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HomeMy WebLinkAboutPRE20-000185_Pre-App Meeting SummaryPREAPPLICATION MEETING FOR Shattuck Short Plat 1917 and 1925 Shattuck Ave S PRE20-000185 CITY OF RENTON Department of Community & Economic Development Planning Division September 24, 2020 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:September 21, 2020 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Shattuck 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. The existing fire hydrants are not within 300 feet of all of the proposed lots. A minimum of one new hydrant will be required. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for any existing homes that are removed or retained. 3. Fire department apparatus 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 300-feet in length require an approved 90-foot diameter cul-de-sac turnaround. Maximum grade allowed is 15 percent. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 21, 2020 TO:Angelea Weihs, Planner FROM:Nathan Janders, Plan Reviewer SUBJECT:Talbot Hill Short Plat 1917 and 1925 Shattuck Ave S PRE20-000185 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 7222000400 and 7222000410. 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 West Talbot Hill 300 Pressure Zone. 2. The static water pressure is approximately 65 psi at ground elevation of 150 feet and 72 psi at a ground elevation of 134 feet. 3. There is an existing 8-inch water main located in Shattuck Ave S that can deliver a maximum flow capacity of 2,300 GPM (see water plan No. W-113202). 4. There is one existing fire hydrant within 300 feet of the property but not all proposed properties are within 300 feet of the existing hydrant. 5. There is an existing 3/4-inch water service to the existing residences at 1925 and 1917 Shattuck Ave S. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm for homes under 3,600 SF and goes up to a minimum of 1,500 gpm for homes over 3,600 SF. 7. Based on the information provided with the pre-application submittal documents, 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 the items that follow. Installation of approximately 440 feet of 8-inch water main along the access road. As determined by the RFA installation of a minimum 1 fire hydrant. 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 15 foot wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A separate water service (1-inch) and meter is required for each lot. The meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code. Meters shall be placed in landscape strips, or behind the sidewalk, and within the right-of-way. Meters shall not be installed within driveways. A minimum 1-inch meter is required if the new homes are served by sprinkler systems. Water mains shall have a minimum 10 foot horizontal and 1.5 foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. The existing ¾ inch domestic water services must be cut, capped and abandoned at the main line. 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 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,400.00 per 1-inch meter. Drop-in meter fee is $460.00 per 1-inch meter. A credit will be applied to the existing service if abandoned. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in Shattuck Ave S (see record drawing S- 002207). 3. There is an existing 8-inch gravity wastewater main located in S 19th St (see record drawing S-00220C). 4. The plans submit with the pre-application show a sewer main extension from S 19th St on parcels 7222000510 and 7222000394. A minimum 8-inch extension conforming to the standards in RMC 4-6- 040 will be required. Additionally a 15-foot wide public sewer easement, executed by all parties of interest, will be required with the civil construction permit and it must be demonstrated that the existing structures do not reside within the easement area. a. Plans appear to indicate a storm utility line generally along the same path through the forth- mentioned parcels. If multiple utilities are installed along this route, proper utility separation is required and a 25 foot utility easement will be required. b. Alternatively, applicant may consider individual grinder pumps for homes. Each forced main shall be individually connected to the existing main in Shattuck Ave S and the forced mains would need to be on private property with private easements as needed. 5. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2020 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 fee for is $3,400.00 per 1-inch meter. Final determination of applicable fees will be made after the water meter size has been determined. The developer will receive a credit for the existing homes if demoed. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Surface Water 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Black River drainage basin. 2. Critical areas on site that effect stormwater include erosion hazard, landslide hazard and regulated slopes. Note that Class I wetlands are located west of the site, downstream of the west end of the property. 3. There is an existing 18-inch public storm water main on the west side of Shattuck Ave S (see record drawing D-277101). A gravity connection may not be feasible considering proposed location of vault. Applicant shall demonstrate how proposed vault discharge will connect to the storm system network. If pipes are proposed on private property, a 15-foot wide public easement executed by all parties of interest shall be required with the civil construction permit and it must be demonstrated that existing structures do not impose in the easement area. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance 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 the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. 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 as described in Section C.1.2.9.1.D of the 2017 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 rainage 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 standards found in section C.1.3 of the 2017 RSWDM. Information on the water table and soil permeability with recommendations of appropriate on site BMP’s per Core Requirement #9 and Appendix C shall be included in the report. The geotech report should include information on the type of soil, presence of fill, suitability of infiltration 8. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 9. Erosion control measures to meet the City requirements shall be provided. 10. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The current SDC fee is $1,900 per single family residence. The current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900. The developer will receive a credit for any existing home that is demoed. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts NE 4th St to the south and private property on all other sides. Shattuck Ave S is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 40 feet and an existing paved width of approximately 24 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 of street improvements as taken from the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 6.5 feet, pending final survey, will be required. 2. Refer to City code 4-4-080 regarding driveway regulations. A minimum separation of 5 feet is required between driveway and the property line. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. There shall be no more than one driveway for each 165-feet of street frontage. 3. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See City code 4-6-060 for types of turnaround allowed. 4. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. 5. A half public residential access street per RMC 4-6-060 shall consist of a minimum 35 foot ROW with a 20 foot paved roadway, a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 7. Street lighting is required for a project that consists of more than four (4) residential units or 5,000 square feet of commercial. See RMC 4-6-060 for street lighting requirements. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. The 2020 transportation impact fee for apartments is $7,820.42 per single family home. The developer will receive a credit for each existing home if demoed. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2019 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000185 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 24, 2020 TO:Pre-Application File No. PRE20-000185 FROM:Angelea Weihs, Associate Planner SUBJECT:Shattuck Short Plat 1917 & 1925 Shattuck Ave S General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject properties (Parcel nos. 7222000400 and 7222000410) are located at 1917 & 1925 Shattuck Ave S, respectively. The project site totals 94,803 square feet in area (including both parcels); and is within the Residential-6 (R-6) Zone. It is unclear based on the project description, but the applicant appears to either be proposing a 7 lot short plat, or the applicant is proposing to complete a lot line adjustment, followed by a short plat of the remaining future development parcel into 6 lots. The applicant is proposing a development with a proposal of seven (7) single family lots, one access tract, two landscaping/stormwater tracts, and one (1) native growth protection tract. Access to the lots is proposed to be provided by a access tract that extends from Shattuck Ave S, with hammerhead turnaround. The applicant proposes to retain one single family residence and detached garage on proposed Lot 1. Six new lots (labeled as Lots 2-7), located west of the existing residence, are proposed for new single- family homes. The proposed lots range in size from approximately 7,060 sf to 8,718 sf. According to City of Renton (COR) Maps, moderate to high landslide hazards, high erosion hazards and regulated to protected slopes are mapped on the project site. Current Use: The site currently contains an existing 3,360 sf single family residence that was most recently renovated in 1985 and a 640 sf detached parking garage. The existing single family home and parking garage are proposed to be retained along Shattuck Ave S. In the past, the site received preliminary plat approval on May 12, 2008 (Ford-Niemi, Project File No. LUA 08-001 PP, ECF; expired on May 12, 2015). Zoning/Density Requirements: The subject property is zoned Residential - 6 (R-6). The density range allowed in the R-6 zone is a minimum of 3.0 to a maximum of 6.0 dwelling units per net Shattuck Short Plat, PRE20-000185 Page 2 of 7 September 24, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000185 acre. The area located within dedicated right-of-way, tracts, and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Land area within the proposed access or the critical areas was not provided. Based on gross land area, the seven lot short plat proposal would result in a gross density of 3.2 dwelling units per acre (7 lots / 2.17 acres = 3.2 du/ac), which is within the density range permitted in the R-6 zone. The applicant would need to demonstrate compliance with net density after the deduction of any ROW dedication, access tracts, and critical areas. A density worksheet would be required at the time of formal land use application showing compliance with the net density range of the R-6 zone. 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). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 zone, is 7,000 square feet for parcels being subdivided. Minimum lot width is 60 feet for interior lots and 70 feet for corner lots; minimum lot depth is 90 feet. The proposed short plat lot sizes are as follows: Lot 1 (8,054 sf), Lot 2 (7,440 sf), Lot 3 (7,440 sf), Lot 4 (8,248 sf), Lot 5 (7,060 sf), Lot 6 (7,537 sf), and Lot 7 (8,718 sf). All lots appear to meet the minimum lot size and width of the R-6 zone. Lot 1 is required to be oriented toward Shattuck Ave S, and therefore does not comply with the minimum lot depth standards of the R-6 zone. Compliance with the minimum lot size, width, and depth standards would be required to be demonstrated at the time of short plat application. Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area. The maximum impervious coverage in the R-6 zone is 55%. The maximum wall plate height is restricted to 24 feet, and the buildings shall not be more than two 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. Detached accessory structures are restricted to a maximum wall plate height of 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building coverage and impervious surface standards for the existing single-family residence would be verified at the time of formal land use application. The building standards for the new single-family homes would be required to be demonstrated at the time of Building permit application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The required setbacks for the R-6 zone are: Front yard: 25 feet for the primary structure; Rear yard: 25 feet; Side yards: combined 15 ft. with not less than 5 ft. on either side. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Lots adjacent to both public ROW and driveway tract frontage are classified as corner lots. The provided site plan is not legible; therefore, setbacks for the existing home could not be determined. A survey of the property would be required with the short plat submittal that would need to demonstrate compliance with the Shattuck Short Plat, PRE20-000185 Page 3 of 7 September 24, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000185 corner lot setback requirements (west setback and south setback) for the existing single-family home. Setbacks for the new residential structures would be verified at the time of building permit review. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable to any new residential structures. Access/Parking: Access to the lots is proposed via an approximately 25-foot wide access and utility easement via a modified residential half-street along the southern property line of 1925 Shattuck Ave S. Please note that half-street improvements may be allowed for a residential access street by the Administrator only when it is determined that the adjacent parcel of property has the potential for future development and dedication of the right-of-way necessary for the completion of the street right-of-way. The modified half-street is proposed to serve Lots 1-7. Shared driveways are only allowed for access to four (4) or fewer residential lots per RMC 4- 6-060J.1)., provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. The tract shall be the width of the paved surface plus eight feet (8') for a landscape strip, when the tract abuts properties that are not part of the subdivision. The eight foot (8’) landscaping shall include a mixture of trees, shrubs, and groundcover as required in RMC 4-4-070 and shall serve as a buffer between the shared driveway and abutting properties that are not part of the subdivision. Based on the provided plan, the proposed short plat access is most similar to a shared driveway access and does not include an eight-foot (8’) wide landscape tract for the full length of the shared driveway/street. The proposal exceeds the number of lots that can access from a shared driveway and should be constructed as half- street. In addition, the proposed access to lot 6, which is not located within a tract, does not comply with shared driveway standards. The proposed access tract also exceeds maximum permitted length. A street modification request would need to be granted for any deviations from the street code standards. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e. collection and treatment of stormwater), as well as an approved pavement thickness (minimum of four inches (4") asphalt over six inches (6") crushed rock). The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Shattuck Short Plat, PRE20-000185 Page 4 of 7 September 24, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000185 Each lot is required to accommodate off street parking for a minimum of two vehicles. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with the driveway regulations would be verified at the time of formal land use review. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. For storm drainage facilities, a landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the fence, unless otherwise determined through the site plan review or subdivision review process. The landscape strip shall be located entirely within the boundaries of the storm drainage facility tract when associated with a subdivision. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. 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, street lights, 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 formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. 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. 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 Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the Shattuck Short Plat, PRE20-000185 Page 5 of 7 September 24, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000185 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. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4- 070F.1, Street Frontage Landscaping Required, or a combination. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. 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; and Significant trees over sixty feet (60') in height or greater than eighteen inches (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. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. Critical Areas: Moderate to high landslide hazards, high erosion hazards and regulated to protected slopes are mapped on the project site; therefore, a geotechnical study shall be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Except when located in sensitive areas (such as protected slopes) or lands covered by water, short plats of nine or fewer lots are categorically exempt from Environmental (SEPA) Review. There appears to be a fair amount of protected slopes at 1925 Shattuck Ave S. Protected slope is defined as a hillside, or portion thereof, with an average slope, as identified in the City of Renton Steep Slope Atlas or in a method approved by the City, of forty percent (40%) or greater grade and having a minimum vertical rise of fifteen feet (15'). The applicant would be required to complete Environmental (SEPA) Review due to the protected Shattuck Short Plat, PRE20-000185 Page 6 of 7 September 24, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000185 slopes identified on onsite, unless the applicant can show these slopes don’t meet the definition of protected slope. Permit Requirements: The proposal would require approval of an administrative short plat and Environmental (SEPA) Review. The administrative short plat request and Environmental Review would be reviewed within an estimated timeframe of six to eight weeks. The 2020 administrative short plat application fee for both preliminary and final phases is $5,544.00 ($5,280.00 each plus a 5% Technology Surcharge Fee). The application fee for SEPA Review (Environmental Checklist) is $1,659 ($1,580 plus a 5% Technology Surcharge Fee). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal and informational handouts can be found on the City’s website by clicking “How Do I?” on the home screen, then “City Documents” and then “CED Forms” under the Quick Browse heading for Community and Economic Development. The City requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. Once 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, building and sign permits would be required. Public Notice: A minimum of one Public Information Sign is required for the proposed land use application(s). The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2020 impact fees are as follows: A Transportation Impact Fee based on $7,820.42 per each new single family dwelling unit. A Parks Impact Fee based on $3,945.70 per each new single family dwelling unit A Fire Impact fee of $829.77 per each new single family dwelling unit. Renton School District Impact Fee is $6,877.00 per each new detached dwelling unit (plus an additional 5% service fee). A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened prior to submitting the complete application package. Please contact Angelea Weihs, Associate Planner at aweihs@rentonwa.gov or 425-430-7312 to schedule an appointment. Shattuck Short Plat, PRE20-000185 Page 7 of 7 September 24, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000185 Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one (1) year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.