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HomeMy WebLinkAboutPRE23-000015_Meeting SummaryPREAPPLICATION MEETING FOR Grant Place Townhomes PRE 23-000015 CITY OF RENTON Department of Community & Economic Development Planning Division January 26, 2023 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Brianne Bannwarth, 425-430-7299, bbannwarth@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). _____________________________________________________________________________ DATE: January 26, 2023 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Plans Review Inspector SUBJECT: Comments for Grant Avenue Townhomes _____________________________________________________________________________ 1. The fire flow requirements for this project as proposed is 3,250 gpm. A minimum of one fire hydrant is required within 150-feet of the proposed buildings and three hydrants within 300-feet. Existing fire hydrants shall meet current code including 5-inch storz fittings. It is believed that the new water system is installed and in service. 2. Fire impact fees are applicable at the current rate of $964.53 per zero lot line unit, if not already paid previously. This fee is paid at time of building permit issuance. 3. Approved fire sprinkler systems are required throughout all buildings over 4 units per Washington State amendment dated February 1st, 2021. This affects proposed buildings numbered 1, 4, 5 and 8. Residential style NFPA 13D type fire sprinkler systems are allowed in each individual townhome unit. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Access roadways shall be provided with approved fire lane signage on both sides of the access roadways. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Maximum 15% roadway grade. Secondary access shall be provided from the north on Grant Avenue by means of approved secondary access off-site gating systems. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 25, 2023 TO: Jill Ding, Senior Planner FROM: Brianne Bannwarth, Development Engineering Director SUBJECT: Grant Avenue Townhomes 1600 Grant Avenue S (APN 2023059052) PRE23-000015 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) 2023059052. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The development is within the City of Renton’s water service area in the Rolling Hills 490-hydraulic pressure zone. There is an existing 12-inch City water main in Grant Avenue S (water plan Nos. W-1660) that can deliver a maximum flowrate of 3,400 gallons per minute (gpm). An onsite 10- inch City water main has been constructed around the previous looped road under civil construction permit U16004475. The static water pressure is approximately 60 psi at ground level elevation 216. 2. Based on Renton Regional Fire Authority’s review comments, the proposed project requires a fire flow of 3,250 gpm. A minimum of one fire hydrant is required within 150-feet of the proposed builds and three hydrants within 300-feet. Fire hydrants have been constructed under civil construction permit U16004475 however their placement in relation to the buildings and proposed roadway have not been confirmed to meet the minimum 5-foot clearance required. 3. The following water system improvements will be required as part of the development: a. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final location and number of the hydrants shall be determined by the Fire Authority based on the final site plan. i. Fire hydrants have been constructed under civil construction permit U16004475 however their placement in relation to the buildings and proposed roadway have not been confirmed to meet the minimum 5-foot clearance required. Grant Avenue Townhomes – PRE23-000015 January 25, 2023 Page 2 of 6 b. Installation of a separate domestic water meter and service line (minimum 1-inch in size) to each new residential unit. i. Permits have been previously obtained for the water services to the proposed units. ii. Water services have been constructed for several of the units however the placement and/or condition of the services have not been inspected/confirmed. 4. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. Civil construction plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. A civil construction plan showing the preliminary water services to the proposed residences and/or additional hydrants shall be submitted with the land use application. 7. Adequate separation between utilities is required. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 8. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,500.00 per meter. b. A water system redevelopment credit will apply for the existing water meters if they are abandoned and/or if the system development charges have been previously paid. i. System Development Charges have been paid for the 36 units proposed under civil construction permit U16004475 and will be credited to redevelopment of the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line. This is payable at construction permit issuance. d. Drop-in meter fee is $460.00* per meter for a 1-inch meter. This is payable at issuance of the building. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. Sewer service is provided by City of Renton. 2. There is an 8-inch wastewater main located in Grant Avenue S approximately 170 feet from the southwest corner of the site (S-046301). 3. The following wastewater system improvements will be required as part of the development: a. An 8-inch sewer main shall be extended to the property line and be located with the loop roadway. b. A separate side sewer will be required for each residence. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. i. Permits have been previously obtained for the sewer services to the proposed units. Grant Avenue Townhomes – PRE23-000015 January 25, 2023 Page 3 of 6 ii. Sewer services and stubs have been constructed for several of the units however the current condition of the services have not been inspected. 4. The development is subject to applicable sewer system development charges (SDC’s) based on the size of the meters for domestic water uses. The development is also subject to fees for sewer connections. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. a. The development is subject to a wastewater system development charge (SDC) fee. b. 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 $3,650.00 per meter. A sewer system redevelopment credit will apply for the existing sewer service. c. A sewer system redevelopment credit will apply for the existing sewer services if they are abandoned and/or if the system development charges have been previously paid. i. System Development Charges have been paid for the 36 units proposed under civil construction permit U16004475 and will be credited to redevelopment of the project. SURFACE WATER 1. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. The site topography slopes from east to west towards Grant Avenue S. There is a 12-inch stormwater main in Grant Avenue S flowing into a 15-inch corrugated metal pipe crosses underneath Grant Avenue S at the northwest corner of the property that discharges into the stream that discharges into Thunder Hills Creek west of Grant Avenue S (record drawing SWP2701234). The Applicant will need to ensure that these conveyance systems and the stream is protected. 3. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 4. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced retaining walls may be needed for the development. Retaining walls over 4-feet in height from footing require a separate building permit. 5. Maintenance access is required for any proposed stormwater tract and shall be designed and installed in accordance with the City adopted SWDM. 6. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide water quality treatment. Basic water quality treatment will be required for parcels with single family (including duplex) land use, while enhanced basic water quality treatment will be required for parcels with commercial or multifamily land use. 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 Grant Avenue Townhomes – PRE23-000015 January 25, 2023 Page 4 of 6 be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. a. Storm drainage detention and water quality system was previously constructed under civil construction permit U16004475. b. The constructed facility will need to be confirmed to meet the RSWDM current at the time of civil construction application. Modifications to the facility may be required to meet the current regulations. 8. 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. 9. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full dispersion and full infiltration BMPs. 10. A Construction Stormwater Permit from Department of Ecology is required as clearing and grading of the site will likely exceed 1 acre. 11. 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 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. 12. Erosion control measures to meet the City requirements shall be provided. 13. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRento n. 14. The development is subject to applicable storm system development charges (SDC’s) based on the new impervious area proposed. The development is also subject to fees for storm connections. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. a. The development is subject to a storm system development charge (SDC) fee. b. SDC fee for storm is based on the size of the new impervious area proposed. The current storm fee is $0.92 per square foot of new impervious surface. c. A storm system redevelopment credit will apply if the system development charges have been previously paid. i. System Development Charges have been paid for the project proposed under civil construction permit U16004475 and will be credited to redevelopment of the project. Grant Avenue Townhomes – PRE23-000015 January 25, 2023 Page 5 of 6 TRANSPORTATION 1. The proposed development fronts Grant Avenue S along the west property line. Grant Avenue South is a residential street with existing ROW width of 60 feet. a. The required street section for this portion of Grant Avenue South includes a half street paved travel width of 10 feet, the existing on street parking lane width, storm drainage as applicable, 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk. The ROW width will be required to extend to the back of the sidewalk. This may require a ROW dedication of a minimum 1.5 feet, subject to survey verification. The ROW dedication and the street improvements are required to be provided by the developer. The maximum slope back of sidewalk is 4H:1V. 2. Refer to RMC 4-6-060 for residential street standards. The applicant proposes a private looped alley to service the proposed project. a. The internal access will consist of a looped private alley with a private dead-end portion. The site ingress will be via the north loop of the private alley and the site egress will be via the south loop of the alley. Removal of trees/vegetation should be done to meet sight distance requirements at the access location with Grant Avenue S. b. The access will have a minimum paved width of 20 feet. Based on the requirements of the minimum separation between utilities, the paved width must be designed to allow the utilities to be located with the required minimum separation. c. Inverted crown is not allowed for the private alley. A super elevated paved surface with curb and gutter at the lower edge can be considered. The minimum right of way shall extend from the edge of pavement to the back of the curb at the opposite edge. Drop- offs adjacent to the access shall require handrails and/or guard rails and should meet the City of Renton standards. d. Parking is not allowed on roads access with 20 feet paved travel width and No Parking signs are required to be provided by the developer. e. Sight distance and safety must be considered when determining the location of the common parking spaces. f. Provide a minimum 2 feet of separation between the face of any wall and the nearest paved travel surface edge. g. The construction of retaining wall near the property line may require obtaining easement from the adjacent property owner. h. All access must have turning radius to satisfy Fire department requirements. i. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets exceeding 300-feet must utilize a cul-de-sac meeting the requirements for emergency services access, including a 45-foot radius. Reference RMC 4-6-060H. The existing cul-de-sac shall be approved by Fire and Emergency Services. 3. Street grades shall not exceed 15 percent. 4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. Grant Avenue Townhomes – PRE23-000015 January 25, 2023 Page 6 of 6 c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. d. Driveways shall not be closer than 5-feet to any property line. 6. Street trees are required to meet current city standards. 7. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. The transportation impact fee is based on the type of land use. For a condominium/townhome, the 2023 transportation impact fee is $6,345.23. Transportation impact fees are subject to change based on the year the building permit is issued. a. Transportation Impact Fee credit will apply if the impact fee has been previously paid. i. Transportation impact fees have been previously paid under the original 8 building permits permitted on the property and will be credited to redevelopment of the project. GENERAL COMMENTS 1. 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 civil construction 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 and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. 7. 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 & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 26, 2023 TO: Preapplication File No. 23-000015 FROM: Jill Ding, Senior Planner SUBJECT: Grant Place Townhomes 1506-15082 Grant Ave S (Parcel No. 2023059052) 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 https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing a residential townhome development on a partially developed site that was originally part of the expired Grant Place Townhomes Preliminary Plat and Planned Urban Development (PUD) (LUA15-000885 and LUA17-000335) located at 1506-1582 Grant Ave S (parcel no. 2023059052). The Preliminary Plat and PUD applications have expired and the proposed townhome development would require new land use approvals. The project site totals approximately 93,187 sq. ft. (2.14) acres and is located within the Residential Multi-Family (RMF) zoning classification, Urban Design District B, and the Residential High Density (RHD) land use designation. The proposal would include of 8 separate townhome residential structures with 4-5 residential units per building resulting in a total of 36 dwelling units on the project site. Access to the site is proposed via new looped access off Grant Ave S. According to COR Maps, the site is mapped with Sensitive Slopes, Moderate Coal Mine Hazards, Moderate Landslide Hazards, High Erosion Hazards, and seismic faults. Current Use: The project site is currently partially developed. Zoning Requirements: The property is located within the Residential High Density (RHD) land use designation, the Residential Multi-Family (RM-F) zoning designation, and Urban Design District B. Attached dwellings - townhouses are a permitted use within the RM-F zone, provided specified use(s) shall be subject to the standards of RMC 4-2-115, Residential Design and Open Space Standards, applicable to the R-10 and R-14 Zones, in lieu of the design district standards of RMC 4-3-100. Grant Place Townhomes Preapplication Meeting January 26, 2023 2 Density Requirements: The density range allowed in the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. No right-of-way dedication was shown on the submitted pre-application submittal. Based on a site area of 2.14 acres, the proposal for 36 units on the project site would result in a gross density of 16.8 du/ac, which is within the density range permitted in the RM -F zone. The applicant would be required to submit a density worksheet at the time of formal land use application demonstrating compliance with the net density requirements. Unit Lot Subdivision Standards: Parent sites developed or proposed to be developed with attached townhouse dwellings may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling unit shall be located on a unit lot. Individual unit lots created for townhouse developments are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. The parent site would need to comply with all development standards as though it were a standalone lot. Please see RMC 4-7-090 for additional requirements and regulations for unit lot subdivisions. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “RM-F standards” herein). Individual unit lots created for townhouses and cottage house developments are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Maximum Number of Dwellings (per Legal Lot) – N/A for attached dwellings. Minimum Lot Size, Width and Depth – There is no minimum lot size requirement in the RM-F zone. The minimum lot depth is 50 feet for townhouse developments. The minimum lot width for townhouse developments is 25 feet for interior lots and 30 feet for corner lots. The existing lot has an area of 93,187 sq. ft. with a width of approximately 155 feet and a depth of 545 feet. The existing lot (parent parcel) would comply with the minimum lot size, width, and depth requirements for the RM-F zone. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the RM-F zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then it is 10- feet), 10 feet for the rear yard, 5 feet for interior side yards, and 15 feet for secondary front yards. The project proposal includes an approximately 100-foot front setback, a side setback of 22 feet from the north property line and a side setback of approximately 32 feet from the south property line, and a rear setback of approximately 23 feet. The proposed townhomes would comply with the setback requirements for townhouse development on the parent parcel. Building Height – The maximum wall plate height is 32 feet with 3 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 Grant Place Townhomes Preapplication Meeting January 26, 2023 3 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. The pre-application materials did not indicate a proposal for building height expansion. An increase up to 32 ft. possible subject to administrative conditional use permit approval. Elevations were not provided with the preapplication materials; building height would be verified at the time of land use application. Building Coverage – The RM-F zone allows a maximum building coverage of 70% of the lot area for townhouse development. Building coverage requirements for the parent site would be verified at the time of land use and building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 75% of the parent parcel. Impervious surface requirements for the parent site would be verified at the time of land use and building permit review. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Site Plan Review. For example, site design requirements for townhomes in the R-14 zones would require 350 square feet of common open space for each unit in the development. Open space may not have a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes developments of more than four structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Building entries must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of the dwellings in the development, accessible to all dwellings, and shall be at least twenty feet (30') wide. The proposed location of the open space does not meet this standard. All site design, open space, and residential design standards applicable to the R-14 zone would be verified at the time of formal land use application. Residential Design Standards – see RMC 4-2-115 for a complete list of standards and requirements. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi- family residences shall be provided for recyclables deposit areas. A minimum of three (3) square Grant Place Townhomes Preapplication Meeting January 26, 2023 4 feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recyclable standards would be verified at the time of formal land use application. All site design, open space, and residential design standards applicable to the R-14 zone would be verified at the time of site plan review. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Individual unit lots are exempt from the following subsections of Section 4-4-070, Landscaping but instead are applied to the parent site for unit lot subdivisions: a. RMC 4-4-070F1, Street Frontage Landscaping Required; b. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and c. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Stormwater Facility Perimeter Landscaping: A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. Significant Tree Retention: Application materials identify that there are mature trees on the site. 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. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Grant Place Townhomes Preapplication Meeting January 26, 2023 5 TREE SIZE TREE CREDITS 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. 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. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building Grant Place Townhomes Preapplication Meeting January 26, 2023 6 permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights- of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Parking: Townhouse development requires a minimum and maximum of 2 onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x20’. Parking stalls within garages may count toward minimum requirements. One-half (0.5) bicycle parking space is required per each dwelling unit. Spaces shall meet the requirements of RMC 4-4-080 F11c, Bicycle Parking Standards. The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F10d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. Compliance with this requirement would be verified at the time of formal land use application. Access/Driveways: Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. The proposed access is a looped 20-foot wide alley. Alley access for residential uses is limited to a 12-foot wide paved surface. The proposed 20-foot wide alley would exceed the 12-foot paving requirement for alleys. Critical Areas: According to COR Maps, the site is mapped with Sensitive Slopes, Moderate Coal Mine Hazards, Moderate Landslide Hazards, High Erosion Hazards, and seismic faults. A Geotechnical Report would be required at the time of formal land use application evaluating the suitability of the proposed development. The required study shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. The City may require secondary review of geotechnical studies and all fees associated with that review are the responsibility of the applicant. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. Environmental Review: The construction of nine (9) dwelling units or more on a project site requires Environmental (SEPA) Review in accordance with WAC 197-11-800. Grant Place Townhomes Preapplication Meeting January 26, 2023 7 Subdivision: Unit lot subdivisions of greater than nine (9) unit lots shall be processed as a preliminary plat and are subject to all provisions of RMC 4-7-080, Detailed Procedures for Subdivisions, unless otherwise specified by this Section. Site Plan Review: The project would be subject to Hearing Examiner Site Plan Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of the Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: ▪ Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: - Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. - On-Site Impacts. Mitigation of impacts to the site. - Appropriate Location. Not to result in overconcentration of a particular use. - Access and Circulation. Safe and efficient access and circulation for all users. - Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. - Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. - Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. - Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, Preliminary Plat approval, and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of 12 weeks. The 202 3 application fees would be $12,170 for the Preliminary Plat Review, $4,270 for the Site Plan Review, and $1,800 for the SEPA Checklist Review. Each modification request is $290. All fees are subject to 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 Permit Center website. 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. For unit lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. Public Information Sign: Public Information Signs are required for all Type II and III Land Use Permits, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public Grant Place Townhomes Preapplication Meeting January 26, 2023 8 of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Public Outreach Sign Preliminary Plat applications require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 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 issuance. For information purposes, the 2023 impact fees are as follows but please note these fees change yearly: • A Transportation Impact Fee based on $8,031.94 per each new PM peak hour trip. • A Parks Impact Fee based on $2,222.84 per each new multi-family dwelling unit: 5 or more units. • A Fire Impact fee of $964.53 per each new single-family/townhome dwelling unit. • Renton School District Impact Fee is $3,697.00 per each new multi-family dwelling unit, plus a 5% processing fee. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner jding@rentonwa.gov for application pre-screening instructions. Expiration: If approved, the preliminary plat would be valid for five years with a possible one-year extension. The site plan would be valid for two years with a possible two-year extension. It is the responsibility of the owner to monitor the expiration date.