HomeMy WebLinkAboutPRE23-000247 (R-8 Nadeem Ismail Barn Building) Meeting SummaryDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200
|www.rentonwa.gov
PREAPPLICATION MEETING FOR
Nadeem Ismail (barn building for autistic children)
1005 Grant Ave S Renton, WA 98057 (APN 0007200191)
PRE23-000247
August 17, 2023
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 206.550.8523, 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).
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 17, 2023
TO:Clark Close, Principal Planner
FROM:Sam Morman, Civil Engineer
SUBJECT:Play Barn Building
1005 Grant Ave S
PRE23-000247
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)
0007200191. 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 Rentons water service area in the Rolling Hills 490 Pressure Zone.
2. The static water pressure is approximately 85 psi at ground elevation of 294 feet.
3. There is an existing 8-inch water main located in S 10
th St that can deliver a maximum flow capacity
of 2,000 GPM (see water plan No. W-382408).
4. There is an existing 12-inch water main located in Grant Ave S, that can deliver a maximum flow
capacity of 2,800 GPM (see water plan No. W-041006).
5. If utility connections are proposed, a conceptual utility plan will be required as part of the land use
application for the subject development.
6. The development may be subject to applicable water system development charges (SDCs), new
connections, and meter installation. Current fees can be found in the 2023 Development Fees
Document on the Citys 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 meter.
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 $400 per -inch meter and $460.00 per 1-inch meter.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Sanitary Sewer
1. The project is within the City of Rentons sanitary sewer service area.
2. There is an existing 8-inch gravity wastewater main located in S 10th St (see record drawing S-
382419).
3. These is an existing 8-inch gravity wastewater main located in Grant Ave S (see record drawing S-
021801).
4. There is an existing 6 PVC sewer stubs serving the existing residence.
5. If the project requires the proposed structure to be connected to sewer, an individual sewer stub
from a sewer main and individual side sewers will be required. All new sewer stubs shall conform to
the standards in RMC 4-6-040 and City of Renton Standard Details.
6. If utility connections are proposed, a conceptual utility plan will be required as part of the land use
application for the subject development.
7. The development may be 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 Citys website. Fees will be charged based on the
rate at the time of construction permit issuance.
The current sewer SDC fee is $3,650.00 per 1-inch meter.
Final determination of applicable fees will be made after the water meter size has been
determined.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Surface Water
1. There is an existing 12-inch surface water main that runs along the property frontage in S 10
th St.
2. Any new on or off-site drainage systems must be designed in accordance with Chapter 4 of the 2022
RSWDM.
3. Critical areas on site that may affect stormwater review include regulated (steep) slopes, high erosion
hazard, landslide hazard, and off-site wetlands.
4. 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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the
Black River drainage basin and Thunder Hills Creek sub basin.
5. 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
6. 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.
7. 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.
8. 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.
9. Erosion control measures to meet the City requirements shall be provided.
10. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per
lot, and maximum building coverage of 50% per lot.
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 full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts S 10th St to the north, Grant Ave S to the east, and private
property on the other sides.
S 10th St is classified as a Residential Access street. Existing ROW width is 30 feet per the King
County Assessors Map. Existing improvements include a paved roadway. To meet the Citys
complete street standards for Residential Access streets, minimum ROW width is 53 feet. Per
City code 4-6-060, minimum half street improvements shall include a pavement width of 26
feet (13 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street
trees and storm drainage improvements. 11.5-feet of ROW dedication will be required
pending final survey.
Grant Ave S is classified as a Residential Access street. Existing ROW width is 60 feet per the
King County Assessors Map. Existing improvements include a paved roadway with some
planter. To meet the Citys complete street standards for Residential Access streets, minimum
ROW width is 53 feet. Per City code 4-6-060, minimum half street improvements shall include
a pavement width of 26 feet (13 feet from centerline), a 0.5 foot curb, an 8 foot planting strip,
a 5 foot sidewalk, street trees and storm drainage improvements. No dedication will be
required pending final survey.
2. Refer to City code 4-4-080 regarding driveway regulations.
A minimum separation of 5 feet is required between driveway and the property line.
Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
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. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
4. Paving and trench restoration within the City of Renton right of way shall comply with the Citys Trench
Restoration and Street Overlay Requirements.
5. The development may be subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
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 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.
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
Applications\2023\PRE23-000247
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 17, 2023
TO:Pre-Application File No. PRE23-000247
FROM:Clark H. Close Principal Planner
SUBJECT:Nadeem Ismail (barn building for autistic children) 1005 Grant
Ave S Renton, WA 98057
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, Development
Engineering 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 project area is located at 1005 Grant Ave S (APN 0007200191). The project
site totals 1.15 acres (50,260 square feet) in area and is located within the Residential Medium
Density (RMD) Comprehensive Plan designation and in the Residential-8 (R-8) zoning
classification. The project proposal is to build an 18-foot-tall barn or stable that measures
approximately 50 feet by 40 feet (2,000 square feet) on the lower portion of the lot (at the tennis
court). The structure is proposed to be setback 25 feet from the west property line, 30 feet from
the south property line, 107 feet from the north property line, and 116 feet from the primary
structure. Access would be maintained from S 10th St and Grant Ave S. The City of Rentons (COR)
mapping system indicates the site is in a high erosion hazard area, high and moderate coalmine
hazard areas, moderate landslide hazard area, and contains regulated slopes (>15% & <=40%).
Current Use: A single family detached dwelling built in 1996 with a total finished area of 8,020
square feet. In addition, the parcel includes a tennis/sports court built in 1998.
1.Zoning /Land Use Designation, and Overlays: The subject property is located within the
Residential-8 (R-8) zone. The R-8 is established for single family residential dwellings allowing
a range of four (4) to eight (8) dwelling units per net acre. It is intended to implement the
RMD Comprehensive Plan designation. Development in the R-8 Zone is intended to create
opportunities for new single family residential neighborhoods and to facilitate high-quality
infill development that promotes reinvestment in existing single family neighborhoods. It is
intended to accommodate uses that are compatible with and support a high-quality
residential environment and add to a sense of community.
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Accessory structures are allowed on lots in conjunction with a primary use.
2.Development Standards: The project would be subject to RMC 4-2-120B, Development
Standards for Commercial Zoning Designations effective at the time of complete application.
Maximum Number and Size Accessory structures shall only be allowed on lots in conjunction
with a primary use. The total floor area of all accessory buildings shall not be greater than the
floor area of the primary residential uses. The lot coverage of the primary residential structure
combined with all accessory buildings shall not exceed the maximum lot coverage of the
Zoning District. In addition, up to two (2) structures with a maximum size of 720 square feet
per structure, or one (1) structure with a maximum size of 1,000 square feet. The applicant is
proposing a minimum 2,000 square foot structure (preferably a 3,000 square foot structure)
that would exceed the size development standard allowed in the R-8 zone. Relief from the
requirements of the code would require a variance per RMC 4-9-250.
Maximum Building Height The maximum height of an accessory structure is 12 feet. Within
the R-8 zone, detached accessory structures shall be measured by the vertical distance from
grade plane to the average height of the highest roof surface. The applicant is proposing a
barn structure that is 18 feet in height. Relief from the requirements of the code would
require a variance per RMC 4-9-250.
General Location A detached accessory structure must be a minimum of four (4) feet from
any residential structure. If sited closer than four (4) feet, the accessory structure shall be
considered to be attached.
Setbacks The front yard and secondary front yard setbacks applied to the primary structure
also apply to the accessory structure. Accessory structures shall not be located between the
primary structure and a street. In the R-8 zone, the minimum front yard setback is 20 feet
(20), the minimum secondary front yard setback for corner lots is 15 feet (15), and the
minimum rear yard and side yard setbacks are three feet (3), unless located between the rear
of the house and the rear property line, then zero-foot (0) side yard is allowed. When located
within 10 feet of the rear property line, at least 25% of the lineal length of the rear yard shall
remain unoccupied from accessory structures, except when the rear property line abuts an
alley. See RMC 4-4-010, Animal Keeping and Beekeeping Standards for stables and other
animal husbandry related structures.
The barn or stable building, as an enclosed year-round play area, is proposed to be setback
25 feet from the west property line, 30 feet from the south property line, 107 feet from the
north property line, and 266 from the east property line. As proposed, the barn/play area
building would comply with minimum setbacks from the property lines for the corner lot.
Building setbacks would be further verified at the time of formal application.
Lot Impervious Surface Coverage The maximum impervious surface area in the R-8 zone is
65 percent. The proposed impervious coverage appears to meet the 65 percent maximum
at approximately 41%. The building lot coverage requirements would be further verified at
the time of formal application.
Maximum Building Coverage (including Primary and Accessory) The R-8 zone allows a
maximum building coverage of 50 percent. The proposed building coverage appears to meet
the 50 percent maximum at 16%. The building lot coverage requirements would be further
verified at the time of formal application.
Nadeem Ismail (barn building for autistic children)
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
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3.Landscaping: Accessory building permits are exempt from all landscaping requirement but
the maintenance and street tree requirements. See RMC 4-4-070, Landscaping for more
information.
4.Significant Tree Retention: When 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, properties subject to
an active land development permit shall comply with minimum tree credit retention
requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of
existing significant trees with larger trees being worth more tree credits.
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
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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.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-
040, Definitions D, of a property. If any trees are located onsite, 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 application.
5.Access/Driveways: No changes are proposed to the existing site access. Access would be
maintained from S 10th St and Grant Ave S.
6.Critical Areas: High erosion hazards, high and moderate coalmine hazards, moderate
landslide hazards, and contains regulated slopes have been identified on the project site. Due
to the presence of geological hazards, a geotechnical report and an associated Coal Mine
Assessment would be required to be submitted with a formal land use application. Per RMC
4-3-050 the City may require an independent secondary review of any valid geotechnical
reports by a qualified specialists selected by the City, at the applicants expense. It is the
applicants responsibility to ascertain whether any additional critical areas or
environmental concerns are present on the site during site development or building
construction.
7.Environmental Review: Small accessory buildings are generally exempt from State
Environmental Policy Act (SEPA) review. See State Environmental Policy Act WAC 197-11-800
for more information.
8.Variance Decisional Criteria: The applicant will be required to identify how each variance
request complies with all of the following 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;
Nadeem Ismail (barn building for autistic children)
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-
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d. That the approval is a minimum variance that will accomplish the desired purpose.
9.Permit Requirements: The proposed project would require an administrative variance
permit. The application would be reviewed in an estimated time frame of 6-8 weeks once a
complete application is accepted. The 2023 Administrative Variance application fee is $1,490.
Each modification request is $290.00. A 5% technology fee added to the total cost of the
reviews 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 Variance Submittal Requirements checklist. Other
informational applications and handouts can be found on the Citys Digital Records Library .
The City requires electronic plan submittal for all applications. Please refer to the Citys
Electronic File Standards.
In addition to the required land use permits, separate construction and building permits
would be required.
10.Public Information Sign: Public Information Signs are required for all Type II 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.
11.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
Clark H. Close Principal Planner at 425-430-7289 or cclose@rentonwa.gov to submit
prescreen materials and subsequent land use application.
12.Expiration: A variance decision expires two (2) years from the date of decision. A single one
(1) year extension may be requested pursuant to RMC 4-9-250. It is the applicants
responsibility to monitor the expiration dates.
GSPublisherVersion 0.41.100.100GSPublisherVersion 0.50.100.100GSPublisherVersion0.41.100.100 PROJECTeasybuildingplans@gmail.com,1 888 655 7284Date :22/07/2023
Scale
Drawn
Sheets
REVISION DATE BY
William Edward SummersSole Copyright2023,William Edward Summersfor:easybuildingplans.com:1'=20''
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D.SSITE PLAN FOR1005 GRANT Ave SRENTON, WA 98057N34'-0"181'-0"28'-0"
85'-0"25'-0"30'-0"116'-0"107'-0"331'-0"187'-0"90'-0"116'-0"331'-0"187'-0"
45'-0"
29'-0"
74'-0"26'-0"MAIN HOUSE
GRANT AVE st.RENTON AVE.DRIVEWAY
DRIVEWAY
DRIVEWAY
PROPERTY LINE
PROPERTY LINE
PROPERTY LINEPROPERTY LINEBarn/
play area
VICINITY MAPS10TH st.PARCEL
40 Ft40Ft
50FT
50FT