Loading...
HomeMy WebLinkAboutv.1_Pre-app Meeting Summary_20170518H:\CED\Planning\Current Planning\PREAPPS\17-000247 PRE-APPLICATION MEETING COMMENTS FOR KHAIRI ADU AND HOUSE PRE17-000247 CITY OF RENTON Department of Community & Economic Development Planning Division May 18th, 2017 Contact Information: Planner: Alex Morganroth, 425-430-7219 Public Works Plan Reviewer: Justin Johnson, 425-430-7291 Fire Prevention Reviewer: Corey Thomas, 425-430-7024 Building Department Reviewer: Craig Burnell, 425-430-7290 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). K:\Preapps\2017\PRE17000247_Khaira House with ADU\03.Meeting Summary FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: May 9, 2017 TO: Alex Morganroth, Associate Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Khaira House w/ Accessory Dwelling Unit 11430 SE 162nd Street 1. The fire flow requirements for single family homes and/or an ADU 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 buildings and two hydrants if the fire flow goes up to 1,500 gpm. A water availability certificate is required from Soos Creek Water District. It appears that only one hydrant exists in this area. Care shall be taken to adjust location of new buildings to meet the maximum distance to fire hydrant of 300-feet. Homes over 3,600 square feet can meet secondary fire hydrant requirement by providing an approved fire sprinkler system. 2. The fire impact fees are currently applicable at the rate of $718.56 per single family unit. This fee is paid at building permit issuance. Credit will be granted for any existing homes that are removed or retained. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved or approved all weather surface that will support our apparatus. Turning radius is 25-feet inside and 45-feet outside. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved hammerhead type turnaround. K:\Preapps\2017\PRE17000247_Khaira House with ADU\03.Meeting Summary DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 15, 2016 TO: Alex Morganroth, Planner FROM: Justin Johnson, Civil Engineer II, Plan Review SUBJECT: Khaira House w/ Accessory Dwelling Unit 11430 SE 162nd Street 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) 0088000072. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water Service provider will be Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City. SANITARY SEWER 1. Sewer Service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City. SURFACE WATER 1. There are no existing stormwater facility onsite. 2. There is currently a storm water drainage ditch located on the north side of the property. 3. A Technical Information Report complying with the City of Renton’s 2017 Surface Water Manual will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. 4. Appropriate on site BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and Technical Information Report must be submitted with the construction permit application per core requirement number 9 of the 2017 Surface Water Design Manual. 5. A geotechnical report for the site shall be required. Information on the water table and soil permeability (infiltration rate), with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 6. Surface water system development fee is $1,608.00 for each new lot. This is payable prior to issuance of the construction permit. K:\Preapps\2017\PRE17000247_Khaira House with ADU\03.Meeting Summary TRANSPORTATION 1. The proposed development fronts SE 162nd St along the east property line and is classified as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore no ROW dedication will be required. Per City code 4-6-060, half street improvements shall 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. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $5,430.85 per single family house and $3,358.55 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. 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. 2. All construction permits for utility and street improvements will require separate plan submittals. All 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 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. 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. 5. Fees quoted in this document reflect the fees applicable in the year 2017 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. 6. Street lighting is not required provided that the number of lots does not exceed four. 7. Applicant will be required to submit information on the previously recorded 4-lot short plat. K:\Preapps\2017\PRE17000247_Khaira House with ADU\03.Meeting Summary DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 18, 2017 TO: Pre-Application File No. 17-000247 FROM: Alex Morganroth, Associate Planner SUBJECT: Khaira House w/ Accessory Dwelling Unit 11430 SE 162nd Street 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject site is located on the south side of SE 160th St between SE 162nd St and Puget Dr SE. The site is 38,332 sq. ft. and is in the R-6 zoning designation. There are no critical areas mapped on the site. The applicant is proposing the demolition of the existing single-family home and the construction of a single-family home and detached 790 sq. ft. accessory dwelling unit (ADU). The ADU would incorporate a one or two car garage into the structure. The applicant has proposed two possible site variations for the single-family house and detached accessory dwelling unit. Access to the new single-family home and ADU would be via an existing private driveway off of SE 162nd St along the south side of the property that connects to the proposed garage/ADU structure. Current Use: The project site is currently developed with an existing manufactured home proposed for demolition. Zoning/Density Requirements: The subject property is located within the R-6 zoning classification. The density range allowed in the R-6 zone is a minimum of 3.0 to a maximum of 6.0 dwelling units per 1 net acre. The Residential Medium Density Land Use designation is intended to implement the R-6 zone. Detached accessory dwelling units require an Administrative Conditional Use Permit (CUP) within the R-6 zoning designation and are not subject to density regulations of the zone. 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 development standards allow for a maximum building coverage of 40% of the lot area and a maximum impervious coverage of 55%. Based on the preliminary calculations it appears the impervious and building coverage is less than the maximum permitted of 55% at 40% respectively. The applicant shall demonstrate compliance with impervious coverage at the time of land use permit application. K:\Preapps\2017\PRE17000247_Khaira House with ADU\03.Meeting Summary The ADU building height is restricted to 24-feet from grade plane to the highest wall plate. In addition, the accessory unit structure (dwelling space, kitchen space, etc.) shall not be taller than the primary dwelling. Roofs with a pitch greater than 4:12 may project an additional 6 vertical feet. The applicant did not indicate the height of the proposed ADU structure. ADUs are subject to the development standards applicable to primary structures and consistent with the architectural character of the primary structure. Plans submitted with a formal application should indicate such compatibility. If approved by the Administrator, the property owner would be required to file an affidavit affirming that the owner would occupy the principal dwelling or the ADU and prior to the issuance of building permits the owner would record a notice on the property title. No more than fifty (50) total ADUs may be permitted per calendar year in the City of Renton. The maximum size of an accessory dwelling unit is 800 square feet or 75% of the primary residence, whichever is smaller. The maximum floor area of all accessory buildings shall not be greater than the floor area of the primary residential use. The proposed primary residential structure would be approximately 1,800 square feet; therefore the maximum permissible size of the proposed ADU could not exceed 800 square feet. If the ADU is attached to the garage, the total square footage of the structure may not exceed 1000 square feet. The applicant would be required to provide detailed information about the size of the proposed 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. Accessory structures shall not be located between the primary structure and public street. The required setbacks for ADUs in the R-6 zone are: Front yard: 25 feet Rear yard: Determined through administrative review, to be no less than 5 ft. and no greater than 20 ft. from the back edge of the alley. Side yards: 5 feet Proposal #2 indicates that the ADU would be located in the front yard and therefore would not be allowed. Setbacks would be verified at the time of formal Conditional Use Permit application for the ADU. Location: The proposed ADU must be 6 feet from any residential structure. If sited closer than 6 feet, the proposed ADU would be considered to be attached. Attached dwellings are not permitted in the R-6 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.” The proposed location of the ADU in Proposal #1 would comply with the required setbacks and separation distance. Access/Parking: 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. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Adequate area for a minimum of three (3) off street parking spaces would be verified at the time of formal Conditional Use Permit application for the ADU. The proposed single-family residence and ADU would continue to access SE 162nd St via a private driveway that crosses the lot to the south (Parcel #0088000070). The applicant will be required to submit written documentation of an existing access easement across the property at the time of formal Conditional Use Permit application. If no such easement exists, the establishment of an easement would be included as a condition of the conditional use permit. K:\Preapps\2017\PRE17000247_Khaira House with ADU\03.Meeting Summary Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the 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. 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. Significant Tree Retention: If significant trees 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% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. 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. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application. Critical Areas: No critical areas are mapped on the project site. 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 2017 fee for the Administrative Conditional Use Permit is $1,545.00 ($1,500.00 plus 3% Technology Surcharge Fee). The Technology Fee is anticipated to increase in 2017. Detailed information regarding the land use application submittal is provided on the land use permit application form page on the City’s website (search land use forms in the search box). The City has implemented electronic plan review for all land use and building permit applications. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required for Administrative Conditional Use Permit. The applicant is responsible for the procurement, installation and maintenance of the sign. K:\Preapps\2017\PRE17000247_Khaira House with ADU\03.Meeting Summary 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 2017 impact fees are as follows:  A Transportation Impact Fee based on $1,448.00 each new accessory dwelling unit;  A Parks Impact Fee based on $2,224.29 per each new accessory dwelling unit;  A Fire Impact fee of $718.56 per each new accessory dwelling unit; and  Renton School District Impact Fee is $1,448.00 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. *Please note that the Renton City Council will be considering a proposal to reduce the impact fees for Accessory Dwelling Units in 2017. 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 Alex Morganroth, Associate Planner at amorganroth@rentonwa.gov or 425- 430-7219 for an appointment. Expiration: Upon approval, the conditional use permit is valid for two years with a possible one year extension.