HomeMy WebLinkAboutPRE23-000412_Meeting SummaryPREAPPLICATION MEETING FOR
Thurman ADU
PRE 23-000412
CITY OF RENTON
Department of Community & Economic Development
Planning Division
January 18, 2024
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).
M E M O R A N D U M
DATE: January 3, 2024
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Thuman ADU
1. The fire flow requirement for a single-family home and ADU’s 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 one fire hydrant is required within 300 -feet of the proposed buildings and
two hydrants if the fire flow goes up to 1,500 gpm.
Currently this area of the City of Renton has no public water system and the private
water system is not capable of supporting any approved fire hydrants. The only option
for this area of the city is to allow approved residential fire sprinkler systems to be
installed. This will require an on-site water tank within the proposed dwelling with an
electric pump attached to the fire sprinkler system.
2. The fire impact fees are currently waived for new ADU units.
3. Fire department apparatus access roadways from the public street system are adequate
as they exist.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 4th, 2024
TO: Jill Ding, Senior Planner
FROM: Scott Warlick, Engineering Specialist III
SUBJECT: Utility and Transportation Comments for 13411 SE 151st St
PRE23-000412
13411 SE 151st St
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)
2223059112. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
Water
1. The water service is provided by the Maplewood addition water coop. Please provide an
approval from the Maplewood addition water coop for the proposed ADU.
Sanitary Sewer
1. The current home is on septic. Please provide approval from King County Public Health that
your septic system can handle the increased capacity from building the ADU.
2. King County may request a sewer availability certificate from the city of Renton for the
proposed ADU.
Surface Water
1. There is no stormwater main along the frontage of the property on SE 151st St.
2. Critical areas on site that may affect stormwater review include: Regulated Slopes, Erosion
Hazard – High, Special Flood Hazard Area, and Regulated Shoreline.
3. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). In this zone,
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 2022 RSWDM.
4. An extension of the storm water conveyance system may be required in accordance with
chapter 4 of the RSWDM.
13411 SE 151st St – PRE23-000412
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5. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water
Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton
Surface Water Design Manual (RSWDM) to determine what type of drainage review is
required for this site. The site falls within the City’s Flow Control Duration (matching forested
conditions) Standard. The site falls within the Lower Cedar River drainage basin.
6. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRent
on
7. 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 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.
8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate
the new runoff created by this development to the maximum extent feasible. On-site BMPs
shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage
plan, including the application of on-site BMPs, shall be included with the land use application,
as applicable to the project. The final drainage plan and drainage report must be submitted
with the utility construction permit application.
9. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement
#9 and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
10. Erosion control measures to meet the City requirements shall be provided.
11. The development falls within the R-4 zone which has a maximum impervious surface area of
50% per lot.
12. The development is subject to a surface water system development charge (SDC) fees. Fees
will be charged based on the rate at the time of construction permit issuance.
• The current SDC fee for new ADU is $1,150.00.
• The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts SE 151st St to the north.
a. SE 151st St is classified as a residential access street, with an existing right-of-way
(ROW) width of approximately 60-feet with an existing paved width of approximately
22-feet. To meet the City’s complete street standards for a residential access street,
a minimum ROW width of 53-feet is required. No dedication of ROW will be required.
Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall
be required and include a 10-foot travel lane with a 6-foot parking lane, a 0.5-foot
curb, an 8-foot planting strip, a 5-foot sidewalk and 1-foot clear behind sidewalk.
13411 SE 151st St – PRE23-000412
Page 3 of 3
2. A formal fee-in-lieu request may be submitted for the street frontage improvements
along SE 151st St. See the wavier and fee-in-lieu request form using the following link:
http://rentonwa.gov/uploadedFiles/Business/CED/FORMS/BPW.pdf
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall
provide slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9')
and double-loaded garage driveway shall not exceed sixteen feet (16').
5. Street lighting is not required from a project that consists of less than 4 residential units.
6. Paving and trench restoration within the City of Renton right of way shall comply with the
City’s Trench Restoration and Street Overlay Requirements.
7. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of construction permit issuance.
a. The 2024 transportation impact fee is $0 for the ADU.
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=9687014
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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 18, 2024
TO: Pre-Application File No. 23-000412
FROM: Jill Ding, Senior Planner
SUBJECT: Thurman Residence ADU – 13411 SE 151st St (APN 2223059112)
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 subject property is located at 13411 SE 151st St (APN 2223059112). The
proposed project site is a 37,744 square foot lot within the Residential-4 (R-4) zone that is
currently developed with a single-family home and associated accessory structures. The applicant
is proposing to construct a two-story accessory dwelling unit (ADU) just south of the existing
residence. The site is currently accessed via a residential driveway off of SE 151st St. According
to the City of Renton Maps (COR Maps), the project site is mapped with Wellhead Protection Area
Zones (Zone 2, Maplewood Wellfield), Special Flood Hazard Areas (100 year flood, FEMA Zone-
AE), Moderate to Severe Channel Migration Zone Hazards, Regulated Shoreline High Intensity
Environmental Designation, Regulated Shoreline: CR-C Cedar River Reaches Jurisdiction, High
Seismic Hazards, Regulated Slopes and High Erosion Hazards.
Current Use: The site is currently developed with a single-family home, proposed to remain.
1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-4 (R-
4). One dwelling unit with one accessory dwelling unit per lot is allowed in the R-4 Zone,
provided the design is consistent with the architectural character of the primary structure and
the property owner will occupy the principal dwelling or the ADU. Additionally, prior to the
issuance of building permits the owner shall record a notice on the property title. The notice
shall bear the notarized signature of all property owners listed on the property title and
include: the legal description of the property, a copy of the approved site/floor plan, and the
applicability of the restrictions and limitations regarding ADUs in RMC Title IV. The City will
be updating its ADU regulations to comply with recently adopted state legislation (HB1337).
Thurman Residence ADU
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January 18, 2024
2. Development Standards: The proposed ADU would be subject to RMC 4-2-110C,
Development Standards for Residential Development (Accessory Dwelling Units) effective at
the time of building permit application.
Building Standards – The R-4 Zone has a maximum impervious surface coverage of 50% of the
total lot area. The lot coverage of the primary residential structure combined with all
accessory buildings shall not exceed the maximum lot coverage of the Zoning District. The lot
coverage of accessory dwelling units shall not be calculated towards maximum building/lot
coverage. Compliance with this standard will be reviewed at the time of formal land use
application.
Height - ADUs are subject to the maximum wall plate height of 32 feet per RMC 4-2-110C, and
associated conditions and shall not exceed the height of the primary structure by more than
four (4) feet. Additional ADU height allowances may be permitted upon application and
approval of a modification pursuant to RMC 4-9-250. Compliance with this standard will be
reviewed at the time of formal land use application.
Design - The proposed ADU must be architecturally compatible with the primary structure.
Plans submitted with a formal application should indicate such compatibility. If the primary
structure does not comply with the adopted architectural detailing standards adopted in the
residential design standards (RMC 4-2-115E3), the primary structure shall be brought to
proportional compliance prior to the issuance of ADU building permits.
a. The amount invested in physical improvements to reduce or eliminate the nonconformity
related to the architectural detailing shall be determined by multiplying the valuation of the
ADU, as determined by the City, by ten percent (10%).
b. The Department shall evaluate and approve the allocation of the required investment in
bringing the primary structure into compliance based on the above formula and RMC 4-2-
115E3.
Compliance with this standard will be reviewed at the time of formal land use application.
The maximum size of an ADU on this lot is 1000 square feet or 75% of the primary residence,
whichever is smaller. The square foot calculation shall not include porches, exterior stairs, or
garages. The total floor area of all accessory buildings shall not be greater than the floor area
of the primary residential uses. According to the lot size and size of the existing primary
structure, the maximum size of an ADU for this lot is 1000 square feet. The applicant would
need to demonstrate that the proposed ADU complies with the size requirements at the time
of formal land use application.
Setbacks – Setbacks are the minimum required distance between the building footprint and
the property line and any private access easement. The required minimum setbacks for
accessory dwelling units in the R-4 Zone are:
Front yards and secondary front yards for accessory dwelling units – Setbacks applied to the
primary structure also apply to accessory structures. The minimum front yard setback is 25
feet.
Rear yard for accessory dwelling units – 5 feet
Side yards for accessory dwelling units – 5 feet
Thurman Residence ADU
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January 18, 2024
Location - The proposed ADU must be 6 ft. from any residential structure. If sited closer than
6 ft., the proposed ADU will be considered to be attached. Attached dwellings are not
permitted in the R-4 Zone. An attached dwelling is defined as, “A dwelling unit connected to
one or more dwellings by common roofs, walls, or floors or a dwelling unit or units attached
to garages or other nonresidential uses”. Compliance with this standard will be verified at
the time of formal land use application.
3. 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.
Street Frontage Landscaping – The minimum onsite landscape width required along street
frontages is 10 feet, with the exception of areas for required walkways and driveways, and
shall contain trees, shrubs, and landscaping. Single family building permits, when not part of
a subdivision, are exempt from the landscaping regulations.
4. Significant Tree Retention: Application materials identify that there are mature trees on the
site. 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 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
Thurman Residence ADU
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January 18, 2024
TREE SIZE TREE CREDITS
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.
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-
130H.1.e 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 credit worksheet
prepared by an arborist or landscape architect would be required at the time of formal land
use application.
5. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project,
the location must be designated on the landscape plan. A wall taller than four feet requires a
building permit. Fences up to six-feet in height are permitted in the rear yard and side yard;
fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear
vision area has a limited fence height of 42 inches. 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. New or existing fencing would need to
comply with the fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall
be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional
information about fences and retaining walls.
Thurman Residence ADU
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January 18, 2024
6. Access/Parking: Each lot is required to accommodate off street parking for a minimum of two
vehicles. A minimum of one off street parking space and a maximum of two parking spaces
must be provided for the proposed ADU. Driveways and curb cuts are subject to RMC 4-4-
080I. The site appears to have adequate space to comply with off street parking
requirements.
7. Driveways: The maximum driveway slope 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.
8. Critical Areas: Wellhead Protection Area Zones (Zone 2, Maplewood Wellfield), Special Flood
Hazard Areas (100 year flood, FEMA Zone- AE), Floodway, Moderate to Severe Channel
Migration Zone Hazards, Regulated Shoreline High Intensity Environmental Designation,
Regulated Shoreline: CR-C Cedar River Reaches Jurisdiction, High Seismic Hazards, Regulated
Slopes and High Erosion Hazards are mapped on the project site.
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 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. A standard stream or lake study prepared by a qualified
biologist may be required at the time of building permit application to demonstrate
compliance with the Shoreline Master Program and 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.
9. Environmental Review: Due to the presence of critical areas on site, the project would require
Environmental ‘SEPA’ Review. An environmental determination will be made by the Renton
Environmental Review Committee.
10. Permit Requirements: The proposed project would require a Shoreline Substantial
Development Permit, and Environmental (SEPA) Review. The applications would be reviewed
concurrently within an approximate timeframe of 6-8 weeks. The 2024 application fees would
total $5,071.50 ($3,030 Shoreline Substantial Development Permit review + $1,800 SEPA
Review + $241.50 5% technology fee = $5,071.50). Any modification requests to code
standards are $290.00 per modification + an additional 5% technology fee. All fees are subject
to change prior to submittal. Detailed information regarding the land use application
submittal can be found on the City’s Permit Center website. 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.
Thurman Residence ADU
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January 18, 2024
11. Fees: Most fees for new ADUs are waived as of the adoption date of Resolution 4422, through
December 31, 2024.
A handout listing Renton’s development-related fees is available on the City of Renton
website for your review.
The following development fees are waived for new ADUs:
▪ Building permit fees;
▪ Electrical permit fees for single-family and duplex;
▪ Mechanical permit fees;
▪ Plumbing permit fees;
▪ Administrative Conditional Use Permit fees;
▪ Water construction permit fees;
▪ Wastewater and surface water construction permit fees; and
▪ Transportation, Renton School District, and park impact fees for ADUs.
The following development fees are reduced by half (50%) for new ADUs:
▪ Water meter Installation fees;
▪ Water Service and wastewater fees (excluding Fire Service Fees); and
▪ Storm Water System Development Charges for new single family residences.
A handout listing all of the City’s Development related fees is available for your review at
https://
edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRenton.
12. 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.
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 or 425-430-6598.