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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000224 (2).pdfDEPARTMENT 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 Maple Ave Townhomes 430 Maple Ave SW, Renton, WA 98055 PRE 24-000224 August 22, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@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). Renton Regional Fire Authority M E M O R A N D U M DATE: July 30, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Maple Avenue Townhomes Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per Washington State building code amendment. 1. The fire flow requirement for the proposed buildings is calculated at the rate of 3,000 gpm for the non- sprinklered buildings and 2,500 gpm if built with non-rated construction and residential fire sprinkler systems. Three fire hydrants are required. One within 150-feet and two within 300-feet of each of the proposed buildings. It appears that there is one existing fire hydrant that is within the required distance, two additional fire hydrants shall be installed near the site. Fire flows that exceed 2,500 gpm require a looped water main around the building. 2. Approved fire sprinkler systems are required throughout each building except the three-unit building. Separate plans and permits required by the fire department. 3. The fire impact fees are applicable at the rate of $579.41 per townhome unit. This fee is paid at building permit issuance. 4. 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. Proposed access of less than 20 feet wide is not acceptable and shall be widened to a minimum of 20-feet. Dead end access over 150-feet requires an approved hammerhead turnaround, see attached diagram. Turnaround as shown appears to not meet our standards. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 20, 2024 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: Maple Avenue Townhomes 430 Maple Ave SW PRE24-000224 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) 1823059165. 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 Valley 196 Pressure Zone. The project is outside of the City’s Wellhead Protection Areas. 2. There is an existing 12-inch water main located in Hardie Ave SW that can deliver a maximum flow capacity of 4,900 GPM (see water plan No. W-216503). 3. There is an existing 12-inch water main located in Maple Ave SW that can deliver a maximum flow capacity of 4,900 GPM (see water plan No. W-089101). 4. There is an existing 8-inch water main located in in a utility easement on the south adjacent property that can deliver a maximum flow capacity of 2,500 GPM (see water plan No. W-234801). 5. The static water pressure is approximately 64 psi at ground elevation of 46 feet. 6. There is one existing hydrant located to the west of the site near the intersection of Maple Ave SW and SW 4 th Pl. 7. 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 2,500 GPM including the use of an automatic fire sprinkler system and 3,000 GPM for the buildings that do not use fire sprinklers. 8. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Installation of looped 8-inch water mains within the interior access road connecting water mains in Maple Ave SW and Hardie Ave SW is required. The water main extension may need to be increased to 10-inch minimum dependent on the final fire flow requirement. • Installation of residential fire sprinkler system for each townhome unit for buildings with 4 or more units. The fire sprinkler system and related piping shall be done by a registered fire sprinkler designer/contractor. Separate plans and permits will be required by Renton Regional Fire Authority. • Installation of additional fire hydrants within the development as required by the Fire Authority. Comments from Renton Regional Fire Authority indicate that 2 hydrants may need to be installed based on the proposal. • A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right-of-Way. • Installation of a separate water service (minimum 1-inch) and meter for each townhome unit. The sizing of the meter shall be 1” minimum in size, and in accordance with the most recent edition of the Uniform Plumbing Code. The water services and meter setters will be installed by the developer’s contractor as part of the (on-site) water main improvements. The City will provide and install the “drop-in” meters. Water meter permits are required. • Installation of a backflow prevention assembly (DCVA) downstream of each water meter for townhomes with 3-stories or more and for residential fire sprinkler installation per City standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 9. 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. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. 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 $4,850.00 per 1-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. • Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter. • A credit will be applied if the existing water service is abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in Maple Ave SW at the southwest corner of the property (see record drawing S-142202). 3. The applicant will be required to extend the sewer main on Maple Avenue SW to the north property line. 4. A sewer main extension to serve the proposed lots will be required within the interior access roads to the development based on the final layout of the plat. 5. Individual sewer stubs from a sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. 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. • Final determination of applicable fees will be made after the water meter size has been determined. • A credit will be applied if the existing wastewater lateral is abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton Surface Water 1. There is an existing 12-inch stormwater main at the southwest corner of the project site (see record drawing R-234809). 2. There is an existing 60-inch stormwater main at to the east of the site located in Hardie Ave SW (see record drawing R-216509). 3. Any new on or off-site drainage systems must be designed in accordance with Chapter 4 of the 2022 RSWDM. 4. Critical areas on site that may affect stormwater review include regulated (steep) slopes and wellhead protection areas. Within Zone 2 of the City’s Aquifer Protection Area (APA), which covers the southeast corner of the site, stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per section 6.2.4 and 1.2.4.3 of the 2022 RSWDM. 5. 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 Peak Rate Flow Control Standard Matching Existing Site Conditions. The site falls within the Black River drainage basin and South Renton sub basin. 6. 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 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. 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. 10. Erosion control measures to meet the City requirements shall be provided. 11. The development falls within the RM-F zone which has a maximum impervious surface area of 75%, and maximum building coverage of 70% for townhouses. 12. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee for the new Townhomes is charged per square foot of new impervious surface at $0.92 per square foot, but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $1 75,000. The proposed project fronts Maple Ave SW to the west, Hardie Ave SW to the east, and private property on the other sides. • Hardie Ave SW is classified as a Collector Arterial street. Existing ROW width is approximately 60 feet. Per City code 4-6-060, a 2-lane Collector Arterial Roadway requires a ROW width of 83 feet. The half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 5 -foot bike lane, an 8-foot parking lane a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-feet of clear space at back of sidewalk, street trees and storm drainage improvements. Dedication will be subject to final survey. i. However, the City will support a modification request from the applicant to maintain the existing curb-to-curb width on Hardie Ave SW. The modified street section is to contain a 44- foot paved width, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-feet of clear space at back of sidewalk, street trees and storm drainage improvements. Dedication will be subject to final survey. • Maple Ave SW is classified as a Residential Access street. Existing ROW width is approximately 40 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW width is 53 feet. Per City code 4-6-060, minimum half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. The applicant will be required to tie into the existing curb line at the southwest property corner. The applicant will install and continue the curb at the same offset from the property line as the property to the south and provide the 8’ planter strip and 5’ sidewalk behind the new curb. Dedication may be required pending field survey. • The proposed plans indicate installation of a private internal access road/unit-lot drive or alley. Private roads, alleys and unit lot drives shall meet the requirements for fire truck turning and loading, see fire comments for additional details. • Private roads can serve no more than 4 units and unit lot drives no more than 9 units per drive. The current layout would be required to construct a public street and alley system as noted due to the unit count. The current layout would be required to construct a public street or private alley system as noted due to the unit count. Minimum width for alley is 20’ paved width due to fire requirements and rear loaded garages. 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 utilities is required on all frontages per RMC 4-6-090. 4. Street lighting will be required as this project proposes more than four residential units. See RMC 4-6-060 for street lighting requirements. A photometric analysis will be required as a part of the Land-Use application. 5. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is required. 6. A traffic impact analysis is required when the 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. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 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 $6,987.79 per townhome unit. • Unless noted otherwise in the Fee Schedule, the 202 4 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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 construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 22, 2024 TO: Pre-Application File No. PRE24-000224 FROM: Jill Ding, Senior Planner SUBJECT: Maple Ave Townhomes – 430 Maple Ave SW, Renton, WA 98055 Parcel No. 1823059165 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 applicant is proposing a residential townhome development at 430 Maple Avenue SW (parcel no. 1823059165). The project site totals approximately 57,903 sq. ft. (1.33 acres) and is located within the Residential Multi-Family (RMF) zoning classification, Urban Design District B, and the Residential High Density (RHD) land use designation. The proposal would include four (4) separate townhome residential structures with 3-7 residential units per building resulting in a total of 20 dwelling units on the proj ect site. Access to Units 1-7 is proposed via individual driveways off of Maple Ave SW and access to Units 8-20 is proposed via new 16’ wide dead end access drive off of Maple Avenue SW which would terminate in a hammerhead turnaround. According to City of Renton (COR) Maps, the site is mapped with Protected Slopes, Sensitive Slopes, a high seismic hazard area, and a wellhead protection area, zone 2. Current Use: The previously existing structures located onsite have been demolished, the project site is currently vacant. 1. Zoning /Land Use Designation, and Overlays: The property is located within the Residential High Density (RHD) land use designation, the Residential Multi-Family (RMF) zoning designation, and Urban Design District B. Attached dwellings - townhouses are a permitted use within the RMF zone, provided specified use(s) shall be subject to the standards of RMC 4-2-115, Residential Design and Open Space Standards, applicable to the R- 10 and R-14 Zones, in lieu of the overlay design district B standards of RMC 4-3-100. 2. Density Requirements: The density range allowed in the RMF zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Based on a gross site area of 1.33 acres, the proposal for 20 townhomes on the project site would result in a gross density of 15.04 dwelling units per acre. The applicant would be required to submit a density worksheet at the time of formal land use application demonstrating compliance with the net density requirements. 3. Unit Lot Subdivision Standards: Parent sites developed or proposed to be developed with attached townhouse dwellings may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling unit shall be located on a unit lot. Individual unit lots created for townhouse developments are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. The parent site would need to comply with all development standards as though it were a standalone lot. Please see RMC 4-7-090 for additional requirements and regulations for unit lot subdivisions. 4. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “RMF standards” herein). Individual unit lots created for townhouses and cottage house developments are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Maximum Number of Dwellings – For townhouse developments, one dwelling unit is permitted per legal lot. Minimum Lot Size, Width and Depth – There is no minimum lot size requirement in the RMF zone. The minimum lot depth is 50 feet for townhouse developments. The minimum lot width for townhouse developments is 25 feet for interior lots and 30 feet for corner lots. The existing lot has an area of 57,903 sq. ft. with a width of approximately 280 feet and a depth of 196 feet. The existing lot (parent parcel) would comply with the minimum lot size, width, and depth requirements for the RMF zone. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the RMF zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then it is 10 feet), 10 feet for the rear yard, 5 feet for interior side yards, and 15 feet for secondary front yards. The proposed townhomes appear to comply with the required RMF setbacks. Building Height – The maximum wall plate height is 32 feet with 3 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 (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 pre-application materials did not indicate a proposal for building height expansion. An increase up to 32 ft. possible subject to administrative conditional use permit approval. It appears that some of the townhome units would exceed the maximum height limit, compliance with the building height requirements would be verified at the time of land use review. Building Coverage – The RMF zone allows a maximum building coverage of 70% of the lot area for townhouse development. The proposed buildings would have a total footprint of 17,357 square feet, which would result in a total building coverage of 30% on the 57,903 square foot project site, which is less than the maximum 70% permitted in the RMF zone. Impervious Surface Coverage – The maximum impervious surface would be limited to 75% of the parent parcel. The proposed development would have a total impervious surface area of 30,018 square feet, which would result in an impervious surface coverage of 51.8% on the 57,903 square feet project site, which is less than the 75% maximum impervious surface requirement of the RMF zone. 5. Residential Design and Open Space Standards: All new townhouse units in the RMF zone would be subject to the Residential Design Standards outlined in RMC 4-2-115 for the R-14 zone in lieu of Urban Design District B regulations. Residential Design Review occurs as part of the Site Plan Review. For example, site design requirements for townhomes in the R-14 zones would require 350 square feet of common open space for each unit in the development. Open space may not have a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes developments of more than four structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Building entries must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. For sites one acre or smaller in size, open space(s) shall be no less than thirty feet (30') in any dimension. For sites larger than one acre in size, open space(s) shall be no less than forty feet (40') in any dimension. All site design, open space, and residential design standards applicable to the R-14 zone would be verified at the time of formal land use application. 6. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 7. Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plan s. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. See RMC 4 -4-090 for additional information and standards. Compliance with the refuse and recyclable standards would be verified at the time of formal land use application. 8. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be 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. 9. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Individual unit lots are exempt from the following subsections of Section 4-4-070, Landscaping but instead are applied to the parent site for unit lot subdivisions: a. RMC 4-4-070F.1, Street Frontage Landscaping Required; b. RMC 4-4-070F.2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and c. RMC 4-4-070F.3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Stormwater Facility Perimeter Landscaping: A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. 10. 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 11. Parking: Townhouse development requires two (2) onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x20’. Bicycle parking based on 0.5 spaces per one dwelling unit would be required for the project. The bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in- building parking, and limited access fenced areas with weather protection. Designated bicycle parking spaces within individual garages can count toward the minimum requirement. 12. Access/Driveways: Access to Units 1-7 is proposed via individual driveways off Maple Ave SW. Access to Units 8-20 is proposed via a 16-foot wide private driveway off of Maple Ave SW that would terminate in a hammerhead turnaround. In accordance with RMC 4-7-150E.5, Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones) and the R-6 zone. Please revise the proposed layout to provide an alley loaded access to the proposed townhomes. Alternatively, in accordance with RMC 4-6-060K, unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The design of each unit lot drive shall meet the following standards: a. Roadway Width: The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department may require the paved roadway to be up to twenty feet (20') wide. b. Curb: Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway. c. Landscaping Strip and Sidewalk: There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end. 13. Critical Areas: According to COR Maps, the site is mapped with Protect Slopes, Sensitive Slopes, a high seismic hazard area, and a wellhead protection area, zone 2. Development is not permitted on protect slopes. A Geotechnical Report would be required at the time of formal land use application evaluating the suitability of the proposed development. 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 City may require secondary review of geotechnical studies and all fees associated with that review are the responsibility of the applicant. All protected slope areas shall be placed within a Native Growth Protection Area (NGPA). A buffer from the protected slope may be required based on the recommendations of a geotechnical analysis. A minimum fifteen-foot (15’) building setback is measured from the protected slope or buffer. The applicant shall 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. Such covenant or deed restriction(s) shall prohibit development, alteration, or disturbance within the tract except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity. A covenant running with the land shall be placed on the tract restricting its separate sale. Each abutting lot owner or the homeowners’ association shall have an undivided interest in the tract. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 14. Environmental Review: The construction of nine (9) or more dwelling units on a project site would be subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. 15. Subdivision: Unit lot subdivisions of greater than nine (9) unit lots shall be processed as a preliminary plat and are subject to all provisions of RMC 4-7-080, Detailed Procedures for Subdivisions, unless otherwise specified by this Section. 16. Site Plan Approval: The project would be subject to Hearing Examiner Site Plan Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of the Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: ▪ Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: - Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. - On-Site Impacts. Mitigation of impacts to the site. - Appropriate Location. Not to result in overconcentration of a particular use. - Access and Circulation. Safe and efficient access and circulation for all users. - Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. - Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. - Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. - Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. 17. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, Preliminary Plat approval, and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of 12 weeks. The 2024 application fees would be $12,170 for the Preliminary Plat Review, $4,270 for the Site Plan Review, and $1,800 for the SEPA Checklist Review. Each modification request is $290. All fees are subject to a 5% Technology Surcharge Fee. In addition to the required land use permits, separate construction and building permits would be required. For unit lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. 18. 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. 19. 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. 20. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre -application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 21. Public Outreach Sign: Preliminary plats, planned urban development applications, and projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 22. 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 of $579.41 per new multi-family dwelling unit; • A Transportation Impact fee of $6,987.79 per new townhouse unit; • A Parks Impact fee of $2,222.84 per dwelling unit; and • A Renton School District Impact fee of $4,257.00 per dwelling unit (plus and additional 5% processing fee). The city’s 2023-2024 fee schedule is available for your review on the City’s website. 23. 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. 24. Expiration: Once the Preliminary Plat Plan approval has been granted, the Preliminary Plat is valid for a period of five (5) years from the date of approval. A one (1) year extension may be granted for good cause by the Administrator. It is the applicant’s responsibility to monitor the expiration dates.