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HomeMy WebLinkAboutPRE21000129_Meeting SummaryPREAPPLICATION MEETING FOR Coal Creek Project PRE 21-000129 CITY OF RENTON Department of Community & Economic Development Planning Division May 6, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@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 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 formal submittal. 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). AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 5, 2021 TO: Jill Ding, Senior Planner FROM: Nathan Janders, Civil Engineer II SUBJECT: 13921 SE May Valley Road PRE19-000138 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) 3424059106. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The property is within the Coal Creek Utility District. 2. The applicant shall provide a water availability certificate from Coal Creek Utility District. A copy of the approved water plan from Coal Creek Utility District shall be provided to the City prior to approval of the Utility Construction Permit. Sanitary Sewer 1. The property is within the Coal Creek Utility District. 2. The applicant shall provide a sewer availability certificate from Coal Creek Utility District. A copy of the approved sewer plan from Coal Creek Utility District shall be provided to the City prior to approval of the Utility Construction Permit. Surface Water 1. There is currently no connection to storm water on site or any on-site BMP’s. 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the May Creek Creek drainage basin. 3. Critical areas on or adjacent to the site that effect stormwater include: erosion hazard, regulated slopes, a floodway (FEMA zone – AE) and a type F classified stream (May Creek). 4. 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. 5. 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 in order of preference by feasibility as described in Section C.1.3 of the 2017 Renton Surface Water Design Manual (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 drainage plan and drainage report must be submitted with the civil construction permit application. 6. A geotechnical soils report for the site is required per the 2017 RSWDM C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Erosion control measures to meet the City requirements shall be provided. 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. 9. The proposed project is located in the R-1 zone which allows a maximum impervious coverage of 25% on your lot. 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 surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The current SDC fee for a single family residence is $2,000 per lot. Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000 a. The proposed project fronts SE May Valley Road along the north property line. SE May Valley Rd is classified as a 2-lane Collector Arterial with an existing right-of-way (ROW) width of 60 feet according to the King County Assessors Map. Per RMC 4-6-060, the minimum ROW width for 2-lane Collector Arterials street is 83 feet that includes a 46 foot paved road (23 feet centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk and a 2 foot buffer space on both sides of the roadway. Dedication of approximately 11.5 feet will be required pending field survey. i. However, the City’s Transportation Department has established a corridor plan for this section of SE May Valley Road. The corridor, determined by the City’s Transportation Department requires a ROW width of 67 feet. Half of street improvements as taken from the road centerline shall be required and include a 30 foot paved road (15 foot each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk and a 2 foot buffer space. Dedication of approximately 3.5 feet will be required pending field survey. Applicant will have to submit a modification for the alternate street section. b. The proposed project fronts Coal Creek Parkway SE along the west property line. A small portion of frontage at the north end of the frontage, approximately 60 feet, abuts the City of Renton ROW, the balance of the frontage is abutting the City of Newcastle. Frontage improvements along the property frontage shall be in accordance with the City of Newcastle design and construction standards. For that portion of frontage that abuts City of Renton ROW the frontage, and any required dedication, will coincide with the City of Newcastle requirements. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 3. Per RMC 4-6-060 access must be 125 ft from an intersection on Collector Arterial street. 4. Undergrounding of all existing and new utilities is required on all frontages per RMC 4-6-090. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2019 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. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 6, 2021 TO: Pre-application File No. 21-000129 FROM: Jill Ding, Senior Planner SUBJECT: Coal Creek Project – 136XX SE May Valley Road (Parcel No. 3424059106) 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 online at www.rentonwa.gov. Project Proposal: The subject property is located at 136XX SE May Valley Road (Parcel No. 3424059106). The proposed project site is currently vacant. The site is a 52,487 square foot lot (according to the applicant’s survey), however the King County Assessor’s records show the lot area as 47,635 square feet. The project site is located within the Residential-1 (R-1) zone and Urban Separator Overlay. The applicant is proposing to reduce the front and side yard setbacks for the construction of a 3,102 square foot single family residence and a 713 square foot attached garage. Access is proposed via a new residential driveway off of SE May Valley Rd. A floodway, flood hazard area, sensitive and protected slopes, and a Type F stream are mapped on the project site. Current Use: The site is currently vacant. Zoning/Density Requirements: The property is located within the Residential Low Density (RLD) land use designation. The subject property is zoned Residential-1 (R-1). Detached single family dwelling units are an outright permitted use within the R-1 zone. The property is also located within the May Valley Urban Separator Overlay. Approval of a plat, and/or building permit on an undeveloped legal lot in the May Valley Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land area of the parcel or parcels as a non-revocable open space tract retained by the property owner, or dedicated to a homeowners association or other suitable organization as determined by the Administrator. Coal Creek Project Page 2 of 4 May 6, 2021 Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-1 standards” herein). Building Standards – The R-1 Zone has a maximum building coverage of 20%. In addition, the maximum impervious surface coverage is 25%. The maximum building height is restricted to 32- feet from grade plane to the highest wall plate and 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional 6 vertical feet. The proposed residence would have a building coverage of 4.5% and an impervious surface coverage of 6.8%, which is less than the maximum permitted within the R-1 zone. Information regarding building height was not provided with the pre-application materials so staff was unable to verify compliance with this requirement. The proposal will need to demonstrate compliance with building coverage, impervious surface, and height requirements of the zone at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required minimum setbacks in the R-1 Zone are 30 feet in front, 30 feet in the rear and the side yard setback is 15 feet. The proposal is to request a variance to the front and side yard setback requirements. A front setback of 20 feet is proposed and a side setback of 6 feet is proposed. Access/Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles. Driveways and curb cuts are subject to RMC 4-4-080I. The site appears to have adequate space to comply with off street parking requirements. Driveways: The maximum driveway slope 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. Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, this lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Coal Creek Project Page 3 of 4 May 6, 2021 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. Critical Areas: A floodway, flood hazard area, sensitive and protected slopes, and a Type F stream are mapped on the project site. Due to the presence of geological hazards, a geotechnical study would be required at the time of land use application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. Based on the City’s COR maps, the site contains a Type F stream (May Creek). Due to the presence of a stream on the site a stream study would be required at the land use application. Type F streams require a 115 ft. buffer. Buffers are measured from the Ordinary High Watermark (OHWM) of the stream. A 15 ft. building setback is required from the edge of the buffer. The site also contains a floodway and special flood hazard areas (100 year flood). Therefore a flood hazard study would be required. Environmental Review: The project is subject to Environmental (SEPA) Review as a stream is located on the project site. Variance Criteria: a variance application shall be consistent with the following decision criteria: a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; d. That the approval is a minimum variance that will accomplish the desired purpose. Permit Requirements: A Variance application would be reviewed within an estimated time frame of 6 to 8 weeks. The 2021 fees would total $3,076.50 ($1,330 Variance + $1,600 SEPA + $146.50 technology = $3,076.50). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Coal Creek Project Page 4 of 4 May 6, 2021 Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and payable prior to building permit issuance. The 2021 impact fees are as follows:  A Transportation Impact Fee based on $10,861.69 each new dwelling unit;  A Parks Impact Fee based on $2,914.00 per each new a dwelling unit;  A Fire Impact fee of $829.77 per each new dwelling unit; and  Issaquah School District Impact Fee is $18,213 (plus a 5% surcharge fee) per each new dwelling unit. Next Steps: When the formal application materials are complete, the applicant is required to have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov. Expiration: Any variance granted, unless otherwise specified in writing, shall become null and void in the event that the applicant or owner of the subject property for which a variance has been requested has failed to commence construction or otherwise implement effectively the variance granted within a period of two (2) years after such variance has been issued. For proper cause shown, an applicant may petition for an extension of the two (2) year period during the variance application review process, specifying the reasons for the request. The time may be extended but shall not exceed one additional year in any event.