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HomeMy WebLinkAboutPRE_StaffComments_230420_v1DEPARTMENT 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 Sapphire on 116th 17800 - 116th Ave SE PRE23-000087 April 20, 2023 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Sam A. Morman, 425.430.7383, samorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: March 29, 2023 TO: Matt Herrera, Planning Director FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Sapphire 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 on e fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Water is provided by Soos Creek Water District. A water availability certificate is required to be obtained from them. 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. 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 a hammerhead type fire apparatus turnaround. Grasscrete type paving in the required fire apparatus turnaround is not approved and will not be allowed. AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 20, 2023 TO: Andrew Van Gordon, Associate Planner FROM: Sam Morman, Civil Engineer SUBJECT: Sapphire on 116th 17800 116th Ave SE PRE23-000087 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 6196600100. 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. Sanitary Sewer 1. A sewer 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. Surface Water 1. There are no existing conveyance systems along 116th Ave SE fronting the project site. 2. There is no existing on-site conveyance system or stormwater features. 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Soos Creek drainage basin. 4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. 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. 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 development falls within the R-6 zone which has a maximum impervious surface area of 55% per lot, and a maximum building coverage of 40% per lot. 10. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $2,300 per single family home. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed development fronts 116th Ave SE to the west. • 116th Ave SE is classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately 60 feet per the King County Assessors Map. To meet the City’s complete street standards for a Minor Arterial street, a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline are required and include a minimum 54 foot paved road (27 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Approximately 15.5 feet of dedication will be required pending final survey. i. The City will support an alternate standard to match the established standard street section for 116th Ave SE. The City established standard street section for 116th Ave SE, which shall be installed by the developer as part of the proposed plat, includes a ROW width of 79-ft, to include 44-ft of paved roadway width (22 feet from centerline), including an 11-ft travel lane, a 5-ft bike lane, a 6-ft parking lane, 0.5-ft curb and gutter, 8-ft planter, 8-ft sidewalk and 1 feet clear space back of sidewalk. Dedication of 9.5 feet of ROW fronting the site will be required. Applicant will need to submit a modification as outlined in City code 4-9-250C.5.d with the land use application for the above listed street frontage improvements. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 8%. • 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'). 3. Site access requirements are as follows. • For a short plat: i. A half public street (residential access) shall be provided along the northern property line. Per RMC 4-6-060 half residential streets shall have a minimum 35 foot right-of- way that includes a 20 foot paved road, a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage. • For cottage housing: i. A privately owned unit lot drive may serve as access to the site. Unit lot drives shall have a minimum paved roadway width of sixteen feet (16’) however, the Fire Department may require the paved roadway to be up to twenty feet (20’), with 0.5’ curbs, and an eight foot (8’) wide landscaping strip and five foot (5’) wide sidewalk along one side of the drive. Each unit lot drive can serve as access for up to nine (9) lots. Refer to RMC 4-6-060.K for further detail. 4. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is required. 5. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 6. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060 for street lighting requirements. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2023 transportation impact fee for a single family home is $12,208.54. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2020 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 20, 2023 TO: Pre-Application File No. 23-000087 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Sapphire on 116th – 17800 – 116th Ave SE (Parcel number 6196600100) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant proposes to subdivide 17800 – 116th Ave SE into four (4) residential lots for the benefit of detached dwellings or 10 lots for the benefit of a cottage housing unit lot subdivision. The property has street frontage along 116th Ave SE to the west. Access for the four (4) lot subdivision is proposed through a shared driveway from 116th Ave SE. Access for the 10-lot unit lot subdivision is proposed through a surface parking lot with a combination of surface parking and off-site garages for the benefit of the dwelling units. Eight-thousand seven hundred and twenty-six square feet (8,726 sq. ft.) of open space is proposed for the cottage housing development. Current Use: The lot is located within the Residential – 6 (R-6) zone. The site area is approximately 42,447 square feet (0.97 acre). The lot is currently vacant. There are no critical areas located on the property per COR Maps. Zoning/Land Use: The subject property is located within the Residential-6 (R-6) zoning classification. The Residential Medium Density Land Use designation is intended to implement the R-6 zone. The R-6 zone is established for single family dwellings. Development in the R-6 zone is intended to be single family residential at moderate density. Detached dwellings and cottage house developments are permitted within the R-6 zone. Density: The area of public rights-of-way, shared driveway tracts, and critical areas (i.e., very high landslide hazard areas, protected slopes (except evaluate on a case-by-case basis those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways) Sapphire on 116th Page 2 of 14 April 20, 2023 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, shared driveway, and/or critical area dedication must be known. 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. The R-6 zone has a minimum density of three (3) dwelling units per acre with a maximum of six (6) dwelling units per acre. Based on the approximate gross land area of 0.97 acre, the four (4) lot proposal arrives at a gross density of approximately 4.12 du/ac (4 lots / 0.97 gross acres = 4.12 du/ac). Based on the approximate gross land area of 0.97 acres, the 10-lot unit lot subdivision arrives at a gross density of approximately 10.30 du/ac (10 lots / 0.97 = 10.30 du/ac). The gross density would result in 4.12 du/ac or 10.30 du/ac; however, the applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Cottage house developments may be granted a bonus density of 2.5 times the maximum density that could be achieved in a standard subdivision based on a pro -forma subdivision plan. (RMC 4-9-065, Density Bonus Review). A density worksheet deducting street improvements would be required with the land use application. Development Standards: The project would be subject to RMC 4-2-110A, Development Standards for Residential Zoning Designations effective at the time of complete application (noted as “R-6 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 zone is 7,000 square feet. For short plats of parcels smaller than one (1) acre, one (1) 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, one parcel may be allowed to be 6,250 square feet in size in the R-6 zone. Minimum lot width is 60 feet (60’); minimum lot depth is 90 feet (90’). In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority, pursuant to RMC 4-4-130H2a, lot size and lot dimensions of the zone may be decreased by a maximum of 10 percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4-130H1a, Minimum Tree Retention Requirements. Based on the provided drawings, the four (4) lot subdivision would meet lot size standards. The proposed 10 lot unit lot subdivision would not meet zoning requirements for minimum lot size, lot width or lot depth. However, the proposal includes a unit lot subdivision for the benefit of cottage house development within the R-6. Individual unit lots created for cottage house development are exempt from minimum lot size, minimum lot width and minimum lot depth. See “Unit Lot Subdivisions” below for additional information. Building Standards – The R-6 standards allow a maximum building coverage of 40 percent (40%) of the lot area. The maximum impervious coverage in the R-6 zone is 55 percent (55%). The maximum wall plate height is restricted to 24 feet (24’), and the buildings shall be not more than two (2) 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 vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height Sapphire on 116th Page 3 of 14 April 20, 2023 unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Individual unit lots created for the cottage house development would be exempt from maximum building coverage and maximum impervious surface coverage, but instead the parent site as a whole would be required to meet development standards. See “Unit Lot Subdivisions” below for additional information. Cottage house developments have separate height requirements. See “Cottage House Development” below. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-6 zone are: Front yard and secondary front yard: 25 feet (25’) Rear yard: 25 feet (25’); Side yards: combined 15 feet (15’) with not less than 5 feet (5’) on either side. Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree within a tree protection tract, as each term is defined in RMC 4-11-200, Definitions T. An arborist report, pursuant to RMC 4-8-120D1, shall be prepared and provided to the City for review and concurrence, demonstrating that the setback reduction and project proposal serve to preserve the critical root zone of the tree within a tree protection tract. Compliance with required setbacks for new development would be verified at the time of building permit application. Individual lots created for cottage house developments are exempt from zoning yard setbacks and instead the parent site as a whole would be required to meet these development standards. See “Unit Lot Subdivisions” below for additional information. Cottage House Development: Cottage house development requirements apply to cottage house developments within the R-6 zone. The following regulations apply: Maximum Unit Size 1,500 sq. ft. At least 50% of all cottages in a development shall be less than 1,000 sq. ft. Minimum Number of Cottages per Cluster 3 Maximum Number of Cottages per Cluster 12 Minimum Distance Between Structures All units must be detached, with a minimum separation of 8 ft. Sapphire on 116th Page 4 of 14 April 20, 2023 Maximum Wall Plate Height 18 ft. Roofs with a pitch equal to or greater than 4:12 may project an additional 6' vertically from the maximum wall plate height. Maximum Number of Stories 2 Separation Between Clusters Individual clusters shall be separated by landscaping, common open space, critical areas, or a community building. Elevations and footprints were not provided for the cottages. Compliance with requirement would be verified at the time of land use application. Residential Design and Open Space Standards: For a standard R-6 zone short plat, the future single-family building permits would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. Compliance with lot configuration requirements would be verified at the time of land use application. Compliance with building design requirements would be verified at the time of building permit review. Cottage Housing Design and Open Space Standards: Cottage house unit lot subdivisions are required to meet applicable standards within RMC 4-2-115F, Cottage House Requirements. The standards are required to be addressed at the time of subdivision. The following are applicable within the R-6 zone. • Unit Lot Configuration o Unit lots should be oriented toward common open space area or community building; when not achievable, unit lots should be oriented toward a right-of-way. • Parking and Garages o All of the following apply: 1. Parking shall be provided in designated areas within the parent site but not at individual unit lots; 2. Shared garages on the parent site are allowed, provided the regulations of RMC 4-4-080 are met; 3. Parking structures, i.e., garages and carports, shall be detached and set back from the private yard space by at least six feet (6'); 4. Shared garages and carports shall not exceed forty-four feet (44') in width, and shall maintain an eight-foot (8') separation from any cottages; 5. Parking design shall be of similar design and character to the cottages. Carports are permitted when a solar panel is incorporated into the design; Sapphire on 116th Page 5 of 14 April 20, 2023 6. Architectural detail that is consistent with the architectural character of the cottage house development shall be incorporated in the garage design, including but not limited to trim, columns, and/or corner boards; 7. Shared garages shall not be located further than one hundred sixty feet (160') from any of the housing units to which it is assigned; 8. When shared garages are proposed, each unit must have garage space assigned to it; 9. Surface parking of more than two (2) spaces, visible from a public right- of-way (not including alleys) or adjacent to single-family uses or zones, shall be screened; and 10. Parking structures and surface parking shall not be located between the common open space and the cottage units. Parking areas with three (3) or more stalls in a row will need to have a 10-foot (10’) sight fully sight obscuring landscaping screen abutting the southern property line. • Open Space o Landscaping: Individual unit lots are exempt from RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. o Standards for Common Open Space: Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. Required to provide common open space as follows: 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a common green located within the development and shall include picnic areas, and spaces for passive recreational activities such as outdoor cooking, picnicking, walking, biking, observing nature, and/or active recreational activities, such as playgrounds, bocce ball, and pickleball; 3. Open space(s) shall be accessible to all cottages. For sites one acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one acre in size, open space(s) shall be no less than forty feet (40') in any dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimensions (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that no dimension is less than eight feet (8') in width and when all open spaces are averaged, the applicable dimension requirement is met; 4. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements; and Sapphire on 116th Page 6 of 14 April 20, 2023 5. Common open space areas shall have a maximum slope of five percent (5%); and 6. Obstructions, such as retaining walls and fences, shall be strategically placed so as not to reduce usable open space. A minimum of 3,500 square feet of common open space is required; drawings show 8,726 square feet would be provided. Open space shall be placed in tracts. Calculations identifying how the open space requirements are being met will be required at the time of land use application. o Standards for Private Yards: Each individual cottage shall have a private yard that is at a minimum 250 square feet in size with no dimension less than eight feet (8’) in width. Front yard process and backyard patios and reciprocal use easements may be included in the calculation of private yard. Individual cottages were not shown on the drawings. Calculations identifying how the private yard requirements are being met will be required at the time of land use application. o Sidewalks and Pedestrian Easements: All of the following are required: 1. Sidewalks shall be provided throughout the cottage house development. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development; 2. Front yards shall have entry walks that are a minimum width of four feet (4'); and 3. Sidewalks shall be used to connect common open space, common buildings, and to provide access to cottages. They shall be a minimum of four feet (4') in width and made of concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. When possible, sidewalks connecting to parks and green spaces shall be located at the edge of the common open space to allow a larger usable green and easy access to cottages. Front yard entries were not shown on the provided drawings. Compliance with requirement would be verified at the time of land use application. • Residential Design o Primary Entry: Entrances to cottages shall be a focal point and allow space for social interaction. Front doors shall face the common area or a street and be on the façade closest to the street. o Façade Modulation: Buildings shall not have monotonous facades along public areas. Cottages shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. o Windows and Doors: Windows and front doors shall serve as an integral part of cottage character. Primary windows shall be Sapphire on 116th Page 7 of 14 April 20, 2023 proportioned vertically rather than horizontally. Vertical windows may be combined to create a larger window area. Front doors shall be a focal point of the cottage and be in scale with the home. All doors shall be of the same character as the home. o Scale, Bulk, and Character: A diverse yet complementary streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. o Roofs: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. o Eaves: Eaves should be detailed and proportioned to complement the architectural style of the home. o Architectural Detailing: Architectural detail shall be provided that is appropriate to the architectural character of the house, including but not limited to detailing like trim, columns, and/or corner boards. o Materials and Colors: A diversity of materials and color shall be used throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. o Mail and Newspapers: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the cottages. o Mechanical Equipment: Mechanical equipment shall only be located in the rear and side yards. o Utilities: All surface and roof-top equipment shall be screened or enclosed from public view. o Dumpster/Trash/Recycling Collection Area: Both of the following are required: ▪ Trash and recycling containers shall be located so that they have minimal impact on residents and their neighbors and so that they are not visible to the general public; and ▪ A screened enclosure in which to keep containers shall be provided or garages shall be built with adequate space to keep containers. Screened enclosures shall not be located within front yards. In addition, see RMC 4-4-090, Refuse and Recyclables Standards, for additional requirements. Elevations were not provided. Compliance with all applicable specific requirements would be reviewed at the time of land use application. Access/Parking: Sapphire on 116th Page 8 of 14 April 20, 2023 For the four (4) lot subdivision, a shared access tract from 116th Ave SE is proposed. It is not clear if all lots would gain access from the tract. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; provided, that 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. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I9, Joint Use Driveways. Half street improvements may be allowed for a residential access street by the Administrator when it is determined that the adjacent parcel of property has the potential for future development and dedication of the right-of-way necessary for the completion of the street right- of-way. The right-of-way for the half street improvement must be a minimum of thirty-five feet (35') with twenty feet (20') paved. A curb, planting strip area, and sidewalk shall be installed on the development side of the street according to the minimum design standards for public streets. If the street is permitted a cul-de-sac, then the right-of-way for the half of the cul-de-sac shall be dedicated, with installation of a temporary hammerhead turnaround. The property shall also dedicate easements to the City for street lighting and fire hydrants. Additional easements shall be provided for the franchise utilities outside of the dedicated right-of-way. Planning would support half street improvements abutting the north property line to include forty feet (40’) of public right-of-way with twenty-six feet (26’) paved roadway (two (2) 10-foot (10’) wide travel lanes plus six foot (6’) wide parking lane) eight-foot (8’) wide planter strip and five-foot (5’) wide sidewalk along the south side of the street with new 0.5-foot (0.5’) wide curbs. A hammerhead turnaround is acceptable as the length of the street would be approximately 300 feet (300’). The hammerhead will be required as right-of-way. Access for the unit lot subdivision is proposed via a driveway access from 116th Ave SE. Twelve (12) surface parking stalls with 10 private garages are proposed. Within cottage house development, a minimum and maximum of 1.6 stalls per cottage house of 3 bedrooms or greater; 1.4 per 2-bedroom cottage house; 1.0 per 1-bedroom cottage house or studio. In addition to the minimum parking stalls required, a minimum 20% of the total number of required parking spaces in the cottage house development shall be provided for guest parking and located in a common area accessible by guests. Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department may require the paved roadway to be up to twenty feet (20') wide. Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. The City may elect to have a unit lot drive dedicated as a public roadway; however, the City may require the unit lot drive to be privately owned pursuant to RMC 4-7-090F6b, Maintenance of Common Facilities. It is unclear how many bedrooms would be in each cottage and whether the provided parking includes the required guest parking. The number of parking spaces required for cottage house developments may be averaged and dispersed within the parent site, provided that at least one parking space is provided for each unit lot. All parking stalls and associated drive aisles shall Sapphire on 116th Page 9 of 14 April 20, 2023 meet the requirements of RMC 4-4-080, Parking Loading and Driveway Regulations. Conformance with access and parking requirements would be reviewed at the time of land use application. Landscaping: With the exception of 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. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. 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, streetlights, 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. All parking lots shall have perimeter landscaping at least 10-feet (10’) in width as measured from the street right-of-way. Surface parking lots shall be landscaped with plantings and trees as follows: Total Number of Parking Stalls Minimum Landscape Area 15 to 50 15 sf/parking space 51 to 99 25 sf/parking space 100 or more 35 sf/parking space In a cottage house unit lot subdivision, individual unit lots are exempt from RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Parking areas will need a 10-foot fully site-obscuring buffer between them and the neighboring property. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Sapphire on 116th Page 10 of 14 April 20, 2023 Significant Tree Retention: A review of COR Maps appears to show 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 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4 -4- 130H2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. Significant trees shall be retained in the following priority order: Sapphire on 116th Page 11 of 14 April 20, 2023 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/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 and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. Critical Areas: According to COR Maps, there are no critical areas or their buffers on the property or within an applicable distance. It is the applicant’s responsibility to determine if designated critical areas or their buffers are located on the property. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070H3, if it is determined that designated critical areas or their buffers are located on the property. The unit lot subdivision would be subject to the Washington State Environmental Policy Act (SEPA) due to a subdivision exceeding nine (9) dwelling units. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. Unit Lot Subdivisions: Within the R-6 zone a cottage house unit lot subdivision is permitted. Unit lot subdivisions are exempt from the following standards in RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): Sapphire on 116th Page 12 of 14 April 20, 2023 maximum density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. For more information, refer to RMC 4-7-090. Unit lot drives may be constructed to serve unit lot subdivision; each unit lot drive may serve up to nine (9) lots. Please refer to RMC 4-6-060K for unit lot drive requirements. A unit lot subdivision of nine (9) or more lots would be processed as a plat. Additional development standards for cottage housing developments can be found in RMC 4-2-110G. Per RMC 4-7-090D3, Site Plan Review, unit lot subdivisions are subject to RMC 4-9-200, Master Plan and Site Plan Review. Of note, RMC 4-9-200C2b, SEPA Exempt Development, shall not apply. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any cottage house development. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding are. Site plan review ensures quality development consistent with the City goals and policies. Site Plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with the potential future development. Decision criteria approval are itemized in RMC 4-9-200E3. All cottage house developments require site plan review regardless of the zone. Permit Requirements: The four (4) lot proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2023 fees would total $6,384.00 ($6,080.00 Preliminary Short Plat + $304.00 Technology Fee (5%) = $6,080.00). Each modification request is $290.00. The unit lot subdivision would require preliminary plat approval, Hearing Examiner Site Plan Review, and an Environmental Review. The application would be reviewed within an estimated time frame of 12 weeks. The 2023 fees would total $19,152.00 ($12,170.00 Preliminary Plat + $4,270.00 Hearing Examiner Site Plan Review + $1,800.00 Environmental Review + $912.00 Technology Fee (5%) = $19,152.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews 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 Short Plat Submittal Requirements, Preliminary Plat Submittal Requirements and Site Plan Review Submittal Requirements checklists. 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 or Final Preliminary Plat application and its associated fees will be required following construction of the subdivision’s infrastructure. Public Notice Requirements Neighborhood Meetings: A neighborhood meeting is required for preliminary plat applications. A required neighborhood meeting shall occur after a pre-application meeting and before submittal of applicable permit applications. The meeting shall be held at a location open to the public and that follows the Americans with Disabilities Act and can accommodate a reasonable number of neighbors within the notification boundary. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site, unless an Sapphire on 116th Page 13 of 14 April 20, 2023 alternate meeting location is approved by the Administrator. Full meeting requirements can be found in RMC 4-8-090A, “Neighborhood Meetings”. Public Outreach Signs: Public outreach signs are required for preliminary plats. The sign shall be erected at the approximate midpoint of the site’s street frontage and five feet (5') within the front lot line or as otherwise directed by the Department for maximum visibility. The sign shall not be removed until a temporary certificate of occupancy or a certificate of occupancy is issued. Full public outreach sign requirements can be found in RMC 4-8-090B, “Public Outreach Signs”. 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. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $12,208.54 per each new detached dwelling unit. • A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit subdivision. • A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee assessed at $2,911.00 (plus a 5% processing charge) per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the Preliminary Plat is valid for five (5) years. One single-year extension may be granted to an applicant who files a written request with the Administrator at least 30 days before the expiration of the original life of the preliminary plat, provided the Administrator finds that the applicant has obtained issuance of a construction permit and has made sustained progress towards final construction, engineering, and surveying necessary to record a final plat. One additional one-year (1 year) extension beyond the one-year (1 year) extension may be granted by the Hearing Examiner if the applicant shows need caused by unusual circumstances or situations that occurred during the prior extension period, which makes it unduly burdensome to file the final plat. The applicant must file a written request with the Hearing Examiner and the Administrator for this additional extension; this request must be filed at least thirty (30) days prior to the plat expiration date. The request must include documentation as to the need for the additional extension. (RMC 4-7-080L) Sapphire on 116th Page 14 of 14 April 20, 2023 Upon approval, the Short Plat is valid for five (5) years with a possible one-year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.