HomeMy WebLinkAboutPRE19-000004_CommentsPREAPPLICATION MEETING FOR
Jung ADU
PRE19-000004
CITY OF RENTON
Department of Community & Economic Development
Planning Division
January 31, 2019
Contact Information:
Planner: Jeffrey Taylor, 425.430.7246, JTaylor@Rentonwa.gov
Public Works Plan Reviewer: Scott Warlick, 425-430-7216, SWarlick@Rentonwa.gov
Fire Prevention Reviewer: Cory Cappelletti, 425.430.7057, CCappelletti@RentonRFA.org
Building Department Reviewer: Craig Burnell, 425.430.7290, CBurnell@Rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the project.
You will need to submit a copy of this packet when you apply for land use and/or
environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
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, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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M E M O R A N D U M
DATE: January 28, 2019
TO: Jeffrey Taylor
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Jung ADU
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square
feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500
gpm fire flow would be required. A minimum of one fire hydrant is required within 300 -feet of the
proposed building and two hydrants if the fire flow goes up to 1,500 gpm.
2. Fire impact fees are applicable at the rate of $414.89 per new residential unit.
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COMMUNITY AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 31, 2019
TO: Jeffrey Taylor, Planner
FROM: Scott Warlick, Engineering Specialist II
SUBJECT: Song Jung ADU Garage Conversion
4706 NE 18th ST
PRE18-000699
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)
5169700022. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The proposed ADU is within the City of Renton’s water service area and in the Highlands 565
Pressure zone.
2. The static water pressure is about 61-psi at ground elevation of 425-feet.
3. There is an existing 8-inch water main in NE 18th ST that can deliver a maximum capacity of XXX gallons per minute
(gpm) – Refer to City water project plan no. WTR2702808
4. 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.
5. A new water service and meter, 1-inch minimum will be required for the proposed ADU if it is
detached from the proposed house, and it is subject to payment of water system development charges
and meter installation charges. The 2019 SDC fee for a 1-inch meter is $2,025.00 and the 2019 fee for
a new water meter installation is $1,437.50.
6. There is an existing fire hydrant located across the street on NE 18th ST that appears to be within 300’ of the proposed
ADU.
Sanitary Sewer
1. The proposed ADU is within the City of Renton’s wastewater service area.
2. The proposed project is located in the Honey Creek Sewer Interceptor and will have SAD (Special
Assessment District) fees.
3. There is an 8-inch Gravity wastewater main located in Whitman CT NE (Record DWG – S-280803).
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4. The existing home has a 6-inch PVC side sewer.
5. The developer will need to show how they propose to serve the ADU with a sanitary sewer service.
Depending on the size and material of the existing side sewer, ADU units are allowed to connect to
the same side sewer as the dwelling. However detached ADU will be required to pay a SDC fee for
sewer connection.
6. 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 ¾-
inch and 1-inch meter install is $1,550.00 per meter for ADU’s and $3,100.00 for Single Family
Homes.
Surface Water
1. There is currently no connection to storm water on site or any on-site BMP’s.
2. There is a type 1 stormwater catchbasin on the corner of NE 18th ST and Duvall Ave NE (Project file:
SWP2702952)
3. There is a type 1 stormwater catchbasin on the corner of NE 18th ST and Elma Ave NE (Project file:
TED4002808)
4. Refer to 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 Flow Control Duration Standard (forest duration). The site falls
within the May Creek drainage basin. Drainage plans and a drainage report complying with the
adopted 2017 Renton Surface Water Design Manual will be required.
5. 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.
6. The proposed project is located in the R-6 zone which allows a maximum impervious coverage of
55% on your lot.
7. 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
1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation
less than $150,000. 2. Interior remodels of any value not involving a building addition. The proposed project fronts NE 18th
ST along the South property line and is classified as a residential access road with an existing ROW width is 50 -feet. To
meet the City’s complete street standards for Error! Reference source not found. streets, minimum ROW is 53 feet.
Therefore a ROW dedication of 1.5-feet will be required. Per City code 4-6-060, half street improvements shall be required
and must include a pavement width of 20 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot
sidewalk, street trees and storm drainage improvements.
2. A formal fee-in-lieu request may be submitted for the street frontage improvements along NE 18th ST. See the wavier and
fee-in-lieu request form using the following link: http://rentonwa.gov/uploadedFiles/Business/CED/FORMS/BPW.pdf
A fee-in-lieu can be paid at $110 per linear foot.
3. If you wish to construct the frontage improvements, a full utility construction permit will be required. Requirements for
intake of a full utility construction permit are listed below.
a. Payment of plan review / inspection fees. Plan review / inspection fees are based on the anticipated value of
the construction of the frontage improvements.
b. Survey prepared by a Professional Land Surveyor licensed in the State of Washington
c. Civil Plans prepared by a Professional Civil Engineer licensed in the State of Washington.
d. Survey and Civil Plans shall conform to the City of Renton attached survey and drafting standards.
e. A written drainage and geotechnical assessment to account for the portion of right of way where work will be
done.
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f. First review of utility permit plans takes approximately three to four weeks.
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.
5. 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. 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:
http://rentonwa.gov/business/default.aspx?id=42473
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 2019 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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 31, 2019
TO: Pre-application File No. 18-000699
FROM: Jeffrey Taylor, Assistant Planner
SUBJECT: Sung Jung ADU
4706 NE 18th ST
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, 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 www.rentonwa.gov
Project Proposal: The subject property is located at 4706 NE 18th ST (APN 5169700022). The proposed project
site contains an existing 1,880 square foot single family residence (to remain) and an existing 700 square foot
detached garage (to remain). The applicant proposes to convert the 700 square foot detached garage to an ADU.
The site is 16,262 square feet in area and is within the Residential - 6 (R-6) Zone. No critical areas are mapped on
the project site.
Current Use: 1,880 square foot single family residence (to remain) and an existing 700 square foot detached
garage (to remain).
Zoning/Density Requirements: The subject property is zoned Residential-6 (R-6). One dwelling unit with one
accessory dwelling unit per lot is allowed in the R-6 Zone with an approved conditional use permit, provided the
design is consistent with the architectural character of the primary structure and the property owner will occupy
the principal dwelling or the ADU. The property owner shall file an affidavit affirming that the owner will occupy
the principal dwelling or the ADU. Additionally, prior to the issuance of building permits the owner shall record a
notice on the property title. The notice shall bear the notarized signature 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 and limitations regarding ADUs in RMC Title IV.
Development Standards: The project would be subject to RMC 4-2-110B, Development Standards for Residential
Development (Detached Accessory Buildings) effective at the time of complete application.
Building Standards – The R-6 Zone has a maximum building coverage of 40%. In addition, the maximum
impervious surface coverage is 55%. The lot coverage of the primary residential structure combined with all
accessory buildings shall not exceed the maximum lot coverage of the Zoning District. The lot coverage of
accessory dwelling units shall not be calculated towards maximum building/lot coverage. The ADU building height
is restricted to 24-feet from grade plane to the highest wall plate. Roofs with a pitch equal to or greater than 4:12
may project an additional 6 vertical feet. Additionally, the structure shall not be taller than the primary dwelling.
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The proposed ADU must be architecturally compatible with the primary structure. Plans submitted with a formal
application should indicate such compatibility. Aerial photos indicate that the existing building coverage and
impervious surface coverage for the proposal meets maximum requirements. No change to building coverage or
impervious surface was proposed in the pre-application submittal. The applicant shall demonstrate compliance
with impervious surface, building coverage, and building height at the time of land use permit application.
The maximum size of an accessory dwelling unit is 800 square feet or 75% of the primary residence, whichever is
smaller. The total floor area of all accessory buildings shall not be greater than the floor area of the primary
residence. The proposed ADU appears to comply with maximum size requirements. The applicant shall be
required to provide detailed information about the size of the primary residence with the conditional use permit
application.
In addition to the ADU, two accessory structures are permitted with a maximum of 720 sq. ft. per structure, or
one structure is permitted with a maximum 1,000 square feet. Detailed information related to accessory
structures on the subject site shall be submitted with the conditional use 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 for accessory dwelling units in Zone R-6 are:
Front yards for accessory dwelling units – Setbacks applied to the primary structure also apply to accessory
structures. The minimum front yard setback is 25 feet; minimum secondary front yard street setback is 25 feet.
Accessory structures shall not be located between the primary structure and a street.
Rear yard for accessory dwelling units – Determined through administrative review, to be no less than 5 ft. and no
greater than 20 ft.
Side yards for accessory dwelling units – 5 feet.
Location - The proposed ADU must be 6 ft. from any residential structure. If sited closer than 6 ft., the proposed
ADU will be considered to be attached. Attached dwellings are not permitted in the R-8 Zone. An attached
dwelling is defined as, “A dwelling unit connected to one or more dwellings by common roofs, walls, or floors or a
dwelling unit or units attached to garages or other nonresidential uses.”
Based on aerial photos, the setback between ADU and existing single family home complies with the minimum
distance requirement of 6 feet. The proposed ADU appears to comply with rear yard setback requirements. The
proposed setback between the ADU and side property line could not be determined. Based on aerial photos,
the exiting garage has an attached carport that extends to the side property line. The setbacks for the new ADU
use would be verified at the time of formal Conditional Use Permit application.
Access/Parking: Based on current code, the remodeling of an existing building/structure by more than one-third
(1/3) of the area of the building/structure and/or the change of all or a portion of a building/structure or land use
to a use requiring more parking than the previous use will trigger compliance with all parking regulations (RMC 4-
4-080). All changes to parking lots, loading areas, or driveways shall comply with the current parking regulations
of RMC 4-4-080, “Parking, Loading, and Driveway Regulations.” Each residential lot is required to accommodate
off street parking for a minimum of two (2) vehicles. A minimum of one (1) off street parking space and a
maximum of two (2) parking spaces would be allowed for the proposed ADU. Driveways and curb cuts are subject
to RMC 4-4-080I. The width of new driveways may be a maximum of 16 feet at the front property line.
Additionally, the width of driveways may not be greater than 40% of the street frontage, and there shall be no
more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or
among properties under unified ownership or control. Driveways shall not be closer than five feet (5') to any
property line. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required.
The site plan submitted with the pre-application materials does not specify the number of proposed off street
parking spaces for the proposed project site; however the proposal appears to have adequate room for 3 off
street parking spaces. Aerial photos indicate that the existing driveway access exceeds the maximum driveway
width and is less than 5 feet from the neighboring property line. Compliance with the off street parking spaces,
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driveway number, and driveway design requirements will be verified at the time of formal Conditional Use
Permit application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be removed a tree
inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land
use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees,
and indicate how proposed building footprints would be sited to accommodate preservation of significant trees
that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be
demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained.
In addition to retaining 30 percent of existing significant trees, this lot would be required to provide a minimum
tree density of 2 trees per 5,000 square feet of lot area onsite (This parcel would require 7 trees to meet tree
density).
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.
The Administrator may require independent review of any land use application that involves tree removal and
land clearing at the City's discretion.
Critical Areas: Based on the City’s Critical Areas Maps, there appears to be no critical areas onsite. It is the
applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present
on the site during site development or building construction.
Environmental Review: The project is Categorically Exempt from Environmental (SEPA) Review.
Permit Requirements: Accessory dwelling units in the R-6 zone require the approval of an Administrative
Conditional Use Permit. The Conditional Use Permit review would be accomplished within an estimated time frame
of 6 to 8 weeks. The administrative conditional use permit fee for 2019 is $1,617.00 ($1,540.00 plus a 5%
Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application
submittal can be found on the City’s website by clicking “Land Use Applications” on the Community & Economic
Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications.
Public Information Sign: The applicant is required to install a proposed land use action sign on the subject
property per the specifications provided in the accompanied public information sign handout. The applicant is
solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign.
Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would
apply to all projects and would be calculated at the time of building permit application and payable prior to
building permit issuance. The 2019 impact fees are as follows:
A Transportation Impact Fee based on $4,836.31 each new accessory dwelling unit;
A Parks Impact Fee based on $3,202.98 per each new accessory dwelling unit;
A Fire Impact fee of $964.53 per each new accessory dwelling unit; and
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Renton School District Impact Fee is $2,455.00 per each new accessory dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website for your review.
The following development fees are reduced by half (50%) for new ADUs:
Building permit fees;
Combination building permit fees;
Building plan check fee;
Electrical permit fees for single-family and duplex;
Mechanical permit fees;
Plumbing permit fees;
Administrative Conditional Use Permit fees;
Water Service and wastewater fees (excluding Fire Service Fees);
Storm Water System Development Charges for new single family residences;
Water construction permit fees;
Wastewater and surface water construction permit fees; and
Transportation and park impact fees for ADUs.
Fees for ADUs will be modified through December 31, 2020. Please note that all fees quoted above are quoted in
full. When calculating the total cost of development please reduce applicable quoted fees by 50%.
Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy
of the application materials pre-screened at the 6th floor front counter prior to submitting the complete
application package. Please contact Jeffrey Taylor, Assistant Planner, at jtaylor@rentonwa.gov or 425-430-7246
for an appointment.
Expiration: Upon approval, the conditional use permit is valid for two years with a possible one year extension.