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HomeMy WebLinkAboutPRE16000492_Cook_Mackay.pdfPREAPPLICATION MEETING FOR Cook-MacKay Short Plat 1018 N. 36th St. PRE16-000492 CITY OF RENTON Department of Community & Economic Development Planning Division July 21, 2016 Contact Information: Planner: Matthew Herrera, 425.430.6593 Public Works Plan Reviewer: Justin Johnson, 425.430.7291 Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Craig Burnell, 425.430.7290 Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). Fire & Emergency Services Department M E M O R A N D U M DATE : TO: FROM: SUBJECT:(Cook-McKay 3-lot short plat) PRE16-000492 Ma/ Herrera, Senior Planner 7/11/2016 12:00:00AM Corey Thomas, Plan Review/Inspector 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. There is one exis@ng hydrant within 300-feet of all the proposed homes. These two fire hydrants both will require the retrofit of a 5-inch quick connect fiAng to bring them up to exis@ng code. 2. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at building permit issuance. Credit will be granted for the one exis@ng home removed. 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. An properly recorded fire access easement will be required if the applicant proposes to use a combined driveway approach for access to lot A. Improvements would need to be made to make this roadway 20-feet of unobstructed, fully paved surface . Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 20, 2016 TO:Matthew Herrera, Planner FROM:Justin Johnson, Civil Engineer II, Plan Review SUBJECT:Cook-MacKay 3-Lot Short Plat 1018 N 36th Street PRE16-000492 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) 3342700366. 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 City of Renton’s water service area in the 320-hydraulic zone. 2. There is an existing 8-inch City water main located in N 36 th Street (see Water plan no. W-205005) that can deliver approximately 2500 gpm and static water pressure is approximately 94 psi. 3. There is an existing 6-inch City water main located in N 37 th Street (see Water plan no. W-035203). 4. There are two existing hydrants within 300 feet of the property 5. The site is located outside of an Aquifer Protection Area. 6. There is an existing ¾” water meter serving the existing home off of N 36 th Street 7. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter install is $3,245.00 per meter. Each lot shall have a separate meter. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in N 36 th Street (see City plan no. S-01420A). 3. There is an existing 6-inch wastewater main located in Wells Avenue N (see City plan no. S- 014209). 4. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the lots. PRE16-000492 Cook-MacKay Short Plat Page 2 of 3 5. Existing sewer service will need to cut and capped at the main and new sewer services provided to each lot. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter install is $2,242.00 per meter. Each lot shall have a separate meter. SURFACE WATER 1. There are no existing stormwater facility onsite. 2. There is an existing 12-inch stormwater main located on the south side of N 36 th Street with a storm drainage catch basin located on the north side of the roadway along the project frontage (City plans do not exist for this system). 3. There is an existing 12-inch stormwater main located at the intersection of Wells Avenue N and N 37th Street northeast from the site (see City plan no. R-181402). 4. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 5. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. 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 report for the site is 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. 8. Surface water system development fee is $1,485.00 for each new lot. This is payable prior to issuance of the construction permit. 9. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All project vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4-1- 045 for information regarding project vesting. TRANSPORTATION 1. The proposed development fronts N 36 th Street along the south property line. N 36th Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is 50 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 2. The proposed development fronts Wells Avenue N along the northeast property line. Wells Avenue N is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 30 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 11.5 feet of ROW fronting the site will be required. PRE16-000492 Cook-MacKay Short Plat Page 3 of 3 Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. 3. Municipal code 4-6-060 J states shared driveways may be allowed for access to four (4) or fewer residential lots, provided at least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and the shared driveway is no more than two hundred feet (200') in length In addition the shared driveway does not pose a safety risk and provides sufficient access for emergency vehicles and personnel. The applicant shall ensure the shared driveway can be continually maintained to minimum standards listed in this section by the owners of the lots served by the driveway to the satisfaction of the City of Renton, prior to the recording of the short plat. 4. 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 at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. To exceed fifteen percent (15%), a variance from the Administrator is required. 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'). 5. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. All construction or service 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 Civil Engineer. 2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, one (1) complete electronic submittal (drawings and drainage report), the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat. 4. Fees quoted in this document reflect the fees applicable in the year 2016 only and will be assessed based on the fee that is current at the time of the permit application. 5. All utilities serving the site are required to be undergrounded. H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000492.Matt\16-000492 Cook-Mackay Short Plat (R-6 zone, 3 lots).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 21, 2016 TO:Pre-Application File No. 16-000492 FROM:Matthew Herrera, Senior Planner SUBJECT:Cook-MacKay Short Plat 1018 N. 36th St. 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 proposed project site is located south of the intersection of N. 37th Street and Wells Ave N with existing access from a pipestem at 1018 N. 36th St. The King County Assessor’s Office indicates a site area of 25,648 square feet (0.588 acres). The proposal is to remove an existing single family residence, detached garage, and outbuildings and subdivide the site into three lots for the future construction of single family residences. The proposed lots are shown to contain 7,757 square feet and 7,975 square feet. Access to two of the new lots is proposed from Wells Ave N. and the remaining lot with proposed access from N. 36th St. City critical areas mapping shows a potential moderate landslide area on the east portion of the lot and slopes between 15 and 25 percent in the central and western portions of the lot. Current Use: The property has a single-family residence and associated improvements that are proposed to be removed. Zoning: The subject property has a Comprehensive Plan land use designation of Residential Medium Density (MD) and is zoned Residential 6 (R-6) dwelling units per acre. Development in the R-6 zone is intended to be single family residential at moderate density. Density Requirements: The minimum density required in the R-6 zone is 3.0 dwelling units per net acre (du/ac) and the maximum density permitted is 6.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, shared driveway tract, and critical areas from the gross site area. Cook-MacKay Short Plat Page 2 of 5 July 21, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000492.Matt\16-000492 Cook-Mackay Short Plat (R-6 zone, 3 lots).doc The gross density for your proposal was calculated to be 5.10 dwelling units per acre (3 lots / 0.588 acres = 5.10 du/ac). It is unclear exactly how much area would be required to be dedicated for right-of-way (see Justin Johnson’s comments) or for a shared driveway tract (see Access comment section below); therefore, the net density of site could not be calculated. A Density Worksheet would be required at the time of formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Based on the gross density of 5.10 du/ac, the subject property would meet the minimum density requirements of the R-6 zone. 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-6 standards” herein). Lot Size – The minimum lot size permitted in the R-6 is 7,000 square feet. Lot area within the portion of the lots that is less than 80 percent of the minimum lot width shall not count towards lot area. For short plats of parcels smaller than one-acre, one parcel may be smaller (down to 6,250 square feet) than the required lot size provided all other parcels meet the minimum lot size. The lots are proposed to have areas of 7,757 square feet and 7,975 square feet, which would exceed the minimum lot size required. Lot Width and Depth - A minimum lot width of 60 feet is required. A minimum lot depth of 90 feet is required. Pipestem lots are generally not permitted in new subdivisions. They may be permitted for new plats to achieve minimum density when there is no other feasible alternative. If allowed, the pipestem shall not exceed 150-feet in length and not be less than 20-feet in width. Proposed Lots B and C are shown with widths of 53.5 feet, which does not meet minimum width requirements. Proposed Lot A contains the existing pipestem with 10-feet of width at N. 36th Street, which does not meet minimum width requirements. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line or any private access easement. The required setbacks in the R-6 zone are 25 feet for the front yard, 25 feet for the rear yard, and 15-foot combined side yard setback with not less than 5 feet on either side. The setbacks for the new residences would be reviewed at the time of building permit. Building Height – The maximum building height allowed is 2 stories with a maximum wall plate height of 24 feet. 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. Building height would be verified at the time of building permit review. Building Coverage – R-6 zone allows a maximum building coverage of 40% 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 55%. Impervious surface requirements would be verified at the time of building permit review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the 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 Cook-MacKay Short Plat Page 3 of 5 July 21, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000492.Matt\16-000492 Cook-Mackay Short Plat (R-6 zone, 3 lots).doc 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. A conceptual landscape plan would be required at the time of formal land use application. 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 Retention/ Land Clearing (Tree Inventory) 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, 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 land use application. 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. There shall be Cook-MacKay Short Plat Page 4 of 5 July 21, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000492.Matt\16-000492 Cook-Mackay Short Plat (R-6 zone, 3 lots).doc 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: Access to the site is proposed via Wells Ave N. for Lots B and C and N. 36th Street for Lot A. As the proposed lot configuration lacks sufficient lot width, one option to consider for access is a shared driveway. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. 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. The shared driveway may be required to provide a turnaround per RMC 4-6-060H. 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 (minimum of four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Be advised an upcoming code change may be requiring an 8-foot landscape strip along the shared driveway for a total width of up to 28-feet. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. 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. Each lot is required to accommodate off street parking for a minimum of two vehicles. Critical Areas: Based on City of Renton Critical Areas Maps, the subject property has been flagged with possible moderate landslide hazards and slopes between 15 and 25 percent. Such areas are Geologically Hazardous Areas and therefore, a geotechnical study will be required. The geotechnical study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. Unless waived by the Department Administrator, independent secondary review at the applicant’s expense is required for sensitive slope, medium and high landslide hazard areas. Cook-MacKay Short Plat Page 5 of 5 July 21, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000492.Matt\16-000492 Cook-Mackay Short Plat (R-6 zone, 3 lots).doc 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: Short Plats are exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800. However, if critical areas are found, an environmental checklist and threshold determination will be required. Permit Requirements: The proposed subdivision would require administrative short plat approval. The preliminary short plat application would be processed within an estimated time frame of 6-8 weeks. The short plat fee would be $2,060 ($2,000 Short Plat fee + $60 3 percent technology fee = $2,060). Detailed information regarding the land use application submittal items have been provided in the attached handouts or are also available online. The applicant will be required to install a public information sign on the property. 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. Construction of residential structures would follow installation of infrastructure and recording of the Final Short Plat. Fees: In addition to the applicable building and construction fees, impact fees would be required for new single family homes. 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 2016 application fees are as follows: A Transportation Impact Fee based on $2,951.17 per each new single family residence; A Parks Impact Fee based on $1,887.94 per each new single family residence; A Fire Impact fee of $495.10 per each new single family residence; and Renton School District Impact Fee is $5,643.00 per each new single family residence. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 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 Matthew Herrera, Senior Planner at 425.430.6593 or mherrera@rentonwa.gov for an appointment. Expiration: Upon approval, the short plat is valid for two years with a possible one year extension.