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HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_181221_v1PRE-APPLICATION MEETING FOR UPPER BALCH PIT PRE 18-000655 CITY OF RENTON Department of Community & Economic Development Planning Division November 1, 2018 Contact Information: Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov Public Works Plan Reviewers: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:November 1, 2018 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Upper Balch Pit Future Development 1. Current fire impact fees are applicable at the rate of $964.53 per unit. This fee is paid at time of building permit issuance. 2. The preliminary required fire flow for this proposed development has not been calculated as information is insufficient. A minimum of 1,500 gpm fire flow will be required, actual fire flow will most likely be higher. A minimum of two fire hydrants are required, actual number of fire hydrants will most likely be more. One within 150-feet and one within 300- feet of the proposed buildings minimum. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5-inch storz fittings. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which is not in place at this time and will require water main extensions. 3. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25- feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum grade is 15 percent. A minimum of two access points are required per local fire code ordinance. 4. Approved fire sprinkler and fire alarm systems are required throughout all proposed buildings. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for all the fire alarm systems. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 1, 2018 June 20, 2011 TO:Clark Close, Planning FROM:Jonathan Chavez, Development Engineering SUBJECT:Upper Balch Pit 301 Monroe Ave NE PRE 18-000655 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 1623059059. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone; the static water pressure is approximately 98 psi at ground elevation of 338-feet. The site is located within the Aquifer Protection Area, Zone 2. There is an existing 16-inch City water main located in Monroe Ave NE, east of the property that can deliver a maximum capacity of 5500 gallons per minute (gpm) – (see Water plan no. W- 045801). There is an existing 12-inch City water main within an easement and private road (extension of NE 2nd St) adjacent to the south property line, which can deliver a maximum capacity of 3,400 gpm – (see Water plan no. W-045801D). There is an existing 1-inch water meter for dust control on the south end of the property. Based on the review of the project information submitted for the pre-application meeting, Renton Regional Fire Authority was not able to determine the preliminary fire flow demand for the proposed development. Per City Codes, a looped water main around the buildings is required when the fire flow demand exceeds 2,500 gpm. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: Upper Balch Pit, PRE 18-000655 Page 2 of 5 November 1, 2018 1. Installation of new water mains, minimum 10-inch in diameter, within all interior roadways with 2 connections to the existing 16-inch water main in Monroe Ave NE and 2 connections to the existing 12-inch water main within the easement adjacent to the south side of the property. a. A 15-foot utility easement will be required for the new water main(s), hydrants and water meters within the property. 2. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 4. Installation of a domestic water meter for each multi-family dwelling building or to each townhome unit or each triplex/duplex-unit. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 3- inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. 5. Installation of a pressure reducing valve downstream of each water meter because the water pressure is over 80 psi. 6. Installation of a backflow prevention assembly on private property behind the domestic water meter. A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above- ground heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. 7. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 8. 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 J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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 2018 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. Upper Balch Pit, PRE 18-000655 Page 3 of 5 November 1, 2018 a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $3,727.00 per meter, 1-1/2 inch meter is $18,635.00 and a 2-inch meter is $29,816.00. b. A water system redevelopment credit will apply for the existing domestic water meters if they are abandoned. c. The SDC fee for fire service is based on the size of the fire service line to serve the project. d. SDC fees are assessed and payable at construction permit issuance. e. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch water service is $4,580.00* per service line and for $4,710.00* for each 2-inch water service line. This is payable at construction permit issuance. f. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. g. Final determination of applicable fees will be made after the water meter size has been determined. SEWER 1. This site is in the City of Renton’s sewer service area. Currently, the site has no sewer system. 2. A private 8-inch sewer main system will be required to be installed to serve the proposed development. 3. There is an existing 12-inch wastewater main located in Monroe Ave NE (see City plan no. S- 151002). 4. The project shall be subject too East Renton Interceptor SAD Fee. 5. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,837.00 per meter, 1-1/2 inch meter is $14,185.00 and a 2-inch meter is $22,696.00. b. SDC fees are payable at construction permit issuance. SURFACE WATER 1. There is an existing 36-inch stormwater main located in Monroe Ave NE, east of the property. 2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is 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. 3. The applicant will be required to provide basic enhanced water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM 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. 4. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the Upper Balch Pit, PRE 18-000655 Page 4 of 5 November 1, 2018 land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 5. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site exceeds one acre. 6. A geotechnical soils report for the site is required per the 2017 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. 7. Any grading on the site should consider the soil characteristics and the impacts on any future on-site BMP’s that will be provided on the site for future development. 8. Erosion control measures to meet the City requirements shall be provided. 9. Storm drainage improvements along all public street frontages are required to conform to the City’s street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 10. Surface water system development fee is $0.687 per square foot of new impervious surface, but no less than $1,718.00. This is payable prior to issuance of the construction permit. 11. The project site contains a temporary easement to the City for a surface water drainage overflow system. The Surface Water Utility is interested in coordinating with the applicant on the schedule for filling the site, as well as to explore options related to relocating or removing the overflow system to accommodate site development while providing similar benefits as the existing overflow system. 12. As of 9/28/2018, the City of Renton has developed a new set of Surface Water Standard Plans to replace the existing set. These new Surface Water Standard Plans shall be used in all future drainage plan submittals. TRANSPORTATION 1. This site fronts Monroe Ave NE, a Collector Arterial Street, on the east side of the property. The available right of way (ROW) width on the frontage of Monroe Ave NE is 60 feet (as per the King County assessor map). Per RMC 4-6-060, the minimum right of way width for a Collector Arterial with 3 lanes is 94’. Applicant will need to dedicate 17’ to meet current street standards. The minimum paved roadway width for a collector arterial with 3 lanes is 41’. The paved roadway section consists of 2 – 10’ travel lanes, 11’ center left turn lanes, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter strip, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. 2. Proposed site access is via 2 – 25’ driveways on Monroe Ave NE. 3. If temporary access to the site is provided to the site during the grading work, then permanent access that meets the City’s requirements at the time of the site development will be required to be provided by the project. 4. Provide information regarding the proposed haul route and the source location of the materials. 5. Provide information regarding the number of trips and the type of materials being transported. Upper Balch Pit, PRE 18-000655 Page 5 of 5 November 1, 2018 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. Parking lot construction shall be in accordance with City code 4-4-80G. 8. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 9. Transportation impact fee is applicable at time of building permit based on the type of land use. Transportation impact fees that are current at the time of building permit is payable at the time of building permit issuance. Information of the current impact fee rate based on land use type is available in the City Fee Schedule available at city of Renton website https://www.rentonwa.gov/search/default.aspx?q=fee+schedule&type=0,7922657-117|- 1,7922741-124. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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. 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2018 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. K:\Preapps\2018\PRE18-000655_Upper_Balch_Pit\02.Review Comments DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 1, 2018 TO:Pre-Application File No. 18-000655 FROM:Clark H. Close, Senior Planner SUBJECT:Upper Balch Pit – 301 Monroe Ave NE 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, 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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The applicant is requesting to apply for a special grade and fill permit to continue filling the reclaimed gravel mine or pit above 325 feet Mean Sea Level, which is approximately 5-15 feet below the grade of the surrounding streets and land area, and is also inquiring about a rezone potential from the existing zoning of Residential-10 (R-10) to Residential Multi-Family (RMF). The site is located at 301 Monroe Ave NE (APN 1623059059), it is approximately 14.44 acres in size and currently zoned R-10. It was a permitted sand and gravel pit from 1962 – 1982 and has been a reclamation site since 1982. Two (2) previous land fill permits were approved for this parcel. LUA00-064 expired on July 31, 2010 and LUA10-056 is set to expire on November 2, 2020. In total, approximately 1,000,000 (one million) cubic yards of material would be needed to fill the quarry site. Currently, the estimated quantities for structural fill onsite is approximately 230,000 cubic yards of fill material. The applicant completed a wetland reconnaissance on July 30, 2010. According to the report prepared by Raedeke Associates, Inc., the Upper Balch Pit property contains no areas that exhibit wetland characteristics and the areas with some surface water are the result of storm drainage discharge to the site from adjoining roadways. Access to the development is anticipated to be provided by Monroe Ave NE and Jefferson Ave NE. According to City of Renton (COR) Maps, a portion of the site is located in the Maplewood Ten Year Capture Zone 2. Current Use: The subject site was a gravel quarry that has been excavated. The pit was approximately 40 to 60 feet deep prior to approving two (2) separate special grade and fill permits for reclamation and redevelopment (LUA00-064 and LUA10-056). Activities are generally confined to the lower reaches of the pit as materials are dumped and settled at the bottom as work Upper Blach Pit Page 2 of 7 November 1, 2018 K:\Preapps\2018\PRE18-000655_Upper_Balch_Pit\02.Review Comments progresses upward. An asphalt road allows vehicles to enter the pit from Jefferson Ave NE and drive downslope to the bottom. The subject site is surrounded by an 8-foot tall chain link fence with slats on three sides. Powerlines run through the northeast portion of the site in a 150-foot wide Puget Sound Energy Easement (AF#3425304 and #2571770). 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 standards” herein). These standards are available on the City’s website at http://www.codepublishing.com/WA/Renton/#!/renton04/Renton0402/Renton0402110A.html #4-2-110A. Zoning: The development parcel is located within the Residential High Density (RHD) land use designation and the Residential-10 (R-10) zoning designation. Attached dwellings are a permitted use in the R-10 zone. If a rezone request is brought forward for consideration, it is unlikely that staff would support or recommend approval of the application as a result of the decision criteria for change of zone classification under RMC 4-9-180.F. The applicant would have the burden and duty of applying for and pursuing the rezone. A standalone rezone decision, not requiring an amendment to the Comprehensive Plan, would be made by the Renton Hearing Examiner. For the purposes of this pre-application, only R-10 zoning regulations are addressed below. Density: The density range allowed in the R-10 zone is a minimum of 5.0 to a maximum of 10.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. It is unclear exactly how much area would be required to be dedicated for right-of-way for the frontage improvements and frontage dedication; therefore, the net density of site could not be calculated. A Density Worksheet would be required at the time of formal application. A 288 unit proposal would result in a gross density of 19.9 dwelling units per net acre (du/ac) (288 units / 14.44 acres = 19.9 du/ac), which would exceed the density range permitted in the R-10 zone. In the event that the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density requirements may be waived. The applicant would be required to demonstrate compliance with the density range of the R-10 zone using net density calculations at the time of formal application. Minimum Lot Size, Width and Depth: The minimum lot size required in the R-10 zone is 4,000 square feet for detached dwellings; not applicable for attached dwellings. The minimum lot width is 40 feet for interior lots and 50 feet for corner lots; minimum lot depth is 70 feet. A conceptual townhome layout with R-10 and a conceptual layout with apartment units with RMF zoning was provided with the pre-application submittal. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the underlying zone. Building Setbacks: Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-10 zone are 20 ft. for the front yard (except when all vehicle access is taken from an alley, then 15 ft.), 15 ft. for the rear yards, secondary front yards (applies to Corner Lots) would be required to have a 15 foot setback, and interior side yards are required to have a 4 ft. for unattached side(s), 0 ft. for the attached side(s). It is the applicant’s responsibility to demonstrate compliance with building setbacks at site plan review. Upper Blach Pit Page 3 of 7 November 1, 2018 K:\Preapps\2018\PRE18-000655_Upper_Balch_Pit\02.Review Comments Building Height – The maximum wall plate height is 24 feet with the possibility to increase up to 32 feet with an administrative conditional use permit and a maximum of 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. No building elevations were provided, it is the applicant’s responsibility to demonstrate compliance with building height requirements at site plan review. Building Coverage – R-10 zone allows a maximum building coverage of 55% of the lot area. Building coverage requirements would be verified at the time of site plan review. Impervious Surface Area – The maximum impervious surface would be limited to 70%. Impervious surface requirements would be verified at the time of site plan review. Maximum Number of Units per Building – No more than four (4) units per building. Residential Design and Open Space Standards: All new residential dwelling units in the R-10 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. For example site design requirements in the R-10 zone would require 350 square feet of common open space for each unit in the development. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. Lot Configuration – Developments of more than four (4) structures shall incorporate a variety of home sizes, lot sizes, and unit clusters. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. Garages – Garages may be attached or detached. Shared garages are also allowed, provided the regulations of RMC 4-4-080 are met. Carports are not allowed. One of the following is required: 1. The front porch projects in front of the garage a minimum of five feet (5'), and is a minimum of twelve feet (12') wide, or 2. The garage is detached and set back from the front of the house and/or porch at least six feet (6'). Additionally, all of the following is required: 1. Garage design shall be of similar design to the homes, and 2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or other homes, architectural details shall be incorporated in the design. All residential design and open space standards applicable to the R-10 zone would be verified at the time of site plan review. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Upper Blach Pit Page 4 of 7 November 1, 2018 K:\Preapps\2018\PRE18-000655_Upper_Balch_Pit\02.Review Comments Refuse and Recycling Areas: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. 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. Project that are abutting less intensive uses, such as a nonresidential development in a residential zone, would require a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, along common property lines. A fifteen foot (15’) perimeter landscape strip is required on the outside of a storm drainage facility fence. Planting shall be consistent with the Surface Water Design Manual and trees are prohibited on any berm serving a drainage-related function. Trees and shrubs are also prohibited within the fenced area and within ten feet (10’) of any manmade drainage structure (e.g., catch basins, ditched, pipes, vaults, etc.). Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan must be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, 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 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130.H.1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 18” caliper. 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. A minimum tree density shall be maintained on each residentially zoned lot. Multi-family development requires a minimum tree density of four (4) significant trees for every five thousand Upper Blach Pit Page 5 of 7 November 1, 2018 K:\Preapps\2018\PRE18-000655_Upper_Balch_Pit\02.Review Comments (5,000) square feet. A formal tree retention worksheet would be required with the land use application. An inventory, retention plan, and arborist report would be required with the application if significant trees are to be removed. 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. Access: The conceptual site plan shows two accesses from Monroe Ave NE and a single access to Jefferson Ave NE for ingress and egress to the site upon development. Secondary access is required for complexes of three or more buildings that are more than 200 feet from a public street. Access easements with King County may need to be obtained across King County property for access onto Jefferson Ave NE. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Parking: Attached dwellings in R-10 zone requires a minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit. Space shall meet the requirements of RMC 4-4-080.F.11.c which includes secure extended use protection for the entire bicycle. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. See RMC 4-4-080.F.11.b for complete information regarding bicycle parking standards. Bicycle parking must be shown on the land use application submittal materials. Critical Areas: The City’s mapping database (COR Maps) identifies a portion of the site within the Maplewood Ten Year Capture Zone 2. A fill source statement would be required for fill in the Aquifer Protection Zone. It is the applicant’s responsibility to ascertain whether any additional Upper Blach Pit Page 6 of 7 November 1, 2018 K:\Preapps\2018\PRE18-000655_Upper_Balch_Pit\02.Review Comments critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposal will exceed fill thresholds and as a result would require Environmental ‘SEPA’ Review. An environmental determination will be made by the Renton Environmental Review Committee. Hearing Examiner Authority: For any mining, excavation or grading in excess of five hundred (500) cubic yards, the Hearing Examiner shall review, approve, disapprove, or approve with conditions the location of the site and its effect on the surrounding area. Permit Requirements: A special fill and grade permit and a rezone permit can be reviewed concurrently in an estimated time frame of 12 weeks once a complete application is accepted. Additional land use permits would be required at the time of formal site development. The 2018 application fees would be as follows: $5,000 Hearing Examiner Grading and Filling Permit, $5,000 Rezone, and $1,500 SEPA Checklist. Any modification requests to code standards are $250.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z)” at https://edocs.rentonwa.gov/ Documents/Browse.aspx?startid=867190&cr=1. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://www.rentonwa.gov/cms/ one.aspx?portalId=7922741&pageId=9666400. Criteria for Rezones Not Requiring Comprehensive Plan Amendment: The City may deny a rezone if the following criteria are not met. The City may approve or approve with conditions an application for a rezone if: a. The rezone has merit and value for the community, and will not adversely affect public health, safety, and welfare; b. The rezone will not be materially detrimental to the uses or properties located in the immediate vicinity thereof; c. Since the original zoning or most recent rezone of the subject property, conditions affecting the subject property have substantially changed as a result of, but not limited to, public improvements or permitted private development; d. The property subject to rezone was not specifically considered for a rezone at the time of the last area land use analysis and area zoning; e. The characteristics of development upon the land subject to the rezone application are compatible with the purpose and intent of the proposed zone as well as the zone-specific policy of the proposed zone, as provided by the Comprehensive Plan; and f. The rezone does not conflict with the governing Community Plan, if one was adopted for the Community Planning Area in which the property subject to the rezone is located. The applicant would be required to formally apply and staff will consider all public and agency comments when making a final recommendation to the Hearing Examiner. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits (Hearing Examiner Grade and Fill Permit, Special), as classified by RMC 4-8-080. Public Information Upper Blach Pit Page 7 of 7 November 1, 2018 K:\Preapps\2018\PRE18-000655_Upper_Balch_Pit\02.Review Comments Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Clark Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment. Expiration and Extensions: The special permit shall be null and void if the applicant has not begun activity within six (6) months after the granting of the permit, unless the Hearing Examiner grants an extension of time. Special permits are valid until the approved plans have been satisfactorily completed. It is the responsibility of the owner to monitor the expiration date. NORTHEAST 4TH STREET NORTHEAST 2ND STREETMONROE AVENUE NORTHEASTNORTH E A S T 3 R D S T R E E T INTERSTATE 405 PROJECT SITE VICINITY MAP N IN FEETPLAN 0 1000 2000 October 10, 2018Copyright © 2018 CPH Consultants, LLC. All Rights Reserved. IN FEETPLAN 0 N 50 100 CP H O N S U L T A N T S 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 | FAX: (425) 285-2389 www.cphconsultants.com Site Planning • Civil Engineering Land Use Consulting • Project Management GENERAL PROJECT INFORMATION Upper Balch Pit Conceptual Grading Plan A B September 27, 2018Copyright © 2018 CPH Consultants, LLC. All Rights Reserved. CP H O N S U L T A N T S 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 | FAX: (425) 285-2389 www.cphconsultants.com Site Planning • Civil Engineering Land Use Consulting • Project Management Upper Balch Pit Site Sections IN FEETVERT. 0 IN FEETHORIZ. 0 50 100 10 20 SECTION A SECTION B October 10, 2018Copyright © 2018 CPH Consultants, LLC. All Rights Reserved. IN FEETPLAN 0 N 50 100 CP H O N S U L T A N T S 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 | FAX: (425) 285-2389 www.cphconsultants.com Site Planning • Civil Engineering Land Use Consulting • Project Management GENERAL PROJECT INFORMATION Upper Balch Pit R-10 Conceptual Site Plan A B October 10, 2018Copyright © 2018 CPH Consultants, LLC. All Rights Reserved. IN FEETPLAN 0 N 50 100 CP H O N S U L T A N T S 11431 Willows Rd. NE, Suite 120 Redmond, WA 98052 Phone: (425) 285-2390 | FAX: (425) 285-2389 www.cphconsultants.com Site Planning • Civil Engineering Land Use Consulting • Project Management GENERAL PROJECT INFORMATION Upper Balch Pit RMF Conceptual Site Plan