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HomeMy WebLinkAboutPre-app Mtg Summary - 18-000244.docx PRE-APPLICATION MEETING FOR 13727 156th Ave SE Short Plat PRE18-000244 CITY OF RENTON Department of Community & Economic Development Planning Division April 26th, 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425-430-7298, rnair@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425-430-7024, ccappelletti@rentonrfa.org 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: April 26th, 2018 TO: Alex Morganroth, Associate Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: 13727 156th Ave SE Short Plat 1. The fire flow requirements for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). A minimum of one fire hydrant is required within 300-feet of the proposed buildings. A certificate from King County Water District 90 will be required to assure the demand can be met. 2. Fire impact fees are applicable at the rate of $829.77 per unit. 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 the building. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade. When the access roadway is over 150 feet long a hammerhead turnaround is required. If the roadway is more than 300 feet a 90 foot diameter cul-de-sac is required. No houses are allowed to be built on a dead end road of 700 feet or more. The submitted plan shows the beginning of the road at 154th Ave SE/Toledo Ave SE is already a 500 foot dead end from SE 2nd Pl. 4. Any of the houses more than 500 feet on a dead end road are required to have fire sprinklers. 5. No houses are allowed to be built more than 700 feet on a dead end road. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 10, 2018 June 20, 2011 TO: Alex Morganroth, Planner FROM: Rohini Nair, Plan Review SUBJECT: 13727 156th Ave SE Preapp 13727 156th Ave SE PRE18-000244 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 at 13727 156th Ave SE. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the King county Water District 90’s water service area. 2. A water availability certificate from King county Water District 90 should be provided with the land use application 3. Approved water plan from Water District 90 will be required to be provided during the construction permit stage. 4. Fire hydrants shall be provided per the requirements of Renton Fire Authority. SANITARY SEWER 1. Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer running on 154th Ave SE. Reference Project File S-301713 in COR Maps for record drawings. 2. Extend the sewer main from 154th to the easterly boundary of the new road to serve the remainder of the parcel to the east. 3. Each lot will require an individual sewer service line. The service lines shall be designed and installed in accordance with the City standards. The service line shall flow by gravity to the main. 4. The development is subject to system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a lot with a 3/4" or 1” water meter is $2,837.00 per lot. SDCs are due at the time of construction permit issuance. 5. The development is located in the Central Plateau Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. The SAD fee rate for 4/12/2018 is $513.75 per lot along with additional interest per day. SAD fees are due at the time of construction permit issuance. SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. All drainage improvements as required by the RSWDM should be provided by the developer. Drainage requirements apply to on-site, frontage and any access improvements. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard Area (Forested Conditions). The project also falls within a flood problem area and must match the developed 100-year peak discharge rate to the existing 100-year peak discharge rate per the requirements of Flood Problem Flow Control Standard Areas. The site falls within the Lower Cedar River basin. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 2. A geotechnical soils report for the site is required per the standards found in Section C.1.3 of the 2017 Renton Surface Water Design Manual. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The geotech report should include information of the type of soil, presence of fill, suitability of full infiltration or limited infiltration on the site. The geotech report should also include information of any critical areas in the site and any wet season construction restrictions. 3. There is no existing stormwater conveyance system on the project site. The site slopes from east to west. Storm drainage either disperses or infiltrates on site. There is an existing piped conveyance system outside the south west corner of the site on 154th Avenue SE. Reference Project File TED4003017 in COR Maps for record drawings. 4. Storm drainage improvements along all public street frontages (new internal site streets and 154th Avenue SE) are required to conform to the City’s street standards. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual and shall account for future runoff from the total upstream tributary area. 5. A Construction Stormwater General Permit from the Washington Department of Ecology is required for projects with disturbance area exceeding one acre. 6. The maintenance access to the stormwater tract must be provided directly from the public right of way off of 154th Avenue SE. Maintenance access should allow for access to the inlet, outlet, and any emergency overflow storm structures for the stormwater facility and to maintain the stormwater facility. 7. The development is subject to stormwater system development charges (SDCs). These fees, as well as any related permit fees, are collected at the time a construction permit is issued. The current fee is $1718 per single family residence. The fee rate can be obtained from the Fee schedule at the city of Renton website https://www.rentonwa.gov/city_hall/administrative_services/finance/budget/. The fee that is current at the time of issuance of the construction permit will be applicable on the project. TRANSPORTATION 1. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of building permit. The current transportation impact fee rate is $5,430.85 per single family house. The fee rate can be obtained from the Impact Fee section of the Fee schedule at the city of Renton website https://www.rentonwa.gov/city_hall/administrative_services/finance/budget/. The transportation impact fee that is current at the time of building permit will be levied, payable at issuance of building permit. 2. Toledo Ave SE (154th Ave SE) is a residential street. Per RMC 4-6-060, the required minimum right-of-way (ROW) width on a residential street is 53 feet with minimum 26 feet paved width, 0.5 feet wide curb, 8 feet wide planter, 5 feet wide sidewalk, stormwater and street lighting. The existing ROW width is approximately 60 feet and is sufficient. Half street improvements should be provided by the developer. 3. The internal site access is proposed by a public half street with minimum 20 feet paved width, 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk on the side of the subject development. The ROW width proposed for the half street is 35.5 feet. Half street should meet all the requirements of RMC 4-6-060 and meet the requirements of Renton Fire Authority. The required minimum curb radius is 25 feet. City will provide clarification to the applicant after the preapp meeting if the half street should be along the south property line. 4. Single family driveways should meet the requirements of RMC 4-4-080 and RMC 4-6-060. 5. Undergrounding of all utilities is required. 6. Traffic impact study is required for projects that generate 20 or more new trips in the morning or evening peak period. It is not required for this short plat. 7. Street lighting per City standards is required on public street ( frontage and internal public street). 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of- way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2018 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. A demo permit is required for the demolition of any existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 24th, 2018 TO: Pre-Application File No. 18-000244 FROM: Alex Morganroth, Associate Planner SUBJECT: 13727 156th Ave Short Plat Parcel #1463400051 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 applicant is proposing to subdivide a portion of the existing parcel into four lots and one tract. The subject property is located at 13727 156th Ave SE near the intersection of Toledo Ave and SE 2nd Pl (APN 1463400051). The parcel totals 98,445 sq. ft. (2.26 acres), and the area proposed for subdivision totals 54,893 sq. ft (1.26 acres) in area. The area proposed for subdivision is currently undeveloped. According to the applicant, the eastern side of the site is in the process of being subdivided via a testamentary subdivision. The City of Renton has no records on file with regards to a proposed testamentary subdivision on the subject site. The site has a Comprehensive Plan Land Use of Designation of Residential Lower Density (RLD) and a zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac). The applicant is proposing to subdivide the portion of the site into four lots for future single-family home development. The size of each proposed lot is 9,165 sq. ft. A 6,547 sq. ft. stormwater tract is proposed on the west side of the site along Toledo Ave. Access to the lots is proposed via a new half-street off of Toledo Ave that would run along the north side of the property. According to COR maps, no critical areas are mapped on or within 200 feet of the project site. The applicant did not submit a plan for tree or vegetation removal on the site. Current Use: The western portion of the parcel proposed for subdivision is currently undeveloped. The eastern portion of the site is currently developed with a single-family home. Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. A maximum of 4.0 dwelling units per acre is allowed in the R-4 zone. There is no minimum density for the R-4 zone. The Residential Low Density Land Use designation is intended to provide transition to the rural area, or those appropriate for larger lot housing within the Residential Low Density (RLD) land use designation to allow for a range of lifestyles. The area of public and private streets (including driveway tracts) 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 easement, and/or critical area dedication must be known. As proposed, the two new lots would have a gross density of approximately 4.87 du/ac. Compliance with the density standards would be required to be demonstrated at the time of formal land use 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 (noted as “R-4 standards” herein) Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone, is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 100 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-4 zone, one parcel may be allowed to be eight-thousand (8,000) square feet. As proposed, the lots appear to meet the requirements for the R-4 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-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings shall be not more than three 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. 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. Compliance with the building standards would be required to be demonstrated 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-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards: 20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Access/Parking: Access to the lots is proposed to be gained driveways off of a new half-street. Each lot is required to accommodate off street parking for a minimum of two vehicles. 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 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 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. 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. 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 or other certified professional. Significant Tree Retention: If significant trees 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 (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. 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. In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. 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 formal land use application if any trees are proposed for removal. Critical Areas: According to COR Maps, no critical areas are present on the project site. However, it is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The project is 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 administrative short plat application fee is $5,250.00 ($5,000.00 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 2018 impact fees are as follows:  A Transportation Impact Fee based on $5,430.85 each new dwelling unit;  A Parks Impact Fee based on $2,740.07 per each new a dwelling unit;  A Fire Impact fee of $829.77 per each new dwelling unit; and  Renton School District Impact Fee is $6,432.00 per each new accessory 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 contact Alex Morganroth, Associate Planner at amorganroth@rentonwa.gov or 425- 430-7219 for an appointment. Expiration: Upon approval, the Short Plat is valid for two years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.