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HomeMy WebLinkAboutPRE25-000058_3726 Lake Washington Blvd Subdivision_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 3726 Lake Washington Blvd Two-Lot Subdivision 3726 Lake Washington Blvd N (APN 3342700386) PRE25-000058 April 4, 2025 Contact Information: Planner: Ashley Wragge, 425-430-7314, awragge@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 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: March 28, 2025 TO: Ashley Wragge, Assistant Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Malik 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. It appears one existing fire hydrant would meet the minimum requirements. 2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit. This fee is paid at building permit issuance. No charge/fee for the existing home that may be retained or removed. 3. Fire department apparatus access roadways are adequate from the existing city street. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 31st, 2025 June 20, 2011 TO: Ashley Wragge, Assistant Planner FROM: Huy Huynh, Civil Engineer II SUBJECT: Malik Short Plat 3726 Lake Washington Blvd N, Renton, WA PRE25-000058 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 # 3342700386. 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 308 hydraulic zone. 2. There is an existing ¾ -inch water meter serving the existing site (facility ID number LAT - 000358). 3. There is an existing 8-inch ductile iron water main (see City water project plan no. W- 043101) in N 38th Street, which can deliver a maximum flow rate of 2,000 gallon per minute. There is an existing 8-inch ductile iron water main (see City water project plan no. W- 035304) in Lake Washington Blvd N, which can deliver a maximum flow rate of 2,500 gallon per minute The static water pressure is approximately 106 psi at ground elevation 62 feet. 4. There is one fire hydrant to the north of the project site (Facility ID No. HYD-N-00122), which is in the northeast landscaping strip at the intersection of N 38th St and Lake Washington Blvd N. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements. The hydrant is within 300 feet of the property and it can deliver 1,000 gpm. 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: a. Installation of a 1-inch water service and domestic water meter is required for the new Lot A. The meter will be installed by City forces and a water meter permit is required. The sizing Malik Short Plat PRE25-000058 Page 2 of 5 March 31st, 2025 2 of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). b. Installation of pressure-reducing valve downstream of the water meter as required by the UPC because the water supply pressure is over 80 psi. c. Installation of an additional hydrant and/or fire sprinkler system if the building is over 3,600 sq-ft. 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 applicable water system development charges (SDC’s) fee and meter installation fees based on the number and size of the meters for domestic uses. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water meter(s) to serve the project. The current water fee is $ 5,025.00 per 1-inch meter b. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875.00 per 1-inch service line c. Drop-in meter fee is $ 460 per 1-inch meter d. A credit will be applied to the existing service if abandoned. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ concrete gravity wastewater main located within N 38th St (see record dwg: S-014204). The existing house is connected to a 6’’ concrete sewer stub (Facility ID No. SLAT- 03959). There is also an existing 8’’ concrete gravity wastewater main located within Lake Washington Ave N (see record dwg: S-014206), and a 6’’ concrete sewer stub (Facility ID No. SLAT- 03927) to the west of the project site. 3. The two existing sewer stubs shall be CCTV’d and, if found to be in acceptable condition, lined. Individual new sewer stubs from the sewer main and individual new side sewers are required for each lot if the existing sewer stubs are not in acceptable condition. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. The development may be subject to King County Wastewater Treatment Division capacity charge. Information about the charge including rates may be found here: https://kingcounty.gov/en/dept/dnrp/waste-services/wastewater-treatment/sewer- system-services/capacity-charge/about 6. The development is subject to a wastewater system development charge (SDC) fee. SCD fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2025 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee is $ 4,025.00 per 1-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The developer will receive a credit for the existing homes if demoed. Malik Short Plat PRE25-000058 Page 3 of 5 March 31st, 2025 3 d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton SURFACE WATER 1. There is a City of Renton 12-inch concrete stormwater main (Facility ID No. 151325) and virtual drainline in the south side of N 38th St along the north frontage of the site. Within the east side of Lake Washington Blvd next to the project site, there are City of Renton 12-inch concrete stormwater main (Record Dwg: R-330709) and associated two catch basins (Facility ID No. 504734 and No. 132915). 2. Refer to Figure 1.1.2.A – Flow Chart in the 2021 City of Renton Surface Water Manual (2021 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site is located in the East Lake Washington – Renton basin and West Kennydale sub basin. 3. Drainage report and drainage plans based on 2021 RSWDM are required to be provided. 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 2021 RSWDM. 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. Special inspection from the building department is required. 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 2021 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 extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2021 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. The site is located in the Moderate Landslide Hazard and Regulated Slopes area. 8. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 9. Erosion control measures to meet the City requirements shall be provided. 10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. Malik Short Plat PRE25-000058 Page 4 of 5 March 31st, 2025 4 12. The development is 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 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton TRANSPORTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a. N 38th St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 50 feet with an existing paved width of approximately 26 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 13-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements, 1.5’ dedication would be required for this project on N 38th St based on final survey. b. Lake Washington Blvd N is classified as Collector Arterial, with an existing right-of-way (ROW) width of approximately 60’. To meet the City’s complete street standards for Collector Arterial per RMC 4-6-060, a minimum ROW width of 83’ with 2 lanes is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 23-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 8-foot sidewalk, 2’ of clearance, street trees and storm drainage improvements, 11.5’ dedication would be required for this project on Lake Washington Blvd N depending on final survey. 2. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 3. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. Street trees are required to meet current city standards. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2025 transportation impact fee is $11,485.67. b. The current property contains one single family home, the developer will receive one credit for the existing home. Malik Short Plat PRE25-000058 Page 5 of 5 March 31st, 2025 5 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 2025 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000058 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 3, 2025 TO: Pre-Application File No. PRE25-000058 FROM: Ashley Wragge, Assistant Planner SUBJECT: 3726 Lake Washington Blvd Two-Lot Subdivision 3726 Lake Washington Blvd N (APN 3342700386) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing to subdivide 3726 Lake Washington Blvd (APN 3342700386) into two (2) residential lots for the benefit of future dwelling units. The site currently has a single-family residence that would be demolished. The project site is 15,577 square feet (0.36 acres) and is a corner lot with frontage to the west on Lake Washington Blvd N and frontage to the north on N 38th St; site access is currently from N 38th St. The site is within the Comprehensive Land Use Designation of Residential Medium Density (RMD), is within the Residential-6 (R-6) zoning designation, and in the Kennydale Community Planning Area. According to City of Renton (COR) Maps, the site contains moderate landslide hazards and is encumbered with steep slopes along the eastern property line. Current Use: The project site currently has a single-family residence built in 1917 that is 1,540 square feet. The applicant indicates it would be demolished. 1. Zoning /Land Use Designation, and Overlays: The subject property is located in the Residential- 6 (R-6) zoning classification and the Residential Medium Density (RMD) land use designation and is not subject to any overlays. The R-6 zone is established for single family dwellings and is intended to implement the Residential Medium Density Comprehensive Plan designation. The R-6 zone allows a range of three (3) to six (6) 3726 Lake Washington Blvd Two-Lot Subdivision Page 2 of 7 April 3, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000058 dwelling units per net acre. Development in the R-6 zone is intended to be single family residential at moderate density. 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-6 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 (except evaluate on a case-by-case basis those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways)) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-6 zone has a minimum density of three (3) dwelling units per acre with a maximum of six (6) dwelling units per acre. Based on the approximate gross land area of 0.36 acres, the two (2) lot proposal has a gross density of approximately 5.56 du/ac (2 du / 0.36 gross acres = 5.56 du/ac). A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size required in the R-6 zone is 7,000 square feet for parcels being subdivided. Minimum lot width is 60 feet (60’); minimum lot width for corner lots is 70 feet (70’); minimum lot depth is 90 feet (90’). Flag lots, defined in RMC 4-11-120 “Definitions L” as, “[a] lot with property lines that generally form the outline of a flag and flagpole with access to a public road typically provided through the relatively narrow portion of the lot,” are only permitted for new plat when there is no other feasible alternative to achieving the minimum density. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-6 standards allow a maximum building coverage of 40 percent (40%) of the lot area. The maximum impervious coverage in the R-6 zone is 55 percent (55%). The maximum wall plate height is restricted to 24 feet (24’), and the buildings shall be not more than two (2) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one- and-a-half horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory 3726 Lake Washington Blvd Two-Lot Subdivision Page 3 of 7 April 3, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000058 structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. 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. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-6 zone are: Front yard: 25 feet (25’); Secondary front yard (applies to corner lots): 25 feet (25’); Rear yard: 25 feet (25’); Side yard: combined 15 feet (15’) with not less than five feet (5’) on either 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: 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. Compliance with building design requirements would be verified at the time of building permit review. 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 a mixture of trees, shrubs, and landscaping. Street trees in the ROW planter would 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. 3726 Lake Washington Blvd Two-Lot Subdivision Page 4 of 7 April 3, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000058 5. Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8- caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. A review of COR Maps appears to show that there are mature trees on the site. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on 3726 Lake Washington Blvd Two-Lot Subdivision Page 5 of 7 April 3, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000058 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 an independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Per COR Maps, there appear to be trees on site. A formal tree retention/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 6. Fences/Retaining Walls: The applicant would be required to show all existing fencing on the submitted drawings. If the applicant intends to install any new fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading 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. For more information about fences and retaining walls refer to RMC 4-4-040. 7. Parking/Access/Driveways: Access is presumed to be proposed via separate driveways from N 38th St. Each lot is required to accommodate off-street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. 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. Driveway location: No driveway shall be constructed in such a manner as to be a hazard to any existing street lighting standard, utility pole, traffic regulating device, fire hydrant, abutting street traffic, or similar devices or conditions. Compliance with access and driveway requirements would be verified at the time of land use application. 8. Critical Areas: According to COR Maps, the parcel contains moderate landslide hazards and there are regulated slopes on site. Due to the presence of geological hazards, a geotechnical study would be required at the time of land use application. It is the 3726 Lake Washington Blvd Two-Lot Subdivision Page 6 of 7 April 3, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000058 applicant’s responsibility to ascertain whether environmental concerns are present on the site during site development or building construction. 9. Environmental Review: The proposal would be exempt from Environmental (SEPA) Review in accordance with RMC 4-9-070G.1.a. Short Plats are generally exempt from the State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070H.3., if it is determined that critical areas are located on the property. 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. 10. 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. 11. Permit Requirements: The proposed project would require administrative short plat approval. The land use review would include public notice and a two-week public comment period. The land use permits would be processed within an estimated time frame of 6-8 weeks. The application fees are as follows $6,581 ($6,268 Preliminary Short Plat + $313.40 Technology Fee (5%) = $6,581). Each modification request is $299.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of the land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 12. Public Information Sign: Public Information Signs are required for all Type II 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. 13. 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 2025 impact fees are as follows: · A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. · A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit. 3726 Lake Washington Blvd Two-Lot Subdivision Page 7 of 7 April 3, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000058 · A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. · An Issaquah School District Impact Fee assessed at $4,728.00 (plus a 5% processing charge) per each new detached dwelling unit. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=City ofRenton 14. 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 Ashley Wragge, Assistant Planner, at 425- 430-7314 or awragge@rentonwa.gov to submit prescreen materials and subsequent land use application. 15. 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.