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HomeMy WebLinkAboutPRE24-000043_Meeting_Summary_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 Brian Le Development 4725 NE 10th St PRE24-000043 02/22/2024 Contact Information: Planner: Mariah Kerrihard, 425.430.7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425.430.7383, samorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, 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: February 20, 2024 TO: Mariah Kerrihard, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Brian Le Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. One existing hydrant seems to meet minimum requirements. 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 provided for any homes removed or retained. 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. The maximum grade is 15 percent. Dead end access roadways require an approved fire apparatus turnaround. Dead end access exceeding 300 feet requires a full 90-foot diameter cul-de-sac. Access as proposed does not meet minimum fire department requirements. The DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 22nd, 2023 TO: Mariah Kerrihard, Assistant Planner FROM: Sam Morman, Civil Engineer II SUBJECT: Brian Le Development 4725 NE 10th St PRE24-000043 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) 1023059380. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by King County Water District #90. The site is located outside of an Aquifer Protection Area. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch vitrified clay gravity wastewater main located in NE 10th St (record drawing S- 295001). 3. A new public 8-inch sewer main in an easement or dedicated right of way will be required in the new access to provide an individual sewer service to each of the proposed lots. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. There are no existing sewer connections for the structures on the parcel. 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. 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 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee is $3,650.00 per 1-inch meter • This parcel is subject to a Special Assessment District. The East Renton Interceptor fee is $316.80 per lot. Payment of these fees will be required prior to issuance of the civil construction permit. • 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 an existing 12-inch surface water main located in NE 10th St fronting the parcel (see record drawing R-181501). 2. Critical areas on site that may affect stormwater review include regulated slopes. 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 (Matching Forested Conditions) Standard area. The site falls within the Lower Cedar River drainage basin and the Maplewood Creek sub basin, as well as within the May Creek drainage basin and the Honey Creek sub 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 in order of preference by feasibility 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-8 zone which has a maximum impervious surface area of 65% per lot, and maximum building coverage of 50% per lot. 10. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 11. 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 a single family residence is $2,300 per lot. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton 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 10th St to the north, and private property on all other sides. • N 10th St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 30-feet. The ROW centerline is not centered in the existing ROW. Instead, the parcel boundary is directly abutting the centerline. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53-feet (26.5-foot half street) 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, street trees, and storm drainage improvements. Dedication of approximately 26.5-feet will be required. Because no existing half-street currently fronts a portion of the property on the eastern section of the frontage, a full half-street installation will be required. This includes a minimum paved width of 20-feet, a 0.5-foot curb, an 8-foot planting strip, and a 5-foot sidewalk, street trees and storm drainage improvements. Undergrounding of all existing utilities (i.e. communications, power, etc.) is required on all frontages per RMC 4-6-090. 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 15%. Driveways exceeding 8% shall provide slotted drains. • 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. IF the proposed development will create over four total lots/residences, it will be required to construct an interior public Residential Access Street per RMC 4-6-060(F)(2). Minimum improvements consist of 53’ of right-of-way with (2) 10’-wide travel lanes, (1) 6’-wide parking lane, (2) ½’-wide curbs, (2) 8’-wide planter strips and (2) 5’-wide sidewalks. 4. Refer to city code 4-6-060 regarding shared driveways. Shared driveways can serve up to four residences. • Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround per subsection H of this Section. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. 5. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is required. Dead end streets that exceed 300-feet in length require a full 90-foot diameter cul-de-sac per RMC 4-6-060. 6. Street lighting is required for projects that consists of more than 4 residential units. 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 construction permit issuance. • The 2024 transportation impact fee is $11,485.67 per new single family residence. 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. H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 22, 2024 TO: Pre-Application File No. PRE24-000043 FROM: Mariah Kerrihard, Assistant Planner SUBJECT: Brian Le Development, 4725 NE 10th 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, Development Engineering 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 proposal is comprised of one parcel at 4725 NE 10th St, PID 1023059380, located to the southeast of the intersection of Duvall Pl NE and NE 10th St. The proposal is to subdivide the existing lot into six (6) individual lots, the existing house would remain the same, and the existing sheds would be demolished. A new single-family home would be built on each of the new five (5) subdivided lots. An access road is proposed to connect with NE 10th St and would be constructed on the northern side of the property. The subject property is 46,173 square feet (1.06 acres) in area and is zoned Residential-8 (R-8). The proposed lot size for each new lot is approximately 7,508 square feet. According to City of Renton (COR) Maps, the site contains regulated slopes. Current Use: The project site is currently developed with a single-family residence which is proposed to be retained, and King County records identify that there are two residential units on- site. According to the King County Department of Assessments, the primary structure was built in 1954 and the total square footage is 2,230. The secondary structure was built in 1976 and the total square footage is 860. 1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-8 (R- 8) zoning classification and the Residential Medium Density (RMD) Comprehensive Plan Land Use designation is intended to implement the (R-8) zone. The Residential-8 Zone (R-8) is established for single family residential dwellings allowing a range of four (4) to eight (8) dwelling units per net acre. Development in the R-8 Zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill Error! Reference source not found. Page 2 of 8 February 22, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached dwelling units are permitted within the R-8 zone and one (1) ADU is permitted per legal lot1. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per acre (du/ac). The area located within dedicated right-of-way would be deducted from the gross site area to determine the “net” site area for calculating density. The applicant would be required, at the time of formal land use application, to provide net density calculations falling within the allowed range of the R-8 zoning classification. 2. 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). Density – The area of public rights-of-way, legally recorded private access easements and critical areas (i.e., very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site area prior to calculated density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, 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., 5.5678 becomes 5.56). 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-8 zone has a minimum density of four (4) dwelling units per acre and a maximum density of eight (8) dwelling units per acre. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone, according to the zoning standards, 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. Proposed lot sizes range from 5,123 square feet to 10,311 square feet. Lot dimensions as identified on the submitted short plat layout identify the lots with a range of widths from 50 feet for Lot 1, 70 feet for Lot 2, 50.78 feet for Lot 2, 60 feet for Lot 4, 50 feet for Lot 5 and 60.78 feet in length for Lot 6, these lengths would not conform to the lot width standards for the zoning requirements which is 80 feet. The proposed six (6) lots are identified with depths of 100.41, 102.45, 104.92, 145.23, 147.3 and 150.15 feet, respectively. Lot 1 does not meet the corner lot width of 60 feet. Detailed information is required at Preliminary Short Plat submittal to show compliance with lot width, depth, and size requirements. 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 1 “Missing middle” house bills for housing (E2SHB 1110) and accessory dwelling units (EHB 1337). Error! Reference source not found. Page 3 of 8 February 22, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates height is restricted to 24 feet (24’), and the buildings shall not be 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 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. Accessory structures are also included in building lot coverage calculations. See RMC 4-2-110B for development standards for detached accessory buildings. 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. If the applicant keeps the existing home then the setbacks, impervious coverage, and building coverage would be reviewed for compliance during preliminary short plat review. The proposal’s compliance with the building standards would be verified at the time of building permit review for the new residences to be located on all lots. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required yard setbacks in zone standards for primary structures are as follows: Front Yard: 20 feet. Secondary Front Yard: 15 feet. Rear yard: 25 feet. Side yards: 5 feet. Setbacks would be required to meet the minimum standards and setback dimensions for the existing home and would need to be identified as part of the Short Plat application materials. Setbacks would be vested at time of complete Short Plat application submittal. Setbacks would be verified at the time of building permit review. Compliance with required setbacks for new development would be verified at the time of building permit application. Existing development proposed for retention would be reviewed for compliance at the time of land use application. 3. Residential Design and Open Space Standards: The proposed structure would be subject to the Residential Design Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential design standards would be verified at the time of building permit review. 4. Refuse and Recycling Areas: Single-family and two (2) attached residences (duplexes) shall be exempt from these requirements for refuse and recyclables deposit areas. Single-family residences that comprise a cottage house development do not qualify for the exemption in compliance with RMC 4-4-090. 5. 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, with a mix of trees, shrubs, and groundcover. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front Error! Reference source not found. Page 4 of 8 February 22, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates 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. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect or other certified professional. Please be aware that frontage improvements will be required. 6. Significant Tree Retention: Application materials identify that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Error! Reference source not found. Page 5 of 8 February 22, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-130H.2. 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: 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- 130H.1.e can be met. According to the site plan, numerous trees are proposed for removal. 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. 7. Fences/Retaining 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 the wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is four (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. 8. Parking: All lots are proposed to gain access from NE 10th St through a shared driveway. Each lot is required to have two on-site vehicle parking spaces. Access/Driveways: Access to the proposed lots is shown as a twenty-one foot (21’) wide shared driveway off NE 10th St. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; Error! Reference source not found. Page 6 of 8 February 22, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover. The shared driveway may be required to include a turnaround per subsection H of RMC 4-6-060. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed sixteen (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 entering the garage/residence or crossing any public sidewalk. If the grade exceeds 15%, a variance is required. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I.9, Joint Use Driveways. Compliance with driveway standards would be verified at the time of building permit review. Each single-family lot with a detached dwelling is required to accommodate off street parking for a minimum of two (2) vehicles. The applicant shall demonstrate compliance with access standards at the time of formal short plat application. Compliance with individual driveway and parking standards would be verified at the time of building permit review. 9. Critical Areas: The City of Renton’s maps identify regulated slopes (>15% & <=40%) on-site. No other critical areas are identified on-site although there are identified wetlands on the property to the west. Steep slopes are a Geological Hazard. Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. With the subject property being in close proximity to a property with wetlands, a wetland study is required to identify whether or not wetlands or wetland buffers are located on the subject site. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. It is the applicant’s responsibility to determine Error! Reference source not found. Page 7 of 8 February 22, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates whether any other critical areas are present on the site prior to formal land use application. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 10. Environmental Review: Projects consisting of nine (9) units or less and that will not impact a critical area are exempt from Environmental (SEPA) Review. Based on the proposal submitted by the applicant, the proposed project would be exempt from SEPA review. 11. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed within an estimated time frame of six to eight weeks. The 2024 preliminary short plat fee is $6,080.00. Each modification request is $290.00. All fees are subject to change. All fees have a 5% Technology Fee added to the total cost of the reviews would also be assessed at the time of land use application. Detailed information regarding the land use application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. The applicant will be required to install a public information sign on the property. Once the Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. 12. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 13. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2024 impact fees are as follows: • A Fire impact fee assessed at $421.98 per each new detached dwelling unit; • A transportation impact fee assessed at $11,485.67 for each new detached dwelling unit; • Renton School District Impact Fee $2,161.00 (+5% administrative fee) per each new detached dwelling unit; • Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling unit subdivision. Error! Reference source not found. Page 8 of 8 February 22, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates A handout listing all of the City’s Development related fees is available for your review at the following link: 2023-2024 Fee Schedule 13. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Mariah Kerrihard, Assistant Planner at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 14. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one- year extension (RMC 4-7-070M) It is the applicant’s responsibility to monitor the expiration dates.