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HomeMy WebLinkAboutPRE22-000363_Meeting SummaryPREAPPLICATION MEETING FOR Hamway Sunset SFR PRE 22-000363 CITY OF RENTON Department of Community & Economic Development Planning Division November 10, 2022 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, 425.430.7235 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 7th, 2022 TO: Jill Ding, Senior Planner FROM: Scott Warlick, Engineering Specialist III SUBJECT: Seminoff Sunset Blvd Variance 827 SW 4th PL PRE22-000363 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) 2143701845. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The proposed Single Family Residence (SFR) is within the City of Renton’s water service area in the Earlington 370 pressure zone. 2. The static water pressure is 106 psi at ground elevation of 124 feet. Because of the high water pressure a Pressure Reducing Valve (PRV) will be required. 3. There is an existing 8-inch water main in SW 4th PL that can deliver a maximum flow capacity of 2500 gallons per minute. 4. There is currently no domestic water serving the property. The developer will need to show how they plan to serve the new SFR. 5. A new 1-inch domestic water meter will be required for the proposed SFR, and it is subject to payment of water system development charges and meter installation charges. The 2022 SDC fee for a 1-inch meter is $4,500 and the 2022 fee for a new water meter installation is $2,875.00. Sanitary Sewer 1. This parcel is not currently hooked up to sewer. 2. There is an 8-inch gravity wastewater main located to the south of the lot and hugs the north shoulder of SW Sunset Blvd (Record DWG – S-013803) 3. There is currently an 8-inch gravity wastewater main located to the north of the property in SW 4th PL. (Record DWG – S-308206) 4. The developer will need to show how they propose to serve the new SFR with a sanitary sewer service. 5. 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 2022 sewer fee for a 1-inch meter install is $3,500.00 per meter. Surface Water 1. There is currently no connection to storm water on site or any on site BMP’s 2. 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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the May Creek drainage basin. 3. 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=CityofRenton 4. 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. 5. 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. 6. 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot. 9. 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 a single family residence is $2,100 per lot. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton Transportation 1. Frontage improvements are not required if the following criteria are met: The New construction or addition with valuation less than $150,000. If frontage improvements are required however, the proposed SFR fronts SW Sunset Blvd along the south property line and is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is 100-120 feet. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 103 feet. Based on a survey for the property, ROW may need to be dedicated in order to meet the minimum ROW width. Per City code 4-6-060, half street improvements shall be required and must include a pavement width of 66-feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. 2. Frontage improvements are not required if the following criteria are met: The New construction or addition with valuation less than $150,000. If frontage improvements are required however, the proposed SFR fronts SW 4th PL along the north property line and is classified as a Residential Access Road. Existing right-of-way (ROW) width is 66 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Based on the King County Assessors map, no ROW dedication will be needed. 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. 3. A formal fee-in-lieu request may be submitted for the street frontage improvements along SW Sunset Blvd and SW 4th PL. 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 $128 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 SFR at the time of application for the building permit. The current rate of transportation impact fee for 2022 is $10,861.69 per SFR. 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 2022 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: November 10, 2022 TO: Pre-Application File No. 22-000363 FROM: Jill Ding, Senior Planner SUBJECT: Hamway Sunset Single Family Residence 8XX SW 4th PL (Parcel No. 2143701845) 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, 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 (tax parcel 2143701845) is located at southeast of Thomas Ave SW and SW 4th PL. The project site is zoned Residential-8 (R-8). The proposal is to build a home with a footprint of approximately 23’ x 60’. King County Assessor’s Records indicate that the site is 4,103 SF. The site is a through lot that fronts SW 4th PL and SW Sunset BLVD. The applicant is requesting a three and a half foot (3-1/2’) front yard setback and a five foot (5’) secondary front yard setback. Sensitive slopes are mapped on the project site. Current Use: The project site is currently vacant. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. No subdivision is proposed, therefore the density calculations would not be applicable. Minimum Lot Size, Width and Depth –The minimum lot size in the R-8 zone is 5,000 sq. ft. The minimum lot width is 50 feet for interior lots and 60 ft. for corner lots and the minimum lot depth is 80 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW) of no less than 80-percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. The existing lot has an area of 4,103 sq. ft. with a width of 120 Hamway Sunset Single Family Residence Page 2 of 5 November 10, 2022 feet and a depth of approximately 29 feet. The existing lot size and lot depth are less than the minimum required in the R-8 zone, however as no subdivision is proposed these requirements are not applicable. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one- and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Compliance with the building standards for the new single-family residences would be reviewed at the time of formal land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure, except when all vehicle access is taken from an alley, then 15 ft ; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. The applicant is requesting an administrative setback variance for a three and a half foot (3-1/2’) front yard setback and a five foot (5’) secondary front yard setback. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. 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. For more information about fences and retaining walls refer to RMC 4-4- 040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. Single family residential building permits, when not a part of a new subdivision are exempt from the Landscaping Regulations. Significant Tree Retention: 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. Hamway Sunset Single Family Residence Page 3 of 5 November 10, 2022 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 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 4-4-130H1e can be met. Hamway Sunset Single Family Residence Page 4 of 5 November 10, 2022 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 retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Access/Driveways/Parking: Access to the site is proposed via a residential driveway off of SW 4th Pl. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building permit review. The project site is required to accommodate off street parking for a minimum of two vehicles. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Critical Areas: Sensitive slopes are mapped on the project site. Whenever a proposed development requires a development permit and a geologic hazard, including sensitive slopes, is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. 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. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. 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. Variance Justification: In order to approve a variance, the Reviewing Official must find ALL of the following conditions exist: a. That the applicant suffers practical difficulties and unnecessary hardship and the variance is necessary because of special circumstances applicable to subject property, including size, shape, topography, location or surroundings of the subject property, and the strict application of the Zoning Code is found to deprive subject property owner of rights and privileges enjoyed by other property owners in the vicinity and under identical zone classification; b. That the granting of the variance will not be materially detrimental to the public welfare or injurious to the property or improvements in the vicinity and zone in which subject property is situated; c. That approval shall not constitute a grant of special privilege inconsistent with the limitation upon uses of other properties in the vicinity and zone in which the subject property is situated; d. That the approval is a minimum variance that will accomplish the desired purpose. Environmental Review: The construction of one single family residence would be exempt from State Environmental Policy Act (SEPA) review provided the proposal complies with critical areas regulations. Should the proposal require a variance or reasonable use exception related to critical areas then SEPA would be required. Permit Requirements: The proposal would require Administrative Variance approval. The 2022 fees would total $1,396.55 ($1,330 Variance + $66.55 Technology Fee = $1,396.55). Any modifications requested would be an Hamway Sunset Single Family Residence Page 5 of 5 November 10, 2022 additional $273 ($260 plus a 5% Technology Surcharge Fee). All fees are subject to change. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. Detailed information regarding the land use application submittal can be found on the City’s permitting page at permitting.rentonwa.gov and clicking on “Land Use”, then “All Forms (A to Z).” 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. Public Notice: A minimum of one Public Information Sign is required for a Variance application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would be payable prior to building permit issuance. Fees change periodically and the fee in effect at the time of building permit issuance would be required. For informational purposes, the fees in effect at the date of this letter are as follows: • A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit. • A Fire Impact fee of $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee of $2,659.00 (plus a 5% processing charge) per each new detached 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 send a copy of the application materials via email prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov or 425-430-6598 before sending any documents associated with the project. Expiration: Any variance granted, unless otherwise specified in writing, shall become null and void in the event that the applicant or owner of the subject property for which a variance has been requested has failed to commence construction or otherwise implement effectively the variance granted within a period of two (2) years after such variance has been issued. For proper cause shown, an applicant may petition for an extension of the two (2) year period during the variance application review process, specifying the reasons for the request. The time may be extended but shall not exceed one additional year in any event. It is the responsibility of the owner to monitor the expiration date.