HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000044i:\rtimmons\preapps\12-038 (r-8 star short plat).doc
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 21, 2012
TO:Pre-Application File No. 12-044
FROM:Rocale Timmons, Associate Planner
SUBJECT:South Warnes ADU (5502 NE 10th St)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available 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 property is located on the north side of NE 10th St between Jericho
Pl NE and Nile Ave NE. The proposal is to subdivide is to construct an two-story accessory
structure containing a three-car garage on the first floor and an Accessory Dwelling Unit (ADU)
on the second floor. The proposed accessory structure would be . Additionally the applicant is
proposing the further subdivision of the lot, that was created as part of the Warnes Short Plat in
2009 (LUA07-100), into two lots. The subject property zoned Residential-4 dwelling units per
net acre (R-4).
Current Use: The site is currently contains a single family residence.
Zoning/Density Requirements: The subject property is located within the R-4 zoning
designation. The maximum density allowed in the R-4 zone is 4.0 units per net acre (du/ac).
The area of public and private streets and critical areas would be deducted from the gross site
area to determine the “net” site area prior to calculating density. Using the gross square
footage the proposal for 2 lots arrives at a gross density of approximately 4.07 du/ac (2 lots
/0.4914 acres = 4.07 du/ac), which is within the density range permitted in the R-4 zone.
However, since the area of the land within right-of-way dedications, proposed access
easements, and critical areas on site was not provided with the pre-application materials, the
net density could not be calculated. The project would need to meet density requirements
using “net” square footage. The nature of the project would necessitate at least an access
easement which would be deducted from the gross square footage of the site. Several more
square feet would be required in order to not exceed the maximum density requirement.
S Warnes ADU
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ADU’s are allowed as an accessory use to a detached single-family dwelling with an
Administrative Conditional Use Permit. ADU’s are subject to the development standards
applicable to primary structures and consistent with the architectural character of the primary
structure. The property owner is also responsible for filing an affidavit affirming that the owner
will occupy the principal dwelling for the ADU. As a note ADU’s are not included in density
calculations.
Development Standards: The project would be subject to RMC 4-2-110A, “Development
Standards for Residential Zoning Designations (Primary and Attached Accessory Structures) and
RMC 4-2-110B, Development Standards for Residential Development (Detached Accessory
Buildings) effective at the time of complete application. A copy of these standards is included.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 is 8,000 square
feet. A minimum lot width of 70 feet for interior lots and 80 feet for corner lots, as well as a
minimum lot depth of 80 feet, is also required. It appears the proposed subdivision would
meet the lot standards of the R-4 zoning classification.
Building Standards – The R-4 zone allows a maximum building coverage of 35% of the lot area or
2,500 square feet, whichever is greater for lots over 5,000 square feet in size. Building height is
restricted to 30 feet from existing grade. Detached accessory structures must remain below a
height of 15 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 would be verified at the time of building permit review
for the new residence to be located on second lot. Elevations and lot coverage calculations were
not provided with the pre-application materials for the proposed ADU. The applicant will be
required at the time of formal land use application (Conditional Use Permit) to provide
elevations and lot coverage calculations for the subject site.
The maximum size of an accessory dwelling unit is 800 square feet. The maximum floor area of
all accessory buildings shall not be greater than the floor area of the primary residential use.
The submitted site plan indicates that the existing residence is 1,555 square feet, the proposed
ADU would be 840 square feet in size. While the proposed ADU would be smaller than the
primary residence the proposed structure would exceed the 800 square foot requirement. The
applicant would be required to reduce the size of the structure or request and have approved
an Administrative Variance. At this time it does not appear staff would support a request for
the variance and there is no undue hardship.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks in the R-4 zone are 30
feet in front for the primary structure. However, the front yard setback of the primary structure
may be reduced to 20 feet if all parking is provided in the rear yard of the lot with access from a
public right-of-way or alley. The rear yard setback is 25 feet for the primary structure and
interior side yard setbacks are 5 feet. Side yards along-a-street (including access easements) are
15 feet for the primary structure and 20 feet on side yards along streets (including access
easements) for the attached garage gaining access from the side street. The setbacks for the
new residences would be reviewed at the time of building permit. The primary single family
residence on the existing lot would be required to be set back 20 feet from the required access
easement to the northern lot.
S Warnes ADU
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Accessory structures are not permitted within required front yards or side yards along streets.
The rear yard setback for accessory dwelling units are determined through administrative
review, to be no less than 10-feet and no greater than 25-feet. The side yard setback is required
to be 5-feet and in between structures 6-feet. It appears the proposal complies with the
accessory dwelling unit setback requirements of the zone. The rear yard setback would be
determined during the Administrative Conditional Use Permit review.
Building Design Standards – The proposed structure would be subject to the Residential Design
Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential design
standards would be verified at the time of building permit review.
Access/Parking: Access to the proposed garage/ADU would be via a private driveway extended
from NE 10th St. Access to the proposed lot would likely be provided via the existing driveway
extended from NE 10th St which would be required to become and access easement in order for
a different property to use as access.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways
exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade
exceeds 15%, a variance is required.
Landscaping – Except for critical areas, all portions of the development area not covered by
structures, required parking, access, circulation or service areas, must be landscaped with
native, drought-resistant vegetative cover. The development standards require that all pervious
areas within the property boundaries be landscaped. The minimum on-site landscape width
required along street frontages is 10 feet.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements (enclosed). A conceptual landscape plan shall be submitted at the time of
Preliminary Plat application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper) are proposed to be
removed a tree inventory and a tree retention plan along with a tree retention worksheet shall
be provided with the formal land use application. The tree retention plan must show
preservation of at least 30 percent of significant trees, and indicate how proposed building
footprints would be sited to accommodate preservation of significant trees that would be
retained. If the trees cannot be retained, they may be replaced with minimum 2 inch caliper
trees at a ratio of six to one.
Environmental Review: The proposed project would be exempt from Washington State
Environmental Policy Act (SEPA) review.
Permit Requirements:
The proposed subdivision would require a Conditional Use Permit for the ADU and a Preliminary
Plat approval for the subdivision of the lot into two lots. The applications and be reviewed
separately each taking 6-8 weeks or can be reviewed concurrently within an estimated time
frame of 8 weeks once a complete application is accepted. The Preliminary Plat Review
application fee is $4,000 and the Conditional Use Permit application fee is $2,000. There will
also be a technology fee, of 3 %, based on the total land use application fees for the project.
Detailed information regarding the land use application submittal is provided in the attached
handouts.
S Warnes ADU
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Fees: In addition to the applicable building and construction fees, the following mitigation fees
would be required prior to the recording of the short plat. Impact fees, which would replace
mitigation fees, may be adopted prior to construction. Those fees are to be determined. The
following are current fees:
A Fire Mitigation fee of $488.00 per new single family residence.
A Transportation Mitigation Fee based on $75.00 per each new average
daily trip attributable to the project; and
A Parks Mitigation Fee based on $530.76 per new single family residence.
A School District Impact Fee based on $6,392 per new single family
residence. Accessory dwelling units are considered multi-family units for
the purposes of applying school impact fees. The fees are $1,274.00 for
each new multi-family unit.
A handout listing all of the City’s Development related fees in attached for your review.
Expiration: The preliminary short plat approval is valid for two years with a possible one-year
extension.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 20, 2012
TO:Rocale Timmons, Planner
FROM:Arneta Henninger, Plan Review
SUBJECT:S. Warnes Accessory Dwelling Unit
5502 NE 10TH ST
Parcels 102305-9382
PRE 12-044
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 of an Accessory Dwelling Unit
(ADU) and for a subdivision, located in the vicinity of NE 10th St and Nile Ave NE, all in Section 10,
Township 23N, Range 5E. The following comments are based on the pre-application submittal made to
the City of Renton by the applicant for an ADU & a subdivision.
Water:
1. This site is not located in the City of Renton water service area. It is located in Water District 90.
2. This project is not located in the Aquifer Protection Zone.
3. A Certificate of Water Available will be required to be submitted with the formal application.
4. Per the City of Renton Fire Marshal, the fire flow for a single family home is 1,000 gpm minimum
for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds
3,600 square feet, a minimum of 1,500 gpm fire flow would be required. This distance is
measured along the travel route. See comments from Fire Marshal.
5. There are no existing fire hydrants within 300 feet; hence, the project will be required to install
an additional fire hydrant. The existing fire hydrants may need to be fitted with stortz fittings to
bring them up to current City code.
S. Warnes ADU – PRE 12-044
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Sanitary Sewer:
1. This site is located in the City of Renton sewer service area.
2. There is an existing 8” concrete sanitary sewer main in NE 10th St. See City of Renton drawing
S0155 for details.
3. See City of Renton drawing # R-3441 for AsBuilt plans showing the location of the two sewer
connections to the sewer main as drawn by the PLS (Oct. 2009). The new ADU needs to
connect to the existing sewer line that is located on the same lot as the ADU.
4. If the applicant wants to apply for a subdivision on the north lot the project, plans will need to
show how it will provide the new lot(s) with separate sanitary sewer service (to the main).
5. Sanitary Sewer System Development Charges (SDC)are based on the size of the domestic water
meter, but will only be triggered by an additional water meter or upsizing an existing water
meter. This fee shall be paid prior to project closeout.
Storm Drainage:
1. The project will need to show in a plan how the new unit(s) will handle the storm runoff.
2. An ADU would trigger a residential storm connection permit following approval of the plan
noted above.
3. A subdivision would trigger a small drainage review as defined in the City of Renton
Amendments to the 2009 King County Surface Water Drainage Manual.
4. The Surface Water SDC fees are $1,012 per dwelling unit for both the ADU and the subdivision.
These fees are collected at the time a construction permit is issued or prior to project closeout.
Street Improvements:
Offsite improvements of curb, gutter, and sidewalk were all installed per AsBuilt drawing R-3441; hence,
additional improvements will not be required for either the ADU or a new subdivision unless the new
subdivision fronts additional right-of-way not fronted under the Warnes Short Plat.
General:
1. All required utility, drainage, and street improvements will require separate plan submittals
prepared according to City of Renton drafting standards by a licensed Civil Engineer.
2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control
Network.
3. Permit application must include an itemized cost estimate for these improvements. Half of the
fee must be paid upon application for building and construction permits, and the remainder
when the permits are issued. There may be additional fees for water service related expenses.
See Drafting Standards.
cc: Kayren Kittrick, Development Engineering Supervisor