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HomeMy WebLinkAbout02-PRE_Pre-application_Meeting_Renton_211209_v1.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 1 PRE-APPLICATION MEETING FOR United Christian Church Preliminary Plat PRE21-000408 CITY OF RENTON Department of Community & Economic Development Planning Division December 9, 2021 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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 Official: Rob Shuey, 425-430-7290, 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). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: November 17, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: United Christian Plat 1. The fire flow requirements for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. 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 streets that exceed 150-feet in length require an approved hammerhead turnaround. A full 90-foot cul-de-sac is required for dead end roads over 300-feet long. Fire sprinklers are required for dead ends over 500-feet long. In this case the fire sprinkler requirement would apply to proposed Lots 11, 12, 13 and 14. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 09, 2021 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: United Christian Church Preliminary Plat 15509 116th Ave SE, Renton, WA PRE21-000408 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 # 2023059067. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Rolling Hills 590 Pressure Zone. 2. There are existing ¾ -inch and 1-inch water meters serving the existing site (Facility ID Nos. LAT-021927 and LAT-013623). There is an existing ¾ -inch irrigation water meter serving the existing site (Facility ID No. LAT-013624). 3. There is an existing 6-inch water main (Record Dwg: W-030504) in 116th Ave SE, which can deliver a maximum flow rate of 1,400 gallon per minute. The static water pressure is approximately 58 psi at ground elevation 456 feet. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements: a. Two within the landscape area of the parking lot to the east of the existing church building (Hydrant ID Nos. HYD-SE-00163 and HYD-SE-00164). b. One at the intersection of 116th Ave SE and SE 157th Street to the southeast of the site serving by Soos Creek Water and Sewer District. 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service to the development will include but not limit to the items that follow: a. Installation of 8-inch water main loop within the access road connecting to the water main in 116th Ave SE. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 4 b. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan c. A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right of Way. d. A separate water service (1-inch) and meter is required for each lot. The meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). Meters shall be placed in landscape strips and shall not be installed within driveways. e. A minimum of 1-inch meter is required if the new homes are served by sprinkler systems. f. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations 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 water main. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 8. The development is subject to applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $ 4,450 per 1-inch meter. b. Drop-in meter fee is $ 460 per 1-inch meter. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton Sewer 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ concrete gravity wastewater main located in the 116th Ave SE to the east of the project site (Record Dwg: S-007601). There is an existing 8’’ concrete gravity wastewater main located in the Edmonds Way SE (Record Dwg: S-007601), which the existing church building is connected to with a 6’’ concrete sewer stub. There is an existing 8’’ concrete gravity wastewater main located within the intersection of Puget Drive SE and SE 19th Street (see record dwg: S-008401). 3. The project narrative submitted with the pre-application shows a sewer main extension from the site to the sewer main near the intersection of Puget Drive SE and SE 19th Street. A minimum of 8-inch extension conforming to the standards in RMC 4-6-040 will be required. Additionally, a 15-foot-wide public utility easement, executed by all parties of interest, will be required with the civil construction permit and it must be demonstrated that the existing structures do not reside within the easement area. 4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 5 a. The current sewer fee is $ 3,450 per 1-inch meter, and $ 17,250 per 1-1/2-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton Surface water 1. There is a City of Renton 12-inch concrete stormwater main (Record Dwg: R-134701) along the west side of 116th Ave SE and an associated Type 1 catch basin (Facility ID No. 136947) to the west of the existing church building. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard area (matching Forested site conditions). The northeast portion of the site is located in the Lower Cedar River Basin and Ginger Creek sub basin. The southwest portion of the site is located in the Black River Basin and Thunder Hills Creek sub basin. 3. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2017 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. 5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 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 extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 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 construction. 7. The site is located in the Moderate Coalmine Hazard area. 8. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on -site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 9. Erosion control measures to meet the City requirements shall be provided. 10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 11. 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. 12. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 13. 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 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 6 b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) 116th Ave SE is classified as a Minor Arterial Street, Existing right of way (ROW) width is approximately 30 feet. To meet the City’s complete street standards for minor arterial streets, minimum ROW width is 91 feet. Dedication of 30.5 feet of ROW would be required. Street improvements are required which shall include a pavement width of 54 feet (27 feet from centerline, 2-11-ft travel lanes, plus a 5- ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, street trees and storm drainage improvements. b) The City’s Transportation Department has established a corridor plan for this section of 116th Ave SE. The corridor determined by the City’s Transportation Department requires a right-of-way width of 71- ft. The paved roadway section is 44-ft, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side of the roadway. Due to the misaligned right of way in relation with the road centerline, dedication of right-of-way would be variable to meet the street section requirement. 2. The project proposes to subdivide the southeast portion of the parcel into 24 residential Lots accessing through 116th Ave SE, which requires a public residential access and turnaround per RMC 4-6-060. The new public residential access will require a minimum ROW width of 53 feet, 20’ paved fire lanes, half street improvements including 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. Please refer to the Fire Authority for fire access roadways requirement. 3. In accordance with RMC 4-6-060J, shared driveway is not allowed for a subdivision of ten (10) or more lots. 4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. Driveway locations may need to be adjusted to accommodate the required access ramps. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 6. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. Street lighting and trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 9. A traffic study meeting City of Renton traffic study guidelines is required at the land -use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 10. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2021 transportation impact fee is $10,861.69. GENERAL COMMENTS CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 7 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. Al l 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). Fees quoted in this document reflect the fees applicable in the year 2021 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 9, 2021 TO: Pre-Application File No. 21-000408 FROM: Alex Morganroth, Senior Planner SUBJECT: United Christian Church of Renton Subdivision (APN 20230590670) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre -application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The applicant is proposing to subdivide an existing parcel into 24 single-family lots. The subject parcel is located at 15506 116th Ave SE (APN 20230590670) and is approximately 5.9 acres in size. The proposed subdivision would also separate the church site and create a new 1.25 acre parcel occupied by the primary church building, two outbuildings, and associated surface parking lot. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The applicant is proposing to subdivide the parcel and construct new detached single-family homes on each of the 24 new lots. The proposal also includes five (5) tracts identified as “planting areas”, one stormwater tract, and three (3) access tracts. The proposed lots sizes range from 5,000 sq. ft. to 6,000 sq. ft. Access to the twelve lots is proposed via a new public residential access street off of 116th Ave SE. In addition, access to four (4) lots (Lots 3, 4, 13, and 14) is proposed via two (2) private access tracts. According to COR Maps, a moderate coal mine hazard and sensitive slopes hazard are located on the site. The applicant did not indicate the number of trees proposed for removal. Current Use: The area of the project site proposed for development currently forested and undeveloped land. The United Christian Church of Renton is located on the north side of the site. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. The area of public and private streets (including the paved portion of driveway tracts) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The area of the CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 9 required dedication and proposed public street (ROW) would be deducted from the gross site area when calculating the net density. Using the proposed layout provided by the applicant and after removing the 1.25 acre area of the proposed church parcel, a gross area of 202,355 sq. ft. (4.66 acres) with 24-lot proposal yields a gross density of approximately 5.15 du/ac (24 lots / 4.66 acres = 5.15 du/ac) which would be within the permitted density range of the R-8 zone. The calculated gross density does not include the required dedication (see Transportation section in attached memo from Jonathan Chavez), which may result in a higher du/ac, and does include the public street (ROW) deduction required for calculating net density. For minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would be required at the time of formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The width of lots at their foremost points (i.e., the points where the side lot lines intersect with the street ROW line) cannot be less than 80% of the required lot width (40 feet for R-8 zone), except in cases of lots on a street curve or the turning circle of a cul-de-sac, which must have a minimum of 35 feet. Lots abutting both a public street and a driveway tract are classified as corner lots. As proposed, most lots appear to meet the dimensional requirements for the R-8 zone. However, 10 does not appear to meet the minimum width requirement as the width of the lot where the side lot lines intersect the street is less than 40 feet. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may proj ect an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one -and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards would be required to be demonstrated at the time of building permit review for the new homes. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Compliance with setbacks for the homes lots would be required to be demonstrated at the time of building permit application. Access/Driveways/Parking: Access to the lots was proposed via a 53-foot wide residential access residential street off of 116th Ave SE. Four (4) of the new lots would be accessed via two private access easements located in tracts off of the new residential street. In addition, an access tract is proposed as a connection between the City-owned site to the north and the subject site. Per RMC 4-7-150.E.4, connections between adjacent sites is required. Therefore the access tract should be widened in order to accommodate a standards ROW width (53’). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 10 Alley access is the preferred street pattern for all new residential development except in the Residential Low Density Comprehensive Plan Land Use Designation. Access easements are required to be placed in a separate driveway tract, which may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Based on the proposed number of lots to be created (24), a shared driveway (i.e. private access easement) would not be allowed to be utilized for lot access. If the lot yield is reduced to nine lots or less, utilizing shared driveways may be possible. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. The tract shall be the width of the paved surface plus eight feet (8') for a landscape strip, when the tract abuts properties that are not part of the subdivision. The eight foot (8’) landscaping shall include a mixture of trees, shrubs, and groundcover as required in RMC 4-4-070 and shall serve as a buffer between the shared driveway and abutting properties that are not part of the subdivision. Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in an area that has existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. The City will consider the following factors in determining whether the use of alleys is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. In addition, lots adjacent to 116th Ave SE shall be oriented towards the street (116th Ave SE) but shall be rear loaded off of an internal alley or access street. Each lot is required to accommodate off street parking for a minimum of two vehicles. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. Each lot is required to accommodate off street parking for a minimum of two vehicles. Compliance with private driveway and parking standards would be verified at the time of building permit review. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 11 the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be c onstructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Per RMC 4-4-070B.1.a, the landscape regulations shall apply to any parcels included as part of a preliminary or short plat. Therefore, the church property shall be brought up to current code as part of the subdivision process. If a storm drainage facility is proposed as part of the subdivision plat plan, perimeter landscaping is required around the facility. The perimeter landscape strip shall be a minimum of fifteen (15’) of width and shall be located on the outside of the facility fence, unless otherwise determined through the subdivision process. For more information about storm drainage facility landscaping refer to RMC 4-4-070.H.6. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of two (2) trees per 5,000 square feet of lot area onsite. 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; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. 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 an independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 12 Critical Areas: According to COR Maps, sensitive slopes and a moderate coal mine hazard are present on the site. Due to the presence of a moderate coal mine hazard, the applicant shall be required to include a coal mine hazard assessment as outlined in RMC 4-8-120 either as a part of the geotechnical report or as a separate assessment. The applicant will need to provide the coalmine hazard assessment at the time of Preliminary Plat application submittal. Based on the presence of geological hazards on the site, the applicant shall submit a geotechnical report for the site prepared by a professional geotechnical engineer. The report shall be submitted with the formal land use application. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The construction of more than nine (9) dwelling units on a project site is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. An environmental checklist must be submitted with the land use application. Permit Requirements: The proposal is required to obtain preliminary plat approval. The proposal is also subject to Environmental (SEPA) Review. All applications would be reviewed concurrently in an estimated time frame of 12 weeks following acceptance of a complete application. The 2022 Preliminary Plat application fee is $10,830.00 and the Environmental Review fee is $1,600.00. Any modification requests to code standards are $250.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. In addition to the required land use permits, separate construction and building permits would be required. For unit lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the applicant. However, no dwelling unit or lot maybe sold, transferred, occupied or conveyed prior to final subdivision approval and recording. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits (Preliminary Plat, SEPA Review), 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. Neighborhood Meeting Requirement: Preliminary plat applications or planned urban development applications require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site (meetings currently may be held virtually due to the ongoing COVID-19 pandemic). The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000408\Working Files 13 Impact Fees: In addition to the applicable building and construction fees, the impact fees would be required prior to the issuance of building permits. The 2022 impact fees for new single-family dwelling units are: • Fire Impact Fee currently assessed at $829.77 per new dwelling unit; • Transportation Impact Fee assessed at $10,891.69 per new dwelling unit; • Renton School District Impact Fee assessed at $7,681.00 (+5% administrative fee) per new dwelling unit; • Parks Impact Fee currently assessed at $2,914.99 per new 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 application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov before sending any materials over (via email) for prescreening. Expiration: The preliminary plat would be valid for five years with a possible one-year extension. It is the applicant’s responsibility to monitor the expiration dates