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HomeMy WebLinkAboutPRE24-000309_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR 4001 Lake Houses 40XX Wells Ave S and 3979 Lake Washington Blvd N PRE 24-000309 October 17, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@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 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 pr oposal 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). AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 15th, 2024 TO: Jill Ding, Senior Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: 4001 Wells Ave N & 3979 Lake Washington Blvd N 4001 Wells Ave N & 3979 Lake Washington Blvd N PRE24-000309 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) 0518501150 & 3342700005. 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 Kennydale 218 Pressure Zone and Kennydale 308 Pressure Zone. The existing static water pressure is 86 psi at ground elevation of 18 feet and 123 psi at ground elevation of 24 feet. A pressure reducing valve is required downstream of water meter (on private property, as close as possible to the meter), as the static pressure exceed 80 psi. 2. The project is located within the regulated shoreline and regulated slope. 3. There is an existing 10-inch water main in the Kennydale 218 Pressure Zone located in Wells Ave N that can deliver a maximum flow capacity of 1950 gpm (water project plan no. W-333002). 4. There is an existing 8-inch water main in the Kennydale 308 Pressure Zone located South of Wells Ave N along a private access road that can deliver a maximum flow of 2100 gpm (water project plan no. W-040005 and utilities easement 20061002002086) 5. There is an existing 1-inch water meter setter and 1-inch water service for the existing house on parcel 0518501150 (recording drawing LAT-006059 and MTR-007530 respectively). The existing service and meter may be used if the water meter is in accordance to the most recent edition of the Uniform Plumbing Code (IPC). A meter “drop-in” would be required to the existing setter. 6. There is an existing 3/4-inch water meter and 3/4-inch water service for the existing house on parcel 3342700005 (recording drawing LAT-006061 and MTR-007531 respectively). The existing ¾-inch water lateral service and meter shall be cut and cap at the main by city force and upgrade to an one- inch service line. The size of the water meter will be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). If a fire sprinkler system is required by RFA, a minimum of a 1” water meter shall be installed. 7. A Double Check Valve Assembly (DCVA) is required downstream of the water meter per COR Std Plan 340.8 for buildings 30 stories and higher. 8. There is an existing 1” irrigation DCVA next to the porch on parcel 0518501150. The DCVA may be reused if applicable to the project. 9. Installation of landscape irrigation meter and double check valve assembly (DCVA) per City standard plan no 340.8 if applicable. 10. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre-application, the preliminary fire flow demand for the development is 1,000 gpm 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 is required. 11. A minimum 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. 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. • There are two fire hydrants located within 300-ft of parcel 0518501150 as follows. i. HYD-N-00459 located 20 feet east of the east property line within the landscape strip along Wells Ave N ii. HYD-N-00460 located 9 feet east of the east property line within the landscape strip. • There are three fire hydrants located within 300-ft of parcel 3342700005 as follows. i. HYD-N-00459 located 73 feet north of the north property line within the landscape strip along Wells Ave N. ii. HYD-N-00460 located 11 feet north of the north property line within the landscape strip. iii. HYD-N-00121 located 172 feet southwest of the south property line within the private access road. 12. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 13. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. 14. A conceptual utility plan will be required as part of the land use application for the subject development. 15. Adequate separation between utilities is required. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 16. 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 inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1 inch meter. • Credit will be given for the existing meter if demoed. • Drop-in meter fee is $460 per 1 inch meter. • 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 existing 8-inch ductile iron gravity wastewater main located on both parcels (record drawing S-333002). 3. There is existing access and utility easement across the properties and the property owners must maintain the city’s accessibility in the future. Specifically, the city must have the access code to the gated area at all time. 4. There is no recording drawings for the sewer stubs fronting both parcels. 5. 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. 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%. The existing stub shall be cut and capped at the property line. The stub may be inspected by CCTV for review by the city. If the stub is in appropriate condition, the stub may be lined and used for the new house. If the stub is not deemed linable, then the stub shall be replaced with a new 6” pvc stub for the new house. 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. • Credit will be given for the existing stub if cut and cap. • 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 a 8-inch private ductile iron storm main and a type 1 catch basin fronting parcel 0518501150 (record drawing R-333053 and R-333053 respectively); there isn’t a storm main fronting parcel 3342700005. 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. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard area Matching existing conditions. 3. Critical areas onsite that may affect stormwater review include regulated (steep) slopes and regulated shoreline. 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 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) Credits will be given if the existing structures are being demoed c) 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. Both parcels do not front public ROW; therefore, dedication and frontage improvement are not required. 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 is not required for a project that consists of less than 4 residential units. See RMC 4-6- 060 for street lighting requirements. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. 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=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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 17, 2024 TO: Pre-Application File No. 24-000309 FROM: Jill Ding, Senior Planner SUBJECT: 4001 Lake Houses – 40XX Wells Ave S and 3979 Lake Washington Blvd N (APNs 0518501150 and 3342700005) 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 subject properties are located at 41XX Wells Ave S and 3979 Lake Washington Blvd N (APNs 0518501150 and 3342700005). The proposal would include the removal of an existing single family residence on 3979 Lake Washington Blvd N and the construction of two (2) new single family residences (one on each parcel). The project site located at 41XX Wells Ave S is located within the Residential-10 (R-10) zone and the site located at 3979 Lake Washington Blvd N is located within the Residential-6 (R-6) zone. The project site is located along May Creek and Lake Washington and is subject to the requirements of the Shoreline Management Act and Shoreline Master Program. Per RMC 4-3-090, the vegetation conservation buffer required for lots with a depth of less than 100 feet is ten feet (10’) with a fifteen-foot (15’) building setback from the edge of the buffer for a total setback of twenty-five feet (25’). The existing single family residence is located a minimum of approximately eight feet (8’) feet from the ordinary high water mark (OHWM) of Lake Washington and is non-conforming with respect to the shoreline setback requirements. The applicant is requesting a variance to the front yard setback requirements and shoreline setback requirements for both parcels. For 41XX Wells Ave S, the applicant is proposing a four foot (4’) front yard setback and a twenty-foot (20’) shoreline setback. For 3979 Lake Washington Blvd N, the applicant is proposing a zero foot (0’) front yard setback from the access easement and a ten-foot (10’) shoreline setback. No changes in access are proposed. The project site is located within the Shoreline Residential Designation of Lake Washington, Reach D and May Creek, Reach A. 4001 Lake Houses Page 2 of 8 October 17, 2024 Current Use: 41XX Wells Ave S is currently developed with an existing boat house and asphalt driveway, the boat house is proposed to remain. 3979 Lake Washington Blvd N is currently developed with an existing single family residence, proposed for removal. 1. Zoning /Land Use Designation, and Overlays: 41XX Wells Ave S is located within the Residential High Density (RHD) land use designation and the Resiential-10 (R-10) zone. 3979 Lake Washington Blvd N is located within the Residential Medium Density (RMD) land use designation and is zoned Residential-6 (R-6). Detached single family dwelling units are an outright permitted use within the R-10 and R-6 zones. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-10 and R-6 standards” herein). Building Standards – The Shoreline Residential Designation has a maximum building coverage of twenty five percent (25%) for buildings landward of the vegetation conservation buffer, and within 100 feet of the OHWM. In addition, the Shoreline Residential Designation has a maximum impervious surface coverage of fifty percent (50%) for the area landward of the vegetation conservation buffer and within 100 feet of the OHWM. The maximum building height is restricted to 24-feet from grade plane to the highest wall plate and 2 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional 6 vertical feet. The proposed residences would be required to demonstrate compliance with these requirements at the time of formal land use application or demonstrate that the proposed residences comply with the applicable variance criteria. The replacement of the existing single family residence at 3979 Lake Washington Blvd N would be required to comply with the following requirements: Lawfully constructed single family homes, their appurtenances, and impervious area built or installed before the adoption of the Shoreline Master Program (October 24, 2011) shall be considered conforming if alteration is consistent with the compliance standards below: Alteration of an Existing Structure Footprint and/or Impervious Surface(s) Compliance Standard Alteration Without Expansion Alteration or replacement that does not change the building footprint or increase impervious surface. No site changes required. Minor Alteration Alteration or replacement that expands the building footprint by up to 500 sq. ft. outside of the required* setback and buffer; or No site changes required. Alteration or replacement that expands the impervious surface by up to 1,000 sq. ft. outside of the required* setback and buffer. Moderate Alteration Alteration or replacement that expands the building footprint: • Install site improvements that protect the ecological functions and 4001 Lake Houses Page 3 of 8 October 17, 2024 Alteration of an Existing Structure Footprint and/or Impervious Surface(s) Compliance Standard • within the required* setback or buffer in any amount; or • total expansion of 500 sq. ft. to 1,000 sq. ft.; or Alteration of replacement that expands impervious surface: • within the required* setback or buffer in any amount; • or total expansion of 1,000 sq. ft. to 1,500 sq. ft. processes of the shoreline, consisting of either: o Partial compliance with Vegetation Conservation provisions of RMC 4-3-090F1, Vegetation Conservation, consisting of revegetation of a native community of at least 80% of the area between an existing building and the water’s edge; provided, that the area to be revegetated need not be more than 25% of the lot depth in feet, or o An alternate mitigation proposal prepared by a qualified professional and approved by the Administrator that would provide at least equal protection of ecological functions and processes as the full required* setback and buffer. Major Alteration Alteration or replacement that expands the building footprint by more than 1,000 sq. ft., or • Install site improvements that protect the ecological functions and processes of the shoreline, consisting of either: Alteration of replacement that expands impervious surface by more than 1,500 sq. ft. o Full compliance with Vegetation Conservation provisions of RMC 4-3-090F1, Vegetation Conservation, consisting of revegetation of a native community of the full required* buffer, or 100% of the area between an existing building and the water’s edge if the full buffer cannot be planted, or o An alternate mitigation proposal prepared by a qualified professional and approved by the Administrator 4001 Lake Houses Page 4 of 8 October 17, 2024 Alteration of an Existing Structure Footprint and/or Impervious Surface(s) Compliance Standard that would provide at least equal protection of ecological functions and processes as the full required* setback and buffer. The applicant would need to demonstrate that the replacement of the existing residence at 3979 Lake Washington Blvd N complies with the above listed requirements at the time of formal land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required minimum setbacks in the R- 10 Zone are 20 feet in front (except when all vehicle access is taken from an alley, then 15 ft.), 15 feet in the rear and the side yard setback is 4 feet. The required minimum setbacks in the R-6 Zone are 25 feet in front, 25 feet in the rear and the side yard setback is a combined setback of 15 ft. with not less than 5 ft. on either side. Per RMC 4-3-090D.7.a, the vegetation conservation buffer required for lots with a depth of less than 100 feet is ten feet (10’) with a fifteen-foot (15’) building setback from the edge of the buffer for a total setback of twenty-five feet (25’). The existing single family residence at 3979 Lake Washington Blvd N is located a minimum of approximately eight feet (8’) feet from the ordinary high water mark (OHWM) of Lake Washington and is non-conforming with respect to the shoreline setback requirements. The existing residence is located approximately seven feet (7’) from the edge of the access easement and is non-conforming with respect to the front yard setback requirements. The applicant would be required to demonstrate that the proposed residences would comply with the required setback requirements of the R-6 and R-10 zones at the time of formal land use application or that the proposals comply with the applicable variance criteria. 3. 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. Please refer to landscape regulations (RMC 4-4- 070) for additional general and specific landscape requirements. Single family residential building permits are exempt from all but the maintenance and street tree requirements of the Landscaping Regulations. 4. Significant Tree Retention: Application materials identify that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. 4001 Lake Houses Page 5 of 8 October 17, 2024 In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 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. 4001 Lake Houses Page 6 of 8 October 17, 2024 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 credit worksheet prepared by an arborist or landscape architect would be required if the proposal includes any expansion or addition of the existing building. 5. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 inches. 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). 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. 6. Parking: Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. The applicant would be required to demonstrate compliance with the parking requirements at the time of formal land use application. 7. Access/Driveways: The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). If a garage is not present on the subject property the maximum width of a driveway shall be sixteen feet (16'). Maximum driveway slope shall not exceed eight percent (8%). The Administrator may allow a driveway to exceed eight percent (8%) slope but not more than fifteen percent (15%) slope, upon proper application in writing and for good cause shown, which shall include, but not be limited to, the absence of any reasonable alternative. To exceed fifteen percent (15%), a variance from the Administrator is required. Compliance with driveway standards will be reviewed with the land use application. 8. Shoreline Master Program: The project site is located within the Shoreline Residential Designation of Lake Washington Reach D and May Creek, Reach A. Any proposed development of the project site would be subject to the City’s adopted Shoreline Master Program (RMC 4-3-090). Per RMC 4-3-090, the vegetation conservation buffer required for lots with a depth of less than 100 feet is ten feet (10’) with a fifteen -foot (15’) building setback from the edge of the buffer for a total setback of twenty five feet (25’). The existing single family residence located at 3979 Lake Washington Blvd N is located a minimum of approximately eight feet (8’) feet from the ordinary high water mark (OHWM) of Lake Washington and is non-conforming with respect to the shoreline setback requirements. Per RMC 4-10-095F.2, additions to existing single family residences that are non-conforming 4001 Lake Houses Page 7 of 8 October 17, 2024 with respect to the Shoreline Master Program that do not exceed the building footprint by 500 sq. ft. or more would be permitted and would not be subject to mitigation requirements. 9. Critical Areas: According to COR Maps, a slope with less than a twenty-five (25) percent grade, sensitive slopes, and a high seismic hazard area are mapped on the project site. The project site is also located within the Shoreline Residential Designation of Lake Washington, Reach D and May Creek, Reach A. 10. Environmental Review: The construction of one single family residence on an individual lot would be exempt from Environmental Review in accordance with the State Environmental Policy Act WAC 197-11-800. 11. Permit Requirements: The proposal may require an Administrative Variance, a Shoreline Variance, and a Shoreline Exemption. All applications would be reviewed concurrently within an estimated time frame of 12 weeks. The 2024 application fees are as follows: Administrative Variance is $1,490, Shoreline Variance is $3,650, and there is no charge for a Shoreline Exemption. The fee for any Code Modifications are $290 each. A 5% technology fee would also be assessed at the time of land use application. The City now requires electronic plan submittal for all applications. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s Permit Center website. The City now requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 12. 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. 13. 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. 14. 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 $421.98 per new single-family dwelling unit; • A Transportation Impact fee of $11,485.67 per new single-family dwelling unit; • A Parks Impact fee of $3,267.44 per dwelling unit; and • A Renton School District Impact fee of $2,161.00 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. 4001 Lake Houses Page 8 of 8 October 17, 2024 15. 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. 16. Expiration: Upon variance approval if required, the variance approval it is valid for two years with a possible two-year extension. It is the applicant’s responsibility to monitor the expiration dates.