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HomeMy WebLinkAboutSTAFF COMMENTS_PRE18000519_ERWING_ADUPREAPPLICATION MEETING FOR Ewing ADU PRE 18-000519 CITY OF RENTON Department of Community & Economic Development Planning Division August 2, 2018 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: Corey Cappelletti, 425.430.7057, ccappelletti@RentonRFA.org 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). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: July 31, 2018 TO: Jeffrey Taylor, Assistant Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: Ewing Residence and 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. The existing hydrant appear to be spaced appropriately to meet the distance requirements. 2. Fire impact fees are applicable at the rate of $482.27 per new residential unit. 3. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade. Access easements are required to be obtained from neighboring property and properly recorded. The existing street meets this requirement. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 2nd, 2018 TO: Jeffrey Taylor, Planner FROM: Scott Warlick, Engineering Specialist II, Plan Review SUBJECT: Ewing ADU 4119 SE 4th Pl PRE18-000519 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) 3211100670. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed Addition is within the City of Renton’s water service area and in the Highlands 565 hydraulic pressure zone. 2. There is an existing 6-inch water main in SE 4th Pl that can deliver a maximum flow capacity of 1300 gallons per minute (gpm). 3. The static water pressure is about 84 psi at ground elevation of 370 feet. A Pressure Reducing Valve (PRV) will be required. 4. There is one existing hydrant that appears to be within 300 feet of the existing building and is located across SE 4th ST. There is a second hydrant located on SE 4th Pl within 300’ of the existing building. 5. 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 $3,727.00 and the 2018 fee for a new water meter installation is $2,850.00. 6. This parcel is located within an Aquifer Protection Zone 2. SANITARY SEWER 1. This Parcel is currently within the City of Renton’s sewer service. There is an existing 8 inch Gravity Wastewater Main located in SE 4th Pl (Record Dwg: S-14540E). 2. The developer will need to show how they propose to serve the new dwelling unit with a sanitary sewer service. Depending on the size and material of the existing side sewer, ADU units are allowed to connect to the same side sewer as the dwelling. However detached ADU will be require to pay a SDC fee for sewer connection. 3. 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 current sewer fee for a 1-inch meter install is $2,837.00 per meter. 4. This property is located in the East Renton Interceptor Special Assessment District (SAD). SURFACE WATER 1. There is currently no storm drainage facility on the property. 2. A Technical Information Report complying with the City of Renton’s 2017 Surface Water Manual will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forest duration Site Conditions and is within the Lower Cedar River Drainage Basin. 3. Appropriate on site BMPs may be required to help mitigate the new runoff created by this development. The final drainage plan and Technical Information Report must be submitted with the construction permit application per core requirement number 9 of the 2017 Surface Water Design Manual. 4. A geotechnical report for the site may 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. 5. There is a system Development Charge of $0.641 per sq foot of new impervious surface area. The fee shall not exceed $1,718.00. TRANSPORTATION 1. The proposed development fronts SE 4th Pl along the eastern property line and is classified as a Residential Access Road. Existing right-of-way (ROW) width is 50 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Therefore 1.5 feet of 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. 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 ADU at the time of application for the building permit. The current rate of transportation impact fee is $3,358.55 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. 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 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. 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. 8. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 2, 2018 TO: Pre-application File No. 18-000519 FROM: Jeffrey Taylor, Assistant Planner SUBJECT: Ewing Residence Accessory Dwelling Unit – 4119 SE 4th Place Renton, WA 98059 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 for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located at 4119 SE 4th Place (APN 3211100670). The proposed project site contains an existing 1871 square foot single family residence (to remain). The site is a 12,213 square foot lot within the Residential-6 Zone (R-6). The applicant is proposing a new 860 square foot detached accessory dwelling unit (ADU). The ADU location is proposed within the rear yard. No critical areas are mapped on the site. Current Use: A 1,580 square foot single family residence proposed to be retained. Zoning/Density Requirements: The subject property is zoned Residential-6 (R-6). One dwelling unit with one accessory dwelling unit per lot is allowed in the R-6 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. Accessory dwelling units may be built provided they comply with the Residential Design and Open Space Standards in RMC 4-2-115. 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. Building Standards – The R-6 Zone has a maximum building coverage of 40%. In addition, the maximum impervious surface coverage is 55%. The ADU building height is restricted to 24-feet from grade plane to the highest wall plate. Additionally, the structure shall not be taller than the primary dwelling. Building standard information would be verified at the time of formal Conditional Use Permit application for the ADU. The proposal appears to comply with the building standards. The maximum size of an accessory dwelling unit is 800 square feet or 75% of the primary residence, whichever is smaller. The maximum floor area of all accessory buildings shall not be greater than the floor area of the primary residential use. The King County Assessor’s records indicate that the existing primary residential structure is 1,580 square feet. The proposed ADU would be a total of 860 square feet. The applicant shall be required to provide detailed information about the size of the primary residence with the conditional use permit application. The proposal appears to comply with the size requirements for accessory buildings or accessory unit structures if the first floor is proposed as a garage. Habitable space would be limited to 800 square feet. 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-6 are: Front Yards for Accessory Dwelling Units - Setbacks applied to the primary structure also apply to accessory structures. Minimum front yard setback is 25 feet. Accessory structures shall not be located between the primary structure and public street. Rear Yards for Accessory Dwelling Units – Determined through administrative review, to be no less than 5 ft. and no greater than 20 ft. from the back edge of the alley. 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-6 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 submitted plans appear to meet the minimum setback requirements. Setbacks for the proposed ADU and the existing single family home will be verified at the time of formal Conditional Use Permit application. Building Design Standards –All buildings would be subject to the Residential Design Standards outlined in RMC 4-2- 115. The proposal’s compliance with the residential design standards would be verified at the time of building permit review. 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 width of new driveways may be a maximum of 16 feet at the front property line. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control. Additionally, the width of driveways may not be greater than 40% of the street frontage. The proposal appears to comply with off street parking requirements. Off street parking and would be verified at the time of formal Conditional Use Permit application for the ADU. 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 3 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 site. 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. Environmental Review: The project is Categorically Exempt from Environmental (SEPA) Review. Permit Requirements: Accessory dwelling units in the R-6 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 $1,545.00 ($1,500.00 plus 3% Technology Surcharge Fee). 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. 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 2018 impact fees are as follows: • A Transportation Impact Fee based on $5,430.85 each new dwelling unit; • A Parks Impact Fee based on $2,740.07 per each new a dwelling unit; • A Fire Impact fee of $829.77 per each new accessory dwelling unit; and • Renton School District Impact Fee is $6,432.00 per 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.