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HomeMy WebLinkAboutPre-App 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 Thomas Residence 3209 Mountain View Ave N, Renton, WA 98056 PRE 25-000019 February 27, 2025 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, 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 environme ntal 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 pr oposal 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 Directo r, Development Services Director, Development Engineering 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: February 20, 2025 TO: Scott Warlick, Development Engineering FROM: Jill Ding, Senior Planner SUBJECT: Thomas Residence 3209 Mountain View Ave N PRE25-000019 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) 3342103810. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The SFR is within the City of Renton’s water service area and in the Kennydale 308 Pressure Zone. 2. There is an existing 6-inch water main in Mountain view Ave N (Record Dwg: W-026101). The static water pressure is about 117 psi at ground elevation of 36-feet. 3. There is one existing hydrant located on Mountain View Ave N (Hydrant ID No. HYD-N- 00118) that appears to be within 300-feet of the SFR. SEWER 1. Sewer service is provided by City of Renton. 2. There is an 8-inch force sewer main located in Lake Washington west of the property (Record Dwg: S-015814). 3. There is an existing 6” PVC sewer stub serving the property. SURFACE WATER 1. The site contains critical areas. There is a regulated shoreline, regulated slopes between 15 and 25%, and a landslide hazard with severity of moderate mapped on-site. 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 PRE25-000019 Page 3 of 3 February 20, 2025 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 existing peak conditions) Standard. The site falls within the East Lake Washington drainage basin. 3. 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 4. 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. 5. Appropriate on-site BMPs satisfying Core Requirement #9 may 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 feasibility as described in Section C.1.3 of the 20 22 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. 6. A geotechnical soils report for the site may be 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 an d 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot. 9. 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 $0.94 per sqft of new impervious surface. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=1&rep o=CityofRenton. TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction or addition in excess of $175,000. The proposed project is not anticipated to trigger frontage improvements. 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. PRE25-000019 Page 3 of 3 February 20, 2025 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 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 27, 2025 TO: Pre-Application File No. PRE25-000019 FROM: Jill Ding, Senior Planner SUBJECT: Thomas Residence – 3209 Mountain View Ave N, Renton, WA 98056 Parcel No. 3342103810 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 is located at 3209 Mountain View Avenue N (Parcel No. 3342103810). The proposed project site is currently developed with an existing single family residence and is zoned Residential-8 (R-8). The applicant is proposing to construct approximately 663 square feet of new upper level deck area, approximately 665 square feet of new ground level deck area, and the reconstruction of an existing 162 square foot entry structure to an existing 1,755 square foot single family resid ence. 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 between 130 feet and 150 feet is twenty feet (20’) with a fifteen-foot (15’) building setback from the edge of the buffer for a total setback of thirty-five feet (35’). The existing single family residence is located approximately thirty-nine feet (39’) from the ordinary high water mark (OHWM) of Lake Washington, which would comply with the shoreline setback requirements. No changes in access are proposed. The project site is located within the Shoreline Residential Designation of Lake Washington, Reach E. Sensitive slopes and moderate and high landslide hazard areas are mapped on the project site. Current Use: The site is currently developed with an existing single family residence, proposed to remain. Thomas Residence Page 2 of 5 February 27, 2025 1. 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. 2. 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 between 130 feet and 150 feet is twenty feet (20’) with a fifteen-foot (15’) building setback from the edge of the buffer for a total setback of t hirty-five feet (35’). The existing single family residence is located approximately thirty-nine feet (39’) from the ordinary high water mark (OHWM) of Lake Washington and is compliant with respect to the shoreline setback requirements. The existing residence appears to project into the required twenty-foot (20’) front yard setback along Mountain View Ave N. The applicant would be required to demonstrate that the proposed addition s would comply with the required setback requirements of the R-8 zone and shoreline master program at the time of formal land use and building permit application. 3. 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. 4. 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. 5. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory 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. Thomas Residence Page 3 of 5 February 27, 2025 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 bein g 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 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. Thomas Residence Page 4 of 5 February 27, 2025 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 retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use and building permit application. 6. Critical Areas: According to the City’s COR Mapping system, the site is mapped within a high seismic hazard area and is located within the 200-foot shoreline jurisdiction of Lake Washington. The site is mapped within the Shoreline Residential Designation of Lake Washington Reach E. A lake study may be required to be submitted with the project application. Sensitive slopes and moderate and high landslide hazard areas are mapped on the project site. A geotechnical report may be required to be submitted at the time of building permit review. 7. Shoreline Master Program: The project site is located within the Shoreline Residential Designation of Lake Washington Reach E. Any proposed development of the project site would be subject to the City’s adopted Shoreline Master Program (RMC 4 -3-090). The development of a single family residence for the use and enjoyment of the property owner would be exempt from a Shoreline Substantial Development Permit. 8. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review, in accordance with WAC 197-11-800. 9. 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 Permit Center website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits may be required. 10. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 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 Jill Ding, Senior Planner , at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. Thomas Residence Page 5 of 5 February 27, 2025 12. Expiration: The shoreline exemption is valid for two (2) years from the date of approval. It is the applicant’s responsibility to monitor the expiration dates.