HomeMy WebLinkAboutPRE16-000454 Nelly Combined Comments
PREAPPLICATION MEETING FOR
Nelly Short Plat
12727 SE Petrovitsky Rd.
PRE16-000454
CITY OF RENTON
Department of Community & Economic Development
Planning Division
July 14, 2016
Contact Information:
Planner: Matthew Herrera, 425.430.6593
Public Works Plan Reviewer: Jan Illian, 425.430.7216
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
Fire & Emergency Services
Department
M E M O R A N D U M
DATE:
TO:
FROM:
SUBJECT:(Nelly Short Plat) PRE16-000454
Ma+ Herrera, Senior Planner
6/23/2016 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. A water availability cer<ficate is required
from Soos Creek Water District. It appears exis<ng hydrants meet minimum requirements for homes under
3,600 square feet, however applicant indicated homes over 3,600 square feet. This will require addi<onal fire
hydrants or subs<tu<ng residen<al fire sprinkler systems for a secondary hydrant .
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.
3.Exis<ng fire department apparatus access roadways appear adequate .
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DEPARTMENT OF
COMMUNITY AND ECONOMIC
DEVELOPMENT
M E M O R A N D U M
DATE: July 14, 2016
TO: Matthew Herrera, Senior Planner
FROM: Justin Johnson, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Nelly Short Plat PRE16-
000454
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.
WATER:
1. Water Service is provided by Soos Creek Water District. A water availability certificate will be
required to be submitted to the City prior to land use approval.
2. A copy of the approved water plan from the Soos Creek Water District should be provided to the City
during the Utility Construction permit.
SEWER:
1. Sewer service is provided by Soos Creek Sewer District. A Sewer availability certificate will be
required to be submitted to the City prior to land use approval.
2. A copy of the approved sewer plan from the Soos Creek Sewer District should be provided to the City
during the Utility Construction permit.
STORM DRAINAGE:
1. There is conveyance system in SE Petrovitsky RD.
2. A drainage plan and drainage report will be required with the site plan application. The report shall
comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to
the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report.
Based on the City’s flow control map, this site falls within the Flow Control Duration (Forested
Conditions). The drainage report will need to follow the area specific flow control requirements under
Core Requirement #3.
3. 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. The geotechnical report should
include information whether the soil is suitable for infiltration or not.
4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of
the site exceeds one acre.
5. Stormwater System Development Charge (SDC) fee is applicable on the project. The current rate of
new impervious surface area are $1,485.00 per dwelling unit.
6. Lots fall under large lot mitigation requirements due to each site being larger than 22,000 sq ft.
TRANSPORTATION:
1. Payment of transportation impact fee is applicable on the construction of the buildings at the time of
issuance of the building permit. The transportation impact fee rate that is current at the time of building
permit application will be applicable.
2. This project fronts SE 176TH street improvements for this project must meet the city of Renton Street
standards.
3. Existing right of way width in this section of SE 176th Street is approximately 28 feet. SE 176TH street
is classified as a residential access street. To meet the City’s complete street standards for residential
streets, street improvements including, but not limited to 13 feet of paving from centerline, curb and
gutter, an 8-foot planter strip, a 5-foot sidewalk, and storm drainage improvements are required to be
constructed in the right of way fronting the site per City code 4-6-060. To build this street section
approximately 12.5 feet of right of way will be required to be dedicated to the City fronting the SE 176
TH street for future road widening.
4. Municipal code 4-6-060 J Shared driveway standards: shared driveways may be allowed for access to
four or fewer driveways provided that: the shared driveway would not adversely affect future circulation
to neighboring properties
5. This project will need to provide 10ft of dedication at the NE corner of the lot along the radius of the
intersection per building code 4-6-060.
6. ROW dedication of 4-ft and frontage improvements will be required off of SE Petrovitsky RD. 8-foot
planter strip, 8-foot sidewalk and storm drainage improvements are required per code 4-6-060.
Frontage improvements should be addressed in the drainage report.
7. ROW dedication of will be required along 128th AVE SE in order to install a curb and gutter, an 8-foot
planter strip, a 5-foot sidewalk, and storm drainage improvements are required per municipal code 4-6-
060.
GENERAL COMMENTS:
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2. Separate permit and fees will be required for the water meter installation, side sewer connection,
and storm water connections. A cut and cap permit for the water service may be required.
3. All sewer stubs, water services and storm connections are required to be provided to each lot prior to
recording of the short plat.
Nelly Short Plat, PRE16-000454
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DEPARTMENT OF
COMMUNITY AND ECONOMIC
DEVELOPMENT
M E M O R A N D U M
DATE: July 14, 2016
TO: Pre-application File No. 16-000454
FROM: Matthew Herrera, Senior Planner
SUBJECT: Nelly Short Plat
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 is addressed at 12727 SE Petrovitsky Rd and located on
the south side of SE Petrovitsky Rd. at the intersection of 128th Ave SE. The southern property
line abuts an unimproved 30-foot wide right-of-way that extends from SE 176th St. The project
site totals 48,787 square feet (1.12 acres) in area and is zoned Residential-4 (R-4). The proposal
is to subdivide the project site into two (2) single family lots and construct new single family
dwellings on each lot. Access to Lot 1 is proposed via a new curb cut and driveway from SE
Petrovitsky Rd and Lot 2 access is proposed via SE 176th St. and unimproved right-of-way. City of
Renton Maps identify an offsite wetland and special flood hazard area approximately 170-feet
southwest from the subject property.
Current Use: The King County Assessor’s Office indicates the property as vacant. Aerial views
show a shed or garage type structure and parked vehicles.
Zoning: The property is located within a Comprehensive Plan land use designation of Residential
Low Density (RLD) and is zoned Residential 4 (R-4). The R-4 designation serves as a transition
between rural designation zones and higher density residential zones. It is intended as an
intermediate lower density residential zone.
Nelly Short Plat, PRE16-000454
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Density Requirements: There is no minimum density requirement. The maximum density
permitted in the R-4 zone is 4.0 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.
The gross density was calculated to be 1.78 du/ac (2 units / 1.12 acres = 1.78 du/ac). It is unclear
exactly how much area would be required to be dedicated for right-of-way or for a shared
driveway tract (see Access comment section); 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 1.8
du/ac, the subject site would meet the minimum density requirements of the R-4 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-4
standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 is 9,000 square
feet. The lot sizes proposed would meet this requirement. A minimum lot width of 70 feet is
required for interior lots and 80 feet for corner lots. A lot depth of 100 feet is required. Lots 1
and 2 appear to comply with the minimum lot width and depth requirements of the 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 Setbacks – Setbacks are the minimum required distance between the building footprint
and the property line and any private access easement. The required setbacks in the R-4 zone
are 30 feet for the front yard, 25 feet for the rear yards, side yards along-a-street would be
required to have a 30 foot setback, and interior side yards are required to have a combined 20-
foot setback with not less than 7.5 feet on either side. The setbacks for the new residences
would be reviewed at the time of building permit.
Building Height – The maximum wall plate height is 32 feet with 3 stories. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum
wall plate height; common rooftop features, such as chimneys, may project an additional four
(4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.)
shall not extend above the maximum wall plate height unless the projection is stepped back
one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the
maximum wall plate height. Building height would be verified at the time of building permit
review.
Building Coverage – R-4 zone allows a maximum building coverage of 35% of the lot area.
Building coverage requirements would be verified at the time of building permit review.
Impervious Surface Area – The maximum impervious surface would be limited to 50%.
Impervious surface requirements would be verified at the time of building permit review.
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
Nelly Short Plat, PRE16-000454
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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 inventory and a tree retention
plan along with an arborist report, tree retention plan and tree retention worksheet shall be
provided with the formal land use application as defined in RMC 4-8-120. The tree retention
plan must show preservation of at least 30% of significant trees, and indicate how proposed
building footprints would be sited to accommodate preservation of significant trees that would
be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be
retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet
(6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each
protected tree removed. The 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 percent 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. A formal tree retention plan would be
reviewed at the time of Short Plat 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. 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. New or existing fencing would need to comply with the fence requirements of
the code (RMC 4-4-040).
Nelly Short Plat, PRE16-000454
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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
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
about fences and retaining walls.
Access: SE Petrovitsky Rd. is identified as a principal arterial and therefore new single lot access
would not be permitted as existing access is provided via SE 176th St. Access to Lot 1 may be
obtained via a shared driveway through Lot 2. Right-of-way improvements to SE 176th St. shall
span the entire frontage of the subject property and meet residential access design standards
identified in RMC 4-6-060F2 consisting of asphalt, curb, gutter, 8-foot planter strip, and 5-foot
sidewalk. Dedication of right-of-way to meet street standards may be required.
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 with a hammerhead turnaround.
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%). Be advised an
upcoming code change will require 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%. 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: A wetlands reconnaissance would be required to determine if there are wetlands
within 200-feet of the site. If wetlands are determined to be located on or near the subject site,
a wetland assessment and delineation would also be required. Secondary review of any of the
studies provided to the City may be required at the applicant’s expense.
It is the applicant’s responsibility to ascertain whether any additional critical areas or
environmental concerns are present on the site during development or building construction.
Environmental Review: Short Plats of 9 or fewer lots are categorically exempt from State
Environmental Policy Act (SEPA) Review per WAC 197-11. 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). Modifications of street requirements are $150.00 plus 3 percent
technology fee. 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
Nelly Short Plat, PRE16-000454
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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.
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 call Matthew Herrera,
Senior Planner at 425-430-6593 for an appointment.
Expiration: Upon approval, the short plat is valid for two (2) years with a possible one (1) year
extension (RMC 4-7-070M).
2,257
188
WGS_1984_Web_Mercator_Auxiliary_Sphere
Nelly Short Plat
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R1-Residential 1 du/ac
R4-Residential 4 du/ac
R6-Residential - 6 DU/AC
R8-Residential 8 du/ac
R10-Residential 10 du/ac
R14-Residential 14 du/ac
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RMH-Residential Manufactured Homes
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