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HomeMy WebLinkAboutPRE24-000215_Staff CommentsDEPARTMENT 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 Chetal Short Plat 2119 Duvall Ave NE PRE 24-000215 08/15/2024 Contact Information: Planner: Mariah Kerrihard, 425.430.7238, mkerrihard@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425.430.7384, hhuynh@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: August 13, 2024 TO: Mariah Kerrihard, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Chetal 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 fire hydrant appears to meet the minimum requirements. 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 is available for the removal of or retention of the one existing home. No impact fee for ADU units. 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. DEVELOPMENT AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 14th, 2024 TO: Mariah Kerrihard, Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Chetal Short Plat 2119 Duvall Ave NE PRE24-00215 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) 0323059074. 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 Highland 565 Pressure Zone, and outside of the city’s wellhead protection areas. 2. There is an existing 12-inch water main located in Duvall Ave NE that can deliver a maximum flow capacity of 1,600 GPM (record drawing W-048001). 3. There is an existing ¾” water lateral (LAT-011331) and an existing ¾” water meter serving the parcel (MTR-012242). 4. The static water pressure is approximately 60 psi at ground elevation of 426 feet. 5. There are 2 existing fire hydrants within 300 feet of the of the subject property (HYD-NE-00587 and HYD-NE-00464). 6. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 7. A separate water service (1-inch) and meter is required for each dwelling. The existing ¾-in meter shall be cut and capped at the main line. The meters will be installed by City forces and a water meter permit is required for each meter and service line installation. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code. Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐way. Meters shall not be installed within driveways. 8. A minimum 1-inch meter is required if the new homes are served by residential sprinkler systems. 9. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm for homes under 3,600 SF and goes up to a minimum of 1,500 gpm for homes over 3,600 SF. 10. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. 11. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 12. A conceptual utility plan will be required as part of the land use application for the subject development. 13. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 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 SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850 per 1 in meter for SFR and $2,425 for each DADU. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1 in meter for SFR and $1,437 per each DADU. • Drop-in meter fee is $460 per 1” meter for SFR and $230 for each DADU. • A water system development credit will be given for the abandonment of the existing ¾” water service. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch polyvinyl chloride gravity wastewater main located in Duvall Ave NE (record drawing S-038103). 3. There is an existing 6-inch polyvinyl chloride wastewater stub serving the existing home (no record drawing) 4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. The side sewer stub will need to be replaced with 6” PVC. If they decide to relocate the stub, the existing one will need to be properly abandoned. 5. All new side sewer stubs shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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 SDC fee is $3,650.00 per 1-inch meter. • The current sewer SDC fee is $1,825.00 per 1-inch meter for each DADU. • Credit will be given if the existing stub is cut and cap. • 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://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Surface Water 1. There is no existing stormwater conveyance system fronting the parcel. 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the May Creek Basin – May Creek subbasin. 3. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard area Matching Forested site conditions. 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 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. 10. A Construction Stormwater Permit from Department of Ecology is required if land disturbance of the site exceeds one acre. If required, applicant must obtain permit and provide proof prior to Civil Permit issuance. 11. The development maybe 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 current SDC fee is $2,300 per residential dwelling unit. b) The current SDC fee for each DADU is $1,150.00 c) A credit will be given for the demolition of the existing dwelling. d) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&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 Duvall Ave NE to the East: • Duvall Ave NE is classified as Principal Arterial with an existing right-of-way (ROW) width of approximately 90 ft with an existing paved width of approximately 66 feet. To meet the City’s complete street standards for 5 lane Principal Arterial streets, a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required 33 feet each side consisting of 12-foot center turn, 11-foot travel lanes, and 5-foot bike lane, a 0.5-foot curb, an 8-foot planting strip, a 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Approximately 6.5 feet of dedication will be required pending final survey. 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. Undergrounding of all existing and new utilities is required on all frontages per RMC 4-6-090. 4. shared driveway is allowed to take access from NE 18th St for up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot wide 5. landscaped strip shall be provided between the shared driveway and neighboring properties. 6. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060 for street lighting requirements. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2024 transportation impact fee is $12,208.54 per single family home. • The 2024 transportation impact fee is $7,550.02 per DADU. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton • The current property at contains one single family home, the developer will receive a credit for the existing home if it is demoed. 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. 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: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. Chetal Short Plat Page 2 of 8 August 15, 2024 PRE24-000215_PlanningComments_240815 With ADUs, prior to the issuance of building permits the owner shall record a notice on the property title. The notice shall bear the notarized signature of all property owners listed on the property title and include the following: the legal description of the property, and the applicability of the restrictions and limitations regarding ADUs in RMC Title IV. Development Standards: The single family residence would be subject to RMC 4-2-110A, Development Standards for Residential Zoning Designations effective at the time of complete application (noted as “R-6 standards” herein). The proposed ADU would be subject to RMC 4-2- 110C, Development Standards for Residential Development (Accessory Dwelling Units) effective at the time of building permit application. The following standards are for all ADU’s in the R-6 Zone. 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 (except evaluate on a case-by-case basis those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways)) 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. The R-6 zone has a minimum density of three (3) dwelling units per acre with a maximum of six (6) dwelling units per acre. Based on the approximate gross land area of 0.29 acre, the two (2) lot proposal arrives at a gross density of approximately 6.9 du/ac (2 lots / 0.29 gross acres = 6.9 du/ac). 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-6 zone is 7,000 square feet for parcels being subdivided. Minimum lot width is 60 feet (60’); minimum lot depth is 90 feet (90’). For short plats of parcels smaller than one (1) acre, one (1) parcel may be allowed to be smaller than the required minimum lot size. If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to be 6,250 square feet in size in the R-6 zone. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-6 standards allow a maximum building coverage of 40 percent (40%) of the lot area. The maximum impervious coverage in the R-6 zone is 55 percent (55%). The maximum wall plate height is restricted to 24 feet (24’), and the buildings shall be not more than two (2) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height Chetal Short Plat Page 3 of 8 August 15, 2024 PRE24-000215_PlanningComments_240815 for detached accessory structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Building elevations were not included with the submitted pre-application materials, therefore staff was unable to verify compliance with the Building Height requirements. 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. Existing development proposed for retention would also be required to comply with building and coverage limitations and would be reviewed for compliance at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-6 zone are: Front yard: 25 feet (25’) Rear yard: 25 feet (25’); Side yards: combined 15 feet (15’) with not less than 5 feet (5’) on either side; and secondary front yards: 25 feet (25’). Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree within a tree protection tract, as each term is defined in RMC 4-11-200, Definitions T. An arborist report, pursuant to RMC 4-8-120D1, shall be prepared and provided to the City for review and concurrence, demonstrating that the setback reduction and project proposal serve to preserve the critical root zone of the tree within a tree protection tract. Compliance with required setbacks for new development would be verified at the time of building permit application. Existing development proposed for retention would be reviewed for compliance at the time of land use application. Residential Design and Open Space Standards: Future single-family building permits would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. The proposed ADU must be architecturally compatible with the primary structure. Plans submitted with a formal application should indicate such compatibility. If the primary structure does not comply with the adopted architectural detailing standards adopted in the residential design standards (RMC 4-2-115E.3), the primary structure shall be brought to proportional compliance prior to the issuance of ADU building permits. a. The amount invested in physical improvements to reduce or eliminate the nonconformity related to the architectural detailing shall be determined by multiplying the valuation of the ADU, as determined by the City, by 10 percent (10%). b. The Department shall evaluate and approve the allocation of the required investment in bringing the primary structure into compliance based on the above formula and RMC 4-2- 115E.3. Compliance with building design requirements would be verified at the time of building permit review. Maximum Unit Size- The maximum size of an ADU on a lot is 1,000 square feet or 75% of the primary residence, whichever is smaller. Chetal Short Plat Page 4 of 8 August 15, 2024 PRE24-000215_PlanningComments_240815 Lot Area Maximum ADU Size 3,000 sq. ft. or less 600 sq. ft. 3,001 – 4,999 sq. ft. or less 700 sq. ft. 5,000 – 6,999 sq. ft. or less 800 sq. ft. 7,000 – 8,999 sq. ft. or less 900 sq. ft. Greater than 9,000 sq. ft.1,000 sq. ft. For the purpose of calculating maximum unit size only, the square foot calculation shall not include porches or exterior stairs. Garages attached to accessory dwellings shall be included in the square foot calculation, except for when the entirety of the living area is located above a garage. The total floor area of all accessory buildings shall not be greater than the floor area of the primary residential uses. The square footage of Lot 2 is approximately 6,292 SF. The proposed primary structure on Lot 2 is around 1,400 SF. The proposed primary structure calculation at 75% would put the maximum ADU size at 1,050 SF. The Lot calculation puts the maximum ADU size at 800 SF. The code standard says the calculation that is smaller shall apply. Meaning that the property’s maximum ADU size is 800 SF. Access/Parking: Access to both lots is proposed from Duvall Ave NE via an ingress easement along the south side of Lot 1 The existing residence would maintain its existing access. When accessory to a single-family residence, 1.0 parking space per ADU is required and a maximum of 2.0 per ADU unit is allowed. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. One driveway is permitted per each one hundred sixty-five feet (165FT) of street frontage. Driveways and driveway approaches in the public right-of-way shall be paved with asphaltic concrete, cement, or equivalent alternative materials of a permanent nature as approved by the Public Works Department. Surfacing treatments that provide increased infiltration opportunities, such as permeable pavements, shall be used where feasible and consistent with the Surface Water Design Manual. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I9, Joint Use Driveways. The proposed layout included a private access easement from Duvall Ave NE. When permitted, shared driveways may be allowed for access to no more than four (4) residentially zoned lots and must be within a tract. Compliance with access and driveway requirements would be verified at the time of land use application. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths Chetal Short Plat Page 5 of 8 August 15, 2024 PRE24-000215_PlanningComments_240815 between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover is to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals: provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small- sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Significant Tree Retention: A review of COR Maps appears to show that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Chetal Short Plat Page 6 of 8 August 15, 2024 PRE24-000215_PlanningComments_240815 TREE SIZE TREE CREDITS Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Protected trees 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- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and Chetal Short Plat Page 7 of 8 August 15, 2024 PRE24-000215_PlanningComments_240815 clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: According to COR Maps, there are no critical areas or their buffers on the property or within an applicable distance. It is the applicant’s responsibility to determine whether any critical areas are present on the subject site prior to development. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070 H.3, if it is determined that designated critical areas or their buffers are located on the property. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080, Permit Classification. 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. 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. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2024 fees would total $6,384.00 ($6,080.00 Preliminary Short Plat + $304.00 Technology Fee (5%) = $6,384.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements 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. Accessory dwelling units require a single-family building permit application (in addition to any other building permits for a primary dwelling). Conditional Use Permit Fees: Administrative Conditional Use Permit fees are $1,800 per ADU. The following development fees are waived for new ADUs: •Building permit fees; •Electrical permit fees for single-family and duplex; •Mechanical permit fees; Chetal Short Plat Page 8 of 8 August 15, 2024 PRE24-000215_PlanningComments_240815 •Plumbing permit fees; •Administrative Conditional Use Permit fees; •Water construction permit fees; •Wastewater and surface water construction permit fees; and •Transportation, Renton School District, and park impact fees for ADUs. The following development fees are reduced by half (50%) for new ADUs: •Water meter Installation fees; •Water Service and wastewater fees (excluding Fire Service Fees); and •Storm Water System Development Charges for new single-family residences. 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 $829.77, per each new detached dwelling unit.; •A transportation impact fee assessed at $12,208.54 per each new detached dwelling unit.; •Renton School District Impact Fee assessed at 2,911.00 (+5% administrative fee) per each new detached dwelling unit; and •Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling unit subdivision. 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 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 contactMariah Kerrihard Assistant Planner at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Short Plat is valid for five years with a possible one-year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.