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HomeMy WebLinkAboutPre-app Mtg Summary - 21-000045.pdf1 PRE-APPLICATION MEETING FOR Yu Short Plat PRE21-000045 CITY OF RENTON Department of Community & Economic Development Planning Division February 25, 2021 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org 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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: February 15, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Yu 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 no public water system is located near the proposed location, new fire hydrants and water mains shall be provided/extended to the site to meet code. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. 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. Maximum grade is 15 percent. Dead end streets over 300-feet long require an approved full 90-foot cul-de-sac. A variance may be requested to provide an approved hammerhead type turnaround instead of a cul-de-sac if all proposed new homes are equipped with an approved fire sprinkler system. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 22, 2021 TO: Alex Morganroth, Senior Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: Yu Short Plat 13265 89th Avenue S PRE 21-000045 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 2144800915. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service is provided by the City of Renton. It is in the Valley service area in the West Hill 300 Pressure Zone. The approximate static water pressure is 80 psi at a ground elevation of 115’. 2. There are existing water mains in the vicinity of the site: a. 6-inch water main in SW 2nd Street that can deliver a maximum capacity of 700 gallons per minute (gpm) – The 6-inch main ends about 260 feet west of Hardie Ave SW. refer to City water project plan no. WTR27000170 which can be obtained from the City’s COR GIS map. b. 8-inch water main in Renton Avenue S that can deliver a maximum capacity of 1,600 gpm – refer to City water project plan no. WTR27004043. c. 10-inch and 12-inch water mains in Hardie Ave NW that can deliver a maximum capacity of 3,000 gpm – refer to City water project plan no. WTR2700307 and WTR2700696. 3. There is an existing water service to the existing building on the subject property: a. 3/4-inch domestic water meter 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. 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: 1. Extension of approximately 850 feet of 8-inch water main in SW 2nd St and in 89th Ave S (along the property full frontage) connecting to the existing 12-inch water main in Hardie Ave SW. 2. Extension of approximately 380 feet of 8-inch water main within the interior access roads of the proposed development. 3. The water main extension must include an extension across the full property frontage, along 89th Avenue S 4 4. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters within the property. 5. Installation of additional fire hydrants around the building as required by the Fire Authority. 6. Installation of a water service and meter for each lot. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. 7. A pressure reducing valve is required downstream of the domestic water meter if water pressure exceeds 80 psi. 8. The existing domestic water service shall be cut and capped. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. 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. 11. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 12. 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 2021 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 to serve the project. The 2021 water fees are $4,450.00 per 1-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00* per 1-inch service line. Fee is payable at permit issuance. c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2- inch meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. d. A credit will be issued for the existing water service to be cut can capped as part of the project. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. There is existing 6-inch diameter sewer main on Hardie Avenue SW. 3. There is existing 8-inch diameter sewer main (S-0087) on SW Victoria Street. 4. A sewer main extension will be required to serve the proposed project. The sewer main extension must include an extension across the full property frontage, along 89th Avenue S, per Code 4-6-040, connecting to the existing sewer main in SW Victoria Street. IF connection to SW Victoria Street is not possible due to topography, then connect/extend the sewer main in SW 2nd Street and upsize the existing 6-inch sewer mains to 8-inch mains. 5. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the units. 6. A separate side sewer will be required for each new lot. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 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 2021 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 2021 Wastewater fees are $3,450.00 per 1-inch meter. 5 SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate Flow Control Standard (Matching Existing Conditions). The site falls within the Black River Drainage Basin. The site contains regulated (steep) slopes and is located within an erosion hazard area. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. This site contains steep slopes (regulated) and landslide hazard areas (high hazard). The topography slopes moderately from southwest to northeast. There are no surface water features within or around the project site. A storm water main extension will be required to route all surface water to a conveyance system. 3. 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. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 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.1.3 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 drainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 11. The 2021 Surface water system development fee is $2,000 per new single family lot. Fees that are current will be charged at the time of permit issuance. TRANSPORTATION 1. The proposed development fronts 89th Avenue S along the east property line. 89th Avenue S is classified as a Residential Access Road. Existing right-of-way (ROW) width in 89th Avenue S is approximately 25 feet. To meet the City’s complete street standards for residential access streets, minimum right of way width is 53 feet. Dedication of 14 feet of right of way would be required. Half-street frontage improvements are required: a. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet, a 0.5- foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 6 2. The new street that will serve the new lots must be a Residential Access Street. The Street section will be as follows: a. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet, a 0.5- foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 3. Street grades shall not exceed 15 percent. 4. The new street intersection radius must be a minimum of 35’. 5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 6. 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. 7. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. The transportation impact fee is based on the type of land use. For a single-family homes, the 2021 transportation impact fee is $10,861.69 per lot. Transportation impact fees are subject to change based on the year the building permit is applied for. 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 2021 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. 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 25, 2021 TO: Pre-Application File No. PRE21-000045 FROM: Alex Morganroth, Senior Planner SUBJECT: Yu Short Plat 89th Ave S (APN 2144800915) 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, 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 applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject property is located near the corner of SW Victoria St and 89th Ave S (APN 2144800915). The project site totals 56,192 square feet (1.29 acres) in area and is located within the Residential-10 (R-10) zoning classification. The applicant proposes to subdivide the site into six lots and a critical areas tract in order to construct six new single-family homes. The existing foundation on the property would be removed. The proposed single- family lots range in size from 4,050 square feet to 7,476 square feet. Access to the site is proposed a new public street off of 89th Ave S. According to COR maps, sensitive slopes, steep slopes, and a high landslide hazard are present on the site. According to recent aerial photography, a variety of mature trees are located on the project site. In addition, a utilities easement is located across the western portion of the site. Current Use: The site contains an existing single family home foundation which is proposed for removal. Zoning: The property is located within the Residential High Density (RHD) land use designation and the Residential- 10 (R-10) zoning classification. Detached and attached residential development is permitted within the R-10 zoning classification designation, provided the proposal complies with the density range specified by the zone. 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. Based on staff’s calculation, the gross density of the site based on the six (6) units would be approximately 4.7 du/gross acre (6 lots / 1.29 acres = 4.7 du/net ac), which falls within the permitted density range of the R-10 zone. Required right-of-way dedication may reduce net acreage and impact the number of units allowed on the site. 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. 8 Maximum Number of Dwellings – One dwelling unit and one accessory dwelling unit (ADU) per lot. Minimum Lot Size, Width and Depth – The minimum lot size required in the R-10 zone for detached dwelling units is 4,000 sq. ft. It is the applicant’s responsibility to demonstrate compliance with the minimum lot width and depth criteria of the zone at short plat review. Standard R-10 Minimum Lot Width 40ft. Minimum Lot Width – Corner Lot 50ft. Minimum Lot Depth 70ft Setbacks – Setbacks are the distance between the building and the property line or any private access easement. It is the applicant’s responsibility to demonstrate compliance with the setbacks at building permit for the new homes. Setback R-10 Minimum Front Yard 20ft. or 15ft. if access from alley. Minimum Rear Yard 15ft. Minimum Side Yard 4ft. Minimum Side Yard along a street 15ft Lot Coverage – For the R-10 zone, the maximum building coverage permitted is 55% with a maximum impervious surface area of 70%. It is the applicant’s responsibility to demonstrate compliance with the building coverage and impervious surface coverage at the time of building permit review for the new homes. 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. Residential Design Review occurs as part of the Building Permit Review, however Site Design standards shall be addressed at subdivision review. 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. Open space may not have a slope greater than 5%. 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. Specific Design and Open Space: For developments that are less than ten (10) net acres: No park is required, but is allowed. Developments of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. New open space standards expected to be adopted March of 2020 would requires open space a minimum of 30 ft. in one dimension. A pedestrian entry easement can be used to meet open space 9 requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk included within the 20 feet. 5. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 6. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 7. Common open space areas shall have a maximum slope of five percent (5%). 8. Obstructions, such as retaining walls and fences, shall not be placed in common open spaces. Standards for Private Yards: Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (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. Sidewalks, Pathways, and Pedestrian Easements: All of the following are required: 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Design Manual. 2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty six inches (36") on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. Residential Design Standards – see RMC 4-2-115 for a full list of standards and requirements. Based on the submitted site plan, the proposal does not comply with the open space requirements for the R-10 zone. All residential design and open space standards applicable to the R-10 zone would be verified at the time of short plat review – Both of the following are required: 1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade. 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, with the exception of areas for required walkways 10 and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. 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. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 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. 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 20 percent (20%) 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 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 20% of existing significant trees, single-family lots are 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. Lots developed with detached dwellings in the R-10 and R-14 zones are exempt from tree density requirements. 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. Parking: The following ratios would be applicable to the site: Use # of Units Ratio Required Spaces Detached Residential 1 unit A minimum of 2 per dwelling unit, however, 1 per dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. 2 spaces 11 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. 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/Parking: Access to the lots is proposed via a new public street off of 89th Ave S. Alley access is the preferred street pattern for all new residential development in the R-10 Zone. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. The proposed access does not comply alley access requirement. Therefore the applicant shall redesign the site plan and incorporate an alley for access the majority of the lots. A minimum of two (2) onsite parking spaces per single-family home is required. Critical Areas: Based on the City’s Critical Areas Maps, multiple geological hazards are present on the project site including sensitive slopes (15-40%), steep slopes (40-90%), and a high landslide hazard. A 15-foot structure setback is required for all steep slopes. Due to the presence of the above hazards on the site, the applicant shall be required to submit a geotechnical report prepared by a licensed geotechnical engineer with the land use application. Site Plan Approval: The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. It is the applicant’s responsibility to identify how the proposal meets the decisional criteria and a narrative responding to these criteria shall be submitted with the land use application. Environmental Review: Based on the presence of critical areas on the project site, the project would be subject to Environmental (SEPA) Review. Therefore an Environmental Checklist shall be submitted with the land use application. Permit Requirements: The proposed development would require Environmental (SEPA) Review, Administrative Site Plan Review, and Administrative Short Plat approval. The application would be processed within an estimated time frame of 6-8 weeks. The administrative short plat application fee for 2021 is $5,410.00, ($5,280.00 each plus a 5% Technology Surcharge Fee). The administrative site plan review fee is $2,700.00. The 2021 Environmental Review fee is $1,600.00. 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 can be found on the City’s website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. 12 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. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (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. 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 fees for 2021 are as follows:  A Transportation Impact Fee based on $10,861.69 per each new dwelling unit;  A Parks Impact Fee based on $2,914.99 per each new a dwelling unit;  A Fire Impact fee of $829.77 per each new dwelling unit; and  Renton School District Impact Fee is $7,681.00 (+5% administrative fee) per each new dwelling unit. 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 call Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.