Loading...
HomeMy WebLinkAboutPre-application Meeting SummaryPRE-APPLICATION MEETING COMMENTS FOR VALLEY VIEW SHORT PLAT PRE15-000691 CITY OF RENTON Department of Community & Economic Development Planning Division October 15, 2015 Contact Information: Planner: Clark H. Close, 425-430-7289 Public Works Plan Reviewer: Vicki Grover, 425-430-7291 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: October 15, 2015 TO: Clark Close, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: (Valley View Short Plat – 3106 & 3112 Talbot Rd S) PRE15-000691 1. Proposed access to existing homes is acceptable. Access shall be a minimum of 20- feet wide approved roadway across Tract H. Any future development (additions, ADU's, demo and rebuild or new plats) would have to meet current code. 2. Fire impact fees apply, however are a net zero dollars as credit is applied for the retained existing homes. 3. Existing fire hydrants are acceptable for existing homes in their current location. Any future development would have to meet current code. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 15, 2015 TO: Clark Close, Senior Planner FROM: Vicki Grover, Plan Review SUBJECT: Pre-Application for 3112 & 3106 Talbot Road South Pre15-000691 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 located at PID #3023059028. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER - Both of the existing residents are currently served by the City of Renton water service area. SEWER - The existing residence located at 3106 Talbot Road South is currently served by the City of Renton sewer service area. The existing residence located at 3112 Talbot Road South is currently being served by a septic system. STORM There are drainage improvements with in S. 32nd Place CODE REQUIREMENTS Water 1. Need to show the existing water services for 3106 & 3112 Talbot Road South on the submittal plans. The existing meters are located in the right of way along Talbot Road South, through the short plat process the meters may be required to be relocated to the front of each lot which will require a 6-inch water main extension. 2. No new water infrastructure is being proposed with this pre-application submittal. Sewer 1. Need to show the existing side sewer connection for 3106 Talbot Road South. Valley Vue Pre-App 15-000691 Page 2 of 3 October 15, 2015 2. The existing residence located at 3112 Talbot Road South will need to connect a new minimum 6-inch diameter side sewer connection to the existing 8-inch sewer main connected to Manhole No. 3167 (Record drawing S-189204) located within S 32nd Place. The side sewer connection will run through Tract H of the Winsper Division 1. 3. System development fee for sewer is based on the size of the domestic water meter that is currently serving 3112 Talbot Road South. Applicant shall obtain a sewer availability certification from the City of Renton prior to submittal for construction/utility permit application. 4. Existing septic system will be required to be abandoned in accordance with King County Department of Health. SURFACE WATER 1. A drainage plan and drainage report complying with the 2009 King County Surface Water Design Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2 shall be required. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Site Conditions. The majority of the site is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow Chart to determine the type of drainage review required by the City of Renton 2009 Surface Water Design Manual Amendment. The final drainage plan and drainage report must be submitted with the construction/ utility permit application. TRANSPORTATION/STREET 1. The proposal shows a shared driveway through Tract H of the Winsper Division 1. Per RMC 4-6- 060J, the length shall not be greater than 200 ft. and the minimum width shall be 16 ft., drainage improvements pursuant to City Code are required (i.e., collection and treatment of storm water), as well as an approved pavement thickness (minimum of four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the shared driveway shall not exceed fifteen percent (15%). 2. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. This project will comply with all undergrounding requirements. 2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 3. Separate permit and fees will be required for the side sewer connection, and storm water connection. 4. Water service, sewer stub, and a drainage flow control BMP is required to be provided to each new lot prior to recording of the short plat. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 15, 2015 TO: Pre-Application File No. 15-000691 FROM: Clark H. Close, Senior Planner SUBJECT: Valley View Short Plat – 3106 & 3112 Talbot Rd S 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 project site is located at 3106 and 3112 Talbot Rd S (King County parcel no. 3023059028) between S 27th Pl and S 32nd St. The rectangular parcel is approximately 100,188 square feet (2.3 acres) in size, according to the King County Department of Assessments. The proposal would subdivide the subject property into 2 single-family residential lots and a wetland tract. The applicant is proposing to retain the two existing homes in their current locations on the lot. Topographically, the site generally slopes from east to west with elevation change from 208 feet to 130 feet across the entire project site. Upgrades would include providing private drive access, onsite storm drainage and sewer to the single family residences. Presently, access to the two residences is made along Talbot Rd S. Additional access could be provided from two 24-foot wide tracts through Winspur Subdivision to the south along S 32nd Place. The applicant is proposing to utilize the westerly tract (Tract H) in order to access either one or two parcel(s), via a 16-foot paved driveway, following the short plat process. The site includes a Category 2 wetland along the east property line. Approximately, 54 trees would be removed and 75 new trees would be replanted onsite. The parcel was annexed into the City under the Winsper Annexation in 1994, per Ord. No. 4476 and has a Comprehensive Land Use designation of Residential Medium Density. Current Use: The land, consisting of 1 tax parcel (3023059028) and has two existing single-family residences constructed in 1932 (3106 Talbot Road S) and 1963 (3112 Talbot Road S). Zoning: The property is located within the Residential-8 (R-8) zoning designation. The R-8 zone was established for single family residential dwellings allowing a range of 4 to 8 dwelling units Valley View Short Plat, PRE15-000691 Page 2 of 6 October 15, 2015 H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000691 per net acre (du/ac). The Residential Medium Density Land Use designation is intended to implement the R-8 zone. Development in the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached single family residential dwelling units are a permitted uses within the R-8 zoning designation. Density: The area of private access easements, private roads, critical areas (wetlands, streams, slopes in excess of 40 percent), and public right-of-way dedications are deducted from the total area to determine the “net” site area prior to calculating density. The gross density of the site was calculated to be 0.9 du/ac (2 units / 2.3 acres). A final density worksheet would be required at the time of formal land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. In the event the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density requirements may be waived. Staff is supportive of a reduced density on this site due to the limited access. 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 zone, is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The proposal appears to comply with the minimum lot width and depth requirements of the zone. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height (see Code Interpretation 73 (CI-73) for more information about residential building height). 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. Lots 1 & 2 both have existing homes that would comply with the maximum building coverage although no data was submitted. Verification of the building coverages for both lots would need to be provided at time of short plat submittal. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Side yards along streets: 15 feet. Valley View Short Plat, PRE15-000691 Page 3 of 6 October 15, 2015 H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000691 The application materials did not identify setback distances for the two existing homes to be retained to the new property lines of the short plat. All setback measurements for the existing home must comply with the setback minimums of the zone and would be required to be identified on the Short Plat application materials. Access/Parking: Access to the lots is proposed to be gained through an existing access easement through Tract H (a 24-foot wide tract in Winsper Division No. 1 Subdivision) from S 32nd Place. Each lot is required to accommodate off street parking for a minimum of two vehicles. Shared driveways are required to be completely within a tract. Per RMC 4-6-060J.1 Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Per RMC 4-6-060H.2 an approved turnaround is required for dead end streets 150 feet or longer and a cul-de-sac is required for a dead end street from 300 feet to 500 feet. A modification request would need to be granted for any deviations from the street code standards. Driveways: The maximum driveway slopes cannot exceed 15%. 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. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, Valley View Short Plat, PRE15-000691 Page 4 of 6 October 15, 2015 H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000691 as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Significant Tree Retention: An aerial image of the site identifies mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Please refer to landscape regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. Critical Areas: There is one wetland located in the eastern portion of the subject site that extends off-site to the east and south. This wetland exhibits a minimum of human related physical alteration, and therefore, meets the criteria for a Category 2 wetland. Due to its vegetative structure, the subject wetland provides habitat for use by terrestrial wildlife species including birds and mammals. Animals identified or observed included an American Crow, a song sparrow, a black-capped chickadee, squirrels, and evidence of a common raccoon. A Category 2 wetland receives a critical area buffer width of 150 feet to 75 feet from the delineated edge depending on the habitat function (High: 150 ft, Moderate: 100 ft or Low: 75 feet). Critical Areas Regulations can be found under RMC 4-3-050. Valley View Short Plat, PRE15-000691 Page 5 of 6 October 15, 2015 H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000691 A geotechnical analysis for the site may be required to be provided by a qualified professional. If the study is required, it must demonstrate that the proposal would not increase the threat of the geological hazard to adjacent properties beyond the predevelopment conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study would assess soil conditions and detail construction measures to assure building stability. Critical Areas Regulations can be found under RMC 4-3-050. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site. If so, the proposal would need to be revised accordingly. Environmental Review: Except when located in sensitive areas (such as wetland) or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review. Due to the presence of wetlands identified on the site, the applicant would be required to complete Environmental (SEPA) Review. An environmental determination was made on June 18, 2015 as part of the Valley Vue Preliminary Plat Application (LUA14-001040, ECF, PP, MOD). Provided that there are no new impacts to the wetland an Addendum to the SEPA DNS-M threshold determination issued as part of LUA14-001040 could satisfy the SEPA requirement of the proposed 2-lot short plat. 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 2015 fee for a short plat application is $2,000.00 plus a 3% technology surcharge fee. Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. 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 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 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, impact fees would be required. 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. The fees for 2015/2016 are as follows and fees will be changing on January 1, 2016: · A Transportation Impact Fee based on $2,214.44/$2,951.17 per each new single family residence; · A Parks Impact Fee based on $1,441.29/$1,887.94 per each new single family residence; · A Fire Impact fee of $495.10/$495.10 per each new single family residence; and · Renton School District Impact Fee is $5,541.00/$5,541.00 per each new single family residence. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Valley View Short Plat, PRE15-000691 Page 6 of 6 October 15, 2015 H:\CED\Planning\Current Planning\PREAPPS\2015 Preapps\15-000691 Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please call Clark H. Close, Senior Planner at 425-430-7289 for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension (RMC 4-7-070M). SITETALBOT ROAD SOUTHS. 33RD AVENUESMIT H E R S A V E . S .SR-515S. 31ST ST.S. 32ND PLACEWHITWORTH AVE. S.MORRIS AVE. S.S. 32ND PLACES. 28TH CT .S. 30TH CT.SE 172ND ST.SE 174TH ST.S. WELLS ST. S. MAIN ST.S. 34TH PLACEUNLESS SIGNED AND DATEDSTAMP NOT VALIDSHEET NUMBERJOB NUMBEROFDESIGN GROUP PROJECT MANAGER: DESIGNED: CADD: CHECKED: DATE: FILE NAME: D A Land Development Advisors, LLC Planning, Engineering, Project Management 12865 SE 47th Place Bellevue, WA 98006 425-466-5203RADX-001CITY OF RENTON WASHINGTON SEC. 30, TWP. 23N, RGE. 5E W.M.11C:\Users\Admin\Documents\Land Development Advisors\Dees\Plans\LDA\PM1_RADX001.dwg <<24X36>> Plotted: 7/23/2014 12:33:12 PM By: Admin (c) LDA 207847/ 2 2 / 1 4