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HomeMy WebLinkAboutSTAFF_COMMENTS_BEN-MEIR_ADU1 PRE-APPLICATION MEETING FOR BEN-MEIR ADU PRE 18-000663 CITY OF RENTON Department of Community & Economic Development Planning Division November 15, 2018 Contact Information: Planner: Jeffrey Taylor, 425-430-7246, jtaylor@rentonwa.gov Public Works Plan Reviewers: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@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, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: November 6, 2018 TO: Jeffrey Taylor, Assistant Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Ben-Meir ADU 1. The fire flow requirement for a single family home/ADU is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). A minimum of one fire hydrant is required within 300-feet of the proposed building. Existing hydrants can count toward the requirements if within the proper distance and they meet current standards. 2. The fire impact fees are currently applicable at the rate of $414.89 per ADU. This fee is paid at time of building permit issuance. Credit is granted for the removal of the one existing home/ADU. 3. Fire department apparatus access roadways are adequate as they exist. 3 COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 13, 2018 TO: Jeffrey Taylor, Planner FROM: Scott Warlick, Engineering Specialist II SUBJECT: Sarit Ben-Meir ADU 1726 NE 24th ST PRE18-000663 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) 3343903647. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The proposed ADU is within the City of Renton’s water service area and in the Highlands 435 Pressure zone. 2. The development is within zone 1 of the City’s wellhead protection areas. 3. The static water pressure is 78-psi at ground elevation of 254-feet. 4. There is an existing 12-inch water main in NE 24th ST that can deliver a maximum capacity of 3,700 gallons per minute (gpm) – Refer to City water project plan no. WTR2701134 5. There is an existing ¾-inch domestic water meter serving the existing residence on the property. This meter cannot serve both the house and the ADU, city code requires the installation of a separate meter for each building. 6. A new water meter, 1-inch minimum will be required for the proposed ADU if it is detached from the proposed house, and it is subject to payment of water system development charges and meter installation charges. The 2018 SDC fee for a 1-inch meter is $1,863.50 and the 2018 fee for a new water meter installation is $1,425.00. 7. There is an existing fire hydrant located at Jones Ave NE and NE 24th St that is about 350 feet of the ADU and also a hydrant at NE 24th St and Kennewick Ave that is about 340 feet of the proposed ADU. 4 Sanitary Sewer 1. As far as I can tell there is no connection to City of Renton sewer on this parcel. 2. The proposed project is located in the West Kennydale Sewer Interceptor and will have SAD (Special Assessment District) fees. 3. There is an 8-inch Gravity wastewater main located in NE 24th St (Record DWG – S-210804). 4. Approval from King county health will be needed to show that the current septic design is adequate for your addition. 5. If you wish to connect to City of Renton sewer the developer will need to show how they propose to serve the ADU with a sanitary sewer service. ADU units are allowed to connect to the same side sewer as the dwelling, however, detached ADU will be required to pay a SDC fee for sewer connection. 6. A new 6-inch PVC sewer stub will be required to be installed from the main to the property line. From the 6-inch PVC stub at the property you can “Y” off to supply the new ADU and the SFR with 4-inch PVC. 7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2018 sewer fee for a ¾-inch and 1-inch meter install is $1,418.50 per meter for ADU’s and $2,850.00 for Single Family Homes. Surface Water 1. There is currently no connection to storm water on site. 2. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (forest duration). The site falls within the Panther Lake drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 3. If the project exceeds 2,000 square feet of new impervious surface a geotechnical report for the site shall be required per the adopted 2017 Renton Surface Water Design Manual. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMP options per Core Requirement #9 and Appendix C, with typical designs for the site from the project civil engineer, shall be submitted with the application. 4. The proposed project is located in the R-4 zone which only allows a maximum impervious coverage of 50% on your lot. The gravel driveway counts towards your total impervious coverage. 5. There is a 2018 system Development Charge of $0.344 per sq foot of new impervious surface area. The fee shall not exceed $859.00. Transportation 1. Frontage improvements are not required if the following criteria are met: 1. The New construction or addition with valuation less than $150,000. 2. Interior remodels of any value not involving a building addition. The proposed project fronts NE 24th ST along the southern property line and is classified as a residential access road. Existing ROW width is 60-feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore no ROW dedication will be required. Per City code 4-6-060, half street improvements shall be required and must include a pavement width of 20 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 5 2. A formal fee-in-lieu request may be submitted for the street frontage improvements along SE 11th St. See the wavier and fee-in-lieu request form using the following link: http://rentonwa.gov/uploadedFiles/Business/CED/FORMS/BPW.pdf A fee-in-lieu can be paid at $107 per linear foot. 3. If you wish to construct the frontage improvements, a full utility construction permit will be required. Requirements for intake of a full utility construction permit are listed below. a. Payment of plan review / inspection fees. Plan review / inspection fees are based on the anticipated value of the construction of the frontage improvements. b. Survey prepared by a Professional Land Surveyor licensed in the State of Washington c. Civil Plans prepared by a Professional Civil Engineer licensed in the State of Washington. d. Survey and Civil Plans shall conform to the City of Renton attached survey and drafting standards. e. A written drainage and geotechnical assessment to account for the portion of right of way where work will be done. f. First review of utility permit plans takes approximately three to four weeks. 4. Payment of the transportation impact fee is applicable on the construction of the Accessory Dwelling Unit at the time of application for the building permit. The 2018 transportation impact fee is $1,679.28 per Accessory Dwelling Unit. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 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. 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: http://rentonwa.gov/business/default.aspx?id=42473 6 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 2018 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. 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 15, 2018 TO: Pre-application File No. 18-000663 FROM: Jeffrey Taylor, Assistant Planner SUBJECT: Ben-Meir ADU – 1726 NE 24th Street, Renton, WA 98055 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 online at www.rentonwa.gov Project Proposal: The subject property is located at 1726 NE 24th Street (APN 3343903647). The proposed project site is developed with a 2,320 square foot single family residence, a 26 square foot uncovered deck, and a 480 square foot detached garage. Both structures are proposed to be retained. The site is a 9,420 square foot lot within the Residential-4 Zone (R-4). The applicant is proposing to construct a new two-story 450 square foot detached accessory dwelling unit (ADU) in the rear yard behind the existing home and garage. No critical areas are mapped on the site and no trees are proposed to be removed as part of this project. Current Use: A 2,320 square foot single family residence, a 26 square foot uncovered deck, and a 480 square foot detached garage. Zoning/Density Requirements: 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 with an approved conditional use permit, 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. The property owner shall file an affidavit affirming that the 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. Development Standards: The project would be subject to RMC 4-2-110B, Development Standards for Residential Development (Detached Accessory Buildings) effective at the time of complete application. 8 Building Standards – The R-4 Zone has a maximum building coverage of 35%. In addition, the maximum impervious surface coverage is 50%. 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. The ADU building height is restricted to 32-feet from grade plane to the highest wall plate. Roofs with a pitch greater than 4:12 may project an additional 6 vertical feet. Additionally, the structure shall not be taller than the primary dwelling. The proposed ADU must be architecturally compatible with the primary structure. Plans submitted with a formal application should indicate such compatibility. The submitted materials indicate that the proposed ADU would increase the existing building coverage by 450 square feet (4.8%), however, it does not calculate the impervious surface coverage for the property. The proposed ADU would not be calculated towards lot coverage, but would be calculated towards impervious surface coverage. Further, the submitted drawings depict a two-story ADU. The existing single family residence appears to be a one-story structure and the ADU is not permitted to be taller than the primary dwelling. Conformance with height and building coverage would be verified at time of conditional use permit submittal. The maximum size of an accessory dwelling unit is 800 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. The proposal does not calculate the square footage of the ADU and therefore it is not possible for staff to comment on compliance. The maximum size of an ADU is limited to 800 square feet. The applicant shall be required to provide detailed information about the size of the primary residence and the size of the proposed ADU with the Conditional Use Permit 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 Zone R-4 are: Front yards for accessory dwelling units – Setbacks applied to the primary structure also apply to accessory structures. The minimum front yard setback is 30 feet; minimum secondary front yard street setback is 30 feet. Accessory structures shall not be located between the primary structure and a street. Rear yard for accessory dwelling units – Determined through administrative review, to be no less than 10 ft. and no greater than 25 ft. Side yards for accessory dwelling units – 5 feet. 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.” The proposed ADU does not appear to comply with setback requirements for the R-4 zone. The R-4 zone requires a minimum rear setback of 10-feet, and the proposed location would only leave 6-feet between the structure and the lot line. The location of the ADU appears to meet the required minimum structure spacing of 6-feet. Setbacks for the new ADU and distance to existing single family home and garage would be verified at the time of Conditional Use Permit application. 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 9 the proposed ADU. Driveways and curb cuts are subject to RMC 4-4-080I. The proposal did not identified parking spaces for the ADU. The included site plan depicts a garage and driveway but does not specify if they can accommodate the required ADU parking. Off street parking would be verified at the time of Conditional Use Permit application. 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. 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 (30%) of significant trees, and indicate how 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 percent of existing significant trees, this lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite (This parcel would require 4 trees to meet tree density). 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. Critical Areas: There are no critical areas mapped on the subject property. It is the applicant’s responsibility to ascertain whether critical areas are present on the site. Environmental Review: The project is Categorically Exempt from Environmental (SEPA) Review. Permit Requirements: Accessory dwelling units in the R-4 zone require the approval of an Administrative Conditional Use Permit. The Conditional Use Permit review would be accomplished within an estimated time frame of 6 to 8 weeks. The 2018 fee for the Administrative Conditional Use Permit is $787.50 ($750.00 plus 5% Technology Surcharge Fee). Fee are expected to increase in 2019. Detailed information regarding the land use application submittal is provided. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s website by using the following relative path: 10 City of Renton » City Hall » Community & Economic Development » Land Use All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. Per resolution 4318, fees for Accessory Dwelling Units (ADU) will be assessed at 50%; fees will be waived for every third ADU created with a subdivision of ten or more lots and vested as of the adoption date of Res. 4318, through December 31, 2018. The 2018 impact fees for ADUs are as follows (fees are expected to increase in 2019): • A Transportation Impact Fee of $1,679.28 for each new accessory dwelling unit; • A Parks Impact Fee of $1,112.15 for each new accessory dwelling unit; • A Fire Impact fee of $482.27 for each new accessory dwelling unit; and • Renton School District Impact Fee of $785.00 for each new accessory dwelling unit. • 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 one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Jeffrey Taylor, Assistant Planner at jtaylor@rentonwa.gov or 425-430-7246 for an appointment. Expiration: Upon approval, the conditional use permit is valid for two years with a possible one year extension.