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HomeMy WebLinkAboutPre-app Mtg Summary - 23-000242.pdf1 PRE-APPLICATION MEETING FOR 2811 Townhomes PRE23-000242 CITY OF RENTON Department of Community & Economic Development Planning Division August 24, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7283, samorman@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). 2 Renton Regional Fire Authority M E M O R A N D U M DATE: August 23, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: 2811 Townhomes Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per state amendment. 1. The fire flow requirements for the proposed townhomes is 2,500 gpm minimum. A minimum of three fire hydrants are required within 300 feet of the proposed building. The existing 6-inch water main is not sufficient to supply any standard hydrants. Extensive water main and fire hydrants installations will be required to construct this project. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit will be granted for any existing homes that are removed or retained. 3. Fire department apparatus access roadways are sufficient from the existing city street. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 24th, 2023 TO: Alex Morganroth, Senior Planner FROM: Sam Morman, Civil Engineer II SUBJECT: Renton 2811 2811 NE 13th St PRE23-000242 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 7227801700. 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 Highlands 565 Pressure Zone. 2. The static water pressure is approximately 87 psi at ground elevation of 364-feet. 3. There is an existing 6-inch water main located in NE 13th St that can deliver a maximum flow capacity of 1500 GPM (see water plan no. W-1878). 4. There are two existing ¾-inch domestic water meters (facility ID number MTR-003812 and MTR-011523) serving the existing duplex. 5. There is no existing fire hydrants within 300-feet of all points of the property. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed townhomes is 2,500 gpm minimum with no sprinklers, or 1,500 gpm if townhomes are sprinklered. Notes 7-9 apply if approved residential fire sprinklers are not used: 7. In order to provide the required fire flow demand of 2,500 gpm, the existing 6-inch water main in Index Ave NE will need to be replaced with a new 8-inch water main connecting to the existing 8-inch water main in Harrington Ave NE from the south end at NE 13th Pl to the north end at Index Ave NE. The approximate length for this water main extension is 1,300 feet. 8. A new 8-inch water line will also be required in the private access road to provide water service to the domestic meters and for fire sprinkler use to the proposed townhomes. 9. The applicant can request a latecomer agreement to recoup their cost from future development that can benefit from the new water main. Note 10 applies if approved residential fire sprinklers are used: 4 10. A new 8-inch water line will also be required in the private access road to provide water service to the domestic meters and for fire sprinkler use to the proposed townhomes. 11. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. 12. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 13. A separate water service (1-inch) and meter is required for each townhome unit. The meters will be installed by City forces and a water meter permit is required for each new 1-inch meter. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐ way. Meters shall not be installed within driveways. 14. A minimum 1-inch meter is required if the new townhomes are equipped with fire sprinkler systems. 15. A pressure reducing valve is required downstream of the domestic water meters where the water pressure exceeds 80 psi. 16. 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 K of the City’s 2019 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 structures cannot be installed over the water main unless the water main is installed inside a steel casing. 17. A conceptual utility plan will be required as part of the land use application for the subject development. 18. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850.00 per 1-inch service. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. • Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter. • If abandoned, a water system redevelopment credit will apply for the existing meter. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch concrete gravity wastewater main located in NE 13th St (record drawing S-111418). 3. The existing Duplex is connected to the city sewer. A new 6-inch side sewer stub to the property line will be required for each new townhome unit. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. 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 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. 5 • The current sewer fee is $3,650.00 per 1-inch meter • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Surface Water 1. There is currently no storm system located along NE 13th St or Index Ave NE. An extension of the storm system will be required. 2. 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 Peak Rate Flow Control (Matching Existing) Standard. The site falls within the East Lake Washington drainage basin. 3. 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 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. A 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. 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 for the new Townhomes is charged per square foot of new impervious surface at $0.92 per square foot, but not less than $2,300. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts NE 13th St to the northwest. a. N 13th St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 50-feet with an existing paved width of approximately 20-feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53-feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 26-foot paved road (13-feet each side), a 0.5-foot curb, an 8-foot planting strip, and a 5-foot sidewalk. Dedication of approximately 1.5-feet will be required. 6 Undergrounding of all existing utilities (i.e. communications, power, etc.) is required on all frontages per RMC 4- 6-090. 2. For a unit lot subdivision, 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. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5-feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 4. Street lighting is required for projects that consists of 4 or more residential units. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2023 transportation impact fee is $7,550.02 per townhome unit. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5-feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 24th, 2023 TO: Preapplication File No. 23-000242 FROM: Alex Morganroth, Senior Planner SUBJECT: 2811 Townhomes 2811 and 2813 NE 13th St General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing a unit-lot subdivision consisting of five (5) new residential townhomes on a property located at 2811/2813 NE 13th St (APN 7227801700). The property is 15,800 square feet (0.36 acres) in size and has a Residential-14 (R-14) zoning designation. The site is designated Residential High Density (RHD) in the Comprehensive Plan. An existing duplex is currently located on the project site. The proposal is to demolish the duplex and construct the new attached townhome units on the site. Vehicular access to the proposed units would be provided via a new 16-foot wide dead-end public alley extending off of NE 13th St. Multiple trees are located on the site based on recent aerial photography. According to COR Maps, no critical areas are mapped on the site. Current Use: The project site contains on existing duplex. The applicant proposes to demolish the structure. Zoning Requirements: The property is located within the Residential High Density (RHD) land use designation and the Residential-14 (R-14) zoning designation. Attached dwellings - townhouses are a permitted use within the R- 14 zone. Density Requirements: The density of the parent site shall not exceed the maximum net density of 14 du/ac that applies in the R-14 zone, but shall be greater the minimum net density of 7 du/ac. Only one dwelling unit shall be located on a unit lot. The Residential High Density Land Use designation is intended to create new units where access, topography, and adjacent land uses create conditions appropriate for a variety of housing unit types, or where there is existing multifamily development. The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. The gross site area is approximately 1.83 acres. Based on the gross site area of 0.36 acres, five (5) dwelling units would result in a gross density of 13.9 du/ac (5 units / .36 acres = 13.7 du/ac). Based on the gross site area of 0.36 acres, five (5) dwelling units would result in a gross density of 13.9 du/ac (5 units / 0.36 acres = 13.9 du/ac). The proposed gross density of 13.9 du/ac would be within the density range permitted for the R-14 zone. A density worksheet deducting the frontage dedication will be required with the development application to ensure the proposal is compliant with the net density limitations will be required. 8 Unit Lot Subdivision Standards: Parent sites developed or proposed to be developed with attached townhouse dwellings may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. The density of the parent site shall not exceed the maximum net density o f the zone. Only one dwelling unit shall be located on a unit lot. Individual unit lots created for townhouse developments are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. The parent site would need to comply with all development standards as though it were a standalone lot. Please see RMC 4- 7-090 for additional requirements and regulations for unit lot subdivisions. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein). Individual unit lots created for townhouses and cottage house developments are exempt from the following standards of RMC 4-2- 110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet. The minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots. The existing lot appears to comply with the lot dimensional requirements for the R-14 zone. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-14 zone are 15 feet for the front yard (10 feet when access taken from an alley), 10 feet for the rear yard, 4 feet for interior side yards (none for attached dwelling units), and 15 feet for secondary front yards. The proposed townhomes appear to meet the setback requirements for the R-14 zone. It is the applicant’s responsibility to demonstrate compliance with the setbacks for the parent site at the time of preliminary short plat review. Building Height – The maximum wall plate height is 24 feet with 3 stories. An increase up to 32 ft. possible subject to conditional use permit approval. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maxim um wall plate height. The pre- application materials did not indicate a proposal for building height expansion. An increase up to 32 ft. possible subject to administrative conditional use permit approval. Elevations were not provided with the preapplication materials; building height would be verified at the time of building permit review. Building Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area. Building coverage requirements for the parent site would be verified at the time of land use and building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 80%. Impervious surface requirements for the parent site would be verified at the time of land use and building permit review. Maximum Number of Units per Building – No more than six (6) units per building. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. For example, site design requirements for townhomes in the R-14 zones would require 350 square feet of common open space for each unit in the development. Open space may not have a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes building entry must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of the dwellings in the development, accessible to all dwellings, and shall be at least thirty feet (30') 9 wide All site design, open space and residential design standards applicable to the R-14 zone would be verified at the time of site plan review. All site design, open space, and residential design standards applicable to the R-10 and R-14 zone would be verified at the time of site plan review. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4- 4-095). Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a si de or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recyclable standards for multi-family use must be demonstrated at the time of formal application. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Individual unit lots are exempt from the following subsections of Section 4-4-070, Landscaping but instead are applied to the parent site for unit lot subdivisions: a. RMC 4-4-070F1, Street Frontage Landscaping Required; b. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and c. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Stormwater Facility Perimeter Landscaping - A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. Significant Tree Retention: Application materials identify that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 10 TREE SIZE TREE CREDITS New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (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 retent ion and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. A fence shall not be constructed 11 on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three -foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Parking: Townhouse development requires two (2) onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x20’. Bicycle parking based on 0.5 spaces per one dwelling unit would be required for the project. The bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Designated bicycle parking spaces within individual garages can count toward the minimum requirement. The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F10d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. Access/Driveways: Access to the site is proposed via individual driveways off of a 16 -foot wide public alley extending from NE 13th St to the rear of the site. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. Primary access for individual unit lots may be from a public alley. To ensure adequate vehicular maneuvering area, garages that are accessed through alleys shall be set back as follows: Nine-foot (9') garage doors shall be at least twenty six feet (26') from the back edge of the alley; or Sixteen-foot (16') garage doors shall be at least twenty four feet (24') from the back edge of the alley. It is unclear whether alley shown on the site plan does not meets the City’s standards. Standard residential alley access is 16-feet wide with 12-feet paved. Critical Areas: No critical areas are mapped on the project site. Environmental Review: The construction of less than nine (9) dwelling units on a project site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800. Subdivision: Unit lot subdivisions of nine (9) unit lots or less shall be processed as a short plat and are subject to all provisions of RMC 4-7-070, Detailed Procedures for Short Plat Subdivisions, unless otherwise specified by this Section. Site Plan Review: The project would be subject to Administrative Site Plan Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of the Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: ▪ Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: - Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. - On-Site Impacts. Mitigation of impacts to the site. - Appropriate Location. Not to result in overconcentration of a particular use. - Access and Circulation. Safe and efficient access and circulation for all users. 12 - Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. - Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. - Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. - Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. Permit Requirements: The proposal would require Administrative Site Plan Review and Short Plat approval. If the applicant elects to sell the townhomes as condominiums then plat approval would not be necessary, however the other review process would still be required. The applications would be reviewed concurrently within an estimated time frame of 8 weeks. The 2023 application fees would be $6,080.00 for the Preliminary Short Plat review and $3,030.00 for the Site Plan Review. Each modification request is $290. All fees are subject to a 5% Technology Surcharge Fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. For unit lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. Public Information Sign: Public Information Signs are required for all Type II and III Land Use Permits, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public 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. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time and payable at building permit issuance. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit issuance. For information purposes, the 2023 impact fees are as follows but please note these fees change yearly: • A Transportation Impact Fee based on $8,031.94 per each new PM peak hour trip. • A Parks Impact Fee based on $2,222.84 per each new multi-family dwelling unit: 5 or more units. • A Fire Impact fee of $964.53 per each new single-family/townhome dwelling unit. • Renton School District Impact Fee is $3,697.00 per each new multi-family dwelling unit, plus a 5% processing fee. Next Steps: When the formal building permit application materials are complete, staff recommends the applicant contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganoth@rentonwa.gov to schedule a review of the site and building design.