Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 22-000350.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 1 PRE-APPLICATION MEETING FOR Highlands Townhomes PRE22-000350 CITY OF RENTON Department of Community & Economic Development Planning Division October 27, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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 Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 2 Renton Regional Fire Authority M E M O R A N D U M DATE: October 17, 2022 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Harrington 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 Washington State building code amendment. 1. The highest fire flow requirement would be for the proposed four-unit buildings at the rate of 3,750 gpm if built with non-rated construction and no fire sprinklers, which is the base residential code requirement for the proposed four-unit buildings. Four fire hydrants are required. One within 150-feet and three within 300-feet of each of the proposed buildings. Looped water mains are required to be provided for all buildings with fire flows over 2,500 gpm per city ordinance. 2. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at building permit issuance. Credit will be granted for the removal of the existing single-family homes. 3. Fire department apparatus access roadways are adequate from the existing city streets. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 27, 2022 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Development Engineer SUBJECT: Harrington Townhouse 1526 Harrington Ave NE, Renton, WA PRE22-000350 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: 722780 -1565, - 1570 & -1575. 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. There is an existing 8-inch City water main located in Harrington Ave NE that can deliver a maximum capacity of 2,500 gallons per minute (gpm) - (see Water plan no. W-1878). There is an existing 12-inch City water main located in NE 16th Street that can deliver a maximum capacity of 2,500 gpm - (see Water plan no. W-1878). The static water pressure is about 86 psi at ground elevation 366 feet. 3. There is an existing 1-inch water service to 1526 Harrington Ave NE. There is one existing ¾-inch water service to each of the two east subject properties. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Fire Authority for fire hydrant requirements: a) One within the landscaping area of Harrington Ave NE adjacent to the west property line (Hydrant ID No. HYD-NE-01370) b) One to the north of the project site within the landscaping area of NE 16th St (Hydrant ID No. HYD-NE- 00049) c) One to the northwest of the project site within the northeast corner at intersection of NE 16th St and Harrington Ave NE (Hydrant ID No. HYD-NE-01369). 5. 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 four-unit buildings is 3,750 gpm with non-rated construction and no fire sprinklers, which exceeds the flow capacity CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 4 of the existing water mains on NE 16th St and Harrington Ave NE. Therefore, fire sprinkler systems are required for all proposed buildings to reduce the fire flow demand from 3,750 gpm to 2,500 gpm. 6. In order to provide domestic and fire protection service to the development, improvements include but are not limited to: a. Installation of 8-inch water mains within the shared driveways. The new water main shall be connected to the existing 12-inch water main in NE 16th St. b. Any new water mains located onsite will require a 15-foot-wide permanent easement dedicated to the city. 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. d. Installation of domestic water meter is required for each of the townhouse 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 lot shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). A minimum of 1-inch water meter is required since the home is served by sprinkler systems. e. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behand on the meter on private property per City Standards. f. The existing domestic water services of the three demolished houses shall be cut, capped, and abandoned. g. 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. h. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. i. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K 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. 9. 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 three 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=CityofRenton Sewer 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch concrete sewer main located in NE 16th Street (Record Dwg: S-111417). 3. There is an existing 8-inch concrete sewer main located in Harrington Ave NE (Record Dwg: S-111418). 4. Each existing single-family house is currently served by its own, individual 6’’ diameter sewer stub connecting to the 8-inch sewer main in NE 16th Street. All existing side sewers shall be cut and capped prior to demolition of the houses. 5. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the buildings. Each new townhouse shall be served by their own, individual 6’’ diameter CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 5 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. 6. All drainage structures that are within the footprint of the proposed buildings (if any) shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. 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. a) The current sewer fee is $ 3,500 per 1-inch meter. b) Final determination of applicable fees will be made after the water meter size has been determined. c) Credit of the wastewater SDC fee in the amount equal to the SDC fee for the size of the existing water meters will be applied. d) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton Surface water 1. There is an existing 12-inch concrete stormwater main located in NE 16th Street. 2. 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 Peak Rate Flow Control Standard area matching Existing Site Conditions. The project site is located in the East Lake Washington Basin and Johns Creek sub basin. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Installation of a new storm drain system along the full property frontage of Harrington Avenue NE will be required. 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. 5. 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 detentio n and/or water quality vault. Special inspection from the building department is required. 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 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. 7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 8. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The southeast corner of the project site is within regulated slope areas. 9. 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. 10. Erosion control measures to meet the City requirements shall be provided. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 6 11. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. 12. 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. 13. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 14. 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=CityofRenton. TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) NE 16th Street along the north property lines is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 feet with an existing paved width of approximately 33 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 16-foot paved road (including a 6-foot parking lane), 0.5-foot of cub, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. No ROW dedication is required. Curb bulb-outs are required where on-street parking is located. b) Harrington Ave NE along the west property lines is also classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 feet with an existing paved width of approximately 28 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 16-foot paved road (including a 6-foot parking lane), 0.5-foot of cub, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. No ROW dedication is required. Curb bulb-outs are required where on-street parking is located. 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. 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. 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. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 7 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 27, 2022 TO: Preapplication File No. 22-000350 FROM: Alex Morganroth, Senior Planner SUBJECT: Highlands Townhomes 2801 NE 16th St, 2733 NE 16th St, 1526 Harrington Ave NE General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing a unit lot subdivision residential townhome development on the properties located at 2801 NE 16th St, 2733 NE 16th St, and 1526 Harrington Ave NE (APN 7227801575, 7227801570, and 7227801565). The sites total 40,656 square feet (0.93 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 detached single-family home is currently located on each of the three (3) parcels. The proposal is to demolish homes and construct fourteen (14), three-story townhouses on the site. Vehicular access to the proposed units would be provided via two new 20-foot wide shared driveway off of the existing alley, which connects to Harrington Ave NE. Twelve (12) townhouses would incorporate an attached two-car garage accessed via shared driveway. Two of the units (identified as units 13 and 14) are shown as detached and utilize surface parking access via share driveway. The two units are not classified as townhouses and therefore are not permitted on the site. No critical areas are mapped on the site. Current Use: The project site contains three (3) detached single-family homes. The applicant proposes to demolish the structures. 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. Two dwelling units (identified as units 13 and 14) appear to stand alone (i.e. detached) 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 9 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 0.93 acres, fourteen (14) dwelling units would result in a gross density of 15 du/ac (14 units / 0.93 acres = 15 du/ac). The proposed gross density of 15 du/ac greater than the maximum density permitted in the R-14 zone. Allowed density 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. Front yard setbacks shall be taken from both Harrington Ave N and NE 16th St. The submitted site plan did not include a scale and therefore staff could not determine compliance with the setback standards. It is the applicant’s responsibility to demonstrate compliance with the setbacks for the parent site at the time of preliminary 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. An increase up to 32 ft. possible subject to administrative conditional use permit approval. Elevations were not provided with the preapplication materials; building 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 10 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 Site Plan 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 (30') 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. 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, masonry, 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 preliminary 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 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 11 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: Application materials identify that there are mature trees on the site. When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 12 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 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: 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. 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. Primary access for individual unit lots may be from a public alley. The shared driveways shown on the site plan would not be a permitted access option for the proposed townhomes. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 13 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 nine (9) dwelling units or more on a project site requires 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 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 greater than nine (9) unit lots shall be processed as preliminary plat and subject to all provisions of RMC 4-7-080, Detailed Procedures for Subdivisions, unless otherwise specified by this Section. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 14 Site Plan Review: The project would be subject to Hearing Examiner Site Plan Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of the Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes the following: ▪ Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: - Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. - On-Site Impacts. Mitigation of impacts to the site. - Appropriate Location. Not to result in overconcentration of a particular use. - Access and Circulation. Safe and efficient access and circulation for all users. - Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. - Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. - Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use. - Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. 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. 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 and 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. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2022\PRE22-000350 15 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 $4737.00 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. 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 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.