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HomeMy WebLinkAboutPRE15-000781 - (RMH Modification)c:\users\jcisneros\appdata\local\temp\pre15-000781 - (rmh modification)_8052273\pre15-000781 - (rmh modification).docx PREAPPLICATION MEETING FOR Wonderland Estates 14645 Maple Valley Hwy PRE 15-000781 CITY OF RENTON Department of Community & Economic Development Planning Division November 12, 2015 Contact Information: Planner: Jill Ding, 425.430.6598 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 12, 2015 TO: Pre-application File No. 15-000781 FROM: Jill Ding, Senior Planner SUBJECT: Wonderland Estates Modification 14645 Maple Valley Hwy 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 property is located on the south side of the Maple Valley Hwy (SR 169) to the west of The New Life Church and is addressed as 14645 Maple Valley Hwy. The property total 531,867 square feet (12.21 acres) in area. The zoning is Residential Manufactured Home Park (RMH). The proposal is to combine two manufactured home spaces into one, demolish an existing maintenance garage/shop and replace with one manufactured home space, and construct a new maintenance garage/shop at a new location on the south end of the project site. Access to the site is provided off of the Maple Valley Hwy. Protected slopes, wetlands, and a stream have been identified in the vicinity of the project site. Current Use: The site is currently developed with the Wonderland Estates manufactured home park. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential High Density (HD) and is zoned Residential Manufactured Home Park (RMH). The proposed modification of the Manufactured Home Park would be a permitted use in the RMH zone. Development Standards: The project is subject to RMC 4-2-110C, “Development Standards for Residential Manufactured Home Park Zoning Designation” effective at the time of complete application (noted as “RMH standards” herein). Density – The Minimum Park area required is 2 net acres. The minimum density for the RMH zone is 5 units per net acre and the maximum density is 10 units per net acre. Not applicable, no change to the gross number of spaces within the park is proposed. Wonderland Estates, PRE15-000781 Page 3 of 6 November 12, 2015 c:\users\jcisneros\appdata\local\temp\pre15-000781 - (rmh modification)_8052273\pre15-000781 - (rmh modification).docx “Lot” Size, Width and Depth – The minimum requirements for lot width is 40-feet for interior lots and 50-feet for corner lots, the minimum lot depth is 75 -feet. The minimum “lot” size is 3,000 square feet. The provided plans did not indicate “lot” dimensions, as such; staff could not determine compliance with “lot” width, depth, or size requirements. Lot Coverage – There is no minimum lot coverage requirement within the RMH zone. Setbacks – Setbacks are the minimum required distance between the building footprint and the “lot” line. The required setbacks for Mobile Home Parks constructed before 8/1/2010 are: Yard abutting a public street: 20 ft. Any yard abutting an exterior property boundary of the mobile home park: 5 ft. Minimum distance between mobile homes: 15 ft. Minimum distance between canopy and mobile home on an abutting lot: 5 ft. Setbacks from all other “lot lines”: 0 ft. The setbacks for the new manufactured homes would be reviewed at the time of building permit. Building Height – The maximum building height within the RMH zone is 30 feet. Building height would be verified at the time of building permit review. Building Coverage – RMH zone allows a maximum building coverage of 60% of the lot area. Building coverage requirements would be verified at the time of building permit review. On-Site Private Streets, Curbs and Sidewalks - Asphalt or concrete streets and concrete curbings shall be provided to each lot. The minimum width of streets shall be 30 feet. Concrete sidewalks of at least 5 feet in width shall be placed along at least 1 side of each street or located in the back or side of each lot so that there is sidewalk access to all lots. The provided plan indicates compliance with street and sidewalk standards. Illumination: The Reviewing Official shall approve a street lighting plan providing sufficient illumination between sunset and sunrise to illuminate adequately the roadways and walkways within a mobile home park. Parking – A minimum of 2 per manufactured home site, plus a screened parking area shall b e provided for boats, campers, travel trailers and related devices at a ratio of 1 screened space per 10 units. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. The applicant shall demonstrate, at time of land use application, how 1 screened space per 10 units in the overall development can be maintained with the reconfiguration of the “lots”. Furthermore, the provided plans did not indicate parking locations, as such; staff could not determine compliance with this requirement. It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4 -4- 090, “Refuse and Recyclables Standards” (enclosed). Landscaping – Landscaping shall be provided on both the individual lots and the remainder of the mobile home park site according to a landscape plan approved by the Reviewing Official. A solid wall or view - obscuring fence, hedge or equivalent barrier not less than 5 feet in height shall be established and maintained around the entire perimeter of the park except for the openings for driveway and walkway purposes. Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Please refer to landscape regulations (RMC 4 -4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of land use application. A minimum of 10% of the total area of the park shall be reserved and shall be used solely and exclusively for a playground-recreation area. The applicant shall demonstrate, at time of land use application, how 10% playground-recreation area would be preserved over the entire Manufactured Home Park. Significant Tree Retention: 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 20 percent (20 %) 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. 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. 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, o r 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. Critical Areas: A wetland, protected slopes, erosion hazard, flood hazard and a stream have been identified on or near the project site. Wonderland Estates, PRE15-000781 Page 5 of 6 November 12, 2015 c:\users\jcisneros\appdata\local\temp\pre15-000781 - (rmh modification)_8052273\pre15-000781 - (rmh modification).docx A geotechnical report is required due to the presence of protected slopes and erosion hazard areas onsite. The report shall evaluate the slopes and provide recommendations appropriate for the development of the project site, which may include buffers. A 15-foot setback is required from the edge of the protected slope or required buffer area. Streams require the following buffers: Type F 115 feet, Type Np 75 feet, and Type Ns 50 feet. An updated stream study will be required due to the presence of the stream adjacent to the project site and flood hazard area. An updated wetland report will be required due to the presence of wetlands adjacent to the project site. The following buffer requirements apply to wetlands: All Other Land Uses: High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a All critical areas and buffers are required to be placed in a Native Growth Protection Area easement (NGPA). If any development is proposed within the Flood Hazard area a Biological Assessment would be a required submittal item. Environmental Review: Environmental (SEPA) Review is required for projects that contain critical areas. Therefore SEPA may be required for this project. Permit Requirements: This project would require Environmental (SEPA) Review and a Preliminary and Final Mobile Home Park Permit, which would require a Hearing Examiner Public Hearing for approval. All applications would be reviewed concurrently in an estimated timeframe of 10-12 weeks. At this time, the applicable fees would be $4,635 ($2,500 for a Preliminary Mobile Home Park + $1,000 for the Final Mobile Home Park + $1,000 SEPA + $135 Technology Fee = $4,635) (fees are subject to chang e). In addition to the required land use permit, separate construction, building and sign permits would be required. Fees: No new dwelling units would be generated as a result of the proposal, therefore it is not anticipated that Impact Fees would be applicable to the development. 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 Jill Ding, Senior Planner at jding@rentonwa.gov for an appointment. Expiration: The approval of the mobile home park plan shall lapse unless a building permit based thereon is submitted within three (3) years from the date of such approval unless extended for good cause by the Hearing Examiner upon proper written application by the developer for a period not to exceed one year. Only one such extension shall be granted.