HomeMy WebLinkAboutPRE18000690_Meeting_Summary1
PREAPPLICATION MEETING FOR
CHAVEZ ADU
PRE 18-000690
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 20, 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 Thomas, 425.430.7024, CThomas@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).
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M E M O R A N D U M
DATE: November 19, 2018
TO: Jeffery Taylor, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Chavez ADU
1. The fire flow requirement for an ADU is 1,000 gpm minimum. A minimum of one fire
hydrant is required within 300-feet of the proposed building and it appears that one
already exists.
2. Fire impact fees are applicable at the rate of $414.89 per new residential unit, paid at
time of building permit issuance.
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COMMUNITY AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 18th, 2018
TO: Jeffrey Taylor, Planner
FROM: Scott Warlick, Engineering Specialist II
SUBJECT: Chavez ADU
1075 Whitman CT NE
PRE18-000690
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) 3450300220. 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 565 Pressure
zone.
2. The static water pressure is about 65-psi at ground elevation of 414-feet.
3. There is an existing 4-inch water main in Whitman CT NE that can deliver a maximum capacity of XXX
gallons per minute (gpm) – Refer to City water project plan no. WTR2700164
4. There is an existing 6-inch water main in NE 11th ST that can deliver a maximum capacity of XXX
gallons per minute (gpm) – Refer to City water project plan no. WTR2700164
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 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.
7. There is an existing fire hydrant located on the corner of Whitman CT NE and NE 11th ST that appears
to be within 300’ of the proposed ADU.
Sanitary Sewer
1. The proposed ADU is within the City of Renton’s wastewater service area.
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2. The proposed project is located in the Honey Creek Sewer Interceptor and will have SAD (Special
Assessment District) fees.
3. There is an 8-inch Gravity wastewater main located in Whitman CT NE (Record DWG – S-007201).
4. The existing home has a 6-inch concrete side sewer.
5. The developer will need to show how they propose to serve the ADU with a sanitary sewer service.
Depending on the size and material (6-inch concrete) of the existing side sewer, 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 video inspection of the concrete side sewer will be required to determine if it can be reused.
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 2019 sewer fee for a ¾-inch
and 1-inch meter install is $1,550.00 per meter for ADU’s and $3,100.00 for Single Family Homes.
Surface Water
1. There is currently no connection to storm water on site or any on-site BMP’s.
2. There is a type 1 stormwater catchbasin on the corner of Whitman Ct NE (Project file: SWP2702266)
that feeds into a 12-inch stormwater main.
3. 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 May Creek drainage basin. Drainage plans and a drainage report complying with the
adopted 2017 Renton Surface Water Design Manual will be required.
4. 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.
5. The proposed project is located in the R-8 zone which allows a maximum impervious coverage of 65%
on your lot.
6. There is a 2019 system Development Charge of $0.36 per sq foot of new impervious surface area. The
fee shall not exceed $900.00.
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 Whitman CT NE along the east property line and is classified as a
residential access road with an existing ROW width is 50-feet. To meet the City’s complete street standards
for Residential Access streets, minimum ROW is 53 feet. Therefore a ROW dedication of 1.5-feet 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. The proposed project fronts NE 11th ST along the North property line and is classified as a residential access
road with an 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.
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3. 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 $110 per linear foot.
4. 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.
5. 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 2019 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.
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.
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 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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 20, 2018
TO: Pre-application File No. 18-000690
FROM: Jeffrey Taylor, Assistant Planner
SUBJECT: Chavez ADU, 1075 Whitman Ct. NE, 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 online at www.rentonwa.gov
Project Proposal: The subject property is located at 1075 Whitman Ct. NE (APN 3450300220). The proposed project
site is developed with a 1,650 square foot single family home, a 312 square foot attached garage, and a 500 square
foot covered patio. All improvements are proposed to be retained. The site is a 7,728 square foot lot within the
Residential-8 Zone (R-8). The applicant is proposing to construct a new 800 square foot accessory dwelling unit
(ADU) in the side yard next to the existing home. No critical areas are mapped on the site.
Current Use: A 1,650 square foot single family home, a 312 square foot attached garage, and a 500 square foot
covered patio.
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 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-8 Zone has a maximum building coverage of 50%. In addition, the maximum impervious
surface coverage is 60%. 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 24-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
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such compatibility. The submitted materials indicate that the proposed ADU would increase the existing
impervious surface coverage by 1,098 square feet raising total impervious surface coverage to 46.5% of the lot.
The proposed ADU would not be calculated towards building coverage, but would be calculated towards
impervious surface coverage. The proposal appears to conform to the impervious surface maximum for the R-8
zone. The ADU appears architecturally compatible, but exceeds the height of the primary structure. ADUs shall
not 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 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 – Setbacks applied to the primary structure also apply to accessory
structures. The minimum front yard setback is 20 feet; minimum secondary front yard is 15 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 5 ft. and no
greater than 20 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-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 3’-0” 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,
nor if any changes will be made to the current access to the property. The included site plan depicts a one car
garage and driveway but does not specify if this space can accommodate the required ADU 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.
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).
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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 property. 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 Development 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 $7,820.42 each new dwelling unit;
• A Parks Impact Fee based on $3,945.70 per each new a dwelling unit;
• A Fire Impact fee of $829.77 per each new dwelling unit; and
• Renton School District Impact Fee is $6,877.00 per each new dwelling unit.
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;
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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%.
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.