HomeMy WebLinkAboutPre-app Mtg Summary - 17-000873
PRE-APPLICATION MEETING FOR
SMITHERS ADU
PRE 17-000873
CITY OF RENTON
Department of Community & Economic Development
Planning Division
January 11th, 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).
FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: January 4, 2018
TO: Alex Morganroth, Associate Planner
FROM: Cory Cappelletti, Plans Review Inspector
SUBJECT: 315 Smithers Ave S DADU Unit
1. The fire flow requirements for a single family home/ADU is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). A minimum of one fire hydrant is required within 300-feet
of the proposed building and there is one existing. But, the hydrant is on a 4-inch water main and cannot
provide the required water supply. To build this unit would require either the hydrant be improved to
provide the required water supply or the unit must have an approved fire sprinkler system installed.
2. The fire impact fees are currently applicable at the rate of $964.43 per accessory dwelling unit. This fee is
paid at building permit issuance.
3. Fire department apparatus access roadways are adequate as they exist.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 9th, 2018
TO: Alex Morganroth, Planner
FROM: Scott Warlick, Engineering Specialist II
SUBJECT: Smithers ADU
315 Smithers Ave S
PRE17-000873
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) 7839800135. 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 70-psi at ground elevation of 34-feet.
3. 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).
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 $1,863.50 and the 2018 fee for a new water
meter installation is $1,425.00.
6. There is one existing fire hydrant that is within 300-feet of the existing building. The Hydrant is located
across the street on Smithers Ave S to the North
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-226204).
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 (4” Vitrified Clay Pipe) 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 City of Renton will not allow you to reuse the 4” vitrified clay pipe sewer stub. A new 6” PVC sewer
stub will be required to be installed from the main to the property line. From the 6” PVC stub at the
property you can “Y” off to supply the new ADU and the SFR with 4” PVC.
5. The new Sewer service cannot run under the new ADU.
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 2018 sewer fee for a ¾’ and
1-inch meter install is $1,418.50 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 $0.344 per sq foot of new impervious surface area. The
fee shall not exceed $859.00.
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 Smithers 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 Smithers 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 $1,679.28
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: January 10, 2018
TO: Pre-Application File No. 17-000873
FROM: Alex Morganroth, Associate Planner
SUBJECT: Smithers Accessory Dwelling Unit
315 Smithers Ave S
Parcel #7839800135
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 at 315 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 in the R-14 zoning designation. The applicant is proposing
the construction of a 632 sq. ft. detached accessory dwelling unit (ADU). The ADU would be constructed in the rear
yard along the alley. An existing duplex and detached one-story garage structure are located on the site. The
detached garage would be demolished as a part of this project. No pedestrian access to the ADU was indicated on
the submitted materials. The ADU is accessible via the existing public alleyway and the applicant has proposed one
parking stall to the north of the ADU. No garage is proposed in association with the ADU. A High Seismic Hazard
Area is mapped on the project site. According to the applicant, no trees or vegetation are proposed for removal.
Current Use: The project site is currently developed with an existing duplex and a detached garage.
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%. 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. Please note that a flat roof
would not be compatible with the existing pitched-roof structure.
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 $787.50 ($750.00 plus 5%
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 $964.53 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 extensi