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HomeMy WebLinkAboutPRE22-000156_Meeting SummaryPREAPPLICATION MEETING FOR Master Suite Addition PRE 22-000156 CITY OF RENTON Department of Community & Economic Development Planning Division May 26, 2022 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 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). M E M O R A N D U M DATE: May 19th, 2022 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Jacobson Single Family Addition 1. The fire flow requirement 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. A minimum of on e fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is no public water service to this area and the private water system does not have the capacity to provide any fire flow to the site. An approved residential fire sprinkler system would be required throughout the entire house, both new and existing for approval of this proposal. Separate plans and permits are required from the Renton Regional Fire Authority. 2. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. 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. Existing public street system does not meet these requirements. An approved residential fire sprinkler system would be required throughout the entire house, both new and existing for approval of this proposal. Separate plans and permits are required from the Renton Regional Fire Authority. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 26, 2022 TO: Jill Ding, Senior Planner FROM: Yong Qi, Civil Engineer III, Plan Review SUBJECT: Master Suite Addition 15010 135th Ave SE PRE22-000156 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 parcels # 2223059056, 2223059033 & 2223059050. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Water service for this area is provided by Wasmeta Park Water System. Provide a water availability from Wasmeta Park Water System within the building permit submittal. SEWER COMMENTS 1. The project site has an existing septic system. The applicant needs to obtain an approval letter from King County Public Health for the proposed addition within the building permit submittal. STORM DRAINAGE COMMENTS 1. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the Lower Cedar River Basin and Cedar Main Urban sub basin. 2. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 3. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The project site is within Special Flood Hazard Areas (100-year flood). The site falls within the wellhead protection area Zone 1 modified. Stormwater open conveyance systems within this zone, such as Master Suite Addition – PRE22-000156 Page 2 of 4 May 26, 2022 ditches and channels and water quality facilities, may require a liner per sections 6.2.4 and 1.2.4.3 of the 2017 RSWDM. 4. A soil report for the site is required and shall be submitted with the building permit submittal. See 2017 RSWDM Appendix C, Section C.1.3. 5. Erosion control measures to meet the City requirements shall be provided. 6. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 7. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual which will be based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4 -1- 045 for information regarding project vesting. 8. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton TRANSPORTATION/STREET COMMENTS 1. Since the overall valuation of the project is estimated to be less than $150,000, in accordance with RMC 4-6-060, no street frontage improvements or right of way dedication are required. However, if during Building Permit review it is determined that the exterior additions exceed an overall valuation of $150,000, the project may become subject to further transportation review. GENERAL COMMENTS 1. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Demo of any existing structures on the project site(s). 2. Fees quoted in this document reflect the fees applicable in the year 2022 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 26, 2022 TO: Pre-Application File No. 22-000156 FROM: Jill Ding, Senior Planner SUBJECT: Master Suite Addition 15010 135th Ave SE Parcel Nos. 2223059056, 2223059033, and 2223059050 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, 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 subject property is comprised of three parcels, totaling 19,218 sq. ft., located at 15010 135th Ave SE (Parcel Nos. 2223059056, 2223059033, and 2223059050) within the Residential-4 (R-4) zone. The project site is currently developed with an existing single family residence, sports court, and other detached accessory structures. The applicant is proposing to construct a 768 sq. ft. master suite addition to the existing single family residence. The project site is mapped within the 100 year floodplain, floodway, severe channel migration zone, sensitive slopes (slopes with grades between 25 and 40 percent), high seismic hazard area, wellhead protection area (zone 1 modified), and the shoreline high intensity designation of Cedar River Reach C. Current Use: The project site is currently developed with an existing single family residence, sports court, and other detached accessory structures. Zoning/Density Requirements: The subject property is zoned Residential-4 (R-4). Detached single family residences are outright permitted uses within the R-4 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-4 standards” herein). Building Standards –The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height permitted in the R-4 zone is restricted to 32 feet, and the buildings shall be not more than three 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 Master Suite Addition, PRE22-000156 Page 2 of 4 May 26, 2022 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. Detached accessory structures must remain below a height of 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. Compliance with the building standards for the proposed addition would be required to be demonstrated at the time of formal land use and building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards: 20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30 feet. For residential uses within the Shoreline High Intensity Designation, along the Cedar River, a vegetation conservation buffer is required. The width of the vegetation conservation buffer varies and is based on the lot depth, based on a lot depth of 145 feet on the project site, a vegetation conservation buffer of 35 feet would be required. If the buffer is less than one hundred feet (100') from the OHWM the building setback is established as the common line setback or fifteen feet (15') landward from the minimum buffer, whichever is greater. The common line setback is calculated by measuring the closest point of the primary structure to the OHWM on each of the abutting properties and averaging the two (2) primary building setbacks. If a dwelling unit does not exist on an abutting property then the setback of the abutting property without a dwelling unit, for the purposes of determining an average setback, shall be equal to thirty percent (30%) of the parcel depth. Setbacks for the proposed addition would be verified at the time of formal land use and building permit review. If the proposed addition does not comply with the required setbacks areas of the underlying lots, a lot combination may be required to consolidate the underlying parcels. Residential Design Standards: The proposed addition would be required to comply with the residential design standards as outlined in RMC 4-2-115. Compliance with the residential design standards would be verified at the time of formal land use and building permit review. Access/Parking: Access would remain via the existing driveway access off of 135th Ave SE. Any driveway shall be setback at least 5 feet from the side lot lines. The project site is required to accommodate off street parking for a minimum of two vehicles. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Compliance with private driveway standards would be verified at the time of formal land use and building permit review. 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. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. Master Suite Addition, PRE22-000156 Page 3 of 4 May 26, 2022 In accordance with RMC 4-4-070C.2.a, single family building permits when not part of a subdivision are exempt from the all but the maintenance and street tree requirements of the landscape regulations. 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 h ow 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: The project site is mapped within the 100 year floodplain, floodway, severe channel migration zone, sensitive slopes (slopes with grades between 25 and 40 percent), high seismic hazard area, wellhead protection area (zone 1 modified), and the shoreline high intensity designation of Cedar River Reach C. Due to the presence of critical areas, a geotechnical study prepared by a licensed geologist, trained in fluvial morphology, will be required at the time of formal land use and building permit application to assess geological hazards, channel migration zone, and flood hazards mapped on site. The study shall specifically address if the proposal will not increase the threat of the geological or flood hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. Secondary review of the submitted report, at the applicant’s expense, may be required of any submitted critical areas studies. Flood Hazard Data and a Biological Assessment would be required to be submitted at the time of formal land use and building permit application. The flood hazard data would include mapping the location of the 100-year floodplain and floodway on the submitted site plan as well as demonstrating that the proposed addition would comply with the requirements of our Flood Hazard Regulations (RMC 4-3-050G.4). Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. If grading or other activity will reduce the effective storage volume, compensatory storage shall be created on the site. A standard stream or lake study prepared by a qualified biologist may be required at the time of formal land use and building permit application to demonstrate compliance with the Shoreline Master Program and Master Suite Addition, PRE22-000156 Page 4 of 4 May 26, 2022 development criteria found in Critical Areas Regulations RMC 4-3-090. The study shall demonstrate if the proposal meets the criteria of no net loss of ecological functions as described in RMC 4-3-090D2. If the proposal requires mitigation for substantial impacts to the existing vegetation buffer in order to demonstrate no net loss of ecological functions, a supplemental stream or lake study is required. It is the applicant’s responsibility to ascertain whether critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Projects with critical areas are subject to Environmental (SEPA) Review (RMC 4-9- 070H.2). Permit Requirements: The proposal would require a Shoreline Exemption, Lot Combination, and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. The 2022 administrative application fees would total $2,215.50 (no charge for the shoreline exemption + $510 Lot Combination + $1,600.00 SEPA + $105.50 Technology Fee = $2,215.50). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding 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. In addition to the required land use permits, separate construction and building permits would be required. 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 the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov for pre-screening. Expiration: Upon approval, the Shoreline Exemption is valid for two years with a possible one year extension (RMC 4-9-190J). It is the responsibility of the owner to monitor the expiration date.