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HomeMy WebLinkAboutPRE23-000023_Windsor Court Multifamily_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 Windsor Court 19411 and 19505 108th Ave SE PRE 23-000023 February 23, 2023 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@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: February 14, 2023 TO: Brittany Gillia, Assistant Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Windsor Court Apartments 1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for the fire sprinkler systems. Water is provided by Soos Creek Water District. A water availability certificate will be required. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit. This fee is paid at time of building permit issuance. Credit is due for the removal of any existing homes. 3. Approved fire sprinkler and fire alarm systems are required throughout all the buildings. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150- feet of all points on all buildings. Fire lane signage required for the on- site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Maximum access roadway slope is 15 percent. Complexes of three or more buildings require an approved secondary access roadway. Private street on west side of property does not meet the minimum width requirements and any fire access easements would be required to be recorded prior to construction or permitting. Dead end parking/fire access over 150-feet long are not permitted without an approved fire apparatus turnaround. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 23, 2023 June 20, 2011 TO: Brittany Gillia, Associate Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Windsor Court Multifamily 19411/19505 108th Ave SE, Renton, WA PRE23-000023 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 # 6623400232 & 6623400233. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the land use Application. 2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. Soos Creek Water and Sewer District contact: http://www.sooscreek.com, phone number 253-630-9900. 3. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the City mains. 4. A conceptual utility plan will be required as part of the land use application for the subject development. SEWER 1. A sewer availability certificate from Soos Creek Water and Sewer District is required as part of the land use Application. Windsor Court Multifamily_PRE23-000023 Page 2 of 5 February 23, 2023 2 2. A copy of the approved Soos Creek Water and Sewer District plans shall be provided to the City prior to civil construction permit approval. Soos Creek Water and Sewer District contact: http://www.sooscreek.com, phone number 253-630-9900. 3. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the City mains. 4. A conceptual utility plan will be required as part of the land use application for the subject development. SURFACE WATER 1. The site falls within the Black River Drainage Basin and is bisected by two drainage sub-basins. The east half of the site drains to the Panther Creek Drainage Sub-Basin and the west half of the site drains to the Upper Springbrook Creek Drainage Sub-Basin. There is an existing storm drainage ditch and piped conveyance system in 107th Ave SE along the west side of the street (fronting the subject development site) that conveys runoff from the south to north (Upper Springbrook Creek sub-basin). There is also an existing storm drainage conveyance system located on the east flowline of 108th Ave SE that is owned and operated by the City of Kent (Panther Creek sub-basin). The existing property does not contain stormwater facilities. Runoff from the existing site includes three homes and 2 outbuildings where no stormwater infrastructure currently exists on-site. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area (Matching Forest Conditions). The site falls within the Black River Drainage Basin and Panther Creek and Upper Springbrook Creek sub-basins. Regulated (steep) slopes are found along the eastern edge of the site. 3. Since the site is bisected by two separate drainage sub-basins that do not combine within ¼ mile downstream of the project site, the areas draining to each location will be treated as separate threshold discharge areas (TDAs). Thus, the project will be required to provide a separate stormwater design, structures, flow control facilities, water quality facilities and appurtenances for each sub-basin. The west half of the site will drain to 107th Ave SE while the east half of the site will drain to 108th Ave SE. Alternatively, combining the sub-basins to a single threshold discharge area requires a storm drainage adjustment meeting the requirements set forth in Section 1.4 of the 2022 RSWDM. 4. The site is located in Zone 1 Modified of the City’s Aquifer Protection Area (APA). Sites located in Zone 1 Modified of the APA have the same stormwater requirements as Zone 2. In Zone 1 Modified of the City’s APA stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per Sections 6.2.4 and 1.2.4.3 of the 2022 RSWDM. Water quality treatment prior to the facility in accordance with the standards in the 2017 RSWDM may be allowed in lieu of lining of the system. 5. 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 2022 RSWDM. 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. Special inspection from the building department is required. Windsor Court Multifamily_PRE23-000023 Page 3 of 5 February 23, 2023 3 6. Any new storm conveyance 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. Any connection to the existing stormwater conveyance system along 108th Avenue SE must be approved by City of Kent. 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 extend 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 9. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (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. 10. Access for City maintenance vehicles shall be provided to the stormwater detention tract per the requirements in the 2022 RSWDM if the facility will be publicly maintained. 11. Critical areas that may affect surface water review, the east portion of project site is within regulated slopes. 12. Erosion control measures to meet the City requirements shall be provided. 13. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 14. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 15. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 16. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof Renton. TRANSPOTATION 1. 108th Avenue SE is located in the City of Kent. The applicant should contact the City of Kent and WSDOT to determine frontage improvement requirements along the 108th Avenue SE frontage. Windsor Court Multifamily_PRE23-000023 Page 4 of 5 February 23, 2023 4 2. King County Assessor’s maps show 107th Ave SE is a Private Street with a property width of 30’ and paved lane width of 16’ and owned by the property located at 10625 SE 194th St (parcel no. 662340-0218) as a contiguous portion of the property. Property records suggest that the 5 properties to the south (19415, 19423, 19431, 19439 and 10620) are beneficiaries of an access easement and utilize 107th to access their homes. City of Renton COR Maps and initial review of the parcel legal description (#6623400218) show 107th Ave SE as a 30’ wide public right-of- way. The applicant will need to determine whether or not 107th Ave SE is private or public by coordinating with King County Department of Assessment’s and the neighboring property owner. 3. If it is determined that 107th is a private street, then access is infeasible at this location and access will be required solely from 108th Ave SE at the discretion of the City of Kent. 4. In the event that 107th is determined to be a public street, the applicant and the owner of the 10625 property may be able to reach an agreement to provide access. If this agreement is made, then 107th Ave SE and the southern half of SE 194th Street will be required to be deeded to the City of Renton as public right-of-way. 5. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’; 23’ of additional ROW dedication will be required along the project frontage. Half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. The portions of 107th Ave SE not fronting the development property will need to be widened to 20’ minimum to provide fire access between SE 194th and SE 196th Streets. 6. In the event 107th is determined to be private street and remains so and the project gains full access from 108th Ave SE, the 23’ ROW dedication and frontage improvements along the 107th corridor may still be required at the City’s discretion. 7. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 9. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 10. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 11. Street lighting is required along all public street frontages for projects with more than four residential units. For this project street lighting could be required along the 107th Avenue SE frontage and the frontage of any new public street. Street lighting may be required by the City of Kent and/or WSDOT along the 108th Avenue SE frontage. Required streetlights along City of Renton streets shall be per City standards. A street lighting analysis and plan shall be submitted with the construction permit. 12. A traffic impact analysis is required when 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. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine Windsor Court Multifamily_PRE23-000023 Page 5 of 5 February 23, 2023 5 the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 13. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise noted on the fee schedule, the 2023 transportation impact fee is $8,031.94 per net new PM peak hour person vehicle trip. 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 fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2023\PRE23-000023 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 23, 2023 TO: Preapplication File No. 23-000023 FROM: Brittany Gillia, Associate Planner SUBJECT: Windsor Court (APN 6623400232, 6623400233) 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 multifamily development on two abutting parcels addressed at 19411 and 19505 108th Ave SE (APNs 6623400232, 6623400233) that sit between 107th Ave SE and Kent city limits. The two sites total 111,381 square feet (2.56 acres) in size and are within the Residential-14 (R-14) zoning designation. The site is designated Residential High Density (RHD) in the Comprehensive Plan. The applicant proposes to construct six (6) new buildings, each containing six (6) dwelling units for a total of thirty-six (36) new dwelling units. It is unclear if the units would be flats or townhomes. The site would take primary access off of 108th Ave SE (Kent) and would include approximately 58 surface parking spaces for the units and visitors, private yards, pedestrian pathways, and an emergency access road connecting to 107th Ave SE (Renton). According to COR Maps, the site is mapped with regulated slopes and a Wellfield Protection Area (Zone 1 Modified, Wellfield Name: SPRINGBROOK). Panther Creek, a Type F culverted stream, is mapped approximately 55 feet away from the northeast corner of the project site. The applicant is proposing to remove 30 trees as part of the project and the current number of trees has not been provided in the submittal. Current Use: According to the applicant, the project siteis currently developed with single family homes and structures used for warehouse storage. Note: Warehouse storage is not an allowed use in the R-14 Zone. Zoning Requirements: The property is located within the Residential High Density (RHD) land use designation and the Residential-14 (R-14) zoning designation. Submitted materials do not indicate if the applicant is proposing flats or townhouses. Attached dwellings – flats and townhouses are both permitted uses within the R-14 zone. Windsor Court Preapplication Meeting February 22, 2023 2 Density Requirements: The subject property is zoned Residential-14 (R-14). The minimum density in the R-14 zone is 7.0 dwelling units per net acre (du/ac) and the density is 14.0 du/ac. The Residential High Density Land Use designation is intended to create new units where access, topography, and adjacent land uses create conditions appropriate for a variety of housing unit types, or where there is existing multifamily development. The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. The gross site area is approximately 2.56 acres. Based on the gross site area of 2.56 acres, thirty six (36) dwelling units would result in a gross density of 14.06 du/ac (36 units / 2.56 acres = 14.06 du/ac). The proposed gross density of 14 du/ac meets the maximum density allowed for the R-14 zone, however, compliance would be required based on net density at the time of formal land use application. Net density is the calculation of the number of housing units and/or lots that would be allowed on a property after critical areas, i.e., very high landslide hazard areas, protected slopes, wetlands, streams and lakes, or floodways, and public rights-of-way and legally recorded private access easements, are subtracted from the gross area (gross acres minus streets and critical areas multiplied by allowable housing units per acre). The applicant would be required to submit a density worksheet demonstrating compliance with net density at the time of formal land use application. 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 “R-14 standards” herein). Per RMC 4-7-090, Unit Lot Subdivisions, 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. Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet for detached dwellings. The minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots. The existing lots appear to comply with the lot dimensional requirements for the R-14 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 R-14 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, 4 feet for unattached sides and zero feet for attached side(s) for interior side yards, and 15 feet for secondary front yards. The subject property is a through lot and therefore front yard setbacks shall be taken from both 107th Ave SE and 108th Ave SE. It is the applicant’s responsibility to demonstrate compliance with the setbacks for the parent site at the time of formal land use application. Building Height – The maximum wall plate height is 24 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 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 Windsor Court Preapplication Meeting February 22, 2023 3 plate height. The pre-application materials did not indicate a proposal for building height expansion. An increase up to 32 feet is 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 R-14 zone allows a maximum building coverage of 65% of the lot area. 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 80%. 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 developments of four (4) or more units in the R-14 zone 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. 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. Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. The submitted materials do not provide enough data to verify compliance. 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. Screening: Screening must be provided for all refuse and recycling areas as well as any 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 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. The submitted materials do not provide enough information to demonstrate compliance with the refuse and recycling standards. Compliance with the refuse and recyclable standards for multi-family use must be demonstrated at the time of formal application. Windsor Court Preapplication Meeting February 22, 2023 4 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: 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. Street Frontage and ROW Landscaping - The minimum on-site landscape width required along street frontages is 10 feet. Street trees and groundcover in the ROW planter strip will also be required. 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 shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Parking Lot Landscaping – All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. See RMC 4-4-070H.4 for planting requirements. Surface parking lots with 15 to 50 parking stalls must provide a minimum of 15 square feet of landscaping per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'), not including the curb. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Windsor Court Preapplication Meeting February 22, 2023 5 Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of formal 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 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 Windsor Court Preapplication Meeting February 22, 2023 6 (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 (4’) requires a building permit. Fences up to six feet (6’) in height are permitted in the rear yard and side yard; fences up to four feet (4’) 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. Compliance would be verified at the time of formal land use application and building permit review. Parking: Townhouse development requires a minimum and maximum of two (2) onsite parking stalls per dwelling unit. Attached dwellings in the R-14 zone require a minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. In addition to the minimum parking stalls required, a minimum 10% of the total number of required parking spaces shall be provided for guest parking and located in a common area accessible by guests. 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 for all residential developments that exceed five (5) residential units. Spaces shall meet the requirements of RMC 4-4-080F11c, Bicycle Parking Standards. For flats, when alley access is not available, parking should be located in the rear yard, side yard or underground, unless it is determined through the modification process for site development plan exempt proposals or the site development plan review process for non-exempt proposals, that parking may be allowed in the front yard or that under building parking (ground level of a Windsor Court Preapplication Meeting February 22, 2023 7 residential structure) should be permitted. See RMC 4-2-115, Residential Design and Open Space Standards. Developments with attached dwellings units in the R-14 zone shall provide a minimum of one assigned parking space to each dwelling unit. A restrictive covenant or other device acceptable to the City will be required to assign parking spaces to the exclusive use of specific dwelling units. Enforcement of assigned parking spaces shall be provided by the property owner, property manager, or homeowners’ association as appropriate. Compliance with the parking standards shall be demonstrated at the time of formal land use application. Please refer to RMC 4-4-080F for parking lot design standards. Access/Driveways: Driveways shall not be closer than five feet (5’) to any property line and not exceed 40 percent (40%) 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 eight percent (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. To ensure adequate vehicular maneuvering area, garages that are accessed through alleys shall be set back as follows: Nine-foot (9') garage doors shall be at least twenty six feet (26') from the back edge of the alley; or sixteen-foot (16') garage doors shall be at least twenty four feet (24') from the back edge of the alley. The submitted materials do not provide enough detail to demonstrate compliance. A site plan meeting access and driveway requirements shall be submitted at the time of formal land use application. Critical Areas: According to COR Maps, the site is mapped with regulated slopes and a Wellfield Protection Area (Zone 1 Modified, Wellfield Name: SPRINGBROOK). Panther Creek, a Type F culverted stream, is mapped approximately 55 feet from the northeast corner of the project site. No buffers are required along segments of piped or culverted streams. The City shall require easements and setbacks from pipes or culverts consistent with stormwater requirements in RMC 4-6-030 and the adopted drainage manual. Due to the presence of geological hazards, a geotechnical study would be required at the time of land use application. A fill source statement would be required if any offsite fill is brought into the project site. 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. Site Plan Review: The project would be subject to Administrative 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 would require compliance with 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. Windsor Court Preapplication Meeting February 22, 2023 8 - 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 Administrative Site Plan Review and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of 12 weeks. The 2023 application fees would be $3,030 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. Public Information Sign: Public Information Signs are required for all Type II 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 (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. 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 $7,550.02 per each new attached dwelling unit OR $6,345.23 per each new condominium dwelling unit. • 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. • Kent School District Impact Fee is $0.00 per each new multi-family dwelling unit. Windsor Court Preapplication Meeting February 22, 2023 9 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 Brittany Gillia, Associate Planner, at 425-430-7246 or bgillia@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: If approved, the Site Plan would be valid for two (2) years with a possible two (2)-year extension. It is the responsibility of the owner to monitor the expiration date.