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HomeMy WebLinkAboutSumary_Preapp_Mtg_PRE12-000070h:\ced\planning\current planning\preapps\12-070.vanessa\12-070 (r-8, r-14 & r-1 schneider plat, urban separator, erosion, landslide, slopes, wetlands).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 13, 2012 TO:Pre-Application File No. 12-070 FROM:Vanessa Dolbee, Senior Planner SUBJECT:Schneider 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, 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 near at the dead end of S 47th Street, parcel number 3123059048. The applicant is proposing a preliminary plat for a 27-lot subdivision of a 9.31-acre site located within the R-8, R-1 and R-14 zoning designations. The proposed lots are intended for the eventual development of detached single-family homes. Access to the site is proposed off of S 47th Street which would end in two cul-de-sacs. Current Use: The site is currently vacant. Zoning: The subject site is split zoned Residential 8 net du/ac (R-8), Residential 1 net du/ac (R-1), and Residential 14 net du/ac (R-14). The zoning is based upon the slopes at the subject site. The eastern R-8 zoned property is divided from the R-1 property by the toe of the sensitive slopes. The R-14 zoning is located in a small area on the west side of the property at the toe of the slope. Additionally, the area zoned R-1 is located within the Urban Separator overlay. A slope analysis survey would be required at the time of land use permit application identifying and diagramming the toe of the slope to determine how much land area is located in which zones. However the proposed subdivision appears to be isolated to the R-8 zoned portion of the property. As such the following report addresses R-8 standards which would be applicable to the proposed development location. 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 Schneider Preliminary Plat, PRE12-070 Page 2 of 5 September 13, 2012 h:\ced\planning\current planning\preapps\12-070.vanessa\12-070 (r-8, r-14 & r-1 schneider plat, urban separator, erosion, landslide, slopes, wetlands).doc would be deducted from the gross site area to determine the “net” site area prior to calculating density. The application materials identified that 4.55 net acres would be applicable to the subject development. Based on the provided information, the proposed lot 27 lot subdivision would result in a net density of 5.93 du/ac. Based on the above calculations is appears the subject development would be compliant with the R-8 density regulations. However, it was noted in the application that the area dedicated to steep slopes was not completed by a survey. A survey would be required at the time of formal land use application to determine the toe of the slope, R-1 and R-8 boundary and land area for each zone, in order for staff to confirm that the project complies with the density provisions of the zone. 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. As the majority of the subject site is located in the R-8 zone the below information is applicable to that portion of the site subject to R-8 standards. 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. However, a number of the lots are designed in an odd shape, due to their shape staff was unable to determine compliance with lot width and depth requirements. Detailed information regarding lots size would be required at Preliminary Plat submittal to show compliance with lot width and depth requirements. Lot Configuration – One of the following is required: 1. Lot width variation of 10 feet (10') minimum of one per four (4) abutting street-fronting lots, or 2. Minimum of four (4) lot sizes (minimum of four hundred (400) gross square feet size difference), or 3. A front yard setback variation of at least five feet (5') minimum for at least every four (4) abutting street fronting lots. 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. Schneider Preliminary Plat, PRE12-070 Page 3 of 5 September 13, 2012 h:\ced\planning\current planning\preapps\12-070.vanessa\12-070 (r-8, r-14 & r-1 schneider plat, urban separator, erosion, landslide, slopes, wetlands).doc 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 setbacks for the new residences would be reviewed at the time of building permit. Access/Parking: Access to the site is proposed off of S 47th Street which would end in two cul- de-sacs.RMC 4-7-150, Streets– General Requirements and Minimum Standards, requires that the proposed street system extend and create connections between existing streets. A grid street pattern is required to be used to connect existing and new development and shall be the predominant street pattern in any subdivision. In order to provide the opportunity for a future street grid pattern and a potential secondary fire access the proposed internal road should be extended to the east. This road would eventually connect with SE 186th Street and Main Avenue South, if the parcels to the east develop in the future. Alley access is the preferred street pattern except for properties in the Residential Low Density land use designation. Prior to approval of a plat without alley access, the Reviewing Official shall evaluate an alley layout and determine that the use of alley(s) is not feasible. 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. 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. Urban Separator: Approval of a plat, and/or building permit on an undeveloped legal lot in the Talbot Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land area of that portion of the parcel or parcels located within the Urban Separator as a non- revocable open space tract retained by the property owner, or dedicated to a homeowners association or other suitable organization as determined by the reviewing official. In order to satisfy the dedication requirement, some of the area to be dedicated may consist of land abutting the Urban Separator, as determined by the Planning Director, on a case-by-case basis. Schneider Preliminary Plat, PRE12-070 Page 4 of 5 September 13, 2012 h:\ced\planning\current planning\preapps\12-070.vanessa\12-070 (r-8, r-14 & r-1 schneider plat, urban separator, erosion, landslide, slopes, wetlands).doc Acreage in tracts may include critical areas and/or critical area buffers. At a minimum, open space shall be connected to another contiguous open space parcel by a fifty foot (50') corridor. Development shall be clustered outside the contiguous open space corridor. Forest/vegetation clearing shall be limited to a maximum of thirty five percent (35%) of the gross acreage of the site. 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. 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.” Critical Areas: The City of Renton’s Sensitive Areas maps indicate the presence of “protected and sensitive slopes”, erosion hazards, high landslide hazards and a potential for wetlands on the subject site. Protected slopes are defined as topographical features that slope in excess of 40% and have a vertical rise of 15 feet or more. If any work is planned on a “protected slope” a Variance from the Critical Areas regulations would be required. Please note the burden would be on the applicant to demonstrate that there is no feasible alternative other than to disturb the “protected slopes.” A subdivision in which the average slope is twenty percent (20%) or in which any street in the subdivision has grades greater than fifteen percent (15%) at any point would be considered a Hill Side Subdivision. Additional review criteria and submittal information is required for Hill Side Subdivisions. In any event, erosion hazards, high landslide hazards and steep slopes are Geological Hazards therefore, a geotechnical study shall be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. A wetland reconnaissance shall be provided, clarifying the presence of wetlands on site. If wetlands are determined to be located on or near the subject site, a wetland assessment and delineation would also be required. Environmental Review: Environmental (SEPA) Review is required for projects nine lots or greater, or on sites that contain critical areas. Permit Requirements: The proposed subdivision would require Preliminary Plat Approval and SEPA Environmental 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 and the SEPA Environmental Review is $1,000. A 3% technology fee would also be assessed at the time of land use application. Schneider Preliminary Plat, PRE12-070 Page 5 of 5 September 13, 2012 h:\ced\planning\current planning\preapps\12-070.vanessa\12-070 (r-8, r-14 & r-1 schneider plat, urban separator, erosion, landslide, slopes, wetlands).doc 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 mitigation fees would be required prior to the recording of the plat. Impact fees, which would replace mitigation fees, may be adopted prior to construction. Those fees are to be determined. The following are current fees: 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 Renton School District Impact Fee based on $6,310 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. cc: Jennifer Henning DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 7, 2012 TO:Vanessa Dolbee, Planner FROM:Arneta Henninger, Plan Review SUBJECT:Utility and Transportation Comments for: Schneider Plat South of S. 47TH ST & Smithers Ave S Pre 12-070, Parcel 3123059048 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 27-lot plat proposal, located at the end of Smithers Ave S., just south of S. 47th St in Sect. 31, 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. The proposed subdivision is within the City of Renton retail water service area. However, there is no City water main in the vicinity of the development that can be extended to provide the necessary water pressure. 2. It appears that Soos Creek Water & Sewer District (SCWSD) has an existing water main along the north side of the property that can be extended to serve the subject development. The applicant shall contact SCWSD and obtain a certificate of water availability. 3. The City’s Water Utility will be able to release the water service to this property to SCWSD upon confirmation that the District can provide water service to the proposed development. 4. Per the City Fire Marshal, the preliminary fire flow requirement for a single family home is a minimum 1,000 gpm 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; 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. 5. All fire hydrants need to be brought up to current code if not existing. Schneider Plat PRE 12-070 Page 2 of 3 September 7, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-070.Vanessa\Plan Review Comments PRE 12-070.doc 6. The City of Renton 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. Sanitary Sewer 1. This site is located in the City of Renton sanitary sewer service boundary. 2. There is an existing 8” sewer main in Smithers Ave S. See City of Renton sanitary sewer drawing #S- 2776 for details. 3. Project plans need to show how sanitary sewer will be provided to each unit with an individual sewer service line. Per code, sanitary sewer needs to be extended along the full frontage of the parcel being developed. 4. This proposal appears to be located in Special Assessment District (SAD) 0013 and 8406. SAD 8406 is Valley Medical, and it appears to have been paid. SAD 0013 is the Summit Park Latecomer, and it also appears to have been paid. 5. Sanitary Sewer SDC fees are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. Storm Drainage 1. There are existing storm drainage facilities in S. 47th St and in Smithers Ave S. See drawing #R-2776. 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 fees are $1,012 per lot if individually owned or $0.405 per square foot of new impervious area if lots are not individually owned. These fees are collected at the time a construction permit is issued. Transportation/Street 1. Installation of curb, gutter, sidewalk, and street lighting is required on the full frontages of the parcel being developed. The internal street is required to be extended to the southeast boundary of the parcel to provide future connection to SE 186th Street and Main Avenue South. 2. Street improvements for the interior road are 32 feet in pavement width. The right-of-way is to be 58 feet in width, with an 8-foot planter strip and a 5-foot sidewalk. Additional right-of-way not required. 3. Street lighting shall be per current City of Renton standards and specifications. The residential decorative lighting on black poles spaced approximately 110’ is required. See City of Renton details. 4. Per City of Renton code, all lot corners at intersections of dedicated public right-of-ways shall have a minimum radius of 15 feet. Schneider Plat PRE 12-070 Page 3 of 3 September 7, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-070.Vanessa\Plan Review Comments PRE 12-070.doc 5. 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. 6. Traffic mitigation or impact fees apply; these fees are approximately $750 per lot. 7. A traffic study is required. 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. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:August 15, 2012 TO:Vanessa Dolbee, Senior Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Preliminary comments for Schneider Preliminary 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. A water availability certificate is required from Soos Creek Water and Sewer District. 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. Cul-de-sac turnarounds of 90-foot diameter are required for dead end streets over 500-feet long. Dead end streets exceeding 500-feet require all homes to be provided with an approved fire sprinkler system. Dead end streets exceeding 700-feet are not allowed without approved secondary access roadways being provided. Access as proposed will not meet current code. Street system shall be designed to be extended to adjoining underdeveloped properties for future extension.