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HomeMy WebLinkAboutPRE19000007_Summary1 | P a g e PREAPPLICATION MEETING FOR Qi Qi ADU PRE 19-000007 CITY OF RENTON Department of Community & Economic Development Planning Division February 7, 2019 Contact Information: Planner: Jeffrey Taylor, 425.430.7246, JTaylor@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, SWarlick@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425.430.7057, ccappelletti@RentonRFA.org Building Department Reviewer: Craig Burnell, 425.430.7290 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 | P a g e DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 6th, 2019 TO: Jeffrey Taylor, Planner FROM: Scott Warlick, Engineering Specialist II, Plan Review SUBJECT: Qi Qi ADU 3621 Lincoln Ave NE PRE19-000007 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) 3345700235. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The new SFR and ADU is within the City of Renton’s water service area and in the Kennydale 320 Pressure Zone. 2. There is an existing 8-inch water main extending onto the property from Lincoln Ave NE that can deliver a maximum flow capacity of 2400 gallons per minute (gpm) – refer to City water project plan no. W-0400A. 3. The static water pressure is about 63 psi at ground elevation of 174-feet. 4. There is 1 existing 1-inch domestic water meter on site. 5. A new water service and 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 2019 SDC fee for a 1-inch meter is $2,025.00 and the 2019 fee for a new water meter installation is $1,437.50. 6. There is an existing hydrants located on Lincoln Ave NE (Hydrant ID No. HYD-NE-00360). 7. There is another existing fire hydrant located to the east in the 20-foot wide private access easement (Hydrant ID No. HYD-NE-01341). SANITARY SEWER 1. There is a 6-inch PVC side sewer stub located on the property. 3 | P a g e 2. There is a City of Renton 8-inch gravity wastewater main located in the street on Lincoln Ave NE (Record Drawing S-390801). 3. This site will have a grinder pump/wetwell constructed with the building permit to be connected to the 6-inch side sewer. Please refer to the approved Civil Construction plans for Carpenter short plat (Permit #U16-004636) 4. The developer will need to show how they propose to serve the new SFR and ADU with a sanitary sewer service. 5. 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. 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 2019 SDC fee for an ADU 1-inch meter install is $1,550.00. SURFACE WATER 1. There is a private Stormwater facility on site (Facility ID NO. 200113) 2. There is a landslide hazard area on your site with a moderate severity. 3. A geotechnical report for the site shall be required. Information on the water table and soil permeability (infiltration rate), with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application 4. Please refer to the approved TIR for Carpenter short plat (Permit #U16-004636). This Site contains a stormwater vault that was constructed to accommodate a maximum impervious surface of 6958sqft (65% coverage) from your project. 5. There are system development charges for the new stormwater created by your development. The 2019 SDC fee for ADU’s is $900.00 TRANSPORTATION 1. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building p ermit. The 2019 rate of transportation impact fee is $2,418.16 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. 2. 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. 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. 4 | P a g e b. The storm water 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. 3. All construction permits for utility and street improvements will require separate plan submittals. All 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 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 6. Fees quoted in this document reflect the fees applicable in the year 2019 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. 5 | P a g e DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 7, 2019 TO: Pre-application File No. 19-000007 FROM: Jeffrey Taylor, Assistant Planner SUBJECT: Qi Qi ADU, 3621 Lincoln Ave NE 98056 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 3621 Lincoln Ave NE, 98056 (APN3345700235). The proposed project site is currently vacant. The site is a 10,705 square foot lot within the Residential-8 Zone (R-8), part of the Carpenter Short Plat and vested to standards outlined in LUA14-001200. The applicant is proposing to construct a new 800 square foot accessory dwelling unit (ADU) and a new 3,426 square foot single family house. The site is mapped with moderate landslide hazard and regulated slopes (15% - 25%). Current Use: The site is currently vacant. Zoning/Density Requirements: The subject property is zoned Residential-8 (R-8). One dwelling unit with one accessory dwelling unit per lot is allowed in the R-8 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 is vested to RMC 4-2-110B, Development Standards for Residential Development (Detached Accessory Buildings) effective at the time of LUA14-001200. Building Standards – The project is vested to a maximum building coverage of 35% or 2,500 square feet whichever is greater. In addition, the maximum impervious surface coverage is 75%. 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 6 | P a g e ADU building height is restricted to 30-feet from grade plane to the highest wall plate. Roofs with a pitch equal to or greater than 4:12 may project an additional 6 vertical feet. However, the ADU 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 proposal appears to conform to the impervious surface maximum for the R-8 zone. The ADU appears architecturally compatible and in conformance with height regulations. Conformance with height and building coverage would be verified at time of conditional use permit submittal. The maximum size of an ADU 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 maximum size of an ADU is limited to 800 square feet. The proposed 800 square foot ADU would conform to maximum size limitations. 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-8 are: Front yards for accessory dwelling units –. 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 5 ft. and no greater than 20 ft. Side yards for accessory dwelling units – 5 ft., except when along a street, then 15 ft.; or when part of an attached garage that accesses from the side yard along a street, then 20 ft. 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-8 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 location of the ADU does not appear to comply with setback and spacing requirements. The ADU is proposed 5’ – 8 ½” from the primary structure, making it an attached ADU. Attached ADUs are not permitted in the City of Renton. Setbacks for the new ADU and distance to the existing single family home 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 the proposed ADU. Driveways and curb cuts are subject to RMC 4-4-080I. The proposal did not identify parking spaces for the ADU. The proposal identified an egress easement running along the northern property line, but did not provide any further information regarding access. The included site plan depicts a four car garage and 1,100 square foot driveway that appears to accommodate all required parking. Off street parking would be verified at the time of Conditional Use Permit application. 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. 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. 7 | P a g e 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: Regulated slopes (15% - 25%) are mapped on the property, and the property is within the medium landslide hazard area. Steep slopes are a Geological Hazard therefore, a geotechnical study may be required to be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The project is Categorically Exempt from Environmental (SEPA) Review. Permit Requirements: Accessory dwelling units in the R-8 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 administrative conditional use permit fee for 2019 is $1,617.00 ($1,540.00 plus a 5% Technology Surcharge Fee). 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 website by clicking “Land Use Applications” on the Community & Economic Develo pment page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. 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. The 2019 impact fees are as follows:  A Transportation Impact Fee based on $4,836.31 each new accessory dwelling unit;  A Parks Impact Fee based on $3,202.98 per each new accessory dwelling unit;  A Fire Impact fee of $964.53 per each new accessory dwelling unit; and  Renton School District Impact Fee is $2,455.00 per each new accessory dwelling unit. 8 | P a g e A handout listing Renton’s development-related fees is available on the City of Renton website for your review. The following development fees are reduced by half (50%) for new ADUs:  Building permit fees;  Combination building permit fees;  Building plan check fee;  Electrical permit fees for single-family and duplex;  Mechanical permit fees;  Plumbing permit fees;  Administrative Conditional Use Permit fees;  Water Service and wastewater fees (excluding Fire Service Fees);  Storm Water System Development Charges for new single family residences;  Water construction permit fees;  Wastewater and surface water construction permit fees; and  Transportation and park impact fees for ADUs. Fees for ADUs will be modified through December 31, 2020. Please note that all fees quoted above are quoted in full. When calculating the total cost of development please reduce applicable quoted fees by 50% for new accessory dwelling units only. Any new single-family homes proposed would not be subject to this modification. 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.