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HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_251002_v1DEPARTMENT 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 Lee Residence Variance 3405 Talbot Rd S PRE 25-000085 April 10, 2025 Contact Information: Planner: Mariah Kerrihard, 425-430-7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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: April 8, 2025 TO: Mariah Kerrihard, Planner FROM: Huy Huynh, Civil Engineer II, Plan Reviewer SUBJECT: Lee Deck Conversion 3405 Talbot Rd S PRE25-000085 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) 3023059020. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s Talbot Hill water service area in the 350- hydraulic zone. 2. The site is located outside of an Aquifer Protection Area. 3. There is an existing 12-inch City water main located in Talbot Rd S that can deliver a maximum capacity of 4,500 gallons per minute (gpm) - (see Water plan no. W-0599). 4. The static water pressure is approximately 112 psi at ground elevation of 92 feet 5. There is existing water service(s) to the subject property: a. (1) 3/4-inch domestic water meter(s) 6. The proposed project does not impact the existing water system. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in the western portion of the subject property (see City plan no. S-0166). 3. The proposed project does not impact the existing sewer system. SURFACE WATER 1. There is no surface water infrastructure fronting the property. 2. The proposed project is subject to surface water system development charge (SDC) fees of $0.940 per sqft of new impervious surface TRANSPORTATION 1. The proposed development fronts Talbot Road South along the west property line(s). Talbot Road South is classified as a Collector Arterial Road and is identified in the Renton Trails and Bicycle Master Plan (January 2019) as having 6’ bicycle lanes and 8’ parking lanes in the future. The specific reference to Talbot Road is on page 74. Existing right-of- way (ROW) width is approximately 60 feet. a. Frontage improvement and ROW improvement is not anticipated for the proposed project; however, a more detail review will be conducted at the time of building permit submittal. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. 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 civil construction 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 2021 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000085 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 10, 2025 TO: Pre-Application File No. 25-000085 FROM: Mariah Kerrihard, Associate Planner SUBJECT: Lee Residence Variance – 3405 Talbot Rd S 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 applicant is proposing to remodel an accessory structure that is attached to the primary single-family residence which is located at 3405 Talbot Road S (APN 3023059020) near the intersection of Talbot Rd S and S 32nd St. The project site totals 10,454 square feet (0.24 acres) in area and is currently developed with a single family home and an nonconforming attached structure. There is an open code case (CODE23-000071) regarding an unpermitted deck enclosure. Additionally, a residential building permit (B24002305) open for enclosing and converting the attached deck into living space, currently in the corrections/resubmit phase of review. The site has a Comprehensive Plan Land Use Designation of Residential Medium Density (MD) and a zoning designation of Residential (R- 6) dwelling units per net acre (du/ac). Access is via Talbot Rd S. According to City of Renton (COR) Maps, sensitive slopes (>15% & <=25%) are mapped on the project site. Current Use: The site is currently developed with a single-family residence. 1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-6 (R-6). The minimum density in the R-6 zone is 3.0 dwelling units per net acre (du/ac) and the maximum density is 6.0 du/ac. Private access easements, critical areas and public right-of-way are deducted from the total area to determine net density. The area of public and private streets (including driveway tracts) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, Lee Residence Variance Page 2 of 6 April 9, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000085 private easement, and/or critical area dedication must be known. Detached dwelling units are permitted within the R-6 zone and one (1) ADU is permitted per legal lot1. 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-6 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 depth is 90 feet. No changes are proposed to lot width, depth, and size. Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area. The maximum impervious coverage in the R-6 zone is 55%. The maximum wall plate height is restricted to 24 feet, and the buildings shall not be more than two stories. 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 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 are restricted to a maximum wall plate height of 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards would be required to be demonstrated at building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The required setbacks for the R-6 zone are as follows: Front yard: 25 feet for the primary structure; Rear yard: 25 feet; Side yards: combined 15 ft. with not less than 5 ft. on either side. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Lots adjacent to both public ROW and driveway tract frontage are classified as corner lots. Due to the existing deck’s location within the side yard setback the single family residence is non-conforming, alterations may only be approved if they adhere to setback requirements. A variance is a means by which one may be granted relief from the strict application of the provisions of certain land use regulations. The process is intended to review situations where uniform requirements would unduly burden one property more than other properties in the vicinity. See variance decision criteria below for more information. The burden of proof is on the applicant. 3. Landscaping: Additions to existing buildings that increase the gross square footage of the building by greater than one-third (1/3) are subject to landscape requirements. With the exception of critical areas, all pervious area shall have landscape treatment. 1 “Missing middle” house bills for housing (E2SHB 1110) and accessory dwelling units (EHB 1337). Lee Residence Variance Page 3 of 6 April 9, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000085 Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). When minimum planting strip between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, street trees and groundcover would be planted within right- of-way planting strips equivalent to a minimum of one street tree planted per lot. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. If applicable, a conceptual landscape plan would be required with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 4. 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 Preserved tree 25 – 28 caliper inches 10 Lee Residence Variance Page 4 of 6 April 9, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000085 TREE SIZE TREE CREDITS 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. 5. Fences/Retaining Walls: The applicant would be required to show all existing fencing on the submitted drawings. If the applicant intends to install any new fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading 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. 6. Access/Driveways: 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. Lee Residence Variance Page 5 of 6 April 9, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000085 The applicant would be required to demonstrate compliance with the parking requirements at the time of formal land use and building permit application. 7. Critical Areas: Regulated slopes have been identified on the project site by COR Maps. COR Maps also indicates a potential unclassified coal mine hazard off-site to the east. Therefore, a geotechnical report including a coal mine assessment prepared by a licensed geotechnical engineer must be submitted with the application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 8. Variance: The purpose of a variance is to grant of relief from the requirements of Title IV which permits construction in a manner that otherwise is prohibited by this Title. The Administrator shall have the authority to approve, approve with conditions, or deny applications for variances from the development standards of the following Code when no other permit or approval requires Hearing Examiner review. Decision Criteria: Except for variances from critical areas regulations, a determination shall be made in writing that the conditions specified below have been found to exist: a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; d. That the approval is a minimum variance that will accomplish the desired purpose. 9. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review, in accordance with WAC 197-11-800. 10. Permit Requirements: This project would require a variance application. The application would be reviewed within an estimated time frame of eight (8) weeks. Each variance request is $1,536.00. A 5% technology fee added to the total cost of the reviews which would be assessed at the time of application. 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 Lee Residence Variance Page 6 of 6 April 9, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000085 Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 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=City ofRenton. 11. 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. 12. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 13. 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. 14. Expiration: The variance is valid for two (2) years from the date of approval. It is the applicant’s responsibility to monitor the expiration dates.