No preview available
HomeMy WebLinkAboutPRE24-000370 1824 Aberdeen Ave NE DADU_commentsDEPARTMENT 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 Lam and Yan's DADU 1824 Aberdeen Ave NE PRE24-000370 December 19, 2024 Contact Information: Planner: Ashley Wragge, 425-430-7314, awragge@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, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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, Development Engineering Director, Department of 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: December 16, 2024 TO: Ashley Wragge, Associate Planner FROM: Scott Warlick, Engineering Specialist III SUBJECT: Utility and Transportation Comments 1824 Aberdeen Ave NE PRE24-000370 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) 3343901606. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water Comments 1. The new ADU is within the City of Renton’s water service area and in the Highlands 435 Pressure Zone. 2. The site is located in wellhead protection zone 1. 3. There is an existing 16-inch water main in Aberdeen Ave NE (Record Dwg: W-28250F). The static water pressure is about 60 psi at ground elevation of 298-feet. 4. There is one existing hydrants located on Aberdeen Ave NE (Hydrant ID No. HYD-NE-00084) that appears to be within 300-feet of the proposed ADU. 5. The development is subject to applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the meters for domestic and fire use. The development is also subject fees for water connections and purity tests. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $5,025.00 per meter. b. Water Service installation fee is $2,875.00 per 1-inch service line. c. Drop-in meter fee is $460.00 per meter for a 1-inch meter. d. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=1&repo =CityofRenton. Error! Reference source not found. –Error! Reference source not found. Page 2 of 4 Sewer Comments 1. Sewer service is provided by City of Renton. 2. There is an 8-inch PVC sewer main located in Aberdeen Ave NE west of the property (Record Dwg: S-282510). 3. There is an existing 6” PVC sewer stub serving the property. At the property line there is a 4” side sewer connection to the existing single-family residence from the sewer stub. 4. The developer will need to show how they propose to provide sewer to the ADU. ADU’s are allowed to connect to the same 6” sewer stub as the single-family residence through a “Y” connection. 5. This development is in the West Kennydale Sewer Interceptor. The SAD fee for the West Kennydale Sewer Interceptor is $1,050.00. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the domestic water meters to serve the project. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for a 1-inch meter is $4,025.00 per meter for the new single family. The current sewer fee for a 1-inch meter is $2,875.00 per meter for the new ADU. b. SDC fees are payable at construction permit issuance. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&re po=CityofRenton. Surface Water Comments 1. There is a City of Renton 18-inch stormwater main to the west of the property (record drawing: D-28250D). 2. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). In this zone, stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 3. 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 Flow Control (matching forested conditions) Standard. The site falls within the Cedar River 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. Error! Reference source not found. –Error! Reference source not found. Page 3 of 4 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-8 zone which has a maximum impervious surface area of 65% per lot. 10. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2025 Surface water system development fee is $2,350 per one Accessory Dwelling Unit. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=1&repo =CityofRenton. Transportation Comments 1. Per City code 4-6-060 frontage improvements are required for new construction or addition in excess of $175,000. The proposed project fronts Aberdeen Ave NE to the west. a. Aberdeen Ave NE is classified as a collector street, with an existing right-of-way (ROW) width of approximately 60-feet with an existing paved width of approximately 42- feet. To meet the City’s complete street standards for a collector street, a minimum ROW width of 83-feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline and include a 23-foot paved road, a 0.5-foot curb, an 8-foot planting strip, and a 8-foot sidewalk. However, in accordance with the city’s current trails and bicycle master plan, the city will support a street modification for a paved road width of 32-feet(16-feet from ROW centerline), .5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees storm drainage improvements. No ROW dedication will be required. 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'). Error! Reference source not found. –Error! Reference source not found. Page 4 of 4 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 2025 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. PRE24-000370 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 2, 2024 TO: Pre-Application File No. PRE24-000370 FROM: Ashley Wragge, Assistant Planner SUBJECT: Lam and Yan's DADU 1824 Aberdeen Ave NE (APN 3343901606) 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 subject property at 1824 Aberdeen Ave NE (APN 3343901606) is located on the east side of Aberdeen Ave NE approximately mid-block. The project site is 16,128 square feet (0.37 acres) and is located within the Residential Medium Density land use designation and within the Residential-8 (R-8) zone. A single-family home and two (2) associated accessory structures are located on the site, of which the applicant has proposed the retention of the home and the workshop. The other associated accessory structure is 716 square feet and is proposed to be converted into a detached accessory dwelling unit (DADU). The applicant proposes to remove the chimney, replace the roof, keep the exterior walls, and remodel the inside into a two-bedroom, one-bathroom accessory dwelling unit. The applicant does not indicate any tree removal on site. The City’s mapping system, COR Maps, indicates that this property is located within the wellfield called Well 5A protection area zone. Current Use: A single-family home with associated accessory structures located on the site. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential Medium Density land use designation and is within the Residential 8 (R-8) zoning classification. The property is not part of any overlay districts. 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. Accessory dwelling units (ADUs) may be allowed as an accessory use to a detached single- family dwelling, or a principal building actively operated with a non-residential use by a Lam and Yan’ DADU Page 2 of 6 January 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000370\Working Files religious institution or social service organization. ADUs shall be consistent with the architectural character of the primary residential structure. Unless owner occupancy is not required as a result of the Conditional Use Permit process (see RMC 4-9-030H), prior to the issuance of building permits the property owner shall (a) file an affidavit with the City affirming that the owner will live on site, occupying the primary dwelling or ADU; and (b) record a notice on the property title that the owner will occupy the site, and bearing the notarized signature of all property owners listed on the property title and which includes at a minimum: the legal description of the property, a copy of the approved site/floor plan, and the applicability of the restrictions and limitations regarding ADUs in RMC Title IV. The City will be updating its ADU regulations to comply with recently adopted state legislation (HB1337). 2. Development Standards: The property is subject to RMC 4-2-110C, “Development Standards for Residential Development (Accessory Dwelling Units).” Minimum Lot Size, Width and Depth – The minimum lot size in the R-8 zone is 5,000 square feet. The minimum lot width is fifty feet (50’) and the minimum lot depth is eighty feet (80’). The existing lot appears to comply with the minimum lot size, width, and depth standard for the R-8 zone. Building Standards – The R-8 standards permit a maximum building coverage to be 50%, excluding an ADU. Conformance with building standards would be determined at the time of permit review. The maximum size of an ADU on this lot is 1000 square feet or 75% of the primary residence, whichever is smaller. The square foot calculation shall not include porches, exterior stairs, or garages. The total floor area of all accessory buildings shall not be greater than the floor area of the primary residential uses. According to the lot size and size of the existing primary structure, the maximum size of an ADU for this lot is 885 square feet. The applicant would need to demonstrate that the proposed ADU complies with the size requirements at the time of formal land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the Accessory Dwelling Units in the R-8 zone are: minimum front yard and secondary front yard, 5 additional feet parallel to the primary dwelling unit façade; minimum side yard, 5 feet; minimum rear yard, 5 feet and when located in the rear yard and at least 25% of the lineal length of the rear yard shall remain unoccupied. In no case shall a structure over 42 inches (42”) in height intrude into the 20-foot (20’) clear vision area defined in RMC 4-11-030. Building Height and Impervious Surface Coverage – In the R-8 zone the maximum wall plate height is 24 feet. ADUs are subject to the associated conditions and shall not be taller than the primary structure. Additional ADU height allowances may be permitted upon application and approval of a modification pursuant to RMC 4-9-250. The maximum impervious surface area for the R-8 zone is 65%. The building height and coverage requirements would be verified at the time of formal application. 3. Residential Design and Open Space Standards: All new ADUs in the R-8 zone are subject to the Accessory Dwelling Unit Residential Design Standards outlined in RMC 4-2-116. The proposed ADU must be architecturally compatible with the primary structure. Plans Lam and Yan’ DADU Page 3 of 6 January 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000370\Working Files submitted with a formal application should indicate such compatibility. Design requirements for an ADU in the R-8 zone include regulations regarding: windows and doors; scale, bulk, and character; eaves; architectural detailing; materials and colors; and garages. If the primary structure where the ADU is proposed does not comply with the adopted architectural detailing standards adopted in the residential design standards (RMC 4-2-115E3), the primary structure shall be brought to proportional compliance prior to the issuance of ADU building permits a. The amount invested in physical improvements to reduce or eliminate the nonconformity related to the architectural detailing shall be determined by multiplying the valuation of the ADU, as determined by the City, by ten percent (10%). b. The Department shall evaluate and approve the allocation of the required investment in bringing the primary structure into compliance based on the above formula and RMC 4-2-115E3. Residential Design Review occurs as part of the Building Permit Review. 4. Landscaping: Except for maintenance of street trees, single family residential building permits are exempt from landscaping requirements. 5. 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 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 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 Lam and Yan’ DADU Page 4 of 6 January 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000370\Working Files TREE SIZE TREE CREDITS 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. 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 credit worksheet would be required at the time of application. 6. Fences/Retaining Walls: In any residential zone, the maximum height of any fence, hedge or retaining wall shall be seventy-two inches (72”) with limitations in the setbacks. Fences in the front or secondary front yard shall not exceed forty-eight inches (48”) and shall not exceed forty-two inches (42”) in any part of the clear vision area as defined by RMC 4-11-030. Fences in the rear or side yard shall not exceed seventy-two inches (72”) except when the rear yard abuts a public or private street, in those cases the maximum height is forty-eight inches (48”). Lam and Yan’ DADU Page 5 of 6 January 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000370\Working Files 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 fences, hedges, and retaining wall standards in RMC 4-4-040 for additional information. 7. Parking: For an ADU one (1) parking spot per unit is require with a maximum of two (2) per unit is allowed. Demonstration of compliance with parking availability will be required at time of permit submittal. 8. Access/Driveways: Access is proposed via one driveway from Aberdeen Ave NE. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). If a garage is not present on the subject property, the maximum width of a driveway shall be sixteen feet (16'). New driveways shall not be closer than 5-feet to any property line. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. 9. Critical Areas: The City of Renton (COR) mapping database identifies this property to be part of the Wellhead Protection Area, Zone 2, Well 5A. A fill source statement shall be submitted by the applicant if any fill is brought on the site. The statement shall be submitted prior to the start of any construction on the site. 10. Environmental Review: In accordance with WAC 197-11-800, minor new construction is a categorical exemption. 11. Permit Requirements: The proposed project would require a building permit. All fees are subject to change. Any modifications requested would require an additional $299.00 fee. Detailed information regarding the land use application submittal can be found on the City’s new 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. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. Lam and Yan’ DADU Page 6 of 6 January 2, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000370\Working Files 12. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2025 impact fees are as follows: · A Fire impact fee $579.41; · A transportation impact fee $6,184.59 ; · Renton School District Impact Fee $3,268 (+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a; and · Parks Impact Fee currently assessed at $2,659.70. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe nton Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened with the Building Division prior to submitting the complete application package. Please contact the Building Division at permittech@rentonwa.gov for all permit requirements and submittal questions. Expiration: Building permits are valid for one year from the date of issuance. It is the applicant’s responsibility to monitor the expiration dates.