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HomeMy WebLinkAboutSTAFF COMMENTS_PRE20-000309PREAPPLICATION MEETING FOR Hunter Short Plat Parcel #0522059136 PRE20-000309 CITY OF RENTON Department of Community & Economic Development Planning Division January 21, 2021 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov 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). M E M O R A N D U M DATE:January 11, 2021 TO:Angelea Weihs, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Hunter 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. Water is provided by Soos Creek Water District. A water availability certificate has been provided by the applicant. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. 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. Dead end streets that exceed 150-feet in length require an approved turnaround. Applicant has not shown any proposed approved turnaround. Dead end streets longer than 300-feet are required to have a full 90-foot diameter cul-de-sac. Dead end streets longer than 500-feet are required to have all homes equipped with an approved fire sprinkler system. This would apply to proposed lot numbers 2, 3 and 4. The department would be open to a variance for an approved hammerhead type turnaround if all five new homes were to be equipped with an approved fire sprinkler system. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 19, 2021 TO:Angelea Weihs, Planner FROM:Nathan Janders, Plan Review SUBJECT:Hunter Short Plat Pre-App 19222 102nd Ave S e PRE20-000309 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) 0522059136. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within Soos Creek Water and Sewer District. 2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. SEWER COMMENTS 1. The project is within Soos Creek Water and Sewer District. 2. Obtain a water availability certificate from Soos Creek and provide it with the construction permit submittal. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. STORM DRAINAGE COMMENTS 1. The site is currently vacant and there is no on-site stormwater conveyance system. The site generally slopes from east to west. 2. Critical areas on site that affect stormwater include regulated slopes. 3. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the Black River drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance 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 the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite (non-project) tributary areas. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.2.9.1.D of the 2017 RSWDM. 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 rainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the standards found in section C.1.3 of the 2017 RSWDM. Information on the water table and soil permeability with recommendations of appropriate on site BMP’s per Core Requirement #9 and Appendix C shall be included in the report. The geotech report should include information on the type of soil, presence of fill, suitability of infiltration 8. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 9. Erosion control measures to meet the City requirements shall be provided. 10. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The current SDC fee is $2,000 per single family residence. The current SDC fee is $0.80 per square foot of new impervious surface but not less than $2,000. The developer will receive a credit for any existing home that is demoed. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf TRANSPORTATION/STREET COMMENTS 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts 102nd Ave SE to the west and private property on all other sides. a. 102 nd Ave SE is classified as a residential access street with an existing right-of-way (ROW) of 30 feet that is not centered with the road. To meet the City’s complete street standards for Residential Access streets a minimum ROW width of 53 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. i. However, the property falls within the Benson Hill Planning Area. The plan requires a through road along the west property line to extend 102nd Ave SE. The project will be required to provide a half Residential Access street which includes a minimum 35 foot ROW, 20 foot paved road, a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. Dedication of a minimum 35 feet will be required. 2. Shared driveways are allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the fire department may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot wide landscaped strip shall be provided between the shared driveway and neighboring properties. 3. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Reference RMC 4-6-060H and the RRFA review comments. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 5. Street lighting is required for a project that consists of more than 4 residential units. 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 commercial driveways is 30 feet wide. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8.The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2021 transportation impact fee is $10,861.69 per single family home. GENERAL COMMENTS 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2020 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000309 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:January 21, 2021 TO:Pre-Application File No. 20-000309 FROM:Angelea Weihs, Associate Planner SUBJECT:Hunter Short Plat Parcel #0522059136 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, 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 online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to subdivide an existing 1.4 acre (61,419 SF) parcel (parcel number 0522059136) into 5 lots, one stormwater detention tract, and one shared driveway tract. The proposed lots range in size from approximately 9,024 SF to 11,960 SF. The site is currently vacant and located within the Residential-4 (R-4) zoning designation. Access is proposed to be provided via what appears to be a new (3,078 SF) private shared driveway tract that extends from 102nd Ave SE to all five proposed. No critical areas are mapped on the project site. Current Use: The site is currently vacant. Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. The Residential-4 Zone (R-4) is established to promote urban single-family residential neighborhoods serviceable by urban utilities and containing open space amenities. It is intended to implement the Residential Low Density Comprehensive Plan designation. 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. Detached single- family residential dwelling units are a permitted use within the R-4 zoning designation. Density: The density range allowed in the R-4 zone is a maximum of 4.0 dwelling units per net acre (du/ac). The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Following the deduction of public ROW dedication (approximately 3,970 SF, as stated in pre-application submittal) and the proposed shared driveway (3,078 SF), the proposal for 5 lots would result in a net density of 4.0 dwelling units per net acre (5 lots / 1.25 acres = 4.0 du/ac). The project would need to demonstrate compliance with net density Hunter Short Plat, PRE20-000309 Page 2 of 5 January 21, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000309 requirements at the time of formal land use application. A density worksheet would be required 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. The Administrator may permit lots that only front a shared driveway to be designated as a corner lot. If permitted by the Administrator, lot width, lot depth and yard setbacks shall be measured consistent with the corner lot designation as shown in the diagram. Based on the applicant’s site plan, all proposed lots appear to comply with lot size, width, and depth requirements provided the lots are designated as corner lots. The applicant will need to demonstrate compliance with the minimum lot size, width, and depth requirements following the deduction of any required ROW dedication and access tracts, at the time of formal land use application. Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings shall not be 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. The maximum wall plate height for detached accessory structures is 12 feet. The total floor area of all accessory buildings shall not be greater than the floor area of the primary residential uses. Accessory structures are also included in building lot coverage calculations. Compliance with building standards would be verified 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: Combined 20 feet with not less than 7.5 ft. on either side; and secondary front yard (for corner lots): 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. Compliance with setback requirements would be verified at the time of building permit review. Access/Driveways/Parking: Access to the lots is proposed via a shared driveway off of S 55th Street. 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; Hunter Short Plat, PRE20-000309 Page 3 of 5 January 21, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000309 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 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. 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. The shared driveway may be required to include a turnaround per subsection H of RMC 4-6-060. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions.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. Compliance with driveway standards would be verified at the time of building permit review. Each lot is required to accommodate off street parking for a minimum of two vehicles. It is not clear if the proposed shared driveway is located within a tract. In addition, five lots are proposed to access via the proposed shared driveway. As stated above, shared driveways may only be allowed for access to four or fewer residential lots. The proposal would need to be revised to comply with the shared driveway requirements. Compliance with the shared driveway and access standards would be verified at the time of formal land use application. Compliance with driveway and parking standards would be verified at the time of building permit review. 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. In any residential district, the maximum height of any retaining wall shall be 6 feet (72"), subject to further height limitations as specified below. Retaining walls cannot exceed 4 feet (48") in height within the front yard setback. When the maximum height of a single retaining wall is insufficient, retaining wall terracing shall comply with RMC 4-4-040C.2. 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. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Hunter Short Plat, PRE20-000309 Page 4 of 5 January 21, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000309 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 thirty percent (30%) of significant trees and at least thirty-five 35% of trees within the Urban Separator Overlay, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees r5 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 mapped on the project site. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Except when located in sensitive areas such as wetland or protected slopes or lands covered by water, short plats of 9 or fewer residential lots are 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 2021 administrative short plat application fee is $5,680.50 ($5,410 plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Hunter Short Plat, PRE20-000309 Page 5 of 5 January 21, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000309 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 2021 impact fees are as follows: A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit. A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit. A Fire Impact fee of $829.77 per each new detached dwelling unit. Kent School District Impact Fee is $5,692.85 per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Angelea Weihs, Associate Planner at aweihs@rentonwa.gov or 425-430- 7312 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.