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HomeMy WebLinkAboutPRE24-000314_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 Roberts Short Plat N/A Address Toledo Ave SE 1463400052 PRE 24-000314 10/31/2024 Contact Information: Planner: Nichole Perry, 425.430.7286 Public Works Plan Reviewer: Huy Huynh, 425.430.7384, hhuynh@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: October 28, 2024 TO: Nicole Perry, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Roberts 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 provided by King County Water District 90. A water availability certificate is required to be provided. It appears that no existing fire hydrants exist in this area. Water main extensions and adequate fire hydrants coverage are required. City ordinance requires all homes on dead end streets exceeding 500 feet long to be provided with an approved residential fire sprinkler system. This applies to all the proposed homes in this case. 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. 3. Fire department 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. Dead end streets that exceed 150 feet require an approved fire apparatus turnaround. Dead end streets over 300 feet long require a full 90-foot cul-de-sac turnaround. Applicant can apply for a variance to add fire sprinkler systems in all the new homes as an exception to provide a hammerhead type turnaround instead of a cul-de-sac. The variance will be reviewed on a case-by-case basis. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 29, 2024 TO: Nichole Perry, Planning FROM: Huy Huynh, Development Engineering SUBJECT: Roberts Short Plat PRE24-000314 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 1463400052. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The site is located in the King County Water District 90 Utility District service area. 2. Water availability certificate should be provided to the City with the land use application. 3. Fire hydrants and fire flow requirements should meet the requirements of Renton Fire Authority (RFA). 4. Approved water plans from Water District 90 Utility District should be provide to the City during Construction permit stage. SEWER 1. Sewer service is provided by the City of Renton. 2. There is existing 8-inch diameter sewer main fronting the property on Toledo Ave SE (record drawing S-301713). There is no sewer stub fronting the property. 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. 4. 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%. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the 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. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=CityofRent on SURFACE WATER 1. There is an existing 12-inch surface water main fronting the parcel on Toledo Ave SE (record drawing R-301705) 2. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard (Forested Site Conditions). The site falls within the Lower Cedar Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. There is no critical area on-site. 3. 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=CityofRento n 4. 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. 5. 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Erosion control measures to meet the City requirements shall be provided. 9. 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. 10. 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=Cityof Renton. TRANSPORTATION 1. The proposed development fronts Toledo Ave SE along the west property line. Toledo Ave SE is classified as a residential access street with an existing Right-of-Way (ROW) width of 60 feet. To meet the City’s complete street standards for residential access streets, the minimum right of way width is 53 feet. The following improvements will be required to be provided by the developer: a minimum pavement width of 26 feet, 0.5 foot wide curbs, gutter, 8 foot wide landscaped planters, and 5 foot wide sidewalks. Street frontage improvements including paved travel roadway width of 26 feet or paved width to match existing paved width along the corridor. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. 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. A shared driveway is allowed to take access from Toledo Ave SE for up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot wide planter strip is also required. 5. 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. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2024 transportation impact fee is $12,208.54 per single family home b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo= CityofRenton c. 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 development fee schedule. H:\CED\Planning\Current Planning\Pre-Applications\2024\PRE-24-000314 Staff Report DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 31, 2024 TO: Pre-Application File No. PRE24-000314 FROM: Nichole Perry, Associate Planner SUBJECT: Roberts Short Plat – N/A Address Toledo Ave SE (APN 1463400052) 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 Roberts Short Plat project involves a 1.26-acre parcel located at 3XX Toledo Ave SE, APN: 1463400052, situated in the R-4 zoning district. The proposal aims to subdivide the existing lot into four (4) single-family residential lots, with all existing structures, currently a horse arena and stables, slated for demolition. The subject property, with an area of 54,893 square feet (1.26 acres), slopes down from northeast to southwest and is characterized by grass, trees, and shrubs. Driveway access for the new lots is proposed through a half-street connection on Toledo Ave SE. Public utility connections, including water from Water District 90 and sewer via an existing manhole, are available within the Toledo Ave SE right-of-way, with stormwater drainage directed to an existing catch basin in the southwest corner. According to the City of Renton (COR) Online Mapping, there is a small portion of the property classified as regulated slopes with a grade of 15- 25%. Current Use: The project site currently contains a horse arena and stables, which are proposed to be removed. The site is primarily vegetated with grass, trees, and shrubs. 1. Zoning /Land Use Designation, and Overlays: The subject property is zoned Residential-4 (R- 4), and the Residential Low Density (RLD) Comprehensive Plan Land Use designation is intended to implement the R-4 zone. The Residential-4 Zone (R-4) is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. It is intended to implement the Residential Low Density Comprehensive Plan designation. The Residential-4 (R-4) allows a maximum density of four (4) dwelling units per net acre. The R-4 designation serves as a transition between rural Roberts Short Plat Page 2 of 8 October 31, 2024 designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Uses in the R-4 zone are limited to detached dwelling units, with one (1) Accessory Dwelling Unit (ADU) allowed per legal lot. The proposed subdivision of the parcel into four (4) single-family lots includes approximately 11,547 sq. ft. (0.27 acres) of right-of-way dedication and appears to be consistent with the net density requirements of the R-4 zone at 4.04 du/ac (4 dwelling units / 0.99 ac (1.26 ac – 0.27 ac) = 4.04 du/ac). The area dedicated to right-of-way would be deducted from the gross site area to calculate the “net” site area for density calculations, which would be provided at the time of formal land use application. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Density – The area of public rights-of-way, legally recorded private access easements and critical areas (i.e., very high landslide hazard areas, protected slopes, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site area prior to calculated density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall round up at two (2) numbers past the decimal (5.5678 becomes 5.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-4 zone does not have a minimum density and a maximum density of four (4) dwelling units per acre. A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – Minimum Lot Size, Width, and Depth – The minimum lot size permitted in the R-4 zone, according to zoning standards, is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 100 feet. Proposed lot sizes and dimensions on the submitted short plat layout are as follows: • Lot 1: 12,705 square feet with a lot width of approximately 97 feet (measured perpendicular to the midpoint) and a lot depth of approximately 130 feet (measured from midpoint to midpoint). • Lot 2: 10,068 square feet with a lot width of approximately 77 feet and a lot depth of approximately 130 feet. • Lot 3: 10,041 square feet with a lot width of approximately 77 feet and a lot depth of approximately 130 feet. • Lot 4: 10,277 square feet with a lot width of approximately 79 feet and a lot depth of approximately 130 feet. Roberts Short Plat Page 3 of 8 October 31, 2024 Based on the site plan submitted by the applicant, all four lots appear to comply with the required minimum lot size, frontage width, and depth for the R-4 zone. Detailed information is required at the Preliminary Short Plat submittal to show compliance with lot width, depth, and size requirements. Submitted plans would need to show compliance with the required lot size and dimensional standards with the land use application. Building Standards – The R-4 zoning standards allow a maximum building coverage of 35% of the lot area, with a maximum impervious surface coverage of 50%. The maximum wall plate height in the R-4 zone is restricted to 24 feet, and buildings are limited to three (3) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet above the maximum wall plate height, and common rooftop features, such as chimneys, may project an additional four (4) feet from the roof surface. Any non-exempt vertical projections (e.g., decks, railings) that extend above the maximum wall plate height must be stepped back by one-and-a-half (1.5) horizontal feet for each one (1) vertical foot above the wall plate height. Accessory structures are included in the building lot coverage calculations, per Section 4-2-110A. For development standards related to detached accessory buildings, refer to RMC 4-2-110B. New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Building height would be verified at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required yard setbacks in R-4 zone for primary structures are as follows: Front Yard: 30 feet. Secondary Front Yard: 30 feet. Rear yard: 25 feet. Side yards: Combined 20 feet, with no less than 7.5 feet on each side. Compliance with required setbacks for new development would be verified at the time of building permit application. 3. Residential Design and Open Space Standards: The proposed structure would be subject to the Residential Design Standards outlined in RMC 4-2-115. The proposal’s compliance with the residential design standards would be verified at the time of building permit review. 4. 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, with a mix of trees, shrubs, and groundcover. Street trees in the ROW planter will also be required. 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, Roberts Short Plat Page 4 of 8 October 31, 2024 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. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect 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: 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. 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 Roberts Short Plat Page 5 of 8 October 31, 2024 TREE SIZE TREE CREDITS Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4-130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H.1.e can be met. According to the submitted site plan, there appear to be trees present on the property. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D for the property. The Administrator may require an independent review of any land use application involving tree removal and land clearing at the City’s discretion. Additionally, the Administrator may authorize the planting of replacement trees on-site if it can be demonstrated that the replacement requirements in RMC 4-4-130H.1.e can be met. A formal tree retention plan and tree retention worksheet, prepared by an arborist or landscape architect, will be required and reviewed at the time of the land use application. The project narrative states that the project will adhere to the city’s 30% tree retention requirement, with significant tree details to be provided in the Preliminary Short Plat application. 6. Fences/Retaining Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of the wall and bottom of wall elevations. A fence and/or wall detail should also be Roberts Short Plat Page 6 of 8 October 31, 2024 included on the plan. A retaining wall that is four (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. 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. 7. Parking: Each lot within the Roberts Short Plat is required to provide a minimum of two (2) on-site vehicle parking spaces per dwelling unit. Proposed parking layouts and configurations will need to adhere to R-4 zoning standards, ensuring sufficient on-site parking for each single- family home. Compliance with parking standards will be verified during the building permit review phase. 8. Access: Access for the proposed lots will be provided via a new half-street connection to Toledo Ave SE. Alley access is the preferred street pattern for all new residential development, except within the Residential Low Density (RLD) land use designation, which includes RC, R-1, and R-4 zones, as well as the R-6 zone. Compliance with access standards will be verified at the time of the formal Short Plat application, with individual driveway and parking compliance confirmed during building permit review. Additionally, access to Lots 3 and 4 will likely be required through a joint-use driveway from the hammerhead turnaround. 9. Driveways: Driveway widths are limited according to zoning standards, with single-loaded garage driveways not exceeding nine feet (9') and double-loaded garage driveways not exceeding sixteen feet (16'). Driveways must maintain a minimum five-foot (5') distance from property lines unless allowed per RMC 4-4-080 for joint-use driveways. Maximum driveway slopes shall not exceed 15 percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff entering the garage/residence or crossing any public sidewalk. If the grade exceeds 15%, a variance is required. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I.9, Joint Use Driveways. Compliance with driveway standards would be verified at the time of building permit review. The applicant shall demonstrate compliance with access standards at the time of formal short plat application. Compliance with individual driveway and parking standards would be verified at the time of building permit review. 10. Critical Areas: The City of Renton’s mapping identifies regulated slopes (15-25%) on the project site. While no other critical areas are indicated, the presence of regulated slopes suggests that a geotechnical study may be required at the time of building permit application. This study must address whether the proposed development will not increase the risk of geological hazards to adjacent or abutting properties beyond pre-development conditions, will not adversely impact other critical areas, and can be safely accommodated on-site. It is the applicant’s responsibility to confirm if any additional critical areas are present on the site prior to submitting a formal land use application. Roberts Short Plat Page 7 of 8 October 31, 2024 11. Environmental Review: Projects consisting of nine (9) units or fewer that do not impact a critical area are typically exempt from Environmental (SEPA) Review under Washington State regulations. Based on the proposal submitted by the applicant, which includes the development of four single-family lots and is not expected to significantly impact critical areas (aside from regulated slopes that will be addressed through a geotechnical study), the proposed project would be exempt from SEPA review. 12. Permit Requirements: The proposal would require approval of an administrative short plat. The administrative short plat request would be reviewed within an estimated time frame of six to eight weeks. The 2024 preliminary short plat fee is $6,080.00. Each modification request is $290.00. All fees are subject to change. All fees have a 5% Technology Fee added to the total cost of the reviews would also be assessed at the time of land use application. Detailed information regarding the land use application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 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 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. 15. The applicant will be required to install a public information sign ion the property. Once the Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. 16. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2024 impact fees are as follows: • A Fire impact fee assessed at $421.98 per each new detached dwelling unit; • A transportation impact fee assessed at $11,485.67 for each new detached dwelling unit; • Renton School District Impact Fee $2,161.00 (+5% administrative fee) per each new detached dwelling unit; Roberts Short Plat Page 8 of 8 October 31, 2024 • Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling unit subdivision. A handout listing all of the City’s Development related fees is available for your review at the following link: 2023-2024 Fee Schedule. 17. 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 Nichole Perry, Associate Planner, at 425-430-7286 or nperry@rentonwa.gov to submit prescreen materials and subsequent land use application. 18. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one-year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.