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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000232.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 1 PRE-APPLICATION MEETING FOR Nipert Subdivision PRE24-000232 CITY OF RENTON Department of Community & Economic Development Planning Division August 29th, 2024 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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 Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 2 Renton Regional Fire Authority M E M O R A N D U M DATE: August 22, 2024 TO: Alex Morganroth, Principal Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: 156th Ave 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. Water is supplied by King County Water District 90. A water availability certificate is required to be provided. One existing fire hydrant appears to meet 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. 3. Fire department apparatus access roadways are adequate as they exist. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 27, 2023 TO: Alex Morganroth, Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: 14004 156th Ave SE PRE24-000232 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) 1423059057. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The subject development is within the water service area of KC Water District 90. A water availability certificate from KC Water District 90 is required as part of the Land use Application. 2. A copy of the water main improvements plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as part of the review of the project plans. Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch PVC gravity wastewater main located in SE 6th St fronting the South side of the parcel (record drawing S-383808). There is an existing 6-inch PVC stub located in SE 6th St (record drawing S-383808). 3. 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. If the existing house is demoed and rebuild, the existing sewer stub shall be CCTV and lined. 4. Sewer main extension to the Northern property line on 156th Ave SE is required. 5. All new 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 Central Plateau Interceptor Area Special Assessment District (SAD) is applicable on the project. The SAD has reached its maximum assessment and is $538.48 per lot. Fees are due at the time of construction permit issuance. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 4 a. The Central Plateau Interceptor Frontage Special Assessment District is applicable on the project. The SAD has reached its maximum assessment and is $8,889.82 per lot. Fees are due at the time of construction permit issuance. 8. 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. • Credit will be given for the existing stubs if cut and cap. • 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-in polyethylene surface water main located in 156th Ave SE (record drawing R-383849). There is an existing surface water ditch on the West side of the parcel. There is an existing 12-in polyethylene surface water main located in SE 6th St (record drawing R-383849). There is an catch basin located in SE 6th St (record drawing R-383849). 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 Lower Cedar River Basin – Orting Hills subbasin. Based on the City’s flow control map, the site falls within the City’s Flood Problem Flow Control standard. Within this area a project must match the Existing site conditions for the 100-year peaks, in addition to matching the Forested site conditions for the 2-year and 10-year peaks and the discharge durations from 50% of the 2-year peak to the full 50-year peak. 3. There is no critical area on-site. 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. Any new storm conveyance 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. 7. 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. 8. 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 5 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot. 11. 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. 12. 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) A credit will be given for the demolition of the existing dwelling. c) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton. Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The parcel fronts 156th Ave SE to the West and SE 6th St to the South: • 156th Ave SE classified as a Minor Arterial Street with an existing right-of-way (ROW) width of approximately 65.5 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of 10’ will be required along the west frontage. i. City staff has determined that a modified Minor Arterial standard better suits tis portion of 156th Ave SE. The half street section of the modified Minor Arterial street section consists of 22 feet of pavement from the centerline (including an 11 foot turning lane), a 0.5 foot curb, an 8 foot planter and a 5-foot sidewalk, street trees and storm drainage improvements. To meet this standard, no right of way dedication is required. • SE 6th Pl is classified as a residential access street with an existing right-of-way (ROW) width of approximately 53 feet. The existing improvements along SE 6th Pl meets the City of Renton current street standard. Therefore, no improvement and dedication are anticipated. 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. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5. A shared driveway is allowed for access 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 landscaped strip shall be provided between the shared driveway and neighboring properties. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 6 6. Adjoining lots may utilize a joint use driveway accessed from a public street where such joint use driveway reduces the total number of driveways entering the street network, subject to the approval of the Department of Community and Economic Development. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. If the adjoining lots are residential, the joint use driveway shall provide access to no more than two (2) lots and each lot shall abut a public street. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. 7. Street lighting is not required for a project that consists of 4 or less residential units. See RMC 4-6-060 for street lighting requirements. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 9. 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 full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRenton • 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 7 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 29, 2024 TO: Pre-Application File No. 24-000232 FROM: Alex Morganroth, Principal Planner SUBJECT: Nipert Subdivision 14004 156th Ave SE (APN 1423059057) 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, 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 www.rentonwa.gov. Project Proposal: The subject property consists of one parcel (APN 1423059057) located at 14004 156th Ave SE at the intersection of 156th Ave SE and SE 6th St. The parcel is approximately 30,175 sq. ft. (0.69 acres) in size and is developed with an existing 1,900 sq. ft., two-story single-family home. The site is zoned Residential-4 (R-4) and has a Comprehensive Plan Land Use Designation of Residential Low Density (LD). The applicant proposes to subdivide the parcel into three (3) lots ranging in size from 9,270 sq. ft. to 11,689 sq. ft. The existing house would remain. Access to two (2) of the lots would be taken via new driveways off of SE 6th St. Access to the lot with the existing home would remain via the existing driveway off of 156th Ave SE. According to COR Maps, no critical areas are mapped on the site. While not indicated in the applicant’s submittal materials, removal of existing trees would likely be required in order to develop the two (2) new houses off of SE 6th St. Current Use: The property contains 1,900 square foot single family residence constructed in 1962. The structure would be retained as part of the project. Zoning and Overlay Districts: The area, including this property, has a Comprehensive Plan land use designation of Residential Low Density (RLD) and is zoned Residential 4 (R-4) dwelling units per acre. The Residential-4 Zone (R-4) is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. 1. Density: There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after areas required for public right -of-way dedication, private access easements (shared driveways), and critical areas are deducted from the gross site area. Joint use driveways are not deducted as part of the density calculations. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 8 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. The pre-application packet includes one conceptual short plat maps with preliminary calculations. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. It is still unclear exactly how much area would be required to be designated as public right-of-way; therefore, the net density of site could not be fully calculated. A Density Worksheet would be required at the time of formal plat application. However, the gross density was calculated to be approximately 4.35 du/ac (3 units / 0.69 acres = 4.35 du/ac). The applicant would be required to demonstrate compliance with the density requirements of the zone at the time of formal land use application. 2. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet. The lot sizes proposed would meet this requirement. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 100 feet is required. The lots appear to comply with minimum lot size, width and depth of the R-4 zone. Based on the plan submitted by the applicant, the three (3) proposed lots appear to comply with the minimum lot size, width, and depth requirements for the R -4 zone. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-4 zone are 30 feet for the front yard, 25 feet for the rear yards, secondary front yard for corner lots would be required to have a 30 foot setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5 feet on either side. The setbacks for the new residences would be reviewed at the time of preliminary plat decision and applied at the time of single family building permit. Compliance with the setbacks for the existing house, classified as a corner lot, would be evaluated at the time of formal land use application. 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. Building height would be verified at the time of building permit review. No changes to the existing home are proposed, which appears to comply with the R-4 height maximum. Building Coverage – R-4 zone allows a maximum building coverage of 35% of the lot area. Building coverage requirements for lots with the proposed new homes would be verified at the time of building permit review. The building coverage requirement for the lot with the home proposed for retention would be verified at the time of land use review. Impervious Surface Area – The maximum impervious surface would be limited to 50%. Impervious surface requirements would be verified at the time of building permit review. 3. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 9 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 Standards. Street trees and, at a minimum, 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 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. 5. Significant Tree Retention: A review of COR Maps appears to show that there are mature trees on the site. If 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 10 TREE SIZE TREE CREDITS 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 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/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 and the fence does not exceed the allowed height of a standalone fence. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. No fences or retaining walls were shown on the submitted materials. For more information about fences and retaining walls refer to RMC 4-4-040. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 11 7. Access: Access to the existing home would remain off 156th Ave SE and access to the two (2) new homes would be taken via new individual driveways off of SE 6th St. 8. Parking: Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. 9. Driveways: The project site is relatively flat. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. 10. Critical Areas: According to COR Maps, no critical areas are located on the site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. 11. Environmental Review: The construction of nine (9) dwelling units or fewer on a project site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800 and RMC 4-9-070. 12. Permit Requirements: The proposed project would require administrative Short Plat approval. All land use permits would be processed within an estimated time frame of 8 weeks. The 2024 application fees include $6,080.00 for Preliminary Plat review and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $290.00 fee. In addition to the required land use permits, separate construction and building permits would be required. 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 Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 13. 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. 14. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Short Plat, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 15. Impact Mitigation Fees (2024): In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. a. A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. b. A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit. c. A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. d. A Renton School District Impact Fee assessed at $2,911.00 (plus a 5% processing charge) per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2024\PRE24-000232 12 16. 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 Alex Morganroth, Principal Planner, at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment. 20. Expiration: Upon approval, preliminary short plat approval shall lapse unless a final plat based on the preliminary short plat is recorded with the King County Recorder within five (5) years from the date of preliminary short plat approval. One single year extension may be granted to an applicant who files a written request with the Administrator at least thirty (30) days before the expiration of this five (5) year period, provided the applicant demonstrates that he/she has attempted in good faith to record the final short plat within the five (5) year period. It is the responsibility of the subdivider to monitor the expiration date.