Loading...
HomeMy WebLinkAboutPRE22-000223_Meeting SummaryPREAPPLICATION MEETING FOR Atlas Renton Townhouses PRE 22-000223 CITY OF RENTON Department of Community & Economic Development Planning Division July 21, 2022 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 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 formal submittal. 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). M E M O R A N D U M DATE: July 6, 2022 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Atlas 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. One within 150-feet of each building and two within 300 -feet of each building. Water mains and fire hydrants shall be extended into the property as necessary to meet these requirements. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family/townhome 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 required. Fire lanes are required to meet 20-feet width with 25-foot inside and 45-feet outside turning radius. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Fire Lane signage required for onsite roadways. Access is required to within 150-feet of all points on all the buildings. Dead end streets over 150-feet long require an approved hammerhead turnaround. See attached diagram for specifications. Maximum road grade is 15 percent. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 21, 2022 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Development Engineer SUBJECT: Atlas Townhouse 8200 & 8210 S 134th St., Renton, WA PRE22-000223 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 # No: 2144800745, 2144800750 & 2144800755. 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 Earlington 370 Pressure Zone. 2. There is an existing 8-inch ductile iron water main (see City water project plan no. W-177709) in S 134th St, which can deliver a maximum flow rate of 2,500 gallon per minute. The static water pressure is above 48 psi at ground elevation 260 feet. 3. There are no existing fire hydrants within 300 ft of the project site. Please refer to the Renton Regional Fire Authority for fire hydrant requirements. 4. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority (RRFA) has determined that the preliminary fire flow demand for the proposed development is 2,500 gpm. In order to provide domestic and fire protection service to the development, improvements include but are not limited to: a. Installation of 10-inch water main within the access road connecting to the existing 8’’ water main in S 134th St. A looped water main may be required based on the final fire flow demand and final site plan. Water main shall be extended to the eastern extents of the Open Space/Stormwater Tract within a 15’ public easement and beneath the stormwater tract access road for unobstructed maintenance. b. Any new water mains located onsite will require a 15-foot-wide permanent easement dedicated to the city. Atlas Townhouse PRE22-000223 Page 2 of 5 July 21, 2022 2 c. 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. a. Installation of domestic water meter is required for each of the townhome unit. Water meters 2” in size or less 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 each townhome shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). A minimum of 1-inch water meter is required if the home is served by sprinkler systems. d. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behand on the meter on private property per City Standards. e. The existing domestic water services of the two demolished houses shall be cut, capped, and abandoned. f. Installation of off-site and on-site fire hydrants. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. 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 2021 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 structural cannot be installed over the water main unless the water main is installed inside a steel casing. 7. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. 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. a. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch service line, and $4,605 per 1-1/2-inch service line and the Contractor will provide the materials and will install the service line and water meters. b. Drop-in meter fee is $460 per 1-inch meter, and $750 per 1-1/2-inch meter. c. Credit will be applied for the two existing water services being abandoned. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton” Sewer 1. Sewer service is provided by the City of Renton. 2. There is an existing 15’’ PVC gravity wastewater main and associated sewer manholes within the easement along the north property lines (see Record Dwg: S-293904). 3. The project will require a sewer main extension from the site to the existing 15’’ wastewater main. A minimum 8-inch diameter sewer main extension conforming to the standards in RMC 4- 6-040 will be required. Additionally, a 15-foot-wide public sewer easement, centered on the proposed sewer main, will be required as part of the civil construction permit. Atlas Townhouse PRE22-000223 Page 3 of 5 July 21, 2022 3 4. Each new townhome and the remaining house shall be served by their own, individual 6’’ diameter side sewers. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The development is subject to a wastewater system development charge (SDC) fee. 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. o The current sewer fee is $ 3,500 per 1-inch meter. o Final determination of applicable fees will be made after the water meter size has been determined. o The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton 7. Since the project site is within Earlington Sewer Interceptor Special Assessment District fee (SAD) Zone A (Assessment ID: SAD0038A), the SAD fee will be applicable on the project. The SAD fee rate is $9,963.97 per dwelling unit for a total of $169,387.49 (17 units). Surface water 1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the West Lake Washington - Seattle South Basin and West Hill sub basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 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 2022 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. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 6. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for modeling credits can no longer be used for privately maintained o n-site BMPs, with the exception of full dispersion and full infiltration BMPs. Atlas Townhouse PRE22-000223 Page 4 of 5 July 21, 2022 4 7. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The project site is within the regulated slope areas. There is a non-fish seasonal stream approximately 30 ft to the north of project site. 8. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) S 134th St to the south of the project site is classified as a residential access street with an existing right-of-way (ROW) width of approximately 30 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 street improvements as taken from the ROW centerline will be required and include a minimum 13- foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. Approximately 11.5-foot ROW dedication would be required depending on final survey. 2. 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. 3. 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. 4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. Atlas Townhouse PRE22-000223 Page 5 of 5 July 21, 2022 5 6. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 7. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 8. The development is subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2022 transportation impact fee for net new pm peak hour vehicle trips is $7,145.85 per trip. 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 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 21, 2022 TO: Pre-Application File No. PRE22-000223 FROM: Jill Ding, Senior Planner SUBJECT: Atlas Renton Townhouses 8200 and 8210 S 134th St 13249 84th 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 for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The project site is comprised of 3 parcels addressed as 8200 and 8210 S 134th St and 13249 84th Ave S (parcel nos 2144800755, 2144800750, and 2144800745). The project site totals 93,821 square feet (2.15 acres) in area and is located within the Residential -10 (R-10) zoning classification. The applicant is proposing a preliminary plat to subdivide the property into 16 unit lot townhomes and one lot for the retention of an existing single family residence. A 26,229 sq. ft. open space/stormwater tract is proposed on the north and east portion of the project site and a 3,188 sq. ft. open space tract with eight (8) guest parking spaces is proposed on the southwest corner of the project site. Access to the site is proposed via a 19,273 sq. ft. unit lot drive that would terminate in a hammerhead turnaround. Sensitive slopes (slopes with grades between 25 and 40 percent) are mapped on the project site. A type Ns stream is mapped off site to the north of the project site. Current Use: The site contains three existing single family homes and associated detached accessory structures. One existing residence and detached garage are proposed to be retained, all other structures would be removed. 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. Atlas Renton Townhouses Preapplication Meeting July 21, 2022 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. No right-of-way dedication was shown on the submitted pre-application submittal. After the deduction of the 19,273 sq. ft. private street from the 93,821 sq. ft. gross site area, the project site would have a net area of 74,548 sq. ft . (1.71 acres). The proposal for 17 lots on the 1.71 acre site would result in a net area of 9.94 du/ac, which is within the density range permitted in the R-10 zone. The applicant would be required to submit a density worksheet at the time of formal land use application demonstrating compliance with the net density requirements. 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. Minimum Lot Size, Width and Depth – There is no minimum lot size required in the R-10 zone for attached dwelling units. Individual unit lots created for townhouses are exempt from the minimum lot size, width, and depth requirements, instead the whole parent site is required to comply with development standards as though it were a standalone lot. Standard R-10 Minimum Lot Width 40ft. Minimum Lot Width – Corner Lot 50ft. Minimum Lot Depth 70ft Dimensions for the proposed single family lot were not included with the submitted pre- application materials, therefore staff was unable to verify compliance with the minimum lot width and depth requirements. It is the applicant’s responsibility to demonstrate compliance with the minimum lot width and depth criteria of the zone at the time of formal land use application. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. Individual unit lots created for townhouses are exempt from setback requirements, instead the whole parent site is required to comply with development standards as though it were a standalone lot. 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 The applicant would be required to demonstrate compliance with the setback requirements for the existing home and detached garage proposed to be retained at the time of formal land use application. Atlas Renton Townhouses Preapplication Meeting July 21, 2022 Lot Coverage – For the R-10 zone, the maximum building coverage permitted is 55% with a maximum impervious surface area of 70%. Individual unit lots created for townhouses are exempt from the maximum building and impervious surface coverage requirements, instead the whole parent site is required to comply with development standards as though it were a standalone lot. It is the applicant’s responsibility to demonstrate compliance with the building coverage and impervious surface coverage at the time of formal land use application for the existing home and detached garage proposed to remain. Residential Design and Open Space Standards: All new residential dwelling units in the R-10 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. For example, site design requirements in the R-10 zone would require 350 square feet of common open space for each unit in the development. 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. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide. 5. A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. 6. 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. 7. 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. 8. Common open space areas shall have a maximum slope of five percent (5%). Atlas Renton Townhouses Preapplication Meeting July 21, 2022 9. 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. All residential design and open space standards applicable to the R-10 zone would be verified at the time of formal land use application. 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 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 o f 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 Atlas Renton Townhouses Preapplication Meeting July 21, 2022 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. Please note that the City Council is considering changes to the Tree Retention Regulations, this proposal would likely be subject to the new regulations. 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. Lots developed with multi-family dwelling units are required to provide a minimum tree density of four (4) trees per 5,000 sq. ft. of lot area. 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 formal land use aplpication. Parking: The following ratios would be applicable to the site: Atlas Renton Townhouses Preapplication Meeting July 21, 2022 Use # of Units Ratio Required Spaces Detached Residential and townhome s 17 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. 2 spaces per dwelling unit/lot 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 unit lot drive extending from S 134th St and terminating in a hammerhead turnaround. Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The design of each unit lot drive shall meet the following standards: a. Roadway Width: The paved roadway shall be a minimum of sixteen feet (16') wide; the Fire Department may require the paved roadway to be up to twenty feet (20') wide. b. Curb: Except for points of ingress/egress, curb shall be installed along the perimeter of the roadway. c. Landscaping Strip and Sidewalk: 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 owned pursuant to RMC 4-7-090F6b, Maintenance of Common Facilities. The proposal to access 16 townhomes off of the proposed unit lot d rive would exceed the maximum of nine (9) unit lots permitted to access off a unit lot drive. The proposal shall be revised to provide a public street to access the proposed townhomes or reduce the number of unit lots accessing off of the unit lot drive to nine (9). Atlas Renton Townhouses Preapplication Meeting July 21, 2022 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 applicant would need to demonstrate that alley access is not practical with the land use application. Critical Areas: Based on the City’s Critical Areas Maps, a type Ns stream is mapped to the north of the project site. A stream study would be required with the application. The stream buffer would be based on category of the stream per the following table: A 15-foot setback is required between buildings and critical area buffers. Stream buffers are required to be placed in a Native Growth Protection tract. Based on the City’s Critical Areas Maps, sensitive slopes are mapped on the project site. A geotechnical report addressing slope stability would be required at the time of formal land use application. Environmental Review: The proposed project is would be subject to Environmental (SEPA) Review as the proposal includes the development of more than nine (9) new residential dwelling units. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, Preliminary Plat approval, and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of 12- weeks. The 2022 application fees would total is $17,041.50 ($10,830 Preliminary Plat + $3,800 Site Plan + $1,600 SEPA + $811.50 technology fee = $17,041.50). Each modification request is $273 ($260.00 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 Permit Center website. The City now requires electronic plan submittal for all applications. Once Preliminary 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 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 and building permits would be required. 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; Streams and Lakes Type Buffer Type F 115 ft. Type Np 75 ft. Type Ns 50 ft. Atlas Renton Townhouses Preapplication Meeting July 21, 2022 b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting occurs after a pre-application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. Public Outreach Sign: Planned urban development projects require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 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 and payable prior to building permit issuance. For information purposes, the 2022 impact fees are as follows: • A Transportation Impact Fee based on $7,145.82 per each new PM peak hour trip. • A Parks Impact Fee based on $1,977.62 per each new multi-family dwelling unit: 5 or more units. • A Fire Impact fee of $829.77 per each new single-family/townhome dwelling unit. • Renton School District Impact Fee is $4,989.00 per each new multi-family dwelling unit, plus a 5% processing fee. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov or 425-430-6598 for an appointment. Expiration: Upon approval, the Preliminary 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.