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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000085.pdf1 PRE-APPLICATION MEETING FOR CK Renton Project PRE22-000085 CITY OF RENTON Department of Community & Economic Development Planning Division April 14, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425-430-7216, swarlick@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: March 21, 2022 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: CK Project Townhomes Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per state amendment. 1. The fire flow requirements for the proposed townhomes is 2,500 gpm minimum. A minimum of three fire hydrants are required within 300-feet of the proposed building. The existing 6-inch water main is not sufficient to supply any standard hydrants. Extensive water main and fire hydrants installations will be required to construct this project. 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. Credit will be granted for any existing homes that are removed or retained. 3. Fire department apparatus access roadways are sufficient from the existing city street. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 7th, 2022 TO: Alex Morganroth, Planner FROM: Scott Warlick, Engineering specialist III SUBJECT: Cua & Chiang Architects 2831 NE 13th St PRE22-000085 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) 7227801710. 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 Highlands 565 Pressure Zone. 2. The static water pressure is approximately 87 psi at ground elevation of 364-feet. 3. There is an existing 6-inch water main located in N 13th St that can deliver a maximum flow capacity of 1500 GPM (see water plan no. W-1878). 4. There is an existing ¾-inch domestic water meter (facility ID number MTR-000362) serving the existing duplex. 5. There is one existing fire hydrants within 300-feet of the property at the corner of NE 13th St & Index Ave NE (HYD-NE-00053). 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 townhomes is 2,500 gpm Minimum. 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: 7. In order to provide the required fire flow demand of 2,500 gpm, the existing 6-inch water main in Index Ave NE will need to be replaced with a new 8-inch watermain connecting to the existing 8-inch water main in Harrington Ave NE from the south end at NE 13th Pl to the north end at NE 15th Pl. The approximate length for this water main extension is 1,300 feet. 8. A new 8-inch water line will also be required in the private access road to provide water service to the domestic meters and for fire sprinkler use to the proposed townhomes. 9. The applicant can request a latecomer agreement to recoup their cost from future development that can benefit from the new water main. 4 10. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. 11. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 12. A separate water service (1-inch) and meter is required for each townhome unit. The meters will be installed by City forces and a water meter permit is required for each new 1-inch meter. 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. 13. A minimum 1-inch meter is required if the new townhomes are equipped with fire sprinkler systems. 14. A pressure reducing valve is required downstream of the domestic water meters where the water pressure exceeds 80 psi. 15. 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. 16. A conceptual utility plan will be required as part of the land use application for the subject development. 17. 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 2022 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 $4,500.00 per 1-inch service. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. • Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter. • If abandoned, a water system redevelopment credit will apply for the existing meter. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch concrete gravity wastewater main located in NE 13th St (record drawing S-11140F). 3. The existing Duplex is connected to the city sewer. A new 6-inch side sewer stub to the property line will be required for each new townhome unit. 4. A conceptual utility plan will be required as part of the land use application for the subject development. 5. 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 2022 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 is $3,500.00 per 1-inch meter • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Surface Water 1. There is currently no storm system located along NE 13th St or Index Ave NE. An extension of the storm system will be required. 5 2. 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 Peak Rate Flow Control (Matching Existing) Standard. The site falls within the East Lake Washington drainage basin. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. 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 land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 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. Erosion control measures to meet the City requirements shall be provided. 8. 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 for the new Townhomes is charged per square foot of new impervious surface at $0.84 per square foot, but not less than $2,100. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget 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 13th St to the northwest. a. N 24th St is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 50-feet with an existing paved width of approximately 20-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, and a 5-foot sidewalk. Dedication of approximately 1.5-feet will be required. b. The new Alley is required to meet the requirements of RMC 4-6-060. ROW width of 16-feet is required with a 12-foot paved lane. Dedication of 16-feet will be required for the alley. Undergrounding of all existing utilities (i.e. communications, power, etc.) is required on all frontages per RMC 4- 6-090. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5-feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 3. Street lighting is not required from a project that consists of less than 4 residential units. 6 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 5. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2022 transportation impact fee is $6,717.10 per townhome unit. 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. 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 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 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 2022 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 & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 14, 2022 TO: Preapplication File No. 22-000085 FROM: Alex Morganroth, Senior Planner SUBJECT: CK Renton 2831 and 2833 NE 13th St 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 online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing a unit lot subdivision residential townhome development on the property located at 2831 and 2833 NE 13th St (APN 7227801710). The property is 14,240 square feet (0.33 acres) in size and is within the Residential-14 (R-14) zoning designation. The site is designated Residential High Density (RHD) in the Comprehensive Plan. An existing duplex is currently located on the project site. The proposal is to demolish the duplex and construct four (4) new townhouses on the site. Vehicular access to the proposed units would be provided via a new 16-foot wide shared driveway off of NE 13th St connecting to a proposed alley section at the rear (south) of the site. The applicant is proposing six (6) new surface parking stalls dispersed across the site and accessed via the internal drive. Current Use: The project site contains on existing duplex. The applicant proposes to demolish the structure. Zoning Requirements: The property is located within the Residential High Density (RHD) land use designation and the Residential-14 (R-14) zoning designation. Attached dwellings - townhouses are a permitted use within the R- 14 zone. One dwelling unit appears to standalone and therefore would be classified as a Detached Dwelling. Detached dwellings cannot be located on the same lot as attached dwellings. Density Requirements: There are no minimum net density requirements for townhouse development in the R-14 zone. The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling unit shall be located on a unit lot. The Residential High Density Land Use designation is intended to create new units where access, topography, and adjacent land uses create conditions appropriate for a variety of housing unit types, or where there is existing multifamily development. The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. The gross site area is approximately 0.33 acres. Based on the gross site area of 0.33 8 acres, four (4) dwelling units would result in a gross density of 12.12 du/ac (4 units / 0.33 acres = 12.12 du/ac). The proposed gross density of 12.12 du/ac would be within the density range permitted for the R-14 zone. Unit Lot Subdivision Standards: Parent sites developed or proposed to be developed with attached townhouse dwellings may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling unit shall be located on a unit lot. The parent site would need to comply with all development standards as though it were a standalone lot. Please see RMC 4-7-090 for additional requirements and regulations for unit lot subdivisions. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein). Individual unit lots created for townhouses and cottage house developments are exempt from the following standards of RMC 4 -2- 110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. Maximum Number of Dwellings – N/A for attached dwellings. Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet. The minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots. The existing lot appears to comply with the lot dimensional requirements for the R-14 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-14 zone are 15 feet for the front yard, 10 feet for the rear yard, 4 feet for interior side yards, and 15 feet for secondary front yards. The proposed townhomes appear to comply with the building setback requirements of the parent site. It is the applicant’s responsibility to demonstrate compliance with the setbacks for the parent site at the time of preliminary short plat review. Building Height – The maximum wall plate height is 24 feet with 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. The pre-application materials did not indicate a proposal for building height expansion. Elevations were not provided with the preapplication materials; b uilding height would be verified at the time of building permit review. Building Coverage – The R-14 zone allows a maximum building coverage of 65% of the lot area. Building coverage requirements for the parent site would be verified at the time of land use and building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 80%. Impervious surface requirements for the parent site would be verified at the time of land use and building permit review. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 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. For example, site design requirements for townhomes in the R-14 zones 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. An example of the residential design standard requirement includes building entry must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of the dwellings in the development, accessible to all dwellings, and shall be at least twenty feet (20') wide. All site design, open space, and residential design standards applicable to the R-10 and R-14 zone would be verified at the time of building permit application or through site plan review. 9 Residential Design Standards – see RMC 4-2-115 for a complete list of standards and requirements. 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). Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, maso nry, or ornamental metal. 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. See RMC 4-4-090 for additional information and standards. The submitted material does not show compliance with the refuse and recycling standards. Compliance with the refuse and recyclable standards for multi-family use must be demonstrated at the time of formal application. All site design, open space, and residential design standards applicable to the R-14 zone would be verified at the time of building permit application or through short plat review. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Individual unit lots are exempt from the following subsections of Section 4-4-070, Landscaping: a. RMC 4-4-070F1, Street Frontage Landscaping Required; b. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and c. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right-of-Way Abutting a Front Yard. Surface parking lots shall contain a perimeter landscaping screen at least 10-feet in width measured from the ROW. Within this perimeter screen trees shall be planted at a minimum of 2-inch caliper at an average rate of 30 lineal feet of street frontage, shrubs at the minimum rate of one per 20 square feet, and groundcover in quantities that will provide at least 90 percent (90%) coverage within three (3) years. Surface parking lots containing between 15 and 50 stalls shall provide a minimum of 15 square feet of interior parking lot landscaping per stall. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover. Stormwater Facility Perimeter Landscaping: A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. 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 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper 10 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. The Administrator may require an independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan and arborist report would be required with the land use application. Based on the result of the submitted arborist report which documents the good health of the landmark red cedar on site, this tree will be required to be retained as part of the project. 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. Parking: Townhouse development requires a minimum and maximum of 2 onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x20’. The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F10d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. Access/Driveways: New buildings or structures on a site requires site-wide compliance with all parking regulations (RMC 4-4-080). All changes to parking lots, loading areas, or driveways shall comply with the current parking regulations of RMC 4-4-080, “Parking, Loading, and Driveway Regulations. Driveway widths and quantity are limited by the driveway standards, in RMC 4-4-080I. Driveways shall not be closer than 5 feet to any property line and not exceed 40 percent of the street frontage. The width of any driveway shall not exceed 30 feet. 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. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. As part of the project, the applicant would be required to consolidate the access to a single driveway in order to comply with the driveway standards. Compliance with the driveway width and spacing requirement would be verified at the time of formal building or land use permit application. 11 Alley access is the preferred street pattern for all new residential development except in the Residential Low Density (RLD) land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in an area that has existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. The project would be required in dedicate and improve a 12-foot- wide alley at the rear of the property in preparation for the connection to the alley to the north after the adjacent site redevelops. Primary access for individual unit lots may be from a public alley. Unit Lot Drives: Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots and shall be accessed by a public street. The paved roadway shall be a minimum of sixteen feet (16') wide with curbing, although the Fire Department may require the paved roadway to be up to twenty feet (20') wide. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. The city may elect to have a unit lot drive dedicated as a public roadway; however, the City may require the unit lot drive to be privately. Critical Areas: No critical areas are mapped on the project site. Environmental Review: The construction of less than nine (9) dwelling units on a project site is exempt from Environmental (SEPA) Review in accordance with WAC 197-11-800. Unit Lot Subdivision: The unit lot subdivision process is intended to allow the creation of unit lots for townhouse development through established subdivision procedures while generally only applying development standards to the parent site as a whole rather than to individual unit lots. See RMC 4-7-090 Unit Lot Subdivisions for additional standards. Principles of Acceptability: Parent Site: The whole parent site shall comply with all development standards as though it were a standalone lot. Access: The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct vehicular access to either a public or private roadway (see RMC 4-6-060K, Unit Lot Drives). Physical Characteristics: A proposed subdivision may be denied because of the presence of flood, inundation, wetland conditions, steep slopes, unstable soils, mineshafts or other unsuitable site characteristics. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. Unit Lot Subdivision Requirements: Unit Lots: Parent sites developed or proposed to be developed with attached townhouse dwellings may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. The whole parent site shall meet applicable development standards. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. Siting of Unit Lots: Unit lot subdivisions that propose to incorporate one or more unit lot drives (refer to RMC 4-6-060K, Unit Lot Drives) shall site unit lots as follows: a. For unit lot drives serving six (6) unit lots or less: At least one unit lot shall be situated towards a public street with nothing other than open space between the public right-of-way and the unit lot. Parent Site: Prior to a unit lot subdivision or any subsequent platting actions, additions or modifications to the structure(s), the applicant shall demonstrate that the whole parent site will comply with applicable standards and requirements of this Title (i.e., the parent site shall be reviewed as though it is a single lot without any unit lots or tracts within). For example, building coverage of the parent site shall include all qualifying structures within the development, including those located or proposed to be located upon individual unit lots. Portions of the parent site not subdivided for individual unit lots shall be platted as a tract and owned in common by the 12 owners of the individual unit lots, or by a homeowners’ association comprised of the owners of the individual unit lots. Subdivision: Unit lot subdivisions of nine (9) or fewer unit lots shall be processed as short subdivisions, and subject to all provisions of RMC 4-7-070, Detailed Procedures for Short Subdivisions, unless otherwise specified by this Section. Permit Requirements: The proposal is required to obtain preliminary short plat approval. The preliminary short plat application can be reviewed in an estimated time frame of 8 weeks once a complete application is accepted. The 2022 application fee for the Administrative Site Plan Review application is $5,410.00. Any modification requests to code standards are $260.00 per modification. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms.”. All forms are in alphabetical order. 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. In addition to the required land use permits, separate construction and building permits would be required. For unit lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, Short Plat , 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. Impact Mitigation Fees: In addition to the applicable building and construction fees, impact fees would be required for new dwelling units. Fees are payable prior to building permit issuance. For information purposes only, the 2022 fees for apartments are as follows: • A Transportation Impact fee of $6,717.10 per each new apartment unit; • A Park Impact fee of $2,251.97 per each new multi-family dwelling (3 or 4 units); • A Fire Impact fee of $829.77 per each new dwelling unit; and • Renton School District Impact fee of $4,989.00 per each new multi-family dwelling unit. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganoth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: If approved, the preliminary short plat would be valid for five years with a possible one-year extension. The site plan would be valid for two years with a possible two-year extension. It is the responsibility of the owner to monitor the expiration date.