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HomeMy WebLinkAboutPRE19000186_Meeting SummaryPREAPPLICATION MEETING FOR Voyager Short Plat PRE19-000186 CITY OF RENTON Department of Community & Economic Development Planning Division September 19, 2019 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.430.7024, cthomas@RentonRFA.org 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 formal submittal. 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). K:\Preapps\2019\PRE19-000170_Jackson Short Plat DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 19, 2019 TO: Pre-Application File No. 19-000186 FROM: Angelea Weihs, Associate Planner SUBJECT: Voyager Short Plat – East of 1301 Lincoln Pl NE (Parcel number 3343902559) 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 (Parcel number 3343902559) is located to the east of 1301 Lincoln Pl NE. The parcel has frontage on NE 13th Street and is located within the R-8 Zone. The site area is approximately 27,126 sf (0.62 acres) and is currently vacant. The proposal is to subdivide the property into 4 lots. The applicant proposes to access the new residential lots via driveways extending off of Lincoln Place NE, which is a private access tract that extends off of NE 13th Street. Current Use: The property is currently vacant. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre. 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 permitted uses within the R-8 zoning designation. Density: The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or Voyager Short Plat, PRE19-000186 Page 2 of 5 September 19, 2019 K:\Preapps\2019\PRE19-000186_Voyager Short Plat critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density which result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the gross land area of 27,126 square feet, the 4-lot proposal arrives at a gross density of approximately 6.4 du/ac (4 lots / 0.62 gross acres = 6.4 du/ac). The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application , after deduction of ROW dedication and any access tracts. Based on the gross density of 6.4 du/ac, the subject site would meet the minimum density requirements 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 (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. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. The proposed lot size, width, and depth for each lot was not provided with the pre-application submit. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone (following deduction of required ROW dedication), based on the definitions of lot size, width, and depth (RMC 4-11-120), at the time of formal land use 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. The maximum wall plate height for detached accessory structures is 12 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 new single family homes would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. 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. Side yard along a street is defined as the yard requirement that is neither a front yard nor a rear yard, yet it abuts a street right-of-way or private street. Compliance with required setbacks for the new single family homes would be verified at the time of building permit application. Voyager Short Plat, PRE19-000186 Page 3 of 5 September 19, 2019 K:\Preapps\2019\PRE19-000186_Voyager Short Plat Access/Parking: Access to the lots is proposed via an existing shared driveway/access tract (Lincoln Pl NE) extending from NE 13th ST. 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 and the street frontage of the lot is equal to or greater than the lot width requirement of the zone b. The subject lots are not created by a subdivision of ten (10) or more lots; 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; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot (8’) wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The project as proposed exceeds the maximum number of lots that can access from a shared driveway (private street) when including the existing lots that access from the tract. The proposed subdivision would need to be redesigned to comply with shared driveway or public street regulations, prior to land use application. 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. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. 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. 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, as measured by the vertical distance from the bottom of the footing to the finish grade at the Voyager Short Plat, PRE19-000186 Page 4 of 5 September 19, 2019 K:\Preapps\2019\PRE19-000186_Voyager Short Plat 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 Tree Retention and Land Clearing 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: Data regarding critical areas will be provided at later date due to technology issues. If critical areas, including geologic hazards, wetlands, and/or streams are located on site or immediately abutting the site within 100 feet, the applicable critical area studies may be required. Critical area layers are viewable via the following site: http://rp.rentonwa.gov/Html5Public/Index.html?viewer=CORMaps Environmental Review: Except when located in sensitive areas (such as wetland or protected slopes) or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2019 Voyager Short Plat, PRE19-000186 Page 5 of 5 September 19, 2019 K:\Preapps\2019\PRE19-000186_Voyager Short Plat administrative short plat application fee is $5,397.00 ($5,140.00 each plus a 5% Technology Surcharge Fee). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. 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. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). 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 2019 impact fees are as follows:  A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit.  A Parks Impact Fee based on $2,740.07 per each new detached dwelling unit.  A Fire Impact fee of $829.77 per each new detached dwelling unit.  Renton School District Impact Fee is $6,877.00 per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 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 Angelea Weihs, Associate Planner at 425-430-7312 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: September 12, 2019 TO: Angelea Weihs, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Voyager Short Plat 1. The fire flow requirement for the proposed single family homes is a minimum of 1,000 gpm for homes under 3,600 square feet (including garage and basement areas) and goes up to a minimum of 1,500 gpm for homes over 3,600 square feet. A minimum of one fire hydrant is required within 300-feet of each proposed home. A minimum of two fire hydrants are required within 300-feet of the proposed homes if they exceed 3,600 square feet. It appears one existing fire hydrant can meet the minimum requirements. 2. The fire impact fees are currently applicable at the rate of $829.77 per each individual home. This fee is paid at time of building permit issuance. 3. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire access roads are required to be a minimum of 20-feet unobstructed fully paved width with turning radius of 25-feet inside and 45-feet outside minimum. Roadways shall support a minimum of a 30- ton vehicle and 75-psi point loading. Dead end streets that exceed 300-feet in length require an approved fire apparatus full 90-feet diameter cul-de-sac type turnaround.