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HomeMy WebLinkAboutPRE25-000049_Staff Comments_250320DEPARTMENT 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 Chriest Residence Addition 3605 Lake Washington Blvd N (APN 3342700330) PRE 25-000049 03/20/2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@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 AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 17, 2025 TO: Mariah Kerrihard, Associate Planner FROM: Scott Warlick, Development Engineering SUBJECT: Chriest Residence Addition 3605 Lake Washington Blvd N PRE25-000049 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) 3342700330. 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 8-inch water main in Mountain view Ave N (Record Dwg: W-274101). 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- 00346) 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-015815). 3. There is an existing 6” PVC sewer stub serving the property. 4. This property is part of the Kennydale Lakeline Sewer Improvement Project. The City is actively seeking a formal easement agreement from this property to allow the city to install, operate, and maintain a grinder pump, power supply, and related pipes to provide sewer service. Upon completion of the capital project, the existing sewer main located underwater in Lake Washington will be decommissioned. Should the city not be granted an easement for this work, the property owner will be responsible for connection to the new PRE25-000049 Page 3 of 3 March 18, 2025 system, which may include purchase of a grinder pump, an electrical connection, regular electricity service, pipes, labor to install the system, and all future maintenance. The costs associated with a private connection can vary significantly, and the property owner is encouraged to obtain quotes from qualified contractors. Once the existing sewer system in the lake is decommissioned, if the connection to the new system has not been established, the property will be without sewer service. Documentation regarding the proposed easement has been provided to the property owner. For further information, please contact City of Renton Project Manager, Anousheh Nawaz at 425-757-9156 or by e- mail at ANawaz@RentonWA.gov. SURFACE WATER 1. The site contains critical areas. There is a regulated shoreline, 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 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 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. 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 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. 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. PRE25-000049 Page 3 of 3 March 18, 2025 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. 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. PRE25-000049 Page 3 of 3 March 18, 2025 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000049 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 20, 2025 TO: Pre-Application File No. 25-000049 FROM: Mariah Kerrihard, Associate Planner SUBJECT: Chriest Residence Addition 3605 Lake Washington Blvd N (APN 3342700330) 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 3605 Lake Washington Blvd N (APN 3342700330). The proposed project site is currently developed with an existing single-family residence and is zoned Residential-6 (R-6). The applicant is proposing a second floor internal remodel and an 82 square foot addition over the existing first floor deck, located approximately 25 feet (25’) from the existing bulkhead. The project site is located along Lake Washington and is subject to the requirements of the Shoreline Management Act and Shoreline Master Program. Per Renton Municipal Code (RMC) 4-3-090, the vegetation conservation buffer required for lots with a depth of between 100 feet and 130 feet is fifteen feet (15’) with a fifteen-foot (15’) building setback from the edge of the buffer for a total setback of thirty feet (30’). Architectural features of buildings, such as eaves or balconies, and other building elements above the first floor may project a maximum of five feet (5') into the building setback. These projections are allowed within the buffer when the building setback is zero feet (0') from the buffer. According to City of Renton (COR) maps, the existing single-family residence is located approximately twenty-five feet (25’) from the ordinary high- water mark (OHWM) of Lake Washington, which would comply with shoreline setback requirements. There are no changes in access proposed. The project site is located within the Shoreline Residential Designation of Lake Washington, Reach D. According to COR maps, moderate landslide hazards are mapped on the site. Chriest Residence Addition Page 2 of 5 March 19, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000049 Current Use: The site is currently developed with an existing single-family residence, proposed to remain. 1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-6 (R-6) zoning classification, and the Residential Medium Density (RMD) Comprehensive Plan Land Use designation is intended to implement the (R-6) zone. The Residential-6 Zone (R-6) is established for single family dwellings and is intended to implement the Residential Medium Density Comprehensive Plan designation. The R-6 zone allows a range of three (3) to six (6) dwelling units per net acre. Development in the R-6 zone is intended to be single family residential at moderate density. Detached dwelling units are permitted within the R-6 zone and one (1) ADU is permitted per legal lot1. The density range allowed in the R-6 zone is a minimum of 3.0 to a maximum of 6.0 dwelling units per acre (du/ac). The area located within dedicated right-of-way would be deducted from the gross site area to determine the “net” site area for calculating density. The applicant would be required, at the time of formal land use application, to provide net density calculations falling within the allowed range of the R-8 zoning classification. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-6 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 zone, according to the zoning standards, is 7,000 square feet for parcels being subdivided. Minimum lot width is 60 feet for interior lots and 70 feet for corner lots; minimum lot depth is 90 feet. For lots abutting a shoreline of the State, lot depth shall be measured from and perpendicular to the OHWM to the opposing and most distant lot line or to an easement containing existing physical improvements for road access for two (2) or more lots. Detailed information is required at Preliminary Short Plat submittal to show compliance with lot width, depth, and size requirements. The submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. 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 the 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 proposal appears to be above the maximum 24’ wall plate height. If the maximum allowed height in the underlying zoning is less than the maximum allowed height in the shoreline overlay, a variance from the standards in chapter 4-2 RMC, Zoning Districts – Uses and Standards, must be obtained from the Administrator to allow any height over the amount allowed in the underlying zone. The 1 “Missing middle” house bills for housing (E2SHB 1110) and accessory dwelling units (EHB 1337). Chriest Residence Addition Page 3 of 5 March 19, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000049 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-6 zone are 25 feet in the 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 100 feet and 130 feet is fifteen feet (15’) with a fifteen-foot (15’) building setback from the edge of the buffer for a total setback of thirty feet (30’). The existing single-family residence is located approximately twenty-five feet (25’) 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. The applicant would be required to demonstrate that the proposed additions would comply with the setback requirements of the R-6 zone and the shoreline master program at the time of formal land use and building permit application. 3. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8- 120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS 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 Chriest Residence Addition Page 4 of 5 March 19, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000049 TREE SIZE TREE CREDITS 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 an 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. 4. Access/Parking: Each single family lot is required to accommodate off street parking for a minimum of two (2) 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. 5. Critical Areas: According to the City’s COR Mapping system, the site is mapped within a moderate landslide 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 D. Due to the presence of critical areas, a lake study may be required at the time of building permit application. It is the applicant’s responsibility Chriest Residence Addition Page 5 of 5 March 19, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000049 to determine whether any other critical areas are present on the site prior to formal land use application. 6. Shoreline Master Program: The project site is located within the Shoreline Residential Designation of Lake Washington Reach D. Any proposed development of the project site would be subject to the City’s adopted Shoreline Master Program (RMC 4-3-090). 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. 7. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review, in accordance with WAC 197-11-800. 8. 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. 9. Permit Requirements: This project would require a Shoreline Exemption and a variance application. The applications would be reviewed within an estimated time frame of eight (8) weeks. Each variance request is $1,536. A 5% technology fee added to the total cost of the reviews which would be assessed at the time of application. 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 (https://www.rentonwa.gov/City-Services/Permit-Center). 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. 10. 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 Mariah Kerrihard, Associate Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 11. 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.