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HomeMy WebLinkAboutPRE21-000326_Meeting SummaryPREAPPLICATION MEETING FOR Rosen Addition Variance 1224 N 32nd St PRE 21-000326 CITY OF RENTON Department of Community & Economic Development Planning Division September 30, 2021 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewers: Yong Qi, 425-430-7439, yqi@rentonwa.gov Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@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 formal submittal. 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: September 30, 2021 TO: Brittany Gillia, Planner FROM: Yong Qi, Civil Engineer III Michael Sippo, Civil Engineer III SUBJECT: Utility and Transportation Comments for Rosen Addition Variance 1224 N 32nd Street, Renton WA 98056 PRE 21-000326 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 reviewed the application for the Rosen Addition Variance at Error! Reference source not found. (APN 334210-1885) and have the following comments: EXISTING CONDITIONS The site is approximately 5,400 sqft in size and is rectangular in shape. The existing site has an existing single-family residence of one story with daylight basement. Water Water service is provided by City of Renton. The site is in the City of Renton’s water service area in the Kennydale 308 hydraulic pressure zone. There is an existing 12-inch City water main located in N 32nd St (see Water plan no. W-106004) that can deliver a maximum total flow capacity of 2,800 gallons per minute (gpm). The approximate static water pressure is 51 psi at the elevation of 188 feet. The site is located in the Aquifer Protection Area Zone 2. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in N 32nd St (see City plan no. S-01420F). Storm The existing property does not contain stormwater facilities. There are stormwater mains located in N 32nd St. Runoff from the existing site includes one single family residence where Error! Reference source not found. – PRE21-000326 Page 2 of 4 no stormwater infrastructure currently exists on-site. Runoff from the site sheet flows into the ROW of N 32nd St and flows to a catch basin approximately 300 feet to the west of the site. Streets N 32nd St is a Residential Access Street with an existing right of way (ROW) width of 50 ft as measured using the King County Assessor’s Map. CODE REQUIREMENTS WATER 1. The project is within the City of Renton’s water service area in the Kennydale 308 hydraulic zone. 2. The site is located in the Aquifer Projection Area, Zone 2. 3. There is an existing ¾ -inch water meter serving the existing house at 1224 N 32nd St. 4. There is an existing 12-inch ductile iron water main (see City water project plan no. W- 106004) in N 32nd St, which can deliver a maximum flow rate of 2,800 gallon per minute. The static water pressure is above 51 psi at ground elevation 188 feet. 5. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton Regional Fire Authority for fire hydrant requirements: • One to the east of the house at the intersection of N 32nd St and Park Ave N; • One in N 32nd St approximately 250 ft to the west of the house. 6. The existing ¾’’ water service line and meter can continue to serve the existing home after the addition. The water utility does not require additional improvements. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ concrete gravity wastewater main located in N 32nd St (see record drawing S-01420F). 3. There is an existing 6-inch sewer stub serving the property. The existing house is currently served by a 4” PVC side sewer that connects into the existing 6” concrete sewer stub. 4. If the existing sewer service will be reused, no sewer system development charges are applicable. If the domestic water meter size is required to be increased as a result of the project, applicable SDC fees would be applicable. Credit would be provided for the existing meter size. SURFACE WATER 1. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. A drainage study complying with the 2017 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Conditions). The site is located in the East Lake Washington drainage basin and West Kennydale sub basin. Drainage report and drainage plans based on 2017 City of Renton Surface Water Manual are required to be provided. A preliminary drainage plan and drainage report, including the application of flow control BMPs, shall be included with the land use application. 2. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water Error! Reference source not found. – PRE21-000326 Page 3 of 4 quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 3. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 5. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). In Zone 2 of the City’s APA, stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the RSWDM. 6. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 7. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. The following summarizes the required improvements if the project exceeds this threshold: a. N 32nd St is classified as Residential Access Street with an existing right of way (ROW) width of 50’ as measured using the King County Assessor’s Map. The existing street section contains two (2) approximately 11’ wide west and east-bound travel lanes. To meet the City’s complete street standards for Residential Access, the minimum ROW width would be 53 feet requiring a ROW dedication of up to 1.5 feet. b. Half street improvements as taken from the ROW centerline shall be required and include a minimum 13-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. 2. Street grades shall not exceed 15 percent. 3. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. Error! Reference source not found. – PRE21-000326 Page 4 of 4 5. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 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 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. 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 2021 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000326 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 30, 2021 TO: Pre-Application File No. 21-000326 FROM: Brittany Gillia, Assistant Planner SUBJECT: Rosen Addition Variance 1224 N 32nd St Parcel #3342101885 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 https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to repair damage done to the face of the structure caused by vehicular impact and simultaneously add approximately 309 square feet of new living area to the front of the existing home and extend the existing front deck into the front yard setback. The subject property is located at 1224 N 32nd St (APN 3342101885). The parcel totals approximately 5,400 sq. ft. (0.12 acres) in area and is currently developed with a single family home. The proposed addition would cantilever and extend the living space of the residence out by 3.5 feet and an additional 4 feet of deck, for a total of 7.5 feet of expansion into the front yard setback. The expansion would be cantilevered over the entrance to the garage more than 7.5 feet in height above finished grade. The applicant is also proposing to remove sections of existing pavement, patio and deck in the side and rear yard to add a new 488 sq ft patio and deck that provides access between the rear yard and the upper floor of the home. Access to the lot is proposed to remain via the existing driveway off of N 32 nd St. There are Wellhead Protection Area Zones (Zone 2) and Regulated Slopes mapped on the project site. The applicant is not proposing to remove any trees. Current Use: The site is currently developed with a 1,310 square foot single family residence. Zoning/Density Requirements: The subject property is located within the Residential-8 (R-8) zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre. The Residential Medium Density Land Use designation is intended to implement the Rosen Addition Variance, PRE21-000326 Page 2 of 5 September 30, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000326 R-8 zone. Development in the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Attached dwelling units are not an allowed use in the R-8 zone. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Lot depth shall be the horizontal distance between the front and rear lot lines, measured from midpoint to midpoint; except in the case irregularly shaped lots. For irregularly shaped lots and lots without an obvious rear lot line, the lot depth shall be measured to the midpoint of an imaginary line at least fifteen feet (15') in length located entirely within the lot and farthest removed and parallel to the front lot line or its tangent. No changes to the existing lot dimensions are proposed. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. 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; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non- exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal’s compliance with the building standards for the new home would be verified at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Side yards along streets: 15 feet. Side yard along a street is defined as the yard requirement that is neither a front yard nor a rear yard, yet it abuts a street right-of-way or private street. Uncovered steps and decks not exceeding eighteen inches (18") above the finished grade may project to any property line. Uncovered steps and decks having no roof covering and not exceeding forty two inches (42") high may be built within the front yard setback. Porches and stoops may project into front setbacks by up to eight feet (8’). Based on the provided site plan, the proposed addition would encroach into the front yard setback by 7.5 feet and would encroach into the rear yard setback by 1.5 feet. The submitted materials did not provide reason and/or hardship explanation for variance to the front yard. As proposed, staff would not support a variance application for a reduced front yard setback. The submitted materials do not address the encroachment into the rear yard setback. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable. If additions and/or expansions are valued at fifty thousand dollars ($50,000.00) or more, or at fifty percent (50%) or greater of the most recent assessment or appraisal shall require that the entire dwelling or structure comply with the standards of the Residential Rosen Addition Variance, PRE21-000326 Page 3 of 5 September 30, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000326 Design subsection. Standards from the Residential Design subsection that may be applicable to this proposal include the following: Primary Entry- The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height of twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. Facade Modulation- One of the following is required: 1. An offset of at least one story that is at least ten feet (10') wide and two feet (2') in depth on facades visible from the street, or 2. At least two feet (2') offset of second story from first story on one street-facing facade. Eaves- Both of the following are required: 1. Eaves projecting from the roof of the entire building at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves, and 2. Rakes on gable ends must extend a minimum of two inches (2") from the surface of exterior siding materials. Architectural Detailing- If one siding material is used on any side of the dwelling that is two stories or greater in height, a horizontal band that measures at least eight inches (8") is required between the first and second story. Additionally, one of the following is required: 1. Three and one-half inch (3 1/2") minimum trim surrounds all windows and details all doors, or 2. A combination of shutters and three and one-half inches (3 1/2") minimum trim details all windows, and three and one-half inches (3 1/2") minimum trim details all doors. Access: Current access to the subject site is off of N 32nd St. No changes to access or existing driveways are proposed. Parking: Each lot is required to accommodate off street parking for a minimum of two vehicles. Parking compliance would be verified at the time of building permit application. 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 ret aining 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 lots would be required to provide a minimum tree density of two (2) trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Rosen Addition Variance, PRE21-000326 Page 4 of 5 September 30, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000326 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 tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application. Critical Areas: According to COR Maps, the site is mapped within a Wellhead Protection Area (Zone 2, Wellfield 5A) and Regulated Slope designation. A geotechnical analysis for the site may be required at the time of land use application. The analysis would need to assess soil conditions and detail construction measures to assure building stability. A fill source statement will be required if any fill is being brought to the project site. 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: Single family building additions are categorically exempt from Environmental (SEPA) Review except for lands covered by water or critical areas as designated in RMC 4-9-070H.2. The proposed addition would no longer be exempt from environmental review if further investigation of the site results in the identification of designated critical areas. Permit Requirements: A reduction of the front yard setback would require administrative variance approval. The following decision criteria must be met in order to obtain a variance from the front yard setback: a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; d. That the approval is a minimum variance that will accomplish the desired purpose. Please be advised the submitted materials do not indicate the applicant suffers practical difficulties and unnecessary hardship and it would appear a variance in this case would constitute a grant of special privilege. The application would be reviewed within an estimated time frame of six to eight weeks. The Rosen Addition Variance, PRE21-000326 Page 5 of 5 September 30, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000326 2021 administrative short plat application fee is $1,330.00 each plus a 5% Technology Surcharge Fee. All fees are subject to change. A Variance Submittal Requirements Checklist is linked here. Additional information and forms needed for the land use application submittal can be found on the City’s new 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. The City’s Electronic File Standards can be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0 Revising the application to be code compliant would not require a land use application but would require a building permit. Public Notice: A minimum of one Public Information Sign is required for a n Administrative Variance application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the public information sign requirements is provided on the City of Renton website “All Forms” page noted above. Note: When the formal application materials are complete, the applicant is required to have the application materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Assistant Planner at bgillia@rentonwa.gov for pre-screening. Expiration: An Administrative Variance is valid for two (2) years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.