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HomeMy WebLinkAboutPRE-APP_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR 8210 S 134th St Plat 8200 and 8210 S 134th St and 13249 84th Ave S PRE 24-000204 July 25, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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: July 18, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: South 134th St Short 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. There are no existing fire hydrants in this vicinity. 2. The fire impact fees are currently applicable at the rate of $421.98 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 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 allowed is 15 percent. Dead end roadways that exceed 150 feet require an approved turnaround. Proposed access to the furthest home is approximately 400 feet dead end. Dead end roadways over 300 feet long require the installation of a full 90-foot cul-de-sac. Proposed hammerhead type turnaround is not acceptable. The existing city street does not meet the minimum fire access roadway width of 20 feet and shall be widened to meet the fire department minimum. The fire department would not support restricting access to an existing public street system by limiting access to South 134th Street or the nearby intersections. Any restrictions would further extend and lengthen the dead-end access roadways. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 25, 2024 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Development Engineer SUBJECT: 14-Lot Plat 8200 & 8210 S 134th St., Renton, WA PRE24-000204 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 # No: 2144800745, 2144800750 & 2144800755. 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 Earlington 370-hydraulic pressure zone. The static water pressure is about 48 psi at ground elevation 260 feet. o There is an existing 8-inch ductile iron water main (see City water project plan no. W- 177709) in S 134th St, which can deliver a maximum flow rate of 2,500 1,500 gallons per minute (GPM). o There is an existing 12-inch ductile iron water main (See City water project plan no. W- 092505) in 84th Ave S, which can deliver a maximum flow rate of 3,000 gallons per minute (GPM). 2. The applicant shall contact Seattle Public Utilities (SPU) and request the disconnection of the water service lines for the existing dwellings from SPU’s water system. Permits from SPU will be required for the disconnection of the existing water services. 3. There are no existing fire hydrants within 300 ft of the project site. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements. 4. Based on the review of project information submitted for the pre-application meeting, RRFA has determined that the preliminary fire flow demand for the proposed development 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. In order to 14- Lot Plat PRE24-000204 Page 2 of 6 July 25, 2024 2 provide domestic and fire protection service to the development, improvements include but are not limited to: a. Installation of a minimum 8-inch water main for all interior roadway. Water main shall be extended to the northern extents of the Open Space/Stormwater Tract within a 15-ft public easement and beneath the stormwater tract access road for unobstructed maintenance. Water main shall also be extended within the access road to the west fronting Lot 5 and east fronting Lot 12. b. If fire flow demand exceeds 1,000 GPM, a minimum of 10-inch water main extension will be required. c. If secondary access is provided along 84th Ave S, a looped water main will be required, connecting to the existing 8-inch water main in S 134th St and the existing 12-inch main in 84th Ave S. d. A 15-ft-wide public water easement is required for any new and existing public water main, hydrants and water meters located outside City Right of Way. e. Water mains shall have a minimum 10-ft horizontal and 1.5-ft vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. f. Installation of domestic water meter is required for each of the single-family house. Water meters 2-inch in size or less will be installed by City forces and a water meter permit is required. A minimum of 1-inch water meter is required if the home is served by sprinkler systems. g. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property per City Standards if a fire sprinkler system is required. h. The existing domestic water services of the two demolished houses shall be cut, capped, and abandoned. i. Installation of off-site and on-site fire hydrants. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. j. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. 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 2021 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. 7. 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 2024 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 for a single 1-inch meter is $4,850.00 per meter. b. Water Service installation fee is $2,875.00 per 1-inch service line. 14- Lot Plat PRE24-000204 Page 3 of 6 July 25, 2024 3 c. Drop-in meter fee is $460.00 per meter for a 1-inch meter. d. Fire sprinkler service fee is $648, if applicable. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cityof Renton. Sewer 1. Sewer service is provided by the City of Renton. 2. There is an existing 15-inch PVC gravity wastewater main and associated sewer manholes within the easement along the north property lines (see Record Dwg: S-293904). 3. Relocation of the existing 15-inch sewer main may be needed to accommodate the proposed site plan. The project will require sewer main extensions from the existing 15-inch wastewater main to serve all lots within the plat, i.e., extension to the extreme western property line with a 15-inch sewer main, extension to the south within the access road fronting Lot 1 with an 8-inch sewer main, and extension to the north within the shared access fronting Lot 8 with an 8-inch sewer main. The sewer main extension conforming to the standards in RMC 4-6-040 will be required. Additionally, a 15-foot-wide public sewer easement, centered on the proposed sewer main that are not within the public right of way, will be required as part of the civil construction permit. 4. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. All new side sewers and 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 domestic water meters 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. a. The current sewer fee for a 1-inch meter is $3,650.00 per meter. b. SDC fees are payable at construction permit issuance. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton. 7. Since the project site is within Earlington Sewer Interceptor Special Assessment District fee (SAD) Zone A (Assessment ID: SAD0038A), the SAD fee will be applicable on the project. The SAD fee rate is $9,963.97 per dwelling unit for a total of $139,495.58 (14 units). Surface water 1. There is no current existing storm conveyance system on the project site. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the West Lake Washington - Seattle South Basin and West Hill sub basin. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 14- Lot Plat PRE24-000204 Page 4 of 6 July 25, 2024 4 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 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 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The project site is within the regulated slope areas. There is a non-fish seasonal stream approximately 30 ft to the north of project site. 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. 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. 11. 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 2024 Surface water system development fee is $2,300 per one new single-family house. b) Credit will be applied for the two existing single-family houses being demolished. c) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. 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 $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) S 134th St to the south of the project site is classified as a residential access street with an existing right-of-way (ROW) width of approximately 30 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 street improvements as taken from the ROW centerline will be required and include a minimum 13- 14- Lot Plat PRE24-000204 Page 5 of 6 July 25, 2024 5 foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. Approximately 11.5-foot ROW dedication would be required depending on final survey. b) The proposed new public access roads from S 134th St shall comply with the City’s complete street standards of residential access street, which shall be a 53-ft ROW, 26-feet of paved roadway surface, an 8-foot planter strip, 5-foot sidewalk and 0.5-foot curb on both sides of the street. c) The proposed new public road fronting Lots 5, 6, and 10 shall comply with the City’s complete street standards of residential access street, which shall be a 53-ft ROW, 26-feet of paved roadway surface, an 8-foot planter strip, 5-foot sidewalk and 0.5-foot curb on both sides of the street. d) The proposed new public road fronting Lots 11 and 12 shall comply with the City’s complete street standards of residential access street, which shall be a 35-ft ROW minimum, 20-feet of paved roadway surface, an 8-foot planter strip, 5-foot sidewalk and 0.5-foot curb on north side of the street. 2. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4-6-060 for types of turnarounds allowed. 3. On-site ramps, sidewalk improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. Street lighting and street 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. 8. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2024 transportation impact fee is $11,485.67 per single family home. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. 14- Lot Plat PRE24-000204 Page 6 of 6 July 25, 2024 6 b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://www.rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 25, 2024 TO: Pre-Application File No. 24-000204 FROM: Jill Ding, Senior Planner SUBJECT: 8210 S 134th St Plat - 8200 and 8210 S 134th St and 13249 84th Ave S (APNs 2144800755, 2144800750, and 2144800745) 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 project site is comprised of three existing parcels located at 8200 and 8210 S 134th St and 13249 84th Ave S (APNs 2144800755, 2144800750, and 2144800745). The project site totals 98,821 sq. ft. (2.15 acres) in area and is located within the Residential-10 (R-10) zone. The applicant is proposing to subdivide the project site into 14 new residential lots and a stormwater tract. Access is proposed via a new 45-foot wide dead end public street off of S 134th St that terminates in a hammerhead turnaround. The east portion of the hammerhead turnaround is proposed to be reduced to 30 feet in width and an additional 25-foot wide shared driveway is proposed off the norther terminus of the hammerhead. There are two existing single family residences located on 8200 and 8210 S 134th St and a detached garage located on 13249 84th Ave S, all existing structures are proposed for removal. According to City of Renton (COR) Maps, regulated steep sensitive and protected slopes are mapped on the project site, and a Type Ns (Non-Fish Seasonal) stream is mapped off site to the north. Current Use: There are two existing single family residences and a detached garage located on the project site, all existing structures are proposed to be removed. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-10 (R-10) zoning classification. The density range allowed in the R-10 zone is a minimum of five (5) dwelling units with a maximum of ten (10) dwelling units per net acre. The Residential High Density Land Use designation is intended to implement the R-10 zone. The Residential-10 Zone (R-10) is established for high-density residential development that will provide a mix of residential styles including small lot detached dwellings or attached 8210 S 134th St Plat Page 2 of 13 July 25, 2024 dwellings such as townhouses and small-scale flats. Development promoted in the zone is intended to increase opportunities for detached dwellings as a percent of the housing stock, as well as allow some small-scale attached housing choices and to create high-quality infill development that increases density while maintaining the single family character of the existing neighborhood. Allowable base densities range from five (5) to ten (10) dwelling units per net acre. The zone serves as a transition to higher density multi-family zones. Detached dwellings are permitted within the R-10 zone. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-10 standards” herein). Density – The area of public rights-of-way, legally recorded private access easements and critical areas (such as protected slopes, Class 1 to 4 streams, etc.) 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 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., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. 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-10 zone is 4,000 square feet for lots for detached dwellings. The minimum lot width is 40 feet and 50 feet for corner lots. The minimum lot depth is 70 feet. Lot dimensions were not included on the submitted site plan. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-10 standards allow a maximum building coverage of 55% of the lot area. The maximum impervious coverage in the R-10 zone is 70%. The maximum wall plate height is restricted to 24 feet. The buildings shall be not more than two (2) stories in height. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum height for detached accessory structures is 12 feet and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The building height and lot coverage requirements would be verified at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The required setbacks for the R- 8210 S 134th St Plat Page 3 of 13 July 25, 2024 10 zone are as follows: front yard: 20 feet, except when all vehicle access is taken from an alley then 15 feet; rear yard: 15 feet; side yards: four feet (4’) for detached units; and secondary front yards: 15 feet. When a lot abuts an alley, the rear yard shall always be the yard abutting the alley. The Community and Economic Development Administrator or designee may modify the rear yard provision through the site development plan review process where it is determined that specific portions of the required on-site perimeter landscaping strip may be developed and maintained as a usable public open space with an opening directly to a public entrance. In the R-10 zone to ensure adequate vehicular maneuvering area, garages and carports that are accessed through alleys shall be set back as follows: Nine-foot (9’) garage doors shall be at least 26 feet (26’) from the back edge of the alley or 16-foot (16’) garage doors shall be at least 24 feet (24’) from the back edge of the alley. Except for alley-accessed garages conforming to the previous requirements, the vehicle entry for a garage or carport shall be set back twenty feet (20') from the property line where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s minimum setback. Compliance with required setbacks would be verified at the time of land use application. 3. Residential Design and Open Space Standards: All new primary dwelling units within the R- 10 zone are required to meet applicable standards within RMC 4-2-115 Residential Design and Open Space Standards. The standards of the Site Design subsection are required to be addressed at the time of subdivision application. The following are applicable subsections in the R-10 zone. • Lot Configuration o Development of more than four (4) structures shall incorporate a variety of home sizes, lot sizes and unit clusters. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easement or pipestems shall be prohibited. Submitted plans would need to incorporate a variety of home sizes, lot sizes and unit clusters. Compliance with these requirements would be reviewed at the time of land use application. • Garages o The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view corridors. Alley access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. Compliance with these requirements would be reviewed at the time of land use application. • Open Space: Open space is a significant element in the development of livable communities and creates opportunities for good health. o Landscaping: All new buildings and new storm drainage facilities are subject to RMC 4-4-070, Landscaping. 8210 S 134th St Plat Page 4 of 13 July 25, 2024 o Standards for Parks: For developments that are less than ten (10) net acres: No park is required, but is allowed. o Standards for Common Open Space: Development of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings. For sites one acre or smaller in size, open space(s) shall be at least thirty feet (30') in at least one dimension. For sites larger than one acre in size, open space(s) shall be at least forty feet (40') in at least one dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimension (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that when all of a site’s open spaces are averaged, the applicable dimension requirement is met. 5. A pedestrian entry easement can be counted as open space if it has a minimum width of twenty feet (20') and within that twenty feet (20') a minimum five feet (5') of sidewalk is provided. 6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Common open space areas shall have a maximum slope of five percent (5%). 9. Obstructions, such as retaining walls and fences, shall not be placed in common open spaces. 8210 S 134th St Plat Page 5 of 13 July 25, 2024 A 14-lot subdivision would require a minimum of 4,900 square feet for common open space (14 units x 350 square feet = 4,900 square feet). Compliance with these open space standards would be reviewed at the time of land use application. o Standards for Private Yards: Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (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. Review for compliance with standards would be verified at the time of land use review. o Sidewalks, Pathways, and Pedestrian Easements: All of the following are required. 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Design Manual. 2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty-six inches (36") on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. Review for compliance with standards would be verified at the time of land use application. • Residential Design: 8210 S 134th St Plat Page 6 of 13 July 25, 2024 o Primary Entry: Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the facade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space) a feature like a wrapped porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. ▪ Both of the following are required: The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and the entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade. Exception: in cases where accessibility (ADA) is a priority, an accessible route may be taken from a front driveway. o Façade Modulation: Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. ▪ Both of the following are required: The primary building elevation oriented toward the street or common green shall have at least one articulation or change in plane of at least two feet (2') in depth; and a minimum of one side articulation that measures at least one foot (1') in depth shall occur for all facades facing streets or public spaces. o Windows and Doors: Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. ▪ All of the following are required: Primary windows shall be proportioned vertically, rather than horizontally, and vertical windows may be combined together to create a larger window area, and all doors shall be made of wood, fiberglass, metal, or glass and trimmed with three and one-half inches (3 1/2") minimum head and jamb trim around the door, and screen doors are permitted, and primary entry doors shall face a street, park, common green, pocket park, or pedestrian easement and shall be paneled or have inset windows, and sliding glass doors are not permitted along a frontage elevation or an elevation facing a pedestrian easement. o Scale, Bulk and Character: A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. ▪ All of the following are required: The primary building form shall be the dominating form and elements such as porches, principal dormers, or other significant features shall not dominate, and primary porch plate heights shall be one story. Stacked porches are allowed, and to differentiate the same models and elevations, different colors shall be 8210 S 134th St Plat Page 7 of 13 July 25, 2024 used, and for single family dwellings, no more than two (2) of the same model and elevation shall be built on the same block frontage and the same model and elevation shall not be abutting, adjacent, or diagonal. o Roofs: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. ▪ Both of the following are required: A variety of roofing colors shall be used within the development and all roof material shall be fire retardant; and single family residential subdivisions shall use a variety of roof forms appropriate to the style of the home. o Eaves: The design of eaves and overhangs act as unifying elements in the architectural character of a home. When sized adequately and used consistently, they work to create desirable shadows that help to create visual interest especially from blank, unbroken wall planes. Eaves should be detailed and proportioned to complement the architectural style of the home. ▪ The following is required: Eaves shall be at least twelve inches (12") with horizontal fascia or fascia gutter at least five inches (5") deep on the face of all eaves. o Architectural Detailing: Architectural detailing contributes to the visual appeal of a home and the community. It helps to create a desirable human scale and a perception of a quality, well-designed home. Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. ▪ All of the following are required: Three and one-half inches (3 1/2") minimum trim surrounds all windows and details all doors, and at least one of the following architectural details shall be provided on each home: shutters, knee braces, flower boxes, or columns, and where siding is used, metal corner clips or corner boards shall be used and shall be at minimum two and one-half inches (2 1/2") in width and painted. If shutters are used, they shall be proportioned to the window size to simulate the ability to cover them, and if columns are used, they shall be round, fluted, or strongly related to the home's architectural style. Six inches by six inches (6" x 6") posts may be allowed if chamfered and/or banded. Exposed four inches by four inches (4" x 4") and six inches by six inches (6" x 6") posts are prohibited. o Materials and Colors: A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. ▪ All of the following are required: Acceptable exterior wall materials are: wood, cement fiberboard, stucco, stone, and standard sized brick three 8210 S 134th St Plat Page 8 of 13 July 25, 2024 and one-half inches by seven and one-half inches (3 1/2" x 7 1/2") or three and five-eighths inches by seven and five-eighths inches (3 5/8" x 7 5/8"). Simulated stone, wood, stone, or brick may be used to detail homes, and when more than one material is used, changes in a vertical wall, such as from wood to brick, shall wrap the corners no less than twenty four inches (24"). The material change shall occur at an internal corner or a logical transition such as aligning with a window edge or chimney. Material transition shall not occur at an exterior corner, and multiple colors on buildings shall be provided. Muted deeper tones, as opposed to vibrant primary colors, shall be the dominant colors. Color palettes for all new structures, coded to the home elevations, shall be submitted for approval, and futters and downspouts shall be integrated into the color scheme of the home and be painted, or of an integral color, to match the trim color. o Mailboxes and Newspapers: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the homes. ▪ All of the following are required: Mailboxes shall be clustered and located so as to serve the needs of USPS while not adversely affecting the privacy of residents; and mailboxes shall be lockable consistent with USPS standard; mailboxes shall be architecturally enhanced with materials and details typical of the home's architecture; and newspaper boxes shall be of a design that reflects the character of the home. o Hot Tubs, Pools, and Mechanical Equipment: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors. ▪ Hot tubs and pools shall only be located in back yards and designed to minimize sight and sound impacts to adjoining property. Pool heaters and pumps shall be screened from view and sound insulated. Pool equipment must comply with codes regarding fencing. o Utilities: Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. ▪ Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. Compliance with all applicable specific requirements would be reviewed at the time of building permit review. 4. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, 8210 S 134th St Plat Page 9 of 13 July 25, 2024 groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk; provided, that, where right- of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 5. Significant Tree Retention: 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 8210 S 134th St Plat Page 10 of 13 July 25, 2024 TREE SIZE TREE CREDITS Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-130H.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. 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. 6. 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 wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall 8210 S 134th St Plat Page 11 of 13 July 25, 2024 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. 7. Access/Parking/Driveways: Access is proposed via a new 45-foot wide dead end public street off of S 134th St that terminates in a hammerhead turnaround. The east portion of the hammerhead turnaround is proposed to be reduced to 30 feet in width and an additional 25- foot wide shared driveway is proposed off the norther terminus of the hammerhead. In accordance with RMC 4-6-060J1.b, shared driveway are not permitted within subdivisions of ten (10) or more lots. The proposed layout would need to be revised to remove the proposed shared driveway. All new public streets would be required to comply with the City’s street standards (RMC 4-6-060) and emergency access requirements. Dead end streets that exceed 150 feet in length would require an approved turnaround. Hammerhead type turnarounds are allowed for dead end streets up to 300 feet in length. A full 90 -foot diameter cul-de-sac is required for dead ends over 300 feet long. Detached homes require a minimum of 2.0 per dwelling unit. Tandem parking is allowed. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Driveways shall not be closer than five feet (5') to any property line. Compliance with access and parking requirements would be verified at the time of land use application. 8. Critical Areas: According to COR Maps, there are sensitive slopes (with grades between 25% and 40%) and protected slopes (grades in excess of 40%) on the project site and a non-fish bearing seasonal stream (Type Ns) to the north of the site. Geologically hazardous areas are present on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, are required. The required study shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Per RMC 4-3-050 the City may require an independent secondary review of any valid geotechnical reports by a qualified specialists selected by the City, at the applicant’s expense. Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include increased buffers and/or increased setbacks from buffers. Buffers are established from the top, toe, and sides of slopes. Alterations to critical areas buffers is subject to RMC 4- 3-050.I. Protected slopes also require a 15-foot building setback beyond the required buffer. Type Ns streams require a minimum buffer of 50 feet with an additional structure setback from the buffer of 15 feet. Alterations to stream buffers may be permitted in the case of degraded stream buffer width with enhancement or an averaged stream buffer width per RMC 4-3-050I. Please note a stream study, prepared by a qualified biologist, would need to verify the classification and delineation of the stream. The city does not have a wetland biologist on staff and may send out stream studies and wetland reports to a secondary reviewer with all costs to be paid by the applicant. A stream study is required because of the presence of the Type NS stream within 100 feet of the lot. 8210 S 134th St Plat Page 12 of 13 July 25, 2024 Streams and their associated buffers, and protected slopes and their associated buffers required to be protected from any proposed development activity via a native growth protection area. The most common method is to create a tract via the subdivision and record a permanent and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 9. Environmental Review: A subdivision of 10 or more lots would be subject to the Washington State Environmental Policy Act (SEPA). If required, an environmental checklist would be a submittal requirement. The environmental determination will be made by the Renton Environmental Review Committee. 10. Permit Requirements: As currently proposed, the proposal would require Hearing Examiner preliminary plat approval and Environmental (SEPA) Review. The application would be reviewed within an estimated time frame of 12 weeks. The 2024 fees would total $14,668.50 ($12,170 Preliminary Plat + $1,800.00 Environmental Review + $698.50 Technology Fee (5%) = $14,668.50). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Preliminary 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 Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 11. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 12. Public Notice Requirements: Neighborhood Meetings – A neighborhood meeting is required for preliminary plat applications. A required neighborhood meeting shall occur after a pre-application meeting and before submittal of applicable permit applications. The meeting shall be held at a location open to the public and that follows the Americans with Disabilities Act and can accommodate a reasonable number of neighbors within the notification boundary. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site, unless an alternate meeting location is approved by the Administrator. Full meeting requirements can be found in RMC 4-8-090A, “Neighborhood Meetings.” Public Outreach Signs – Public outreach signs are required for preliminary plats. The sign shall be erected at the approximate midpoint of the site’s street frontage and five feet (5') within the front lot line or as otherwise directed by the Department for maximum visibility. The sign shall not be removed until a temporary certificate of occupancy or a certificate of occupancy is issued. Full public outreach sign requirements can be found in RMC 4-8-090B, “Public Outreach Signs.” 8210 S 134th St Plat Page 13 of 13 July 25, 2024 Public Information Sign – Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 13. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2024 impact fees are as follows: • A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. • A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit subdivision. • A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. • A Renton School District Impact Fee assessed at $2,161.00 (plus a 5% administrative fee) per each new detached dwelling unit. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe nton. 14. 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 Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 15. Expiration: Upon approval, the Preliminary Plat is valid for five (5) years. One single-year extension may be granted to an applicant who files a written request with the Administrator at least 30 days before the expiration of the original life of the preliminary plat, provided the Administrator finds that the applicant has obtained issuance of a construction permit and has made sustained progress towards final construction, engineering, and surveying necessary to record a final plat (RMC 4-7-080L). It is the responsibility of the owner to monitor the expiration date.