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HomeMy WebLinkAboutPRE_PRE22-000119StaffComments_220421_v1 PREAPPLICATION MEETING Bull Residence Detached Garage 5424 NE 10th St PRE22-000119 CITY OF RENTON Department of Community & Economic Development April 21, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425.430.7316, 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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 19, 2022 TO: Andrew Van Gordan, Associate Planner FROM: Scott Warlick, Engineering Specialist III SUBJECT: Utility and Transportation Comments 5424 NE 10th St PRE22-000119 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) 1023059365. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. This property is served by King County Water District 90 (425-255-9600). A water availability certificate will be required from King County Water District 90 at time of building permit submittal. Sanitary Sewer 1. This property is currently on septic. 2. The project is within the City of Renton’s sanitary sewer service area. 3. There is a 10-inch gravity wastewater main located in NE 10th St (record drawing: S-327803). 4. This project is within the Honey Creek SAD boundary. The SAD fee for each new lot is $250.00/lot; no interest is applied to this SAD. 5. 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 2022 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. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Surface Water Error! Reference source not found. –Error! Reference source not found. Page 2 of 4 1. There is a City of Renton 36-inch stormwater main to the south of the property that discharges into Honey Creek stream on your property (record drawing: R-327810). 2. The property contains critical areas. Honey Creek Stream flows from south to north across the property. There is a high erosion hazard mapped on the property with regulated sloped between 15% and 25%. 3. 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 (matching forested conditions) Standard. The site falls within the May Creek drainage basin. 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 in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final 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 2017 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-4 zone which has a maximum impervious surface area of 50% per lot. 10. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is based on the new impervious surface installed on-site. The fee is $0.84 per square foot of new impervious surface. The fee is not to exceed $2,100.00 • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Transportation Error! Reference source not found. –Error! Reference source not found. Page 3 of 4 1. Per City code 4-6-060 frontage improvements are required for new construction or addition in excess of $150,000. The proposed project fronts NE 10th St to the south. a. NE 10th St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 42-feet with an existing paved width of approximately 22-feet. To meet the City’s complete street standards for residential access streets, a minimum ROW width of 53-feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline and include a 26-foot paved road, a 0.5-foot curb, an 8-foot planting strip, and a 5-foot sidewalk. 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'). 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 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 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as Error! Reference source not found. –Error! Reference source not found. Page 4 of 4 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: April 21, 2022 TO: Pre-Application File No. 22-000119 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Bull Residence Detached Garage – 5424 NE 10th St (Parcel number 1023059365) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The proposal is to build one 720 square foot (24’ x 30’) detached garage. Access would be via NE 10th St using an existing driveway. Height of the structure was not provided. Current Use: The property is currently developed with a detached dwelling and barn. The detached dwelling will be retained; the barn is not spoken to in the documents provided. Zoning/Land Use: The subject property is located within the Residential-4 (R-4) zoning classification. The Residential Low Density Land Use designation is intended to implement the R- 4 zone. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations (Primary Structures)” and RMC 4-2-110B, “Development Standards for Residential Development (Detached Accessory Buildings)” effective at the time of complete application (noted as “R-4 standards” herein). Building Standards – The R-4 standards allow a maximum building coverage (including Primary and Accessory buildings) of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. A maximum of two (2) accessory structures at a maximum of 720 square feet per structure, or one (1) accessory structure at a maximum of 1,000 square feet is permitted. The maximum height is 12 feet, shall not be taller than the primary dwelling, and the total floor area must be less than that of the primary structure. 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 Bull Residence Detached Garage / 5424 NE 10th St Page 2 of 5 April 21, 2022 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. Detached accessory structures shall be located a minimum of four feet (4’) from the primary residential structure. If it is located closer than four feet then the structure shall be considered attached. The property is approximately 54,885 square feet. Per the provided drawings the total building coverage is approximately 2,970 square feet or approximately five percent (5%) of the lot area. The impervious surface area is approximately 5,523 square feet or approximately 10% of the lot area. The proposed garage is approximately 10 feet from the detached dwelling. The barn is not shown on the site drawings; if it is to be retained it shall be no larger than 720 square feet. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-4 zone for a detached accessory building are: Front yard: 30 ft and shall not be located between the primary structure and street; Side yard: three feet (3 ft) unless located between the rear of the house and the rear property line, then zero feet (0 ft) is allowed; rear yard: three feet (3ft), unless located between the rear of the house and the rear property line, then zero feet (0 ft) rear yard is allowed. When located within 10 ft. 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. As shown the proposal meets zoning setbacks, but compliance with required setbacks for the new accessory structure would be verified at the time of building permit application. Access/Parking: Access to the detached garage is proposed via an 18-foot-wide driveway. The primary detached dwelling is served by a separate 20-foot-wide driveway. Both driveways are separate and not connected to each other. Driveways shall not be closer than five feet (5 ft) to any property line. The maximum width of single loaded garage driveways shall not exceed nine feet (9 ft) and double loaded garage driveways shall not exceed 16 feet. There shall be no more than one (1) driveway for each 165 feet of street frontage serving any one property or among properties under unified ownership or control; for each 165 feet of additional street frontage another driveway may be permitted. The angle between any driveway and street roadway or curb line shall not be less than 45 degrees. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceed eight percent (8%) slope but not more than 15 percent, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. The property has approximately 185 feet of street frontage; only one driveway is permitted. One driveway will need to be removed and can be no wider than 16 feet for a double loaded garage. Significant Tree Retention: Staff review of aerial images of the site identifies there are mature trees on the site. 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 development applications. The tree retention plan must show preservation of at least 30% of significant trees. 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 Bull Residence Detached Garage / 5424 NE 10th St Page 3 of 5 April 21, 2022 be retained. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Please note the tree retention regulations will be updated this year. New developments will be subject to tree credit requirements that incentivize retention of larger trees. 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. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of development applications. Please note the tree retention regulations will be updated this year. New developments will be subject to tree credit requirements that require retention of larger trees. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: According to COR Maps, there is a High Erosion Hazard area, regulation slopes (between 25% up to 40% and 15% up to 25%) and Honey Creek, at type NS stream. The lot is also within 200 feet of unclassified wetlands (5404 NE 10th St). Type NS streams require a minimum buffer of 50-feet with a structure setback from the buffer of 15-feet. The submitted site plan indicates the proposed garage would be located approximately 26-feet from Honey Creek. Alterations to stream buffers may be permitted in the case of degraded stream buffer width with enhancement or an averaged stream buffer width per RMC 4-3-050I. Please note a stream study would need to verify the classification and delineation of the Bull Residence Detached Garage / 5424 NE 10th St Page 4 of 5 April 21, 2022 stream. The city does not have a wetland biologist on staff and may send out stream studies and wetland reports to a secondary reviewer with all costs to be paid by the applicant. Wetlands require the following buffers and additional 15-foot structure setback based on a wetland report prepared by a qualified professional: Geologically hazardous areas are present on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, are required. An erosion control plan will also be required as the property is within a High Erosion Hazard area. A stream study is required because of the presence of Honey Creek. As vicinity properties, including 5404 NE 10th St, have mapped wetlands associated with Honey Creek, a wetland categorization, wetland delineation and wetland assessment will be required. Environmental Review: As there is a stream (Honey Creek) on the property an Environmental Review is required. Permit Requirements: A building permit and Environmental Review is required; building permit fees are based on the valuation of the project and work completed. The 2022 fee for an Environmental Review would total $1,680.00 ($1,600 Environmental Review + $80.00 Technology Fee (5%) = $1,680.00). Each modification request is $260.00. 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. 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 its associated fee, will be required following construction of the subdivision’s infrastructure. Public Notice Requirements: Public Information Sign: Public Information Signs are required for all Type II Land Use Permits (Environmental Reviews for permitted accessory uses not requiring any other land use permit) 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. Bull Residence Detached Garage / 5424 NE 10th St Page 5 of 5 April 21, 2022 Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment.