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HomeMy WebLinkAboutPRE23-000026_Valley Vue SHPL Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Valley Vue 4 Lot Short Plat 3106 and 3112 Talbot Rd S PRE 23-000026 February 16, 2023 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov 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). M E M O R A N D U M DATE: January 10, 2023 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Valley Vue Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit will be given for the one existing home. 3. 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. 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. Dead end street over 150-feet requires an approved fire apparatus turnaround. Proposed access roadways over 300-feet long require a full 90-foot diameter cul-de-sac. Existing turnarounds on South 32nd Place do not meet current turnaround standards. Maximum roadway grade allowed is 15-percent. The existing hammerhead turnaround appears to be compromised by the parking of recreational vehicles and the construction of a garage structure. Dead end fire apparatus access roadways over 500-feet long require the installation of an approved fire sprinkler system. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 14, 2023 TO: Brittany Gillia, Planner FROM: Jonathan Chavez, Civil Engineer III, Plan Review SUBJECT: Valley Vue 4-Lot Short Plat 3106, 3112 Talbot Rd S PRE23-000026 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) 3023059134, 3023059028, 302305TR-A, 9485750570, and 9485750570. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER: Water service is provided by the City of Renton. There is an existing 12” water main (COR Facility ID: WM-03001) west of the site along the eastern frontage of Talbot Road S. 3106 and 3112 Talbot Road S. are currently served by 3/4” services connected to this main. The meters are located near the end of the site’s private driveway along the Talbot Road S. frontage. There is also an existing 8” water main (COR Facility ID: WM-10985) in the site. SEWER: Sewer service is provided by the City of Renton. There is an existing 8” concrete sewer main (COR Facility ID: GM04110) west of the site along the eastern frontage of Talbot Road S. that flows from south to north. There is an 8” PVC sewer main (COR Facility ID: GM04113) north of the site that flows northwest from the northern site boundary beginning at a 48” manhole (COR Facility ID: MH3013). 3106 Talbot Road S. is served by an existing 4” PVC side sewer which enlarges to a 6” PVC side sewer that connects to the 8” PVC sewer main downstream of the 48” manhole. There is also an existing 8” D.I. sewer main (COR Facility ID: GM04154) south of the site in S. 32nd Place that flows from east to west. 3112 Talbot Road S. is currently served by a 6-inch PVC side sewer that runs east to west. STORM DRAINGE: The site slopes from east to west. Portions of the site’s slope exceed 15%. Drainage from the site either infiltrates or sheet flows to the west. There is an existing stormwater ditch along the eastern frontage of Talbot Road S. west of the site. Drainage in the ditch flows to the north. There is also Valley Vue SP February 14, 2023 Page 2 of 4 a 12” CMP piped storm drainage conveyance system (COR Facility ID: 118502) south of the site in S 32nd Place that flows from northeast to southwest. STREETS: The site is not bordered by any City of Renton Public street. Access to both lots on the site comes via a private driveway/road that connects west to Talbot Road S. There are two empty tracts that lie between the site and S. 32nd Place to the south. Tract H of the Winsper Division I subdivision (KC Parcel No: 9485750570) connects the western portion of the site to S. 32nd Place, while Tract G of the Winsper Division 1 subdivision (KC Parcel No: 9485750570) connects the eastern portion of the site to S. 32nd Place. Tract H has 24.06’ of frontage along S. 32nd Place and Tract G has 24.01’ of frontage along S. 32nd Place. Per the Winsper Division 1 Plat Recording, Tract H and Tract G can serve as a future ingress/egress, and utility access to the subject lot. Talbot Road S. is classified as a neighborhood collector arterial. S. 32nd Place is classified as a residential access street. There are no street improvements along Talbot Road S. On the north side of S. 32nd Place there is a concrete curb and gutter. On the south side of S. 32nd Place there is a curb and gutter and a 5’ sidewalk at the back of curb. CODE REQUIREMENTS WATER COMMENTS 1. Per City Code, a new fire hydrant is required within 300’ of the existing homes. New lots created through the short plat process are required to conform to the code. 2. The Applicant must request a water availability to determine whether the additional 2 lots could be served by the existing water main in the property. 3. The current (2023) fee to install each meter is $3,335.00. The SDC fee for a new 1-inch water service is $4,850.00. SEWER COMMENTS 1. 3106 Talbot Road S. is currently connected via a PVC side sewer to the existing 8” sewer main (COR Facility ID: GM04113) running northwest from the site’s northwest corner. This existing connection is acceptable for this home. 2. 3112 Talbot Road S. is currently served by a 6-inch PVC side sewer that runs east to west. 3. The applicant shall obtain a sewer availability certificate from the City for the new proposed lots. 4. The applicant will need to show how they propose to serve the new building with sewer service. 5. Service lines shall be designed and installed in accordance with City standards. The service line shall flow by gravity to the main. The minimum service line size is 6” diameter and the minimum slope is 2%. 6. The SDC for sewer service is based on the size of the water service. The current SDC for sewer service with a 1” water meter installation is $3,650.00. STORM DRAINAGE COMMENTS 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) 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 Panther Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage Valley Vue SP February 14, 2023 Page 3 of 4 review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. a. 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. 2. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 3. 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 2017 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. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced 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 Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 7. 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. 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. 10. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION/STREET COMMENTS Valley Vue SP February 14, 2023 Page 4 of 4 1. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.4. 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. c. Driveways shall not be closer than 5-feet to any property line. 2. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 3. The transportation impact fee is based on the type of land use. For a single-family home, the 2023 transportation impact fee is $12,208.54. Transportation impact fees are subject to change based on the year the building permit is applied for. 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. 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. 3. 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 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2023 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000140 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 16, 2023 TO: Pre-Application File No. 23-000026 FROM: Brittany Gillia, Associate Planner SUBJECT: Valley Vue 4 Lot Short Plat 3106, 3112 Talbot Rd S 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 www.rentonwa.gov. Project Proposal: The applicant is proposing to subdivide two (2) abutting lots into four (4) new lots. The subject properties are located at 3106 Talbot Rd S (APN 3023059134) and 3112 Talbot Rd S (APN 3023059028), zoned Residential-8 (R-8) and located in the Residential Medium Density land use designation. 3112 Talbot Rd S is a 41,970 sq ft lot with an existing single family home and 3106 Talbot Rd S is a 40,200 sq ft lot and is currently vacant. Access to the four (4) new lots have been proposed via private easements and private roads. There are steep slopes mapped on the project site and the applicant is not proposing to remove any trees or perform any grading at this time. Current Use: 3112 Talbot Rd S is developed with an existing single family home and 3106 Talbot Rd S is currently vacant. Zoning/Density Requirements: The subject property is located within the Residential-8 (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 1 net acre. The Residential Medium Density Land Use designation is intended to implement the R-8 zone. Development in the R-8 zone 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. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Density: 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. In order to calculate Valley Vue 4 Lot Short Plat Page 2 of 8 February 16, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE22-000026 the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. Public and private alleys are not deducted for the purpose of net density calculation. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the gross land area of 82,170 square feet, the 4-lot proposal arrives at a gross density of approximately 2.12 du/ac (2 lots / 1.89 gross acres = 2.12 du/ac). Based on the submitted materials provided by the applicant, the project does not meet density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. 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). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. Information regarding lot dimensions were not included with the submittal materials. The applicant would need to demonstrate compliance with the minimum lot size, width, and depth requirements of the zone based on the definitions of lot size, width, and depth (RMC 4-11-120), at the time of formal land use application. 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. The maximum height for detached accessory structures is 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards for the new dwellings would be required to be demonstrated at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for primary structures in the R-8 zone are: Front yard: 20 feet for the primary structure; Secondary front yard: 15 feet; Rear yard: 25 feet; and Side yards: 5 feet. The proposal does not include information regarding the retention or removal of the existing structure at 3112 Talbot Rd S. Based on the submitted materials, it is unclear if the proposal would comply with setback regulations. Compliance with the setback standards for any retained Valley Vue 4 Lot Short Plat Page 3 of 8 February 16, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE22-000026 structures would be required to be demonstrated at the time of land use review. Compliance with the setback standards for the new homes would be required to be demonstrated at the time of building permit review. 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. Street trees and landscaping are required within the Right of Way on public streets. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of RMC 4-4-070 shall be planted within right of way planting strips pursuant to the standards in subsection F.2 of RMC 4-4-070, provided there shall be a minimum of one street tree planted per lot. 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. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention Staff review of aerial images of the site identifies there are mature trees on the site. If 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. 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. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. If significant trees 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 thirty-percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. Tree Credit Requirements: With the exception of interior remodels not involving any building addition, removal of trees, or alteration of impervious areas, properties subject to an active land development permit shall comply with all of the following minimum tree credit requirements, and apply the tree credit value table at (H.1.b.v). i. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre. ii. Either tree retention or a combination of tree retention and supplemental tree planting (with new small, medium, or large tree species) shall be provided to meet or exceed the minimum tree credits required for the site. iii. Supplemental tree planting shall consist of new small, medium, or large species trees, as defined in RMC 4‐11‐200, Definitions T. The supplemental trees shall be planted with a minimum size of two‐inch (2") caliper, or evergreen trees with a minimum size Valley Vue 4 Lot Short Plat Page 4 of 8 February 16, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE22-000026 of six feet (6') tall. The Administrator shall have the authority to approve, deny, or restrict the tree species for proposed supplemental trees. iv. Within subdivisions, location of supplemental tree replanting shall be prioritized within tree tract(s) versus individual lots. v. Tree credit value for each tree, existing or new, is assigned as shown in the following table: All significant trees required to be retained shall be preserved in the priority order listed below, with Priority One trees being the highest priority. Applications that propose retention of lower priority trees in lieu of Priority One trees must demonstrate in writing to the Administrator’s satisfaction that: (1) all reasonable efforts have been taken to preserve trees utilizing the highest priority possible, (2) that retention of higher priority trees is not feasible or practical for the project site, and (3) that the project proposal meets or exceeds the purposes and intent of this Section. Significant trees shall be retained in the following priority order: Priority One i. Landmark trees; ii. Significant trees that form a continuous canopy; Valley Vue 4 Lot Short Plat Page 5 of 8 February 16, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE22-000026 iii. Significant trees on slopes greater than twenty percent (20%); iv. Significant trees adjacent to critical areas and their associated buffers; v. Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and vi. 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 i. Healthy tree groupings whose associated undergrowth can be preserved; ii. Other significant native evergreen or deciduous trees; and iii. 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 If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal arborist report, tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be required at the time of the Preliminary Plat application. 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 fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. 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. Access/Parking: Access to the proposed lots would be via a private road stemming off of S 32nd Pl leading to a proposed access easement through the lots. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; Valley Vue 4 Lot Short Plat Page 6 of 8 February 16, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE22-000026 b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). As submitted, the proposal does not meet access requirements for the four (4) lots. The project layout would need to be revised to comply with the shared driveway standards. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles and one (1) additional stall would be required for ADUs. See RMC 4-4-080F.10.d for details on parking requirements. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Compliance with driveway standards would be reviewed at the time of building permit review. Critical Areas: According to COR Maps there are steep slopes mapped on the project site. Due to the presence of geological hazards, a geotechnical study may be required at the time of land use application. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. Limitations on Further Subdivision: The subject property was recently subdivided as the Valley Vue Short Plat and recorded with King County August 19, 2019. Pursuant to RMC 4-7-070.N, any land subdivided under the requirements of the City’s short plat regulations hall not be further divided for a period of five (5) years without following the procedures for a preliminary plat. Environmental Review: Preliminary Plats are subject to Environmental (SEPA) Review, in accordance with WAC 197-11. Permit Requirements: The proposal would require Preliminary Plat approval and Environmental (SEPA) Review. All applications would be reviewed concurrently within an estimated timeframe Valley Vue 4 Lot Short Plat Page 7 of 8 February 16, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE22-000026 of 12 weeks. The 2023 fees would be $12,170 for the Preliminary Plat and $1,800 for SEPA Review. Each modification request is $290.00. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Preliminary Plat Submittal Requirements. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and it’s associated fee, will be required following construction of the short plat’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Outreach Sign: Preliminary Plats and projects estimated by the City to have a monetary value equal to or greater than $10,000,000 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. See the attached Public Outreach sign handout for more information and specifications. Neighborhood Meeting Requirement: Preliminary plat applications require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer- neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see RMC 4-8-090A for the complete neighborhood meeting requirements. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2023 impact fees are as follows: A Fire impact fee of $829.77 per each new detached dwelling unit, not including ADUs; A transportation impact fee of $12,208.54 per each new detached dwelling unit, not including ADUs; Renton School District Impact Fee of $2,911.00 (+5% administrative fee) per each new detached dwelling unit, not including ADUs, unless an exemption can be made under RMC 4-1-190.I.1.a; and A Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling unit, not including ADUs. Valley Vue 4 Lot Short Plat Page 8 of 8 February 16, 2023 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE22-000026 A fee schedule listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. 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 Brittany Gillia, Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Preliminary Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.