Loading...
HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000221PREAPPLICATION MEETING FOR May Valley Short Plat 13815 SE May Valley Road PRE 12-000221 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 13, 2012 TO:Gerald Wasser, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:May Valley 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 appears to be one existing fire hydrant within 300-feet, this hydrant is required to be retrofitted with a 5-inch storz fitting. A water availability certificate is required from Coal Creek Utility District to show that adequate fire flow is available at this location. 2. The fire impact fees are applicable at the rate of $479.28 per single family unit. This fee is paid prior to recording the plat. Credit will be given to the existing structure to be removed. 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 are adequate as they exist. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 19, 2012 TO:Jerry Wasser, Planner FROM:Arneta Henninger, Plan Review SUBJECT:Utility and Transportation Comments for: MAY VALLEY SHORT PLAT 13815 SE MAY VALLEY RD - Parcel 3424059099 PRE 12-000221 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 south side of May Valley Road east of Coal Creek parkway SE Ave NE all in Sect. 34 Twp. 243N 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 Coal Creek Water utility district. The project is required to obtain a certificate of water availability from Coal Creek to be submitted with the formal short plat application. 2. This site is not located in the Aquifer Protection Zone. 3. 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. 4. The project will need to provide domestic service and fire service to serve the proposed development. Sanitary Sewer May Valley Short Plat PRE 12-000221 Page 2 of 2 December 19, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-000221.Jerry\Plan Review Comments PRE 12-000221.docx 1. This site is located in the Coal Creek sanitary sewer service boundary. 2. The project will be required to submit a Certificate of sanitary sewer availability with the formal application. Storm Drainage 1. The City has a City maintained Facility pond located west of and adjacent to this proposed parcel. See City of Renton drawing SD21. 2. Small project drainage review is required for any single-family residential project that will result in 2,000 square feet or more of new impervious surface, replaced impervious surface, or new plus replaced impervious surface, or 7,000 square feet of land disturbing activity. If the project exceeds one of these thresholds, a drainage plan and drainage report will be required with the site plan application. The report shall comply with Appendix C of the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. Based on the City’s flow control map, this site falls within the Flow Control Standard, Forested Conditions. 3. A geotechnical report for the site is required. Information on the water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. The Surface Water SDC fees for 2013 are $1,120 per new lot. These fees are collected at the time a construction permit is issued. Transportation/Street 1. May Valley Rd is identified as a Collector Arterial hence the short plat will be required to install 8’ sidewalks and an 8’ planter strip along the full frontage of the parcel being developed. The City of Renton code does have a waiver process which the applicant does have the option of requesting a waiver or modification of standards to installing the frontage improvements. 2. Street lighting will not be required for a 2 lot short plat. 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 for a single family residence apply at a rate of $717.75 per additional lot. The fees are due prior to issuance of a building permit. 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 monuments in the City of Renton Horizontal and Vertical Control Network. 3. Construction Permit application must include an itemized cost estimate for these improvements. Half of the fee is paid upon application for building and construction permits, and the remainder when the permits are issued. See Drafting Standards. h:\ced\planning\current planning\preapps\12-000221.jerry\pre012-000221,may valley short plat,2-lot shpl, r-1.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. 12-000221 FROM:Gerald Wasser, Associate Planner SUBJECT:May Valley 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 13815 SE May Valley Road (APN 3424059099). The property is zoned Residential – 1 dwelling unit per acre (R-1) and is 3.9 acres in size. The applicant is proposing to subdivide the property into three lots and an area of dedicated open space. The applicant is proposing a clustered development with each residential lot having at least 10,000 square feet. The dedicated open space would be approximately 70 percent of the site and would include May Creek, a Class 2 stream which bisects the subject property. The portion of the property which encompasses the three proposed residential lots is primarily flat; the property then slopes down to the south toward May Creek and then slopes up on the south side of the stream. A small area of protected slopes exists in the southwest corner of the property. The subject property is within the May Valley Urban Separator Overlay. The site is currently developed with a manufactured home and detached garage both of which would be removed to accommodate the proposed development. Vehicular access for the two proposed residential lots would be via new driveways for each lot from SE May Valley Road. May Valley Short Plat, PRE12-000203 Page 2 of 6 December 20, 2012 h:\ced\planning\current planning\preapps\12-000221.jerry\pre012-000221,may valley short plat,2-lot shpl, r-1.doc Current Use: The property is developed with a single-family house manufactured home and a detached garage (to be removed). Zoning/Density Requirements: The subject property is zoned Residential-1 dwelling units per acre (R-1). There is no minimum density in the R-1 zone and the maximum density is 1.0 du/ac. Private access easements, critical areas and public right-of-way dedications are deducted from the total area 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-1 is one acre, except 10,000 square feet for cluster development. Within designated urban separators, clustering is required; individual lots shall not be less than ten thousand (10,000) square feet and development shall be consistent with RMC 4-3-110, Urban Separator Overlay Regulations. Minimum lot width is 75 feet for interior lots and 85 feet for corner lots, except for cluster development where the R-4 standards apply (i.e. 70 feet for interior and 80 feet for corner lots); minimum lot depth is 85 feet, except for cluster developments where R- 4 standards apply (i.e. 80 feet). The applicant is proposing cluster development and the two proposed lots would be consistent with the size, width and depth requirements of the R-4 zone. Building Standards – The R-1 zone allows a maximum building coverage of 20% of the lot area. The maximum impervious coverage in the R-1 zone is 30%. 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-1 are: Front yard –30 feet for the primary structure. Rear yard – 25 feet. Side yards – 15 feet, except 20 feet for side yards along a street or access easement. Urban Separator Overlay Regulations (RMC 4-3-110): The proposed project is located within the May Valley Urban Separator Overlay. The purpose of Urban Separators is to provide physical and visual distinctions between Renton and adjacent communities, define Renton’s boundaries and create contiguous open space corridors within and between urban communities, which provide environmental, visual, recreational and May Valley Short Plat, PRE12-000203 Page 3 of 6 December 20, 2012 h:\ced\planning\current planning\preapps\12-000221.jerry\pre012-000221,may valley short plat,2-lot shpl, r-1.doc wildlife benefits. Urban separators shall be permanent low-density lands that protect resources and environmentally sensitive areas. The subject property includes a designated contiguous open space corridor which is shown on the May Valley Urban Separator Overlay Map (copy enclosed). Approval of a plat in the May Valley Urban Separator Overlay requires dedication of at least fifty percent (50%) of the gross land area of the parcel or parcels as a non- revocable open space tract retained by the property owner, or dedicated to a homeowners association or other suitable organization. The applicant has indicated that approximately 71% of the gross site area would remain as open space. Existing residences, existing accessory uses and structures, existing above ground utilities located in the tract at the time of designation and new small and medium utilities shall not count toward the fifty percent (50%) gross land area calculation for open space except for storm water ponds designed with less than 3:1 engineered slopes and enhanced per techniques and landscape requirements set forth in the publication the “Integrated Pond” King County Land and Water Resources Division. Land dedicated as open space must be located within the mapped contiguous open space corridor unless a modification is approved. Uses Allowed in Contiguous Open Space are: a. Passive recreation with no development of active recreation facilities except within a municipal park. b. Natural surface pedestrian trails. The City of Renton owns the parcel immediately to the south of the subject property and has conceptual plans for a park at that location. In order to provide a continuous trail system in this area, the City requests that a pedestrian trail easement through the subject site to the north property line at May Valley Road. c. Animal husbandry (small, medium and large); provided, that fencing is subject to conditions. d. Existing residences and accessory uses and structures. e. Small and medium utilities and large underground utilities. Utilities easements and emergency service access roads may be located within contiguous open space corridors for the limited purpose of providing service to parcels platted after March 2005, for which there is no practical alternative way to provide May Valley Short Plat, PRE12-000203 Page 4 of 6 December 20, 2012 h:\ced\planning\current planning\preapps\12-000221.jerry\pre012-000221,may valley short plat,2-lot shpl, r-1.doc service. Utilities and emergency service easements shall be developed with permeable surface treatment. Private access easements for ingress and egress may be located within contiguous open space in the limited instance where there is no alternative access to a pre-existing legal lot, but shall not serve lots platted after March 2005. Fencing or similar structures and/or hedges or similar landscape features on the property or easement boundary of properties abutting and within the contiguous open space corridor shall not create a solid barrier. Where required to protect wetlands pursuant to RMC 4-3-050E4e, fencing shall be the minimum necessary. Uses in portions of the Urban Separator outside the established Contiguous Open Space Corridor must be consistent with RMC 4-2-060 and 4-2-070B. Residential-1 Zone, one dwelling unit per net acre; and, development shall be clustered outside the contiguous open space corridor. The submitted pre-application materials do not indicate whether the two proposed clustered lots are outside of the Contiguous Open Space Corridor. Prior to formal submittal, the applicant must verify that the lots are, in fact, outside of the Contiguous Open Space Corridor. Standards within the entire Urban Separator include: a. Forest/vegetation clearing shall be limited to a maximum of thirty five percent (35%) of the gross acreage of the site except: i. The percentage of forest/vegetation coverage may be increased to qualify for the density bonus allowed in RMC 4-2-110D. ii. The Reviewing Official may modify the percentage of forest/vegetation retention if determined necessary to meet the surface water retention/detention standards of subsection E5d of this Section. iii. The Reviewing Official may approve forest/vegetation clearing greater than thirty five percent (35%) of individual building sites to allow grading for a home site; provided, that: (a) A landscape plan is provided for each building site showing compensating replanting of species with the same or better water retention and erosion control functions; (b) Five percent (5%) additional replacement landscaping per site is provided; May Valley Short Plat, PRE12-000203 Page 5 of 6 December 20, 2012 h:\ced\planning\current planning\preapps\12-000221.jerry\pre012-000221,may valley short plat,2-lot shpl, r-1.doc (c) Plant caliper is determined by the Reviewing Official to be sufficient to achieve needed water retention and erosion control functions; (d) Individual trees or stands of trees are retained when feasible. Feasibility is defined as locations and tree health sufficient to ensure continued viability of the tree and safety of structures within the developed portion of the lot; and (e) The landscape plan provides massing of plant material to create either a connection to required open space or is of sufficient size to create functional wildlife habitat. b. If the existing cleared area of a site, as of March 21, 2005, is greater than thirty five percent (35%), approval of a plat shall require replanting of forest/vegetative cover. c. Forest/vegetation cover may include a combination of Northwest native vegetation including conifer, deciduous trees and shrubs sufficient to provide water retention and erosion control, as determined appropriate by the Reviewing Official. The Reviewing Official shall determine whether existing vegetation provides functions to meet forest/vegetation coverage standards, and shall require additional plantings if existing vegetation is found to be insufficient. d. Stormwater management shall comply with the Surface Water Design Manual. e. Private access easements and improvements shall be established at the minimum standard needed to meet public safety requirements. f. Landscape plans required in RMC 4-4-070 shall include retention/replanting plans as applicable, consistent with standards and plant lists in King County Department of Natural Resources and Parks Water and Land Resources Division Publication “Going Native.” Open space configuration may be modified where: a. Site specific data confirms that the adopted contiguous open space corridor map includes more than the required gross area for any parcel; or b. The applicant can demonstrate a configuration of contiguous open space that provides better or equal provision of the open space requirement. Modifications to the contiguous open space corridor shall be remapped during the City’s annual RMC Title 4 review process. May Valley Short Plat, PRE12-000203 Page 6 of 6 December 20, 2012 h:\ced\planning\current planning\preapps\12-000221.jerry\pre012-000221,may valley short plat,2-lot shpl, r-1.doc A copy of the Urban Separator Overlay Regulations is enclosed. Access/Parking: The applicant has indicated that access for both of the proposed lots would be via new driveways from SE May Valley Road. Critical Areas: Critical areas on the project site include flood hazard, high erosion hazard, and an area of protected slopes, a Class 2 stream (May Creek) and it appears that wetlands are associated with the Class 2 stream. The proposed project appears to be within the 100 year floodplain of May Creek. A hydrologic study by a qualified professional would be required with a formal application and must include the exact location of the stream and 100 year floodplain; such information must be plotted on the plat map by a licensed surveyor. Development within floodplains must be in conformance with RMC 4-3-050I. The report must discuss these Code requirements with specific reference to the proposed project. A Stream Study and a Wetland Study prepared by a qualified biologist must be submitted with the formal land use application. A Geotechnical Report, prepared by a qualified engineer, must address the high erosion hazard on the proposed project site. Environmental Review: Because critical areas exist on the proposed project site, Environmental (SEPA) Review would be required. The review for Environmental (SEPA) Review is $1,030.00 ($1,000.00 plus 3% Technology Surcharge Fee). Permit Requirements: The proposal would require approval of an Administrative Short Plat. The Administrative Short Plat request would be reviewed 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). Detailed information regarding the Administrative Short Plat submittal 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 District Impact Fee, which is currently $6,392.00 per new home, 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 are valid for two years with a possible one year extension.