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HomeMy WebLinkAboutPRE17-000814 Meeting Summary PRE-APPLICATION MEETING FOR LEIFER ADU PRE 17-000814 CITY OF RENTON Department of Community & Economic Development Planning Division December 21st, 2017 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 20, 2017 TO: Alex Morganroth, Planner FROM: Scott Warlick, Engineering Specialist II SUBJECT: Leifer ADU 535 Whitworth S Ave PRE17-000814 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) 7841300440. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Per Resolution 4318, fees for an Accessory Dwelling Units will be assessed at 50%. Water 1. The proposed ADU is within the City of Renton’s water service area and in the Valley 196 pressure zone. 2. The static water pressure is 72-psi at ground elevation of 28-feet. 3. There is an existing 4-inch water main in Whitworth Ave S (Record DWG – W-115608) that can deliver a maximum flow capacity of 500-999 gallons per minute (gpm). 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 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 2018 SDC fee for a 1-inch meter is $3,727 and the 2018 fee for a new water meter installation is $2,850.00. 6. There is one existing fire hydrant that is within 300-feet of the existing building. The Hydrant is located on the corner of Whitworth Ave S and S 6th St. Sanitary Sewer 1. This parcel is currently hooked up to City of Renton sewer. 2. There is an 8-inch Gravity wastewater main located in the alley to the west of the property (Record DWG – S-272228). 3. 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. 4. 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 2018 sewer fee for a ¾’ and 1-inch meter install is $2,837.00 per meter. Surface Water 1. There is currently no connection to storm water on site. 2. If any site work outside of the building envelop is proposed, 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 (Exist Peak). The site falls within the Black River drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 3. There is a 2018 system Development Charge of $0.687 per sq foot of new impervious surface area. The fee shall not exceed $1,718.00. 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. If frontage improvements are needed however Whitworth Ave S is a residential access road. As per RMC 4-6-060, the ROW width for a two lane Residential Access road is 60’. Based on City’s review current frontage improvements on Whitworth Ave S comply with RMC 4-6-060 and therefore no frontage improvements are needed. 2. 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 2018 transportation impact fee is $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. 3. 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 2018 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 21, 2017 TO: Pre-Application File No. 17-000814 FROM: Alex Morganroth, Associate Planner SUBJECT: Leifer Accessory Dwelling Unit 535 Whitworth Ave S Parcel #7841300440 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). Rev iew 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 at 535 Whitworth Ave S on the west side of Whitworth Ave S between S 6th St and Houser Way S. The site is 4,800 sq. ft. (.11 acres) and is in the R-14 zoning designation. The applicant is proposing the construction of a detached 381.83 sq. ft. accessory dwelling unit (ADU). The ADU would be constructed in the same footprint as an existing, unpermitted ADU located along the public alley on the west side of the property. The existing, unoccupied ADU structure has deteriorated significantly and would be demolished as part of the project. Pedestrian access to the ADU would be via a concrete walkway that connects to the public sidewalk on Whitworth Ave S. Alternatively, the ADU may be accessible via the existing public alleyway, but no garage is proposed in association with the ADU. A High Seismic Hazard Area is mapped on the project site. No trees or vegetation are proposed for removal. Current Use: The project site is currently developed with an existing single family home and a detached accessory building used by the previous owners as an unpermitted ADU. Zoning/Density Requirements: The subject property is located within the R-14 zoning classification. The maximum density allowed in the R-14 zone is fourteen (14) dwelling units per net acre and the minimum density allowed is seven (7) dwelling units per net acre. The R-14 zone is intended to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi-family developments. Detached accessory dwelling units require an Administrative Conditional Use Permit (CUP) within the R -14 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-14 development standards allow for a maximum building coverage of 65% of the lot area and a maximum impervious coverage of 80%. Based on analysis calculations it appears the impervious and building coverage is less than the maximum permitted of 80% and 65%, respectively. The applicant shall demonstrate compliance with impervious coverage at the time of land use permit application. 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. In addition, the 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 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 a public street. The required setbacks for ADUs in the R-14 zone are: Front yard: 15 feet, except when all vehicle access is taken from an alley, then 10 feet. Rear yard: Determined through administrative review, to be no less than 5 feet and no greater than 10 feet from the back edge of the alley. Side yards: 4 feet Based on the site plan submitted, the proposed ADU appears to meet the setbacks required in the R-14 Zone. Setbacks would be verified at the time of formal Conditional Use Permit application for the ADU. Location: The proposed ADU must be six feet from any residential structure. If sited closer than six feet, the proposed ADU would be considered to be attached. 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 location of the ADU would be verified at the time of formal Conditional Use Permit application for the ADU. 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. The project parcel is classified as a non-conforming site with respect to the lack of off-street parking. If a new building or structure is constructed on a parcel outside of the Center Downtown Zone, the entire site must be brought into compliance with the parking, loading, driveway regulations contained in RMC 4-4-080. Therefore, the applicant shall provide adequate space for a minimum of three (3) off street parking spaces that would be verified at the time of formal Conditional Use Permit application for the ADU. 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 if any trees are proposed for removal. Critical Areas: A high seismic hazard is mapped on the site. A geotechnical study completed by a licensed professional may be required for all proposed development located in a geologically hazardous area, unless waived by the Administrator. Environmental Review: The project is Categorically Exempt from Environmental (SEPA) Review. Permit Requirements: Accessory dwelling units in the R-14 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 for an ADU is $772.50 ($750.00 plus 3% Technology Surcharge Fee). Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms.” All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. 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 an Administrative Conditional Use Permit. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). 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. Please note that building and construction permit fees will be assessed at 50% for ADUs per Resolution 4318 effective til December 31, 2018. The 2018 impact fees are as follows:  A Transportation Impact Fee based on $1,679.27 each new accessory dwelling unit;  A Parks Impact Fee based on $1,112.15 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. 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.