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HomeMy WebLinkAboutPRE_StaffComments_230209_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Wibmer/Ritzau Fence 1933 SE 19th Ct PRE 23-00017 February 9, 2023 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, 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 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). The DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 2nd, 2023 TO: Andrew Van Gordan, Associate Planner FROM: Scott Warlick, Engineering Specialist III SUBJECT: Wibmer/Ritzau Fence 1933 SE 19th Ct PRE23-000017 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) 7399200430. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Rolling Hills 590 Pressure Zone. 2. The static water pressure is approximately 77 psi at ground elevation of 414-feet. 3. There is an existing 8-inch water main located on the property (see water plan no. W-022804). 4. There is an existing ¾-inch domestic water meter (facility ID number MTR-014280) serving the existing home. 5. A gate or removable panel is recommended for the northeast section of the wall so that city crews can still have access to the water main in the event of an emergency or if maintenance is needed. 6. Call 811 for locates to ensure that a new post is not installed over top of the watermain. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch concrete gravity wastewater main located in SE 19th Ct (record drawing S-008302). 3. The existing home is connected to the city sewer. Surface Water 1. There is currently a 12” storm water main located behind the property along Puget Dr SE (Record Dwg: R-135901). 2. It appears that a section of this main may pass along the south corner of your property. Please call 811 for locates to ensure that a new post is not installed over top of the storm main. Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction or additions in excess of $175,000. This project does not appear to trigger frontage improvements. 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 as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 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 2023 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. 564 47 City of Renton Print map Template This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. None 2/8/2023 Legend 32016 THIS MAP IS NOT TO BE USED FOR NAVIGATION Feet Notes 32 WGS_1984_Web_Mercator_Auxiliary_Sphere Information Technology - GIS RentonMapSupport@Rentonwa.gov City and County Labels Addresses Parcels City and County Boundary <all other values> Renton Anode Backflow Device AIRGAP DCDA DCVA GGI HGI RPBA RPDA SVB Water Meter Well Wellhead Protection Site Sampling Station Cathodic Protection Test Station Renton Fire Hydrant Hydrant Other System Water Manhole Water Pump Network Structure - Point DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 9, 2023 TO: Pre-Application File No. PRE23-000017 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Wibmer/Ritzau Fence 1933 SE 19th Ct (APN 7399200430) 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, Development Engineering 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 proposal is to construct an eight-foot (8’) tall fence on the lot line in the southern corner of the property to reduce sound and light from vehicles using Puget Dr SE. The fence would have a length of approximately 49 feet (49’) with 22 feet (22’) abutting the Puget Dr SE right-of-way and 27 feet (27’) abutting the shared property line with 1900 Rolling Hills Ave SE. The fence would be constructed with a layer of mass loaded vinyl (MLV) sandwiched between a layer of cedar boards on each side. Current Use: The property is currently developed with a detached dwelling. Per the provided application materials, a six-foot (6’) tall fence is currently located where the project is proposed. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential – 8 (R-8) zoning classification. The Residential Medium Density Land Use designation is intended to implement the R-8 zone. The R-8 zone is established for single family residential dwellings. 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 to add a sense of community. Detached dwellings are a permitted use within the R-8 zone. Fences are permitted accessory structures. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations (Primary Structures)” and RMC 4-2-110B, Wibmer/Ritzau Fence Page 2 of 3 February 9, 2023 “Development Standards for Residential Development (Detached Accessory Buildings)” effective at the time of complete application (noted as “R-8 standards” herein). Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone for a detached building are: Front yard: 20 feet except when all vehicle access is taken from an alley, then 15 feet; Minimum secondary front yard: 15 feet; Side yard: 5 feet; Rear yard: 25 feet (25’). The property is a through lot; a through lot is a lot that has two (2) opposing ends each fronting on a street (SE 19th Ct and Puget Dr SE). Because of the opposing ends fronting on a street the property has two front yards. The front yard setback i s from SE 19th Ct and the secondary front yard is from Puget Dr SE. The property lines shared with the neighboring lots are side yards. The property has no rear yard for zoning setback and fencing regulation purposes. Of note, zoning setback standards do not apply to fences. Fence setback standards can be found in RMC 4-4-040, Fences, Hedges, and Retaining Walls. Arbors, pergolas and trellises are permitted within required yard setbacks if they meet the following: i. The length of any side shall not exceed 12 feet (12’) and the footprint shall not exceed 80 square feet, inclusive of eaves; ii. A maximum height from finished grade to the top of the structure of 10 feet (10’); iii. Both sides and roof shall be at least 50 percent (50%) open, or, if latticework is used, there shall be a minimum opening of two inches (2”) between crosspieces. iv. Limited to two (2) such structures per lot. 3. Fences/Retaining Walls: The height of a fence shall be measured from the top elevation of the top board rail or wire to the ground. 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. In any residential zone, the maximum height of any fence shall be 72 inches (72”). Fences shall not exceed 48 inches (48”) in height within any part of the secondary front yard setback. Fences over 48 inches (48”) and up to 72 inches (72”) in height may be installed within secondary front yard setbacks, excepting portion within a clear vision area if all requirements in RMC 4-4-040D2e are met. For full information about fences refer to RMC 4-4-040, Fences, Hedges, and Retaining Walls. A variance application shall be evaluated for any proposed fence greater than 72 inches (72”) in height anywhere within a residential zone. See Variances below for additional information. 4. Critical Areas: According to COR Maps the site is within a moderate coal mine hazard area and a moderate landslide hazard area. 5. Environmental Review: Single family dwelling units and associated accessory structures are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070H3 if it is determined that designated critical areas or their buffers are located on the property. 6. Variances: Deviation from the maximum allowed fence height is proposed. Requests for relief are required to meet applicable criteria in RMC 4-9-250, Variances, Waivers, Modifications, and Alternatives. Wibmer/Ritzau Fence Page 3 of 3 February 9, 2023 Planning would not support a variance to increase the height of the fence to eight feet (8’). Neither the property size, shape and surroundings of the lot nor light and noise from along Puget Dr SE are unique to the project. Additionally, neither deprive the property from the right and privilege of a detached dwelling on the property. Means other than an eight-foot (8’) tall fence, such as an arbor or trellis are permitted within the setback and can be up to 10 feet (10’) in height. The application materials also indicate that when first installed the existing fence reduced noise from vehicles but has since deteriorated. Replacement of the existing fence would accomplish both noise and light reduction. MLV could also be incorporated into a conforming fence for additional reduction. Planning does not see evidence that a variance request would meet Criteria 1, Criteria 3 or Criteria 4 of the variance decision criteria as a fence, or other structure, can be constructed on the property to reduce light and noise and still meet applicable requirements. 7. Permit Requirements: A fence over 72 inches (72”) in height requires a building permit. Building permit fees are based on the valuation of the project and work completed. An administrative variance is required for a fence within a residential zone that is greater than 72 inches (72”) in height. Based on the 2023 fees in effect at the time of this memo, the total for an administrative variance is $1,564.50 ($1,490.00 Administrative Variance + $74.50 5% Technology Fee = $1,564.50). A 5% technology fee added to the total cost of the reviews would be assessed at the time of land use application. The expected time frame for an administrative variance is six (6) to eight (8) weeks. All fees are subject to change. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 8. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at 425-430-7286 or avangordon@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Any variance granted, unless otherwise specified in writing, shall become null and void in the event that the applicant or owner of the subject property for which a variance has been requested has failed to commence construction or otherwise implement effectively the variance granted within a period of two (2) years after such variance has been issued. For proper cause shown, an applicant may petition for an extension of the two (2) year period during the variance application review process, specifying the reasons for the request. The time may be extended but shall not exceed one additional year in any event. It is the applicant’s responsibility to monitor the expiration dates.