HomeMy WebLinkAboutPRE23-000110_Meeting SummaryPREAPPLICATION MEETING FOR
Merganser Design 3405
PRE 23-000110
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 4, 2023
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@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
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).
M E M O R A N D U M
DATE: April 19, 2023
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Merganser SFR
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 on e fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm.
At least one new fire hydrant will be required to be installed. The existing city water main is an
8-inch dead end main and therefore cannot support enough water flow for another fire
hydrant. Therefore, the options would be to loop the existing dead end main with at least
approximately 250-feet of new water main or install an approved residential fire sprinkler
system that can substitute for a second fire hydrant. The applicant shall work with a fire
sprinkler designer to ensure that the underground supply pipe for a combined new home and a
fire sprinkler system is sized sufficiently for both systems.
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. Credit for the removal of the existing home is equal
to the fee being applied, the result is no new fee is due.
3. Fire department apparatus access roadways are adequate from the existing city streets.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 1st, 2023
TO: Jill Ding, Senior Planner
FROM: Scott Warlick, Engineering Specialist III
SUBJECT: Utility and Transportation Comments for Merganser Design 3405
PRE23-000110
3405 Lake Washington Blvd N
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)
3124059075. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Kennydale 308 Pressure
Zone.
2. The static water pressure is approximately 123 psi at ground elevation of 22-feet.
3. There is an existing 4-inch City water main located in Lake Washington Blvd N that can deliver
a maximum capacity of 300 gallons per minute (gpm) - (see Water plan no. W-345202).
4. There is an existing ¾-inch domestic water meter serving the existing home.
5. There is one existing fire hydrant within 300-feet of the property.
6. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the
proposed single family home is 1,500 gpm Minimum.
The following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to:
7. Typically, we would require a minimum of 1-inch water meter for the combined domestic
and residential fire sprinkler system. Since the water pressure is about 120 psi, the
applicant may be able to provide the flow and pressure for the addition of the fire sprinkler
system without upsizing the meter.
8. The applicant will need to check with a fire sprinkler designer to verify the flowrate and
pressure at the meter and existing service line behind it as part of their design of the fire
sprinkler system. A larger meter and service line may be required if the flow test confirms
it.
Merganser Design 3405– PRE23-000110
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9. A pressure reducing valve is required downstream of the domestic water meters where the
water pressure exceeds 80 psi.
10. A conceptual utility plan may be required as part of the land use application for the subject
development.
11. The development is subject to applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and for
fire sprinkler use. The development is also subject to fees for water connections, cut and caps,
and purity tests. Current fees can be found in the 2023 Development Fees Document on the
City’s website. Fees will be charged based on the rate at the time of construction permit
issuance.
• The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee is $4,850.00 per 1-inch service.
• Water service installation charges for each proposed domestic water service is
applicable. Water Service installation is $2,875.00 per 1-inch service line.
• Drop-in meter fee is $460.00 per 1-inch meter.
• If abandoned, a water system redevelopment credit will apply for the existing meter.
• The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an existing 8-inch force wastewater main located in Lake Washington to the west of
the property (see record drawing: S-015815).
3. Please continue to coordinate with the City on the site layout as related to their side sewer
and the future relocation of the City sewer main. The sewer department would like to
maintain the discussion in order to minimize impacts or conflict with their new
construction. Showing their side sewer on all future submittals will be helpful.
4. The development is subject to a wastewater system development charge (SDC) fee. SDC fee
for sewer is based on the size of the new domestic water to serve the project. Current fees
can be found in the 2023 Development Fees Document on the City’s website. Fees will be
charged based on the rate at the time of construction permit issuance.
• The current sewer fee is $3,500.00 per 1-inch meter
• Final determination of applicable fees will be made after the water meter size has
been determined.
• A credit of SDC based upon the existing use and meter size will be applied.
• The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Surface Water
1. There is no existing connection to the city storm system or on-site surface water BMPs.
2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 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 Peak Rate Flow Control Standard
(matching existing conditions). The site falls within the East Lake Washington drainage basin.
3. Critical areas on site that may affect stormwater review include landslide hazard areas,
regulated slopes, and regulated shoreline.
Merganser Design 3405– PRE23-000110
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4. 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=CityofRent
on
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.1.3 of the 2022 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 utility construction permit application.
7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section 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.
8. Erosion control measures to meet the City requirements shall be provided.
9. The development falls within the R-6 zone which has a maximum impervious surface area of
55% per lot.
10. Effective July 1, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on
the 2021 King County Surface Water Design Manual. All projects vested on or after June 22,
2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045
for information regarding project vesting.
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 for new single family homes is $2,300 per home.
• A credit will be applied for the existing homes.
• The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts King County Parks Property to the east.
2. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
3. 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').
Merganser Design 3405– PRE23-000110
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4. Street lighting is not required from a project that consists of less than 4 residential units.
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 construction permit issuance.
a. The 2023 transportation impact fee is $12,208.54 per single family home.
b. The current property contains one single family home, the developer will receive a
credit for the existing homes.
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:
https://rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014
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 2023 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 4, 2023
TO: Pre-application File No. 23-000110
FROM: Jill Ding, Senior Planner
SUBJECT: Merganser Design 3405 – 3405 Lake Washington Blvd N
(Parcel No. 3124059075)
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 3405 Lake Washington Blvd N (Parcel No.
3124059075). The proposed project site is currently developed with an existing single family
residence and is zoned Residential-8 (R-8). The applicant is proposing a 495 square foot addition
to an existing 1,094 square foot single family residence. The proposed addition would have a
maximum wall plate height of twenty-four feet (24’) The project site is located along Lake
Washington and is subject to the requirements of the Shoreline Management Act and Shoreline
Master Program. Per RMC 4-3-090, the vegetation conservation buffer required for lots with a
depth of less than 100 feet is ten feet (10’) with a fifteen-foot (15’) building setback from the
edge of the buffer for a total setback of twenty-five feet (25’). The existing single family
residence is located a minimum of 17.73 feet from the ordinary high water mark (OHWM) of
Lake Washington and is non-conforming with respect to the shoreline setback requirements.
The proposed addition would be located outside of the required twenty-five foot (25’) shoreline
setback. No changes in access are proposed. The project site is located within the Shoreline
Residential Designation of Lake Washington, Reach D.
Current Use: The site is currently developed with an existing single family residence.
Zoning/Density Requirements: The property is located within the Residential Medium Density
(RMD) land use designation. The subject property is zoned Residential-8 (R-8). Detached single
family dwelling units are an outright permitted use within the R-8 zone.
Merganser Design 3405
Page 2 of 4
May 4, 2023
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-6 standards” herein).
Building Standards – The Shoreline Residential Designation has a maximum building coverage of
twenty five percent (25%) for buildings landward of the vegetation conservation buffer, and
within 100 feet of the OHWM. In addition, the Shoreline Residential Designation has a maximum
impervious surface coverage of fifty percent (50%) for the area landward of the vegetation
conservation buffer and within 100 feet of the OHWM. The maximum building height is
restricted to 24-feet from grade plane to the highest wall plate and 2 stories. Roofs with a pitch
equal to or greater than 4:12 may project an additional 6 vertical feet. The proposed addition
would be required to demonstrate compliance with these requirements at the time of formal
land use and building permit 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-8 Zone
are 20 feet in front, 25 feet in the rear and the side yard setback is 5 feet. Per RMC 4-3-090, the
vegetation conservation buffer required for lots with a depth of less than 100 feet is ten feet
(10’) with a fifteen-foot (15’) building setback from the edge of the buffer for a total setback of
twenty-five feet (25’). The existing single family residence is located a minimum of 17.73 feet
from the ordinary high water mark (OHWM) of Lake Washington and is non -conforming with
respect to the shoreline setback requirements. The proposed addition would be located
outside of the required twenty-five foot (25’) shoreline setback. The applicant would be
required to demonstrate that the proposed addition would comply with the required setback
requirements of the R-8 zone at the time of formal land use and building permit application.
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 applicant would be
required to demonstrate compliance with the parking requirements at the time of formal land
use and building permit application.
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 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. Please refer to RMC 4-4-130,
Tree Retention and Land Clearing Regulations for further general and specific tree retention and
land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be
required to provide a minimum tree density of 30 tree credits per net acre. Tree credits
encourage retention of existing significant trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
Merganser Design 3405
Page 3 of 4
May 4, 2023
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
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; significant trees over sixty feet (60') in height or greater than eighteen inches
(18") caliper; and trees that shelter interior trees or trees on abutting properties from strong
winds, which could otherwise allow such sheltered trees to be blown down if removed.
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.
The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-
130H1e can be met.
Merganser Design 3405
Page 4 of 4
May 4, 2023
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040,
Definitions D, of a property. A formal tree retention plan and tree retention worksheet
prepared by an arborist or landscape architect would be reviewed at the time of the land use
and building permit application.
Shoreline Master Program: The project site is located within the Shoreline Residential
Designation of Lake Washington Reach D. Any proposed development of the project site would
be subject to the City’s adopted Shoreline Master Program (RMC 4-3-090). Per RMC 4-3-090, the
vegetation conservation buffer required for lots with a depth of less than 100 feet is ten feet
(10’) with a fifteen-foot (15’) building setback from the edge of the buffer for a total setback of
twenty five feet (25’). The existing single family residence is located a minimum of 17.73 feet
from the ordinary high water mark (OHWM) of Lake Washington and is non-conforming with
respect to the shoreline setback requirements. Per RMC 4-10-095F.2, additions to existing
single family residences that are non-conforming with respect to the Shoreline Master
Program that do not exceed the building footprint by 500 sq. ft. or more would be permitted
and would not be subject to mitigation requirements.
Environmental Review: The proposed addition would be exempt from Environmental (SEPA)
Review.
Permit Requirements: A Shoreline Exemption application would be reviewed within an
estimated time frame of 3-4 weeks. Shoreline Exemptions are not subject to any application
fees. 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.
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: The shoreline exemption is valid for two (2) years of the date of approval.