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HomeMy WebLinkAboutPRE22-000162_Parkview Short Plat Meeting SummaryPREAPPLICATION MEETING FOR Parkview Short Plat 441 & 445 Smithers Ave S PRE 22-000162 CITY OF RENTON Department of Community & Economic Development Planning Division June 2, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@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 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 31st, 2022 TO: Brittany Gillia, Associate Planner FROM: Scott Warlick, Engineering Specialist III SUBJECT: Parkview LLC – Short Plat 441 and 445 Smithers Ave S PRE22-000162 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) 7840300022. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The proposed project is within the City of Renton’s water service area in the Valley 196 pressure zone. The property is within the downtown wellhead protection area zone 1. 2. The static water pressure is 71 psi at ground elevation of 32-feet. 3. There is an existing 4-inch water main in Smithers Ave S (Project File: WTR2701156) that can deliver a maximum flow capacity of 600 gallons per minute. 4. There are existing water services to the subject property: a. 1-inch domestic water meter serving 441 Smithers Ave S b. ¾-inch domestic water meter serving 445 Smithers Ave S 5. There are two Fire Hydrant (Hydrant ID No. HYD-S-00076 and Hydrant ID No. HYD-S-00077) within 300-feet of the existing building. 6. The existing 4-inch water main in Smithers Ave S cannot provide the fire flow demand for redevelopment of the properties and/or for any tenant improvements to the 2 existing buildings on the subject property. Additional water main improvements will be required for development/redevelopment and for any tenant improvements to the existing buildings. Sanitary Sewer 1. There is currently an 8-inch gravity wastewater main located in the alley (Record DWG: S- 272225) 2. There appears to be a sanitary sewer stub to each building. Surface Water 1. There is a 12-inch stormwater main located in the alley (Record Dwg: R-187001). 2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual may 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. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Existing Peak Site Conditions and is within the Black River Basin. Transportation 1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. 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. 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-feet and shall be setback a minimum of 3-feet 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-feet minimum horizontal and 1-feet vertical separation between storm and other utilities is required with the exception of water lines which require 10-feet horizontal and 1.5-feet 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 2022 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 AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 2, 2022 TO: Pre-Application File No. 22-000162 FROM: Brittany Gillia, Associate Planner SUBJECT: Parkview Short Plat 441 Smithers Ave S 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 https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing to short plat the property located at 441 Smithers Ave S (APN 7840300020) into two (2) new lots so that the two existing structures on site are separated onto individual lots. The subject property is 9,600 square feet (0.22 acres) in size and is within the Residential-14 (R-14) zoning designation and Residential High Density (RHD) Comprehensive Plan Land Use designation. There are no changes to the site or existing structures proposed. The project Current Use: The project site contains two (2) existing multifamily structures. Zoning /Land Use Designation, and Overlays: The property is located within the Residential High Density (RHD) land use designation and the Residential-14 (R-14) zoning designation. The parcel is mapped within the City Center Sign Regulation Area overlay. Attached dwellings - townhouses are a permitted use within the R-14 zone. 1. 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-14 standards” herein) Density – The minimum net density requirements in the R-14 zone is 7 dwelling units per acre. The maximum net density is 14 dwelling units per net acre. There is no maximum Density bonuses are possible for applicants requesting additional market-rate dwelling units in exchange for the construction of affordable dwelling units (see RMC 4-9-065 for additional information). Net density is calculated after the deduction of areas required for public right- of-way dedication, private access easements, and critical areas from the gross site area. Parkview Short Plat Page 2 of 5 June 2, 2022 Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. Based on the proposal, four (4) dwelling units on proposed Lot 4 would result in a gross density of approximately 36 du/ac (4 units/0.11 gross acres = 36.36 du/ac) and two (2) dwelling units on proposed Lot 5 would result in a gross density of 18 du/ac (2 units/0.11 acres = 18.18 du/ac). Based on the submitted materials provided by the applicant, both proposed lots would be exceeding the maximum density allowed in the R- 14 zone and the project would not meet density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 sq. ft. for detached dwellings. There is no minimum lot size for attached dwelling units. The minimum lot width of 30 feet for interior lots and 40 ft. for corner lots and the minimum lot depth is 60 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW or private access) of no less than 80-percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. The applicant is proposing to create two new identical lots, “Lot 4”, and “Lot 5” that are each 40 ft wide and 120 ft deep. Submitted plans would need to show compliance with the required lot size and dimensional standards with the 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 setbacks in the R-14 zone are 15 feet for the front yard except when all vehicle access is taken from an alley, then 10 ft., 10 feet for the rear yard, 4 feet for interior side yards, and 15 feet for secondary front yards. The proposal does not comply with the building setback requirements for proposed “Lot 5”. It is unclear whether the newly proposed interior lot line would comply with side yard setbacks. It is the applicant’s responsibility to demonstrate compliance with the setbacks for the parent site at the time of preliminary short plat review. Building Height – The maximum wall plate height is 24 feet with the possibility to increase up to 32 feet with an administrative conditional use permit and a maximum of 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 elevations were not included with the submitted pre-application materials, therefore staff was unable to verify compliance with the Building Height requirements. The applicant would be required to demonstrate compliance with the height requirements of the zone at the time of permit application submittal. Building Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area. Coverage is unclear from submittal package. The applicant would be required to submit building coverage analysis with short plat application. Parkview Short Plat Page 3 of 5 June 2, 2022 Impervious Surface Area – The maximum impervious surface would be limited to 80%. Impervious surface area is unclear from submittal package. The applicant would be required to submit impervious analysis with short plat application. Maximum Number of Units per Building –In the R-14 zone, the maximum number of units per building is six (6). 3. Refuse and Recycling Areas: Single-family and two (2) attached residences (duplexes) shall be exempt from requirements for refuse and recyclables deposit areas. Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within a garage or outside. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. See RMC 4-4-090 for additional information and standards. The submitted materials do not show compliance with the refuse and recycling standards. Compliance with the refuse and recyclable standards for multi-family use must be demonstrated at the time of formal land use application. 4. Landscaping: 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. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 5. 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, tree retention plan, arborist report, 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 20% 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. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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. Parkview Short Plat Page 4 of 5 June 2, 2022 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 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. 6. Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan. 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. 7. Access/Parking: Access to the existing lot is currently taken via an alley located to the west of the project site. The project materials do not indicate proposed changes to access or parking. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. In the R-14 zone, there is a minimum and maximum of 1.6 stalls per 3 bedroom or large dwelling unit; 1.4 stalls per 2 bedroom dwelling unit and 1.0 stall per 1 bedroom or studio dwelling unit. In addition to the minimum parking stalls required, a minimum 10% of the total number of required parking spaces shall be provided for guest parking and located in a common area accessible by guests. 8. Critical Areas: High Seismic Hazards and Wellhead Protection Area (Zone 2; Wellfield DOWNTOWN) are mapped on the project site. Due to the presence of geological hazards, a geotechnical study may be required at the time of land use application. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 9. Environmental Review: Based on the proposal submitted by the applicant, the proposed project would be exempt from SEPA review. 10. 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 2022 administrative short plat application fee is $5,410.00. Each modification request is $260.00. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and it’s associated fee, will be required following construction of the short plat’s infrastructure. Parkview Short Plat Page 5 of 5 June 2, 2022 11. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.