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HomeMy WebLinkAboutSTAFF COMMENTS_DIEN_SHORT_PLAT_PRE18000409P a g e 1 | 11 PRE-APPLICATION MEETING FOR Dien Short Plat PRE18-000409 CITY OF RENTON Department of Community & Economic Development Planning Division June 28th, 2018 Contact Information: Planner: Jeffrey Taylor, 425-430-7246, jtaylor@rentonwa.gov Public Works Plan Reviewer: Ann Fowler, 425-430-7382, afowler@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). P a g e 2 | 11 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: June 20, 2018 TO: Jeffery Taylor, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Dien Short 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 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 impact fees are currently applicable at the rate of $829.77 per single family unit. Fees are paid at time of building permit issuance for each individual home. 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 75-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. Hammerhead turnarounds are allowed for dead end streets up to 300-feet long. P a g e 3 | 11 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 28, 2018 TO: Jeffrey Taylor, Planner FROM: Ann Fowler, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Upland 17802 Short Plat 17802 116th Ave SE PRE 18-000409 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 parcel(s) 6196600100. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. Sewer service is provided by the Soos Creek Water and Sewer District. 2. Please obtain a sewage availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 3. Review of the sewage plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. P a g e 4 | 11 STORM DRAINAGE COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 2. There is no existing stormwater conveyance system on the project site. Storm drainage either disperses or infiltrates on site. There is an existing drainage ditch to the west of the property. 3. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Soos Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 4. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Storm drainage improvements along all public street frontages are required to conform to the City’s street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for future runoff from the total upstream tributary area. 9. Surface water system development fee is $1,718.00 for each new lot. This is payable prior to issuance of the construction permit. TRANSPORTATION/STREET COMMENTS 1. The 2018 transportation impact fee is $5,430.85 per single family home. Fees are payable at the time of building permit issuance for each individual home. 2. 116th Ave SE is a minor arterial street with an available right of way (ROW) width of 60 feet. As per RMC 4-6-060 the minimum ROW width required on a minor arterial is 91 feet with four lanes totaling 54 feet, and street improvements. Street improvements include an 8 foot sidewalk, 0.5 foot curb, and an 8 foot planter strip. This would require 15.5 feet of dedication, subject to final survey. The City’s transportation group has determined and will support an alternate standard to match the established standard street section for 116th Ave SE. The City P a g e 5 | 11 established standard street section for 116th Ave SE, which shall be installed by the developer as part of the proposed plat, includes a ROW width of 79-ft, to include 44-ft of paved roadway width (22 feet from centerline), including a 5-ft bike lane, 0.5-ft curb and gutter, 8-ft planter, 8-ft sidewalk and 1 feet clear space back of sidewalk. Dedication of 9.5 feet of ROW fronting the site will be required. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C.5.d. 3. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way, with at least sufficient frontage to comply with the zoning width dimensions, and the subject lots are not created by a subdivision of ten (10) or more lots and 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. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. There is potential for future development in the surrounding properties which could ultimately provide a through street connecting 116th Ave SE and 118th Ave SE. Therefore, a shared driveway would not be supported by the City. 4. The minimum right of way width for a residential street is 53 feet. The minimum paved roadway width is 26 feet which includes 2 – 10 foot travel lanes and 1 – 6 foot parking lane. A 0.5 foot curb, 8 foot planter, and 5 foot sidewalk are required along both sides of the roadway. The required intersection turning radius is 25 feet when intersecting with another residential access street and 35 feet when intersecting with an arterial street. Street grades shall not exceed 15%. The applicant would be required to provide a half-street as outlined in RMC 4-6- 060Q. The right-of-way for the half street improvements must be a minimum of 15-ft with 20-feet paved. A curb, 8-ft planter strip, 5-ft sidewalk shall be installed on the development side of the street. 5. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 6. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 7. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a double loaded garage driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways shall not be closer than 5’ to any property line. 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. The fees listed are for 2018. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along the 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. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. P a g e 6 | 11 4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 7. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. P a g e 7 | 11 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 28, 2018 TO: Pre-application File No. 18-000409 FROM: Jeffrey Taylor, Assistant Planner SUBJECT: Dien Short Plat, 17802 116th Ave 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 $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject site consists of one parcel located at 17802 116th Ave SE (PID 6196600100) on the eastside of the intersection of SE 178th Pl and 116th Ave SE. The site is generally flat and no critical areas appear to be on the site. The site is zoned Residential – 4 dwelling units per acre (R-4) and is 42,447 square feet (sf) (approximately 0.97 acres) in size. The applicant is proposing to subdivide the property to create four parcels for the future construction of four new single family homes. The proposed home designs will have about 2,500 square feet of living space and 550 square feet of garage space for a total of 3,050 square feet. The projected footprint of each home would be approximately 1,900 square feet. With the application four subdivision designs were proposed as follows: Option 1 would create four lots with a twenty foot (20’) shared driveway running down the center. It also includes a ten foot (10’) dedication to the city along the public street frontage. Option 2 would create four lots with a hammerhead at the end of a twenty foot (20’) shared driveway running along the southern property line. It also includes a ten foot (10’) dedication to the city along the public street frontage. Option 3 would create four lots with a hammerhead at the end of a twenty foot (20’) shared driveway running along the southern property line. It also includes a ten foot (10’) dedication to the city along the public street frontage. Option 4 would create four lots with a hammerhead at the end of a twenty foot (20’) shared driveway running along the southern property line. It also includes a ten foot (10’) dedication to the city along the public street frontage. Current Use: The project site is currently vacant. 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. P a g e 8 | 11 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. Staff was unable to determine net density at the time of the application. However, as proposed, the four new lots would have a gross density of approximately 4.00 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 lot may be allowed to be smaller than the required minimum lot size, if all other proposed lots meet the required minimum lot size standard of the zone. In the R-4 zone, one lot may be allowed to be eight-thousand (8,000) square feet. As proposed in all four options, all lots do not 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. Option 1: In this proposal neither lot along the street frontage would meet the minimum lot width standard of eighty feet (80’) for corner lots. Option 2: In this proposal none of the lots would meet the required minimum square footage of nine-thousand square feet (9,000 sq. ft.). Additionally, the first lot fronting the public right-of-way would not meet the minimum lot width standard of eighty feet (80’) for corner lots. Option 3: In this proposal all lots would meet the minimum square footage requirement because 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. However, three (3) of the proposed lots would not meet the minimum width and/or depth requirement. Option 4: In this proposal all lots would meet the minimum square footage requirement because 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. However, two (2) of the proposed lots would not meet the minimum width and/or depth requirement. 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. P a g e 9 | 11 Shared Driveway – Where permitted 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 As noted in the comments provided by Plan Review, a public street is anticipated and therefore criterion c. above cannot be meet and a ½ public street shall be provided. Minimum Standards – 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 shared driveway may be required to include a turnaround per subsection H of this Section. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Tract Required – The shared driveway shall be wholly within a tract. The tract shall be shown and recorded on the face of the plat to be preserved in perpetuity. The owners of the subject lots shall have an equal and undivided interest in the ownership of the tract. Parking: 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. P a g e 10 | 11 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 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 accessory 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. P a g e 11 | 11 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 Jeffrey Taylor, Assistant Planner at jtaylor@rentonwa.gov or 425-430-7246 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.