot short plat proposal located on the at the southeast corner of the intersection of Union Ave NE and NE 10th St, all in Sect.10, Twp. 23N Rng. 5 E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. This site is located in the City of Renton water service boundary. There is an existing 10” DI water main in NE 10th St. See City of Renton drawing W0726 for detailed information. It is in the 565 water pressure zone; static pressure at street level is approximately in the range of 63 psi. 2. Records show that the existing house has a ¾” water service line off of Union Ave NE. 3. Installation of a new water service line is required to the new lot, prior to recording the short plat. 4. This site is not located in the Aquifer Protection Zone. 5. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. 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. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections. 6. There is an existing fire hydrant at the intersection of NE 10 th St and Union Ave NE. Existing fire hydrants to be counted for service are required to be brought up to current code. Weaver Short Plat PRE 12-000203 Page 2 of 3 December 11, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-000203.Jerry\Plan Review Comments PRE 12-000203.docx 7. The Water System Development Charges (SDC) are based on the size of the water meters. These fees are collected at the time a construction permit is issued and prior to the recording of the short plat. In 2013, the fee for up to a 1-inch water meter is $2,523.00. Sanitary Sewer 1. This site is located in the City of Renton sanitary sewer service boundary. 2. There is an existing 8” concrete sanitary sewer main in NE 10 th St. 3. Research and engineering is needed to show how the lots of the development will be served with an individual sanitary sewer service. A dual sidesewer will not be allowed. 4. This site is located in the Honey Creek Sewer Interceptor Special Assessment District, SAD 8611. 5. This site is located in the East Renton Interceptor Special Assessment District, SAD 0002. 6. The direction of discharge determines which SAD is triggered; it appears that the new lot will discharge into the Honey Creek system. The Honey Creek SAD fee is $250 per new lot and is required to be paid prior to recording the short plat. 7. The Sanitary Sewer System Development Charges (SDC) are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued and prior to the recording of the short plat. In 2013, the fee for up to a 1-inch water meter is $1,812.00. Storm Drainage 1. There are existing storm facilities in NE 10 th St (12” R1492) and in Union Ave NE (12” TED 401600). 2. A conceptual drainage plan and report is required to be submitted with the formal application for the short plat. A drainage control plan designed per the King County Surface Water Manual 2009 as amended by the City of Renton is required. 3. The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be handled. 4. Surface Water SDC fees in 2013 will be $1,120.00 per new lot. These fees are collected at the time a construction permit is issued. Transportation/Street 1. Per City of Renton code, street improvements are required to be installed along the full frontage of the parcel being developed. On NE 10th St, the code requires an 8’ planter strip and a 5’ sidewalk. The pavement section needs to be 16’ from centerline of right-of-way to face of curb. 2. Union Ave NE is classified as a minor arterial. The code requires an 8’ planter strip and an 8’ sidewalk. Additional right-of-way may be required to be dedicated to accommodate those improvements. 3. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 4. Traffic Impact Fees – The base fee for the year 2013 is $717.75 per new house, due prior to issuance of a building permit. Weaver Short Plat PRE 12-000203 Page 3 of 3 December 11, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-000203.Jerry\Plan Review Comments PRE 12-000203.docx 5. Per City of Renton code, all lot corners at intersections of dedicated public rights-of-way shall have minimum radius of fifteen feet. General Comments 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards h:\ced\planning\current planning\preapps\12-000203.jerry\pre012-000203,weaver short plat,2-lot shpl, r-8.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 20, 2012 TO:Pre-application File No. 12-000203 FROM:Gerald Wasser, Associate Planner SUBJECT:Weaver 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, 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 located at 970 Union Avenue NE (APN 1023059252). The project site is a flat lot. The property is zoned Residential – 8 dwelling units per acre and is 11,325 square feet (0.26 acre) in size. The applicant is proposing to subdivide the property into two lots. Proposed Lots 1 would be approximately 6,364 square feet and Proposed Lot 2 would be approximately 4,386 square feet. The site is currently developed with a 1,280 square foot house to remain on Proposed Lot 1. Vehicular access for Proposed Lot 1 would continue via the existing driveway from Union Avenue NE; vehicular access for Proposed Lot 2 would be via a new driveway from NE 10th Street. NOTE: As discussed in the Minimum Lot Size, Width and Depth section, below, Proposed Lot 2 does not conform to the minimum lot size requirement. A project redesign or an approved Administrative Variance for less than the required minimum lot size would be required. Current Use: The property is developed with a 1,320 square foot single-family house (to remain). Weaver Short Plat, PRE12-000203 Page 2 of 4 December 20, 2012 h:\ced\planning\current planning\preapps\12-000203.jerry\pre012-000203,weaver short plat,2-lot shpl, r-8.doc Zoning/Density Requirements: The subject property is zoned Residential-8 dwelling units per acre (R-8). The minimum density in the R-8 zone is 4.0 dwelling units per net acre (du/ac) and the maximum density is 8.0 du/ac. Private access easements, critical areas and public right-of-way dedications are deducted from the total area to determine net density. Right-of-way dedications along NE 10th Street and Union Avenue NE must be deducted from the gross area of the site in order to determine net density. A Density Worksheet would be required at the time of formal short plat application. 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. Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-8 is 5,000 square feet for parcels less than one acre. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 65 feet. Proposed Lot 2 does not conform to the minimum lot size standard. The applicant may wish to redesign the project to provide conformance. Alternatively, the applicant would need an approved Administrative Variance for less than required lot size (see Permits section, below). Because there are alternatives to achieving a two lot short plat, including removing the existing house, a variance is not likely to be granted. 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. 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. The required setbacks in Zone R-8 are: Front yard – 15 feet for the primary structure. Rear yard – 20 feet. Please note that the submitted site plan does not indicate the portion of the structure at the northeast corner of the existing house. This structure would encroach into the rear yard setback for Proposed Lot 1. Such an encroachment would create nonconformity and would not be allowed. Side yards – 5-feet, except 15-feet for side yards along a street or access easement. 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. Access/Parking: The applicant has indicated that access for Proposed Lot 1 would continue from Union Avenue NE via the existing driveway; access to Proposed Lot 2 would be via a new driveway from NE 10th Street. Two off street parking spaces are Weaver Short Plat, PRE12-000203 Page 3 of 4 December 20, 2012 h:\ced\planning\current planning\preapps\12-000203.jerry\pre012-000203,weaver short plat,2-lot shpl, r-8.doc required for each proposed lot. As noted in the Plan Reviewer comments, an eight foot planter strip and five foot sidewalk is required along NE 10th Street; 16 feet of pavement would be required from the centerline of NE 10th Street to the face of the curb for which additional right-of-way dedication may be required. Union Avenue NE is a minor arterial and Code requires an eight foot planter strip and an eight foot sidewalk along this street; additional right-of-way to accommodate street improvements may be required. Landscaping: Except for critical areas, all portions of a development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant, vegetative cover. 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. In addition, two ornamental trees are required in the front yard setback area of each lot. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal Short 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: There are no mapped critical areas located on the project site. Environmental Review: The proposed project would be categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require approval of an Administrative Short Plat. If the applicant does not redesign the project to be in conformance with the lot size standard, an approved Administrative Variance for less than the required lot size would be required. The Administrative Short Plat request would be reviewed concurrently with the Administrative Variance request (if one is requested) within an estimated time frame of six to eight weeks. The fee for a short plat application is $1,442.00 ($1,400.00 plus 3% Technology Surcharge Fee); and, the fee for a variance application is $1,236.00 ($1,200.00 plus 3% Technology Surcharge Fee). Detailed information regarding these land use application submittals is provided in the attached handouts. Fees: In addition to the applicable building and construction fees, impact fees would be required. On January 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 Weaver Short Plat, PRE12-000203 Page 4 of 4 December 20, 2012 h:\ced\planning\current planning\preapps\12-000203.jerry\pre012-000203,weaver short plat,2-lot shpl, r-8.doc 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 in attached for your review. Note: When the formal application materials are complete, the applicant needs to make an appointment to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Expiration: Upon approval, short plats and variances are valid for two years with a possible one year extension.