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HomeMy WebLinkAboutPRE23-000285_Meeting SummaryPREAPPLICATION MEETING FOR Cai/Wu Deck Variance PRE 23-000285 CITY OF RENTON Department of Community & Economic Development Planning Division October 12, 2023 Contact Information: Planner: Jill Ding, 425.430.6598, jding@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, 425.430.7290, 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: October 11, 2023 TO: Scott Warlick, Development Engineering FROM: Jill Ding, Planning SUBJECT: Cai/Wu Deck Variance 12354 SE 191st St PRE23-000285 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) 1332730350. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water Service is provided by Soos Creek Water and Sewer District. SEWER 1. Sewer service is provided by Soos Creek Water and Sewer District. SURFACE WATER 1. This property has a maximum allowed impervious coverage of 55% (2,814 square feet). The new deck adds 331 square feet bring the total on-site imperious coverage to 2,583 square feet. General Comments 1. 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 2. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 12, 2023 TO: Pre-Application File No. 23-000285 FROM: Jill Ding, Senior Planner SUBJECT: Cai/Wu Deck Variance 12354 SE 191st St (Parcel No. 1332730350) 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 (tax parcel 1332730350) is addressed as 12354 SE 191st St and is bounded on three sides by the following streets: 124th Ave SE, SE 191st St, and 123rd Pl SE. The project site is zoned Residential-4 (R-4). The proposal is to retain a deck built without permits within the required side yard along a street setbacks of the R-4 zone. The applicant is requesting 15-foot, 11-7/16-inch to 20-foot, 11-1/2-inch setback to retain the existing deck, which had been identified through code enforcement and has been assigned a code case of CODE23-000235. The site is mapped with an erosion hazard area and wellhead protection area, zone 2. Current Use: The project site is currently developed with an existing single family residence. 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). Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. The density maximum density permitted in the R-4 zone is a maximum of 4.0 dwelling units per one net acre. The Residential Medium Density Land Use designation 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. Detached single family residential dwelling units are permitted uses within the R-4 zoning designation. No subdivision is proposed, therefore the density calculations would not be applicable. Minimum Lot Size, Width and Depth –The minimum lot size in the R-4 zone is 9,000 sq. ft. The minimum lot width is 70 feet for interior lots and 80 ft. for corner lots and the minimum lot depth is 100 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW) of no less than 80-percent of the required lot width and no new lots shall have Cai/Wu Deck Variance Page 2 of 4 October 12, 2023 a depth-to-width ratio greater than four to one. No subdivision is proposed, therefore the minimum lot size, width and depth requirements would not be applicable. 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 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 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. According to the submitted site plan, the existing deck would result in a lot coverages of 34 percent on the project site and an impervious surface coverage of 50.48 percent. The retention of the deck would exceed the maximum impervious surface coverage requirements of the R-4 zone. 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, except when all vehicle access is taken from an alley, then 20 ft ; Rear yard: 25 feet; Side yards: combined 20 feet with no less than 7.5 feet on either side; and Secondary Front yard: 30 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. The Administrator may reduce the setback by a maximum of fifty percent (50%) of the required setback when all of the following conditions apply: The setback that was required at the time of initial construction was less than the current requirement; A reduced setback is appropriate given the character of the immediate neighborhood; and There are no other alternative locations that can reasonably accommodate the request without encroaching into a setback. The applicant is requesting a reduction in the secondary front yard setback from 30 feet to a minimum of 15 feet, 11-7/16 inches. The applicant would be required to demonstrate compliance with the above criteria as part of their building permit submittal. As the project site is located on a corner lot, the rear setback requirements would not be applicable and instead the side yard setbacks would apply. The applicant would need to demonstrate that the existing deck would comply with the side yard setback requirements of the R -4 zone. 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. Single family residential building permits, when not a part of a new subdivision are exempt from the Landscaping Regulations. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as Cai/Wu Deck Variance Page 3 of 4 October 12, 2023 defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Cai/Wu Deck Variance Page 4 of 4 October 12, 2023 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the building permit application. Access/Driveways/Parking: No change in access is proposed. Critical Areas: Erosion hazard areas and a wellhead protection area, zone 2 are mapped on the project site. Environmental Review: The addition to an existing single family residence would be exempt from State Environmental Policy Act (SEPA) review. Permit Requirements: The proposal would require a building permit. Detailed information regarding the building permit application submittal can be found on the City’s permitting page at permitting.rentonwa.gov.” The City now requires electronic plan submittal for all applications.