HomeMy WebLinkAboutItem 1 - CUP_Pre-App_Meeting_Notes_from_City_2160084PREAPPLICATION MEETING FOR
CUP for Maplewood Heights Portables
130 Jericho Avenue SE
PRE 16-000205
CITY OF RENTON
Department of Community & Economic Development
Planning Division
March 31, 2016
Contact Information:
Planner: Jill Ding, 425.430.6598
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).
Fire & Emergency Services
Department
MEMORANDUM
DATE: 3/28/2016 12:00:00AM
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Plan Review/Inspector
SUBJECT: (Additional portables at Maplewood Heights Elementary Preapplication )
PRE16-000205
1. The proposed portables meet all existing fire department requirements.
Page 1 of 1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
MEMORANDUM
DATE: March 30, 2016
TO: Jill Ding, Planner
FROM: Jan Illian, Plan Review ge.a
SUBJECT: Maplewood Heights Portables
130 —Jericho Ave NE
PRE 16- 000205
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 provider is Water District 90.
Sewer
1. Sewer service provider is City of Renton.
Storm Drainage
1. There is an 18-inch storm drainage conveyance system in Jericho Ave NE.
2. There is private drainage conveyance system on site.
3. Drainage review is required if:
a. The project adds or will result in 2,000 square feet or more of new impervious surface,
replaced impervious surface, or new plus replaced impervious surface, OR
b. The project proposes 7,000 square feet or more of land disturbing activity, OR
c. The project proposes to construct or modify a drainage pipe/ditch that is 12 inches or more in
size/depth, or receives surface and storm water runoff from a drainage pipe/ditch that is 12
inches or more in size/depth, OR
Wonderland Estates — PRE 15-000781
Page 2 of 2
November 9, 2015
d. The project contains or is adjacent to a flood hazard area, erosion hazard area, steep slope
hazard area, or landslide hazard area as defined in RMC 4-3-050, or projects located within a
landslide hazard drainage area.
4. If drainage review is triggered, a drainage plan and drainage report will be required. The report shall
comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to
the KCSWM, Chapter 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.
5. A geotechnical report for the site may be 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.
6. Surface Water System Development fees of $0.594 per square foot of new impervious surface may
apply.
7. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of
the site exceeds one acre.
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 Professional Engineer.
2. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies
of the drainage report, permit application, and an itemized cost of construction estimate, and
application fee at the counter on the sixth floor.
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portable plan review.doc
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
MEMORANDUM
DATE: March 31, 2016
TO: Pre-application File No. 16-000205
FROM: Jill Ding, Senior Planner
SUBJECT: CUP for Maplewood Heights Portables
130 Jericho Avenue 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 $1.00.00 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 the northeast corner of the
intersection of Jericho Avenue SE and SE 2nd Place at 130 Jericho Avenue SE. The project
site totals 377,665 square feet (8.67 acres) in area and is zoned Residential-4 (R-4). The
proposal is to add two additional double portables to the existing elementary school.
The site currently has 4 existing double portables, the proposal for 2 more would result
in a total of 6 double portables on the project site. Each of the double classroom
portables would be 1,792 square feet and one story. One double portable would be
located on a grassed area immediately west of the existing four double portables and
the other double portable would be located on the grassed area immediately east of the
existing four double portables. Paved paths would connect the portables to the existing
school and the portables would include metal stairs and ramps for access. The portables
would be provided with electricity, but not water or sewer service. No changes are
proposed to the existing parking area or driveway access. There is a slope with a grade
between 15 and 25 percent mapped on the northeast portion of the project site, away
from the proposed portable installation.
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CUP for Maplewood Heights Portables, PRE16-000205
Page 2 of 4
March 31, 2016
Current Use: The property is currently developed with the Maplewood Heights
Elementary School and has four existing double portables proposed to remain.
Zoning: The subject site has a Comprehensive Plan land use designation of Residential
Low Density (LD) and is zoned Residential 4 (R-4) dwelling units per acre.
Development Standards: The project is subject to RMC 4-2-110A, "Development
Standards for Residential Zoning Designations" effective at the time of complete
application (noted as "R-4 standards" herein).
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 R4
zone are 30 feet for the front yard, 25 feet for the rear yards, side yards along-a-street
would be required to have a 30 foot setback, and interior side yards are required to
have a combined 20-foot setback with not less than 7.5 feet on either side. The
proposed double portables would be setback at least 94 feet from surrounding
property lines, and would comply with the setback requirements of the R-4 zone.
Building Height — The maximum wall plate height is 24 feet with 2 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.
Building height would be verified at the time of building permit review.
Building Coverage — R-4 zone allows a maximum building coverage of 35% of the lot
area. Building coverage requirements would be verified at the time of building permit
review.
Impervious Surface Area — The maximum impervious surface would be limited to 50%.
Impervious surface requirements would be verified at the time of building permit
review.
Landscaping: The development standards require that all pervious areas within the
property boundaries be landscaped. Therefore, all areas of the site not covered by
structures, required parking, access, circulation or patios, must be landscaped with
native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is
required along all public street frontages, with the exception of areas for required
walkways and driveways. In addition, two trees are required in the front yard setback
area of each lot when there are no street trees within the street right-of-way as
referenced in the landscape regulations (RMC 4-4-070F).
Please refer to landscape regulations (RMC 4-4-070) for further general and specific
landscape requirements. There is existing mature landscaping on the project site. No
changes to the existing landscaping are anticipated as a result of the proposed
portable installation.
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CUP for Maplewood Heights Portables, PRE16-000205
Page 3 of 4
March 31, 2016
Significant Tree Retention: 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,
and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the
required number of protected trees cannot be retained, replacement trees, with at least
a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate
of twelve (12) caliper inches of new trees to replace each protected tree removed. The
applicant indicated that no trees would be removed as a result of the proposed
portable installation.
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.
Fences/Retaining Walls — If the applicant intends to install any fences as part of this
project, the location must be designated on the landscape plan. A fence taller than six
feet (6') requires a building permit. New or existing fencing would need to comply with
RMC 4-4-040.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or
other masonry product that complements the proposed building and site development.
Walls over 6-feet in height shall be terraced pursuant to RMC 4-4-040. Additionally,
there shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-
040) for additional information.
Access/Parking: Access is proposed to remain in its current configuration off of Jericho
Avenue SE.
Critical Areas: A slope with a grade between 15 and 25 percent is mapped on the
northeast corner of the project site. The proposed portable installation would occur
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CUP for Maplewood Heights Portables, PRE16-000205
Page 4 of 4
March 31, 2016
away from the mapped slope area; therefore additional geotechnical information
would not be required with this proposed.
Environmental Review: School additions of less than 4,000 square feet with associated
parking designed for fewer than 20 vehicles are categorically exempt from
Environmental (SEPA) Review per WAC 197-11-800. The Renton School District has
indicated they will take lead agency status and will submit a SEPA exemption letter with
the land use application materials. As the project is exempt from SEPA, it is also exempt
from Site Plan Review.
Permit Requirements: The proposal would require a Hearing Examiner Conditional Use
Permit (CUP). The CUP would be processed within an estimated time frame of 8 weeks.
The CUP fee would be $2,575 ($2,500 CUP fee + $75 technology fee = $2,575). Detailed
information regarding the land use application submittal is provided in the attached
handouts.
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
2016 are as follows (credit will be given for the existing home):
O A Transportation Impact Fee based on the rate specified in the ITE manual would
be assessed..
O Fire Impact Fee - $0.45 per square foot.
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
contact Jill Ding, Senior Planner at jding@rentonwa.gov for an appointment.
Expiration: Upon approval, the CUP is valid for two years with a possible two year
extension.
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