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HomeMy WebLinkAboutD_Administrative_Report_Exhibits_Smithers_ADU_190818_v2_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map D_Administrative Report_Smithers ADU_190818_v2_FINAL A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: August 23, 2019 Project Name: Smithers ADU Owner/Applicant/Contact: Ryan and Sara Edwards, 336 Smithers Ave S, Renton, WA 98057 Project File Number: PR19-000285 Land Use File Number: LUA19-000131, CUP-A Project Manager: Alex Morganroth, Associate Planner Project Summary: The applicant is requesting an Administrative Conditional Use Permit in order to allow the construction of an Accessory Dwelling Unit (ADU). The subject site is located at 336 Smithers Ave S on the west side of Smithers Ave between S 3rd St and S 4th St. The site is 4,800 sq. ft. (.11 acres) and is located in the R-14 zoning designation. The applicant is proposing the construction of a two-story 800 sq. ft. detached accessory dwelling unit (ADU) with 840 sq. ft. attached garage. The ADU would be constructed in the rear yard along the alley and would be located above the associated proposed garage. An existing greenhouse and fence would be removed. The ADU would be accessible via the existing public alleyway and the applicant has proposed a garage able to accommodate two vehicles. A High Seismic Hazard Area is mapped on the project site. According to the applicant, no trees or vegetation are proposed for removal. Project Location: 336 Smithers Ave S, Renton, WA 98057 Site Area: 0.11 acres DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 2 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL B. EXHIBITS: Exhibit 1: Administrative Report and Decision Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: ADU Floor Plans and Elevations Exhibit 5: Utilities Plan Exhibit 6: Plan Review Comments Exhibit 7: Public Comment #1 C. GENERAL INFORMATION: 1. Owner(s) of Record: Ryan and Sara Edwards, 336 Smithers Ave S, Renton, WA 98057 2. Zoning Classification: Residential-14 (R-14) 3. Comprehensive Plan Land Use Designation: Residential High Density (RHD) 4. Existing Site Use: Single-Family Residential 5. Neighborhood Characteristics: a. North: Single-Family Residential, Residential -14 du/ac Zoning Designation (R-14) b. East: Multi-Family, Center Downtown Zoning Designation (R-14) c. South: Single-Family Residential, Residential -14 du/ac Zoning Designation (R-14) d. West: Single-Family Residential, Residential -14 du/ac Zoning Designation (CD) 6. Site Area: 4,800 SF D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Incorporation N/A 0 09/06/1901 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: The site is located within the City of Renton water service boundary. b. Sewer: The site is located within the City of Renton sewer service boundary. c. Surface/Storm Water: This project will be subject to the 2017 Renton Surface Water Design Manual (RSWDM). DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 3 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL 2. Streets: Adequate street frontage improvements exist on the section of Whitworth Ave S in front of the subject property. 3. Fire Protection: Provided by Renton Fire Authority. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-060: Zoning Use Table c. Section 4-2-080: Conditions Associated with Zoning Use Tables d. Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards 3. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permit 4. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The applicant is requesting Administrative Conditional Use Permit Review for the construction of one new Accessory Dwelling Unit (ADU) on the property located at 336 Smithers Ave S (APN 7839300290). 2. The Planning Division of the City of Renton accepted the above master application for review on July 2, 2019 and determined the application the same day. The project complies with the 120 day review period. 3. The property is located within the Residential High Density (RHD) Comprehensive Plan land use designation and the Residential-14 du/ac (R-14) zoning designation. 4. The proposed ADU is to be located on the east side of site behind the existing single-family residence. 5. The proposed ADU is 800 square feet in size and is two stories tall. An 840 square foot garage would be located on the first floor below the ADU in the same structure. 6. Pedestrian access to the proposed ADU is provided via both the existing paved alley at the rear of the property and an existing concrete walkway extending from the public sidewalk along Smithers Ave S to the rear of the property. 7. A high seismic hazard is mapped on the site. 8. The proposed ADU structure will have a height of approximately twenty-one feet, six inches (21’, 6”) at the tallest point of the pitched roof. 9. The proposal is SEPA exempt. 10. One public comment was received expressing concern with the size and scale of the proposed ADU. 11. Comprehensive Plan Compliance: The subject property is designated Residential High Density (RHD) on the City’s Comprehensive Plan Map. The purpose of the RHD designation is to encourage high-quality, compact, urban development with access to urban services, transit, and infrastructure. The proposal is compliant with the following Comprehensive Plan Goals and Policies: DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 4 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL Compliance Comprehensive Plan Analysis  Policy L-3: Encourage infill development of single-family units as a means to meet growth targets and provide new housing.  Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including:  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas.  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. 12. Zoning Development Standard Compliance: The subject site is designated Residential-14 du/ac (R-14) on the City of Renton Zoning Map. RMC 4-2-110A provides the R-14 development standards, and RMC 4- 2-110B provides development standards for ADUs within the R-14 zoning classification. The proposal is consistent with the following development standards if all conditions of approval are complied with: Compliance R-14 Zone Develop Standards and Analysis  Accessory Dwelling Unit: One ADU is allowed per lot and is limited to 800 square feet. Staff Comment: Only one ADU is proposed on the subject site. The proposed ADU is 800 square feet in size (total building square footage is 1,640 square feet including first floor garage). RMC 4-2-080A.7 requires that the property owner file an affidavit affirming that the owner will occupy the principal dwelling or the ADU. Prior to the issuance of building permits the owner shall record a notice on the property title. The notice shall bear the notarized signatures of all property owners listed on the property title and include the legal description of the property, a copy of the approved site/floor plan, and the applicability of the restrictions regarding ADUs in RMC Title IV.  Setbacks: The required setbacks for Accessory Dwelling Units in the R-14 zone are as follows: front yard is 15 feet, side yard is 4 feet, except 8 feet when along a street, and the rear yard is to be no less than 5 feet and no more than 10 feet from the alley (rear property line). Staff Comment: The site is an interior lot with frontage on Smithers Ave S and alley access along the rear of the property. The proposed ADU would be located at the rear of the subject property along the alley in roughly the same location as the existing accessory structure proposed for demolition. The proposed ADU is in conformance with the development standards of the R-14 zone for ADU structures. The required front yard DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 5 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL setback is 15 feet, and the ADU is set back approximately 87 feet from the front (west) property line. The required side yard (interior) setback is 4 feet for ADUs. The proposed ADU/garage would be setback 5 feet from the south interior property line and approximately 4 feet from the north interior property line (See Exhibit 2). Rear yards for ADUs are required to be setback at least 5 feet from the edge of the alley, with a maximum setback of 10 feet. The proposed rear yard setback for the subject ADU is 8 feet. ADU structures are required to have at least 6 feet of separation distance between walls of the ADU and the primary structure. The applicant has proposed a distance of approximately 26 feet between the proposed ADU and existing primary structure. An exterior stairwell is proposed to access the second floor ADU and would project approximately two feet into the south side yard setback. Exterior stairwells are an allowed project per RMC 4-2-110.D. Therefore, the proposed ADU conforms to the R-14 setback requirements for ADUs.  Building Standards: The R-14 zone has a maximum building coverage of 65% and a maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building height of 3 stories with a wall plate height of 24 feet is permitted, with an increase to 32 feet possible subject to administrative conditional use permit approval. 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. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The maximum wall plate height for ADUs in the R-14 zone is 24 feet. The proposed structure is two-stories with a garage on the first floor and the ADU on the top floor and has a 3:12 pitched roof. The ADU is approximately 21.5 feet in height at the highest point and is shorter than the existing, two-story primary structure. The ADU structure complies with the maximum height permitted for an ADU in the R-14 zone. The proposed building coverage for the lot is 1,870.5 square feet (39%) and the proposed impervious surface is approximately 3,199 square feet (67%). Therefore, the proposal complies with maximum building coverage and impervious surface regulations.  Landscaping: Single-family building permits (when not part of a subdivision) are exempt from the City’s landscape regulations (RMC 4-4-070) except for the maintenance and street tree sections. Spacing standards for street trees shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. 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. DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 6 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL Staff Comment: A landscape plan was not submitted with the project application, but the site plan submitted depicts the existing trees on the site (see Exhibit 2). The existing plants on site include two mature deciduous trees, one in the yard and one in the rear yard, as well as various species of shrubs and ground cover plants. In addition, a mature street tree is present in the planter strip directly in front of the subject property. Therefore, the proposal complies with the landscaping regulations.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4- 130) require the retention of 30 percent of trees in a residential development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. A minimum tree density shall be maintained on each residentially zoned lot. For detached single-family development, the minimum tree density is two (2) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: The combined site plan and landscape plan submitted by the applicant indicated the presence of two existing significant trees on the site. The applicant has not proposed the removal of any trees. Therefore, the site will be in compliance with tree retention and density regulations. The applicant will be required to comply with protection measures for retained trees as set forth in RMC 4-4-130H.9 during construction of the ADU.  Parking: Parking regulations require that a minimum of two parking spaces be provided for each detached dwelling. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 16 feet in width at the property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Staff Comment: The property does not have a driveway cut off of Smithers Ave S and takes vehicular access from the alley adjacent to the site. No new driveway cuts are proposed. The applicant has provided the three (3) parking spots as required by code. Two off-street parking spaces would be located in the garage space below the ADU, and a single parking pad proposed adjacent to the garage would accommodate one car. Therefore, the proposal complies with the parking requirements in RMC 4-4-080. DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 7 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL 13. Conditional Use Permit: The proposal requires a Conditional Use Permit in order to develop one Accessory Dwelling Unit at 535 Whitworth Ave S. The following table contains project elements intended to comply with Conditional Use Permit decision criteria as related to the request to establish the use, as outlined in RMC 4-9-030D: Compliance Conditional Use Permit Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 11, Comprehensive Plan Compliance, and FOF 12, Zoning Development Standard Compliance.  b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The proposed ADU is located on a 4,800 square foot lot in the R-14 zone developed with an existing single-family house. The proposed ADU structure would have a smaller footprint than the single-family residence and would be located behind the existing structure along the public alley. The ADU would have reasonable separation from the north, south, and east property lines, and would be compatible in scale with the surrounding moderately dense, single-family residential neighborhood. Although located in an areas designated for high density in the Comprehensive Plan, the density of the immediate area surrounding the project site is significantly less than the maximum allowed by code for the R-14 (14 du/ac) zoning district. The addition of one new dwelling unit would not result in a level of density incompatible with the surrounding neighborhood and development pattern. Lastly, only one other legally permitted ADU structure is located within the immediate vicinity approximately 1,000 feet away (approved in 2018). Therefore, the proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use.  c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The proposed project is compatible with the scale and character of the neighborhood. The surrounding neighborhood is made up primarily of craftsman- N/A Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The applicant has not proposed any new fences or retaining walls as part of the ADU project. DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 8 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL style detached single-family homes. The proposed siting of the ADU would allow for both alley and street access, as well as nearby on-site parking. The proposed ADU has a lower maximum height than the existing home and due to the existing four- story multifamily building directly adjacent to the property (across the alley), the new ADU and garage structure would not significantly impact with sightlines of the other single-family homes in the neighborhood. Due to location of the ADU at the rear of the property and presence of existing vegetation in the front yard of the property, the structure would be mostly obscured when viewed from the public street. Staff received one public comment regarding the proposed ADU from a tenant on an adjacent property. The letter submitted to staff expressed concern with the height and scale of the ADU and its potential impact on the tenant’s views. While staff concurs that the new ADU would alter the existing sight lines of the neighboring property, it would not result in an unreasonably large impact on the property considering the projects location in an urban, high-density area. Larger buildings already exist nearby and the development pattern in the neighborhood is a mix of single-family homes, commercial uses, and larger multifamily structures. In order to increase the supply of housing in Renton, adding accessory dwelling units to an area with existing amenities and services is essential. The visual impact of an additional structure no larger than a typical single-family home would be small when compared to other large mixed-use and multifamily structures in the urban, high-density neighborhood. For the reasons outlined above, the proposed location would not result in substantial or undue adverse effects on adjacent properties. Compliant if Condition of Approval is Met d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: The surrounding neighborhood is made up of similar style detached single-family homes within the R-14 zone. The ADU is required to be consistent with the architectural character of the primary structure. According to the applicant’s submitted project narrative, the design of the proposed ADU would be consistent with the primary structure through the proposed use of siding materials, roof pitch (3:12), and colors identical to those used on the primary residence. Due to the two- story design of the proposed ADU and lack of architectural features such as a porch or façade modulation, multiple sides of the proposed structure exhibit a “blank wall” appearance that is not compatible with the nearby historic houses that commonly incorporate detailed and intricate architectural features that provide significant curb appeal. In order to eliminate the “blank wall” effect that is present in the current design, staff recommends as a condition of approval that the applicant add a belly band between the first and second stories on all four sides of the structure. The applicant may also submit an alternative design for review and approval by the Current Planning Project Manager that would accomplish the same goal of adding visual interest to the blank facades. The proposed ADU has low visibility from the public street and would be located in an area with a number of other detached garages or other various accessory buildings. Therefore, the proposed use is anticipated to be compatible with the scale and character of the neighborhood if the condition of approval above is met.  e. Parking: Adequate parking is, or will be made, available. Staff Comment: See Parking discussion under FOF 12, ‘Parking’. DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 9 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL  f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: Access to the site is currently provided via the public alley adjacent to the rear of the structure. The site has pedestrian access off of Smithers Ave S and the applicant has proposed a concrete pedestrian pathway to connect the ADU to the existing five (5) foot sidewalk along the front of the property. The addition of one parking pad to adjacent to the proposed ADU may generate additional vehicle trips in the alley, but would not cause traffic that would exceed the typical conditions of a public alley in a higher density residential area. No major change to traffic and circulation patterns of vehicles and pedestrians relating to the proposed ADU is anticipated in the surrounding area. Therefore, the addition of one new unit would not compromise the safe movement of vehicles and pedestrians.  g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The proposed ADU is not anticipated to result in any light, glare, or noise impacts other than those typically associated with a residential use. The structure is designed with windows typical of a single-family home. Noise volume will be consistent with typical residential volume, and is anticipated to be minimal due to the higher intensity uses already in existence to the east of the subject property. Therefore, light, glare or noise volumes would not result in an impact to the surrounding neighborhood.  h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: See Landscaping discussion under FOF 12, Landscaping. 14. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with:  Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: The proposed ADU would be located within a High Seismic Hazard area. A geotechnical report was waived as part of the land use submittal application. However, a geotechnical report may be required as part of the building permit submittal at the discretion of the Building Official. 15. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist to furnish services to the proposed development; subject to the condition that DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 10 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL the applicant provides Code required improvements and fees. The 2019 Fire impact fees are applicable at $964.53 per new accessory dwelling unit. This fee is paid at time of building permit issuance. Compliance Not Yet Demonstrated Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: If the single-family ADU project results in more than 2,000 square feet of new and/or replaced impervious surface, the applicant shall submit a site drainage plan in compliance with the 2017 Renton Surface Water Design Manual at the time of construction permit application. The applicant shall ensure that the proposed drainage for the ADU does not cause erosion on adjacent properties.  Water: Water service is provided by the City of Renton. A new 1-inch water meter will be required for the proposed ADU.  Sanitary Sewer: Sewer service is provided by the City of Renton. A sewer development charge will be required for the proposed ADU. I. CONCLUSIONS: 1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 11. 2. The subject site is located in the Residential – 14 (R-14) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code, see FOF 12. 3. The proposed project complies with the conditional use permit criteria as established by City Code provided all advisory notes are complied with and all conditions of approval are met, see FOF 13. 4. The proposed project complies with the Critical Areas Regulations, provided the applicant complies with City Code, see FOF 14. 5. There are adequate public services and facilities to accommodate the proposed ADU, see FOF 15. J. DECISION: Staff recommends approval of the Smithers ADU, File No. LUA19-000131, as depicted in Exhibit 2, subject to the following condition: 1. The applicant shall submit updated building elevations that incorporate a belly band between the first and second stories on all four sides of the structure, or proposed an alternative design that would provide substantial visual interest on all four facades. The belly band or alternative design shall be submitted with the building permit application and shall be subject to review and approved by the Current Planning Project Manager. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 8/23/2019 | 11:21 AM PDT City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SMITHERS ADU LUA19-000131, CU-A Report of August 23, 2019 Page 11 of 11 D_Administrative Report_Smithers ADU_190818_v2_FINAL TRANSMITTED this 23rd day of August, 2019, to the Owner/Applicant/Contact: Owner/Applicant/Contact: Ryan and Sara Edwards 336 Smithers Ave S Renton, WA 98057 TRANSMITTED this 23rd day of August, 2019 to the Parties of Record: Owner/Applicant/Contact: Janice Jackson 330 ½ Smithers Ave S Renton, WA 98057 TRANSMITTED this 23rd day of August, 2019, to the following: C.E. "Chip" Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property and Technical Services Manager Vanessa Dolbee, Current Planning Manager Nathan Janders, Plan Review Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on September 6, 2019. An appeal of the decision must be filed within the 14- day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The conditional use permit decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-030.F.9. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 949B70D9-AE2F-494F-93B7-E56CD15CCB71 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Smithers ADU Project Number: PR19-000285 Date of Report August 23, 2019 Staff Contact Alex Morganroth Associate Planner Project Contact/Applicant Ryan and Sara Edwards 336 Smithers Ave S Renton, WA 98057 Project Location 336 Smithers Ave S The following exhibits are included with the ERC Report: Exhibit 1: Administrative Report and Decision Exhibit 2: Site Plan Exhibit 3: Neighborhood Detail Map Exhibit 4: ADU Floor Plans and Elevations Exhibit 5: Utilities Plan Exhibit 6: Advisory Notes Exhibit 7: Public Comment Letter #1 1 A NORTH INDICATOR COLUMN GRID INDICATORS A1.01 1 SECTION 1 -A1.01 +100.00' 101 BUILDING ELEVATION INDICATOR INTERIOR ELEVATION INDICATOR BUILDING SECTION INDICATOR DETAIL INDICATOR SPOT ELEVATION LEVEL DATUM DEMOLISHED WALL NEW WALL CONCRETE WALL UNINSULATED STUD WALL INSULATED STUD WALL ROOM IDENTIFIER DOOR IDENTIFIER WINDOW IDENTIFIER WALL TYPE IDENTIFIER REVISION INDICATOR CLOUD COMBINATION SMOKE & CARBON MONOXIDE DETECTOR DOWNSPOUT ESG 1t 1i 1 A1.01 1 2 3 4 A1.01 1 Room name 101 EGRESS INDICATOR DS SD SC SMOKE DETECTOR EXHAUST FAN +100.00' SAFETY GLASS INDICATOR 2015 INT'L RESIDENTIAL CODE 2015 WA ENERGY CODE RENTON MUN. CODE, TITLE IV R-14 N/A V-B R-3 BUILDING CODE: ENERGY CODE: LAND USE CODE: ZONING: OVERLAYS: CO NSTRUCTION TYPE: OCCUPANCY TYPE: OWNER: RYAN EDWARDS 336 SMITHER AVENUE S RENTON, WA 98057 t: 425.319.0292 e: mr.edwards@live.com ARCHITECT: CAPSULE CONTACT: MICHAEL La FON 2366 EASTLAKE AVE E #403 SEATTLE, WA 98102 t: 206.395.9672 e: mike@capsule-space.net ENGINEER: HARRIOTT VALENTINE ENGINEER CONTACT: TODD VALENTINE 1932 FIRST AVE #720 SEATTLE WA 98101 t: 206.624.4760 e: tvalentine@harriottvalentine.com CONTRACTOR: XXXXX XXXXX XXXXX XXXXX XXXXX BUILDING ENVELOPE REQUIREMENTS PER TABLE R402.1.1 FENESTRATION U-FACTOR:0.30 SKYLIGHT U-FACTOR:0.50 DOOR U-FACTOR:0.20 CEILING R-VALUE:R-49 VAULTED CEILING R-VALUE:R-38 WOOD FRAME WALL R-VALUE:R-21 FLOOR R-VALUE (OVER UNHEATED):R-30 BELOW GRADE R-VALUE:R-10 CONT. EXT./R-15 CONT. INT./R-21 +TB SLAB R-VALUE:R-10, 24" PERIMETER MIN. PER WSEC 2015 R503, COMPLIANCE SHALL NOT BE REQUIRED OF UNALTERED PORTIONS OF THE BUILDING. EXISTING CEILINGS, WALLS OR FLOOR CAVITIES EXPOSED DURING CONSTRUCTION SHALL BE INSULATED TO FULL DEPTH; A MINIMUM OF R-15 FOR 2x4 FRAMED WALLS, R-21 FOR 2x6 FRAMED WALLS. 1.EACH DWELLING UNIT IS REQUIRED TO BE PROVIDED WITH AT LEAST ONE PROGRAMMABLE THERMOSTAT FOR THE REGULATION OF TEMERATURE. 2.WHERE 500SF OR MORE OF CONDITIONED AREA IS CREATED, BUILDING AIR LEAKAGE TESTING SHALL BE PERFORMED, DEMONSTRATING THE AIR LEAKAGE RATE DOES NOT EXCEED 5 AIR CHANGES PER HOUR IS REQUIRED PRIOR TO FINAL INSPECTION. THE TEST RESULTS SHALL BE POSTED ON THE RESIDENTIAL ENERGY COMPLIANCE CERTIFICATE (WSEC R402.4.1.2). 3.DUCT LEAKAGE TEST RESULTS SHALL BE PROVIDED TO THE BUILDING INSPECTOR AND HOMEOWNER PRIOR TO AN APPROVED FINAL INSPECTION. 4.MINIMUM 75% OF ALL LUMINARIES SHALL BE HIGH EFFICACY LUMINARIES. 1.IT IS THE INTENT OF THE CONTRACT DOCUMENTS THAT ALL WORK COMPLY WITH THE 2015 INT'L RESIDENTIAL CODE, 2015 WASHINGTON ENERGY CODE, AND OTHER APPLICABLE CODES, RULES, AND REGULATIONS OF JURISDICTIONS HAVING AUTHORITY. 2.PRIOR TO COMMENCEMENT OF ANY PORTION OF THE WORK, THE CONTRACTOR SHALL NOTIFY THE ARCHITECT OF ANY DISCREPANCIES NOTED AMONG OR BETWEEN THE CONTRACT DOCUMENTS, OWNER-PROVIDED INFORMATION, SITE CONDITIONS, MANUFACTURER RECOMMENDATIONS, OR CODES, REGULATIONS, OR RULES OF JURISDICTIONS HAVING AUTHORITY. 3.PRIOR TO COMMENCEMENT OF ANY PORTION OF THE WORK, THE CONTRACTOR SHALL BECOME FAMILIAR WITH THE CONTRACT DOCUMENTS, OWNER-PROVIDED INFORMATION, AND SITE CONDITIONS, INCLUDING TAKING FIELD MEASUREMENTS AS NECESSARY. 4.THE CONTRACTOR SHALL SECURE AND PAY FOR ALL GOVERNMENTAL PERMITS, FEES, LICENSES, AND INSPECTIONS NECESSARY FOR PROPER EXECUTION AND COMPLETION OF THE WORK, EXCEPT FOR THE GENERAL BUILDING PERMIT. 5.THE CONTRACT DOCUMENTS ARE COMPLEMENTARY AND WHAT IS REQUIRED BY ONE SHALL BE BINDING AS IF REQUIRED BY ALL. 6.REPETITIVE FEATURES NOT INDICATED IN THE DRAWINGS EVERYWHERE THAT THEY OCCUR SHALL BE PROVIDED AS IF DRAWN IN FULL. 7.ALL DIMENSIONS ARE TO FACE OF FRAMING OR FACE OF CONCRETE, UNLESS OTHERWISE NOTED. CONTACT ARCHITECT FOR CLARIFICATIONS. 8.DO NOT SCALE THE DRAWINGS. 783930-0290 LOT 13, BLOCK 33, SMITHER'S 1ST ADDITION TO THE TOWN OF RENTON, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 9 OF PLATS, PAGE 76, IN KING COUNTY, WASHINGTON. LOT AREA:4,800 SF MAX BLDG COVERAGE (PER TABLE 4-2-110A):65% MAX SF:3,120 SF EXISTING HOUSE FOOTPRINT:1,040 SF EXIST. SHED:120 SF TOTAL EXIST. COVERAGE:1,160 SF EXIST. % LOT COVERAGE:24.17% PROPOSED BACKYARD COTTAGE:830.5 SF TOTAL ADJ. PROPOSED COVERAGE:1,870.5 SF PROPOSED % LOT COVERAGE:39% 1.SITE INFORMATION CONTAINED HEREIN, INCLUDING BUT NOT LIMITED TO, TOPOGRAPHIC ELEVATIONS, DIMENSIONS AND LOCATIONS OF EXISTING UTILITIES, IS BASED ON CITY OF RENTON DATA, AND IS PROVIDED FOR INFORMATIONAL PURPOSES ONLY. THE ARCHITECT TAKES NO RESPONSIBILITY FOR ITS ACCURACY. 2.CONTRACTOR SHALL VERIFY LOCATION OF ALL EXISTING UTILITIES. CARE SHOULD BE TAKEN TO AVOID DAMAGE TO OR DISTURBANCE OF EXISTING UTILITIES. 3.NO SEDIMENT SHALL BE TRACKED ONTO THE STREET OR ONTO PAVED SURFACES. SEDIMENT SHALL BE REMOVED FROM TRUCKS AND EQUIPMENT PRIOR TO LEAVING THE SITE. IN THE EVENT OF FAILURE OF THE EROSION CONTROL SYSTEM RESULTING IN SEDIMENT BEING TRACKED ONTO PAVED SURFACES, THE CONTRACTOR SHALL IMMEDIATELY IMPLEMENT MEASURES TO CORRECT THE SITUATION, AND STREET SWEEPING SHALL BE EMPLOYED ON AN EMERGENCY BASIS. IF STREET SWEEPING VEHICLES ARE UTILIZED, THEY SHALL BE OF THE TYPE THAT ACTUALLY REMOVES THE SEDIMENT FROM THE PAVEMENT. 4.ALL EARTH SURFACES EXPOSED BY WORK PERFORMED SHALL BE LANDSCAPED WITH SUITABLE VEGETATION TO PREVENT EROSION FOR THE PERMANENT CONDITION. 5.ALL TEMPORARY CUTS MUST BE NO STEEPER THAN 1-1/2H TO 1V IN FILL AND MEDIUM STIFF COLLUVIUM AND NO STEEPER THAN 1H:1V IN UNDERLYING STIFF TO HARD GLACIAL DEPOSITS. 6.NO ENCROACHMENT IS ALLOWED ON ADJACENT PROPERTY, INCLUDING WORK FOR TEMPORARY EXCAVATIONS, LANDSCAPING, OR RETAINING WALL CONSTRUCTION. CONSTRUCT NEW ADU IN BACK YARD, PER PLANS MAXIMUM SIZE OF ADU IS 800 SF OR 75% OF PRIMARY RESIDENCE, WHICHEVER IS SMALLER. EXCLUDING GARAGES & EXTERIOR STAIRS. MAX. HEIGHT:24' (FROM GRADE PLANE TO TOP OF WALL PLATE, NOT TO EXCEED PRIMARY RESIDENCE) FRONT YARD:10' (W/ ALL VEHICLE ACCESS FROM ALLEY) SIDE YARDS:4' REAR YARD:24' (16' GARAGE FROM FAR SIDE OF ALLEY)SMITHERS AVE SALLEY14.93'8.01'38.04'25.99'25.04'8'16'2'7.76'15.77'3.14'11.33'4'31'5'PLANTING STRIPCONC. SIDEWALKEXIST. SFR NO CHANGE EXIST. DECK PROPOSED ADU & GARAGE MAIN ENTRY ADUENTRYABOVES 89°47' W 120.00'S 00°13' E40.00'S 00°13' E40.00'S 89°47' W 120.00' GARAGE ENTRY EXIST. FENCE EXIST. FENCE EXIST. CONC. WALKWAY WM SSSURFACE WATERWATER MAINEXIST. SIDE SE W ER TIE NEW SS TO EXIST. SIDE SEWER UPGRADE AS REQ'D. OFF-STREET PARKING SPACE OFF-STREET PARKING SPACE OFF-STREETPARKING SPACE20'EXIST. TREE TO REMAIN EXIST. TREE TO REMAIN FROMT YARD 10'SIDE4'SIDE4'DS DS DS DS DS DS DS DS DS DS DS REAR YARD W/ 16' GARAGE DOOR 24' EM EM EXIST. ELEC.VAULTEXIST. DOWNSPOUTS TERMINATE @ SPLASHBLOCKS, TYP. NO CHANGE TERMINATE ALL NEW DOWNSPOUTS @ SPLASHBLOCKS, TYP. LOT AREA:4,800 SF MAX IMP. SURFACE COVERAGE:80% MAX SF:3,840 SF EXISTING HOUSE FOOTPRINT:1,040 SF EXIST. CONC. PATH & NEW DRIVEWAY:695.5 SF EXIST. DECK:568.5 SF NEW ADU & STAIRS:895 SF TOTAL PROPOSED COVERAGE:3,199 SF PROPOSED% LOT COVERAGE:66.65% 1.SMOKE DETECTORS SHALL BE INSTALLED IN THE FOLLOWING LOCATIONS: A.IN EACH SLEEPING ROOM B.OUTSIDE EACH SLEEPING AREA IN THE IMMEDIATE VICINITY OF THE BEDROOMS. C.ON EACH ADDITIONAL STORY OF THE DWELLING, INCLUDING BASEMENTS AND HABITABLE ATTICS. D.WITHIN THREE FEET OF A BATHROOM THA CONTAINS A BATHTUB OR SHOWER. 2.SMOKE DETECTORS SHALL NOT BE INSTALLED A.WITHIN 20 FEET OF A PERMANENTLY INSTALLED COOKING APPLIANCE, UNLESS THE ALARM IS EQUIPPED WITH A SILENCING SWITCH, IN WHICH CASE THE DETECTOR SHALL NOT BE INSTALLED LESS THAN 10 FEET FROM THE COOKING APPLIANCE. 3.COMBINATION SMOKE/CARBON MONOXIDE DETECTORS ARE PERMITTED SUBSTITUTIONS WHEREVER SMOKE DETECTORS ARE REQUIRED. 4.ALL NEW SMOKE/CARBON MONOXIDE DETCTORS SHALL BE HARDWIRED AND INTERCONNECTED, WITH BATTERY BACKUP, SUCH THAT WHEN ONE IS TRIGGERED ALL SHALL SOUND IN THE AFFECTED DWELLING UNIT. 5.WHERE SMOKE DETECTORS ARE INSTALLED IN REMODELED OR OTHERWISE EXISTING SPACES, INTERCONNECTION SHALL NOT BE REQUIRED. 6.ADU & GARAGE SHALL BE PROTECTED WITH AN APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH NFPA 13D. 7.THE FIRE SPRINKLER SYSTEM SHALL BE DESIGNED, INSTALLED, AND TESTED BY AN APPROVED, LICENSED FIRE PROTECTION CONTRACTOR.9950MICHAEL A. LA FONSTATE OF WASHINGTONARCHITECTREGISTERED:DATE:DRAWN:CHECKED:JOB NUMBER:PROJECT STATUS© 2019 Michael La Fon / Capsule2366 Eastlake Ave E #403Seattle WA 98102t: 206.395.9672e: info@capsule-space.nethttp://capsule-space.net/A1.01PROJECT INFO & SITE PLANEdwards Residence336 Smither Ave S Renton WA 980575.28.2019MALMAL1904PERMIT SUBMITTAL SETa new backyard cottage for theGENERAL NOTESCODE SUMMARYSYMBOL LEGEND CODE SUMMARY CONTACTSENERGY CODE NOTES GENERAL NOTES KING COUNTY PARCEL NUMBER LEGAL DESCRIPTIONLOT COVERAGE SITE NOTES AREAS LEVEL AREA ADU LEVEL 781 SF GARAGE 741 SF 1522 SF DRAWING INDEX A1.01 PROJECT INFO & SITE PLAN A2.11 PROPOSED FLOOR PLANS A3.11 PROPOSED ELEVATIONS A5.01 DETAILS S1.0 GENERAL STRUCTURAL NOTES S2.0 FOUNDATION PLAN S3.0 STRUCTURAL DETAILS S3.1 STRUCTURAL DETAILS S4.0 STRUCTURAL DETAILS PROJECT SCOPE DEVELOPMENT STANDARDS 1/8 " = 1'-0" SITE PLAN IMPERVIOUS SURFACE COVERAGE FIRE PROPTECTION NOTES NEW GRASS LAWN RECEIVED 07/02/2019 amorganroth PLANNING DIVISION 564 47 330 Smithers Ave S This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. None 8/23/2019 Legend 32016 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 32 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Labels City and County Boundary Addresses Parcels Streets Points of Interest Parks Waterbodies Extent2010 UPDN W/D REF.EPA3.11 A3.11 A3.114 A3.11 2 3 1 1 1 3 3 AA BB CC A 6 - A3.11 A 6 - A3.11 10' - 11 1/2"20' - 0 1/2"25' - 0 1/2"1' - 9" 2 2 NOTE: INSTALL MIN. 1/2" GWB AT ALL GARAGE WALLS ADJOINING DWELLING, WRAPPING ALL POSTS, BEAMS, & LOADBEARING WALLS & 5/8" TYPE X GWB AT GARAGE CLG, AS REQ'D. SC W1 W2 102 101 103 MIN 50 CFM B 5 - A3.11 3 A5.0131' - 0"2' - 9"5' - 1"26' - 9 1/2" A3.11 A3.11 A3.114 A3.11 2 3 1 1 1 3 3 AA BB CC 10' - 10"5' - 1 1/2"10' - 10"11' - 6"5' - 9"13' - 9"31' - 0"A 6 - A3.11 A 6 - A3.11 2' - 1" 4' - 5 1/2" 25' - 9 1/2" 2 2 SC SC SC 201 1 SG 2 1 1 SG 2 2 1 E 3 E 3 205 207 204 206 202 203 208 W1 W2 W2 W1 W1 W2 W1 B 5 - A3.11 2 A5.012' - 1 1/2"2' - 1"2' - 1 1/2"8' - 1"5' - 9 1/2"3' - 7 1/2"8' - 4 1/2" MIN 50 CFM MIN 50 CFM MIN 50 CFM MIN 100 CFM A3.11 A3.11 A3.114 A3.11 2 3 1 1 3 A B C A 6 - A3.11 A 6 - A3.11 2 3:1211:1211:1211:1211:1211:1211:123:12 B 5 - A3.11 1.DO NOT SCALE DRAWINGS. 2.ALL DIMENSIONS ARE TO FACE OF FRAMING OR FACE OF CONCRETE, UNLESS OTHERWISE NOTED. CONTACT ARCHITECT FOR CLARIFICATIONS. 3.INTERIOR DOORS AND CASED OPENINGS INDICATED ADJACENT TO WALL INTERSECTIONS SHALL BE LOCATED WITH THE EDGE OF ROUGH OPENING FOUR (4) INCHES FROM THE ADJACENT WALL UNLESS OTHERWISE NOTED. 4.EXTERIOR DOORS AND CASED OPENINGS INDICATED ADJACENT TO WALL INTERSECTIONS SHALL BE LOCATED WITH THE EDGE OF ROUGH OPENING SIX (6) INCHES FROM THE ADJACENT WALL UNLESS OTHERWISE NOTED. 5.ALL OTHER DOORS AND CASED OPENINGS SHALL BE CENTERED BETWEEN WALLS UNLESS OTHERWISE NOTED. 1.HANDRAIL 1-1/4" MIN.-2" MAX. DIMENSIONS. 2.MOUNT HANDRAILS 34"-38" ABOVE STAIR NOSINGS. 3.EXTEND HANDRAILS FROM TOP RISER TO BOTTOM RISER, TERMINATE AT WALLS OR POSTS. 4.WHERE FUNCTIONING AS GUARD RAIL, RAILING SHALL BE 36" MIN HIGH & OPENINGS SHALL BE <4". 5.STAIRS SHALL BE 36" MIN. CLR WIDTH. 6.MAINTAIN 6'-8" CLEAR HEADROOM. 7.7-3/4" MAX. RISE. 8.10" MIN. RUN. 9.MIN. 3'-0" LANDING. 10.MAX. 12'-0" VERTICAL RISE PER STAIR RUN. 11.WHERE RISERS ARE OPEN, OPENINGS BETWEEN RISERS SHALL BE <4" MAX. 12.RAILING SHALL BE DESIGNED TO RESIST A 200 LB POINT LOAD AT ANY POINT ALONG TOP RAIL AND 50 PSF ON ALL GUARD RAIL INFILL COMPONENTS.NEW EXT. STAIR LANDING ASSEMBLY 5/4" IPE DECKING, MIN 1/4" SPACING 2x8 P.T. WD JOISTS @ 16" O.C. NEW EXTERIOR WALL ASSEMBLY 1x WD LAP SIDING, TO MATCH EXIST. HOUSE WEATHER RESISTANT BARRIER 1/2" EXT. PLYW'D SHEATHING PER STRUCT. 2x6 WD STUDS @ 16" O.C. R-21 BATT INSUL. @ FRAMING 1/2" GWB, PAINTED W1 NEW ROOF ASSEMBLY NEW ASPHALT COMPOSITION SHINGLES on NEW ROOFING PAPER on 5/8" EXTERIOR PLYWOOD SHEATHING PER STRUCT. on 2X RAFTERS PER STRUCT. @ 16" O.C. 2x FURRING AS REQ'D FOR INSUL. DEPTH 2" MIN CLOSED CELL SPRAY FOAM INSUL (R-10 MIN) 9-1/4" MIN R-39 BIB INSUL 1/2" GWB R1 NEW INTERIOR WALL ASSEMBLY 1/2" GWB 2X FRAMING PER PLAN 3 1/2" ACOUSTICAL BATTS @ BEDROOM, BATH, MECH. WALLS 1/2" GWB, PAINTED NEW FLOOR ASSEMBLY 5/8" WOOD FLOORING 1/2" QUIK TRACK RADIANT HEATING PANELS 3/4" PLYWOOD SHEATHING PER STRUCT. TJI FLOOR JOISTS PER STRUCT. @ 16" O.C. R-30 MIN BIB INSUL ABOVE GARAGE 7/8" 'Z' CHANNEL, PERP. TO FLR FRAMING, @ 24" 0.C. MAX 5/8" TYPE 'X' GWB, PAINTED NEW GARAGE FLOOR ASSEMBLY 4" CONCRETE SLAB 6 MIL VAPOR BARRIER 4" WASHED GRAVEL ON UNDISTURBED OR COMPACTED SOIL F1 F2 W2 F3 9950MICHAEL A. LA FONSTATE OF WASHINGTONARCHITECTREGISTERED:DATE:DRAWN:CHECKED:JOB NUMBER:PROJECT STATUS© 2019 Michael La Fon / Capsule2366 Eastlake Ave E #403Seattle WA 98102t: 206.395.9672e: info@capsule-space.nethttp://capsule-space.net/A2.11PROPOSED FLOOR PLANSEdwards Residence336 Smither Ave S Renton WA 980575.28.2019MALMAL1904PERMIT SUBMITTAL SETa new backyard cottage for the1/4" = 1'-0"1 MAIN FLOOR PLAN 1/4" = 1'-0"2 UPPER FLOOR PLAN 1/4" = 1'-0"3 ROOF PLAN PLAN NOTES STAIR & RAILING NOTES TYPICAL ASSEMBLIES +9.500'MAIN FLOOR +19.750'UPPER FLOOR +31.000'ROOF +26.745'T.O. PLATE A A B B C C A 6 - A3.11 A 6 - A3.11 11 12 1 2 1 21' - 6"R1 7'-0"10'-3"MATCH SIDING TO PRIMARY RESIDENCE MATCH ROOFING TO EXIST. RES. +9.500'MAIN FLOOR +19.750'UPPER FLOOR +31.000'ROOF +26.745'T.O. PLATE4'-3"7'-0"10'-3"21' - 6"1 1 3 3 2 2 B 5 - A3.11 B 5 - A3.11 201 101 1 +9.500'MAIN FLOOR +19.750'UPPER FLOOR +31.000'ROOF +26.745'T.O. PLATE 132B 5 - A3.11 B 5 - A3.11 3 12 3 12 3 3 +9.500'MAIN FLOOR +19.750'UPPER FLOOR +31.000'ROOF +26.745'T.O. PLATE A B CA 6 - A3.11 A 6 - A3.11 2 2 1 103 MATCH TRIM TO EXIST. RES., TYP. +9.500'MAIN FLOOR +19.750'UPPER FLOOR +31.000'ROOF +26.745'T.O. PLATE A B CA 6 - A3.11 A 6 - A3.11 F1 R1 W1 W1 F2 W2 A5.01 1 A5.01 1 +9.500'MAIN FLOOR +19.750'UPPER FLOOR +31.000'ROOF +26.745'T.O. PLATE 1 1 3 3 3 12 2 2B 5 - A3.11 B 5 - A3.11 W1 F2 F1 W2 R1 A5.01 1 A5.01 1 1.HANDRAIL 1-1/4" MIN.-2" MAX. DIMENSIONS. 2.MOUNT HANDRAILS 34"-38" ABOVE STAIR NOSINGS. 3.EXTEND HANDRAILS FROM TOP RISER TO BOTTOM RISER, TERMINATE AT WALLS OR POSTS. 4.WHERE FUNCTIONING AS GUARD RAIL, RAILING SHALL BE 36" MIN HIGH & OPENINGS SHALL BE <4". 5.STAIRS SHALL BE 36" MIN. CLR WIDTH. 6.MAINTAIN 6'-8" CLEAR HEADROOM. 7.7-3/4" MAX. RISE. 8.10" MIN. RUN. 9.MIN. 3'-0" LANDING. 10.MAX. 12'-0" VERTICAL RISE PER STAIR RUN. 11.WHERE RISERS ARE OPEN, OPENINGS BETWEEN RISERS SHALL BE <4" MAX. 12.RAILING SHALL BE DESIGNED TO RESIST A 200 LB POINT LOAD AT ANY POINT ALONG TOP RAIL AND 50 PSF ON ALL GUARD RAIL INFILL COMPONENTS.NEW EXT. STAIR LANDING ASSEMBLY 5/4" IPE DECKING, MIN 1/4" SPACING 2x8 P.T. WD JOISTS @ 16" O.C. NEW EXTERIOR WALL ASSEMBLY 1x WD LAP SIDING, TO MATCH EXIST. HOUSE WEATHER RESISTANT BARRIER 1/2" EXT. PLYW'D SHEATHING PER STRUCT. 2x6 WD STUDS @ 16" O.C. R-21 BATT INSUL. @ FRAMING 1/2" GWB, PAINTED W1 NEW ROOF ASSEMBLY NEW ASPHALT COMPOSITION SHINGLES on NEW ROOFING PAPER on 5/8" EXTERIOR PLYWOOD SHEATHING PER STRUCT. on 2X RAFTERS PER STRUCT. @ 16" O.C. 2x FURRING AS REQ'D FOR INSUL. DEPTH 2" MIN CLOSED CELL SPRAY FOAM INSUL (R-10 MIN) 9-1/4" MIN R-39 BIB INSUL 1/2" GWB R1 NEW INTERIOR WALL ASSEMBLY 1/2" GWB 2X FRAMING PER PLAN 3 1/2" ACOUSTICAL BATTS @ BEDROOM, BATH, MECH. WALLS 1/2" GWB, PAINTED NEW FLOOR ASSEMBLY 5/8" WOOD FLOORING 1/2" QUIK TRACK RADIANT HEATING PANELS 3/4" PLYWOOD SHEATHING PER STRUCT. TJI FLOOR JOISTS PER STRUCT. @ 16" O.C. R-30 MIN BIB INSUL ABOVE GARAGE 7/8" 'Z' CHANNEL, PERP. TO FLR FRAMING, @ 24" 0.C. MAX 5/8" TYPE 'X' GWB, PAINTED NEW GARAGE FLOOR ASSEMBLY 4" CONCRETE SLAB 6 MIL VAPOR BARRIER 4" WASHED GRAVEL ON UNDISTURBED OR COMPACTED SOIL F1 F2 W2 F3 9950MICHAEL A. LA FONSTATE OF WASHINGTONARCHITECTREGISTERED:DATE:DRAWN:CHECKED:JOB NUMBER:PROJECT STATUS© 2019 Michael La Fon / Capsule2366 Eastlake Ave E #403Seattle WA 98102t: 206.395.9672e: info@capsule-space.nethttp://capsule-space.net/A3.11PROPOSED ELEVATIONSEdwards Residence336 Smither Ave S Renton WA 980575.28.2019MALMAL1904PERMIT SUBMITTAL SETa new backyard cottage for thePROPOSED SECTIONS1/4" = 1'-0"1 WEST ELEVATION 1/4" = 1'-0"2 SOUTH ELEVATION 1/4" = 1'-0"3 NORTH ELEVATION 1/4" = 1'-0"4 EAST ELEVATION 1/4" = 1'-0"5 SECTION B-B 1/4" = 1'-0"6 SECTION A-A STAIR & RAILING NOTES TYPICAL ASSEMBLIES A B C W1 EXT. WALL ASSEMBLY, TYP.MIN6"FINISH GRADE SLOPE AWAY FROM BLDG. BELOW GRADE WATERPROOFING & DRAINAGE MAT W/ FILTER FABRIC CONT. DS TIGHTLINE PIPE 4" DIA PERF. DRAINAGE PIPE FILTER FABRIC SURROUNDING DRAINAGE GRAVEL F2 FLR ASSEMBLY, TYP. FOOTING & STEM WALL, W/ REINF. PER STRUCT. 1/2" TRIM WRAP, PAINTED PT 4X4 POST 5/4"x6" IPE DECKING 1/2"x TRIM, PAINTED 1/2" MDO PANEL, PAINTED CONC FTG PER STRUCTURAL 2x6 RIM JOIST SIMPSON HOLDDOWNS 1/2" TRIM WRAP, PAINTED POST SECTION RAILING ELEVATION 2x4 CEDAR TOP RAIL, PAINTED 2x3 CEDAR BALUSTRADE CAP, PAINTED 1"x1" CEDAR BALUSTERS @ 4" O.C., PAINTED 2x3 CEDAR BALUSTRADE BASE, PAINTED 2x4 CEDAR RAILING BASE, PAINTED SURFACE OF IPE DECK PT 4X4 POST CEDAR POST CAP, PAINTED SLOPE TOP TO DRAIN 4"x4"x1/4" BRASS SPACER 2x6 PT JOISTS PER STRUCT. 1x WD RISERS 5/4" TREAD MATCH DECKING 2x12 P.T. STRINGERS CONC LANDING SLAB 2x PT WD PLATE RAMSET SIMPSON LSC HANGER (2) 2x10 P.T. HEADER OR PER STRUCT. 10" MIN.1" NOTE: GLUE & NAIL ALL TREADS AND RISERS NOTE: ALL STRUCTURAL DECK & STAIR FRAMING TO BE PRESSURE-TREATED 7 3/4" MAX.9950MICHAEL A. LA FONSTATE OF WASHINGTONARCHITECTREGISTERED:DATE:DRAWN:CHECKED:JOB NUMBER:PROJECT STATUS© 2019 Michael La Fon / Capsule2366 Eastlake Ave E #403Seattle WA 98102t: 206.395.9672e: info@capsule-space.nethttp://capsule-space.net/A5.01DETAILSEdwards Residence336 Smither Ave S Renton WA 980575.28.2019MALMAL1904PERMIT SUBMITTAL SETa new backyard cottage for theSCHEDULESDOOR SCHEDULE MARK TYPE DOOR SIZE OPERATION U-VALUE CPD NUMBER MFR MODEL FRAME TYPE FIRE RATING FINISH GLAZING TYPE COMMENTSWIDTHHEIGHTAREADOORFRAME Exterior 101 D 3' - 0"6' - 8"20 SF SINGLE SWING 20 MIN.KEYED LOCKSET 103 C 16' - 0"8' - 0"128 SF OVERHEAD ROLLING AUTOMATIC DOOR OPENER 201 88 3' - 0"6' - 8"20 SF SINGLE SWING 0.20 KEYED LOCKSET, PEEPHOLE Interior 102 A 2' - 6"6' - 8"17 SF SINGLE SWING PRIVACY LOCK 202 B 5' - 0"6' - 8"33 SF DOUBLE SLIDER 203 A 2' - 4"6' - 8"16 SF SINGLE SWING PRIVACY LOCK 204 A 2' - 6"6' - 8"17 SF SINGLE SWING KEYED LOCKSET 205 B 5' - 0"6' - 8"33 SF DOUBLE SLIDER 206 A 2' - 6"6' - 8"17 SF SINGLE SWING KEYED LOCKSET 207 B 5' - 0"6' - 8"33 SF DOUBLE SLIDER 208 A 2' - 4"6' - 8"16 SF SINGLE SWING PRIVACY LOCK WINDOW SCHEDULE MARK COUNT WINDOW SIZE OPERATION U-VALUE CPD NUMBER MFR MODEL MATERIAL FINISH GLAZING TYPE HEAD HEIGHT COMMENTSWIDTHHEIGHTAREA 1 4 4' - 6"4' - 9"21 SF DOUBLE HUNG 0.30 ANDERSEN 200 SERIES FIBREX MFR CLEAR 6' - 8" 2 3 4' - 6"3' - 6"16 SF DOUBLE HUNG 0.30 ANDERSEN 200 SERIES FIBREX MFR CLEAR 6' - 8"SAFETY GLAZING WHERE INDICATED 3 2 2' - 6"4' - 0"10 SF CASEMENT 0.30 ANDERSEN 100 SERIES FIBREX MFR CLEAR 6' - 8"EGRESS WINDOW DOOR TYPES 1 1/2" = 1'-0"1 FTG DETAIL 1 1/2" = 1'-0"2 RAILING DETAIL 1 1/2" = 1'-0"3 STAIR DETAIL RECEIVED 07/02/2019 amorganroth PLANNING DIVISION DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 5 LUA19-000131 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m . and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of veget ation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and Monitoring proposal. In addition, the applicant will be required to comply with all the code re quirements of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance and monitoring surety device. 6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Pl acards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitte d is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Nate Janders, 425-430-7382, njanders@rentonwa.gov) 1. See Attached Development Engineering Memo dated July 8, 2019 Fire Authority: ADVISORY NOTES TO APPLICANT Page 2 of 5 LUA**-000*** ADVISORY NOTES TO APPLICANT Page 3 of 5 LUA**-000*** DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 8, 2019 TO: Alex Morganroth, Planner FROM: Nathan Janders, Civil Engineer II SUBJECT: Smithers ADU 336 Smithers Ave S LUA19-000131 I have reviewed the application for the Smithers ADU located at 336 Smithers Ave S and have the following comments: EXISTING CONDITIONS The site is approximately 4,800 square feet in size and is rectangular in shape. The site currently has a Single family home with a backyard greenhouse the homeowner would like to demo for construction of an ADU. The site is fronted by Smithers Ave S on the West, Burnett Alley S. on the East and private property to the North and South. WATER: The proposed development is within the City’s water service area and in the Valley 196 pressure zone. There is an existing 4-inch water main in Smithers Ave S (Record DWG – WTR2701156) that can deliver a maximum flow capacity of 750 gallons per minute (GPM). The static water pressure is about 70 psi at ground elevation of 34 feet. SEWER: The site is currently hooked up to City of Renton sewer. There is an existing 8-inch sewer main in Burnett Alley S. (Record DWG – WWP2702262) with an existing 4-inch vitrified clay pipe (VCP) sewer stub (Record DWG – S-226205) serving the property. STORM DRAINGE: There is currently no connection to storm water on site or any recorded on site BMP’s. There is an existing 6-inch storm water main in the alleyway (Record DWG – SWP2703472). STREETS: At this location, Smithers AVE S. is a Residential Access Street with a ROW of 60 feet and Burnet Alley S. has a ROW of 16 feet. WATER COMMENTS The following improvements are required to be provided by the developer for the proposed project to provide water service to each lot. 1. There is an existing ¾-inch domestic water meter serving the existing residence on the property. This meter cannot serve both the house and the ADU, city code requires the installation of a separate meter for each building. a. Proposal indicates installation of a new water meter, which is acceptable. ADVISORY NOTES TO APPLICANT Page 4 of 5 LUA**-000*** 2. There is one existing fire hydrant within 300 feet of the existing building located to the South of the property on the corner of Smithers Ave S and S 4th St and can produce approximately 600 GPM. a. City of Renton Fire Authority (RFA) has determined that the hydrant cannot meet the needs of RFA and either the ADU shall be sprinkled, or the applicant shall provide a hydrant capable of producing 1,000 GPM minimum. Applicant shall provide plans indicating compliance with either option. 3. There is a 2019 SDC fee for a 1-inch meter of $2,025 and a 2019 fee for a new water meter installation of $1,667.50. City Crews will install the water service from the main to the property line and the drop in water meter. SEWER COMMENTS 1. The proposal indicates connecting the ADU side sewer to the existing side sewer, which is acceptable. 2. The existing 4-inch VCP sewer stub shall be replaced with a minimum 6-inch sewer stub complying with approved materials per RMC 4-6-040 and standard details. 3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2019 sewer fee for a 1-inch meter install is $1,550.00 per meter. STORM DRAINAGE COMMENTS 1. Per RMC 4-6-030 drainage review is required if the project: 1) Would result in 2,000 square feet or more of new plus replaced impervious surface or 2) Would involve 7,000 square feet of land disturbing activity. a. If either condition is met, refer to the City of Renton Surface Water Design Manual (RSWDM) Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard (Matching Existing Conditions). The site falls within the Black River drainage basin. Drainage plans and a drainage report complying with the adopted 2017 RSWDM will be required. b. If the project exceeds 2,000 square feet of new impervious surface a geotechnical report for the site shall be required per the adopted 2017 Renton Surface Water Design Manual. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMP options per Core Requirement #9 and Appendix C, with typical designs for the site from the project civil engineer, shall be submitted with the application. c. Based on information provided in application it is exempt from drainage review. 2. Proposal to include temporary erosion and sediment control plan. See COR Standard Detail 218 for a sample. 3. The proposed project is located in the R-14 zone which allows a maximum impervious coverage of 80% on your lot. a. Based on information provided in application it is in compliance with this requirement. 4. There is a 2019 system Development Charge of $0.36 per sq foot of new impervious surface area. The fee shall not exceed $900.00. TRANSPORTATION/STREET COMMENTS 1. Frontage improvements are not required if the following criteria are met: 1) The New construction or addition with valuation less than $150,000 or 2) Interior remodels of any value not involving a building addition. a. If frontage improvements are needed Smithers Ave S is classified as a residential access road. As per RMC 4-6-060, the ROW width for a two lane Residential Access road is 53’. Current ROW is 60 feet with a paved curb-curb of approximately 30 feet. Per code half of half street improvements are required and would include a new 0.5 foot wide curb, 8 foot wide landscaped planter, and an 5 foot wide sidewalk. ADVISORY NOTES TO APPLICANT Page 5 of 5 LUA**-000*** b. Based on information provided in application it is exempt from frontage improvements. c. No dedication would be required therefore, a Deed of Dedication with a REETA form will not be required at the time of building permit submittal. 2. Street lighting improvements are not required if: 1) two (2) to four (4) units for residential 2) zero (0) to five thousand (5,000) square feet commercial 3) or zero (0) to ten thousand (10,000) square feet industrial. a. Based on information provided in application it is exempt from street lighting upgrades. 3. Per RMC 4-4-080 driveways shall: 1) Not be closer than five feet (5') to any property line 2) Have a maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16') a. Based on information provided in application it appears applicant is in compliance but construction plans indicating driveway dimensions at right of way shall be included to ensure compliance with code requirements. 4. Payment of the transportation impact fee is applicable on the construction of the Accessory Dwelling Unit at the time of application for the building permit. The 2019 transportation impact fee is $2,418.16 per Accessory Dwelling Unit. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. 2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 4. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-feet minimum horizontal and 1-foot vertical separation between storm and other utilities is required with the exception of water lines which require 10-feet horizontal and 1.5-feet vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. 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