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HomeMy WebLinkAboutPRE23-000231_Meeting SummaryPREAPPLICATION MEETING FOR Maple Grove PRE 23-000231 CITY OF RENTON Department of Community & Economic Development Planning Division July 27, 2023 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: 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 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 19, 2023 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Maple Grove Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears two existing fire hydrants are directly across the street and could serve as the minimum fire hydrant requirements. More may be needed if larger homes are constructed. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. No charges apply to the existing house that is to remain. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on the buildings. The maximum grade is 15 percent. The proposed 12-foot-wide alley to Lot 5 will not be approved for fire apparatus access. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 27, 2023 TO: Jill Ding, Planner FROM: Sam Morman, Civil Engineer SUBJECT: Maple Grove Short Plat 602 Taylor Pl NW PRE23-000231 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 9564800040. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the West Hill 300 Pressure Zone. 2. The static water pressure is approximately 62 psi at ground elevation of 152 feet. 3. There is an existing 10-inch water main located in Taylor Pl NW that can deliver a maximum flow capacity of 2,000 GPM (see water plan No. W-070401). The main continues into NW 6th St as an 8- inch main, that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-326102). 4. There is an existing 12-inch water main located in Taylor Pl NW and NW 6th St, that can deliver a maximum flow capacity of 3,500 GPM (see water plan No. W-071603). 5. There are 2 existing hydrants within 300 feet of the property with one being connected to the 10” water main located in Taylor Pl NW, and the second being connected to an 8” water main located in NW 6th St. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for single-family homes is 1,000 GPM minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 GPM fire flow would be required. 7. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • An 8-inch water main extension to serve the proposed lots will be required within the interior access roads to the development based on the final layout of the short plat. • A 15-foot-wide public water easement is required for any public water main, hydrants and water meters located outside City Right-of-Way. • Installation of a separate water service (minimum 1-inch) and meter for each new single family residence. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. Installation of the service and water meter shall be done by City forces, a separate water permit is required. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. 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 2019 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850.00 per 1-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. • Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter. • A credit will be applied if the existing water service is abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in Taylor Pl NW (see record drawing S-007011). 3. These is an 6-inch gravity wastewater main located in NW 6th St (see record drawing S-007012). 4. There is one existing 6” concrete sewer stub serving the existing residence. The side sewer may be reused if it meets the needs of the proposed layout. A CCTV video of the existing stub and side sewer must be provided to the City 5. Individual sewer stubs from a sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer SDC fee is $3,650.00 per 1-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • A credit will be applied if the existing wastewater lateral is abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Surface Water 1. There is an existing stormwater ditch that runs along the property frontage in NW 6th. 2. Any new on or off-site drainage systems must be designed in accordance with Chapter 4 of the 2022 RSWDM. 3. Critical areas on site that may affect stormwater review include landslide hazard, erosion hazard, and regulated (steep) slopes. 4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the West Lake Washington drainage basin and West Hill sub basin. 5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 7. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided. 10. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot, and maximum building coverage of 50% per lot. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee for a single family residence is $2,300 per lot. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts Taylor Pl NW to the west, NW 6th Pl to the south, and private property on the other sides. • Taylor Pl NW is classified as a Collector Arterial street. Existing ROW width is 60 feet per the King County Assessors Map. Existing improvements include a paved roadway ranging from approximately 35 feet and a 5-foot sidewalk with the remainder unimproved. To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet. Per City code 4-6-060, minimum half street improvements shall include a paved roadway width of 30 feet (15 feet from centerline), with a paved 8 foot parking lane, a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 11.5 feet is required pending final survey. • NW 6th St is classified as a Residential Access street. Existing ROW width is 50 feet per the King County Assessors Map. Existing improvements include a paved roadway of approximately 22- feet with the remainder unimproved. To meet the City’s complete street standards for Residential Access streets, minimum ROW width is 53 feet. Per City code 4-6-060, minimum half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 1.5 feet is required pending final survey. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 3. The bus stop on Taylor Pl NW will need to be relocated/adjusted based on the new frontage configuration. Please contact King County Metro to coordinate final location and design requirements for new bus stop. 4. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6- 060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot wide landscaped strip shall be provided between the shared driveway and neighboring properties. 5. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 6. Street lighting will be required as this project proposes more than four residential units. See RMC 4- 6-060 for street lighting requirements. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2023 transportation impact fee is $12,208.54 per single family home. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. LOT 3 PROPOSED SINGLE FAMILY LOT 5346 SF LOT 4 PROPOSED SINGLE FAMILY LOT 5921 SF LOT 2 PROPOSED SINGLE FAMILY LOT 5628 SF LOT 5 PROPOSED SINGLE FAMILY LOT 7660 SF LOT 1 PROPOSED SINGLE FAMILY LOT 21000 SF EXISTING CURB CUT NEW A L L E Y 12'-0" W I D E EROSION HAZARD - HIGHSTEEP SLOPE - PROTECTEDPROPOSED CURB CUT EXISTING SINGLE FAMILY HOUSE EXISTING 2 CAR GARAGE PROPOSED SINGLE FAMILY HOUSE TAYLOR PL NW NW 6T H S TSTEVENS AVE NWWETLAND LOCATED APPR. 140' ON ADJACENT PARCEL PER CITY GIS DATA PROPOSED WASTE WATER EXTENSION PROPOSED WATER MAIN EXTENSION EXISTING 6" CONCRETE WASTE WATER LATERAL EXISTING 6" CONCRETE WASTE WATER MAIN EXISTING 12" CONCRETE SURFACE WATER MAIN EXISTING 18" CONCRETE SURFACE WATER MAIN EXISTING 12" CONCRETE SURFACE WATER MAIN EXISTING 8" WATER MAIN EXISTING UTILITY POLEEXIST ING S IDEWALK EXISTING ADA RAMP EXISTING FIRE HYDRANT EXISTING ADA RAMP PARKING 2 CARS PARKING 2 CARS PARKING 2 CARS 2 CAR GARAGE EXISTING 10" WATER MAIN EXISTING UTILITY POLE EXISTING 3/4" WATER LATERAL Date: Revision: MAPLE GROVE PROPOSED SHORT PLAT SUBDIVISION 602 TAYLOT PLACE NW RENTON, WA. 98057 7/9/2023 Scale: Sheet contents: Sheet: PRE-APPLICATION SUBMITTAL 07.09.23 SITE PLAN SCALE: 1" = 20'-0" N SITE NOTES SITE ADDRESS:602 TAYLOR PLACE NW RENTON, WA 98057 TAX PARCEL:956480-0040 TOTAL SITE AREA:1.07 ACRES 46,514 SF ZONING:R-8 FOOTPRINT AREA:EXISTING HOUSE: 570 SF GARAGE: 500 SF PROPOSED: HOUSE: 1600 SF GARAGE 500 SF LOT COVERAGE:EXISTING: 2.3% PROPOSED LOT 1: 10% LOT 2: 10% LOT 3: 0% LOT 4: 0% LOT 5: 0% BUILDING HEIGHT:ALLOWABLE AND PROPOSED 24' MAXIMUM PLATE HEIGHT SETBACKS:ALLOWABLE AND PROPOSED FRONT:20' (15' WHEN VEHICLE ACCESS IS FROM AN ALLEY) REAR:25' SIDE:5' PARKING:2 PARKING SPACES PER LOT VICINITY MAP SCALE: 1" = 20'-0" N PROJECT SITE 602 TAYLOR PLACE NW RENTON, WA 98057 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 27, 2023 TO: Pre-Application File No. 23-000231 FROM: Jill Ding, Senior Planner SUBJECT: Maple Grove 602 Taylor Pl NW (Parcel no. 9564800040) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to subdivide an existing parcel located at the northeast corner of Taylor Pl NW and NW 6th St, addressed as 602 Taylor Pl NW (parcel no. 9564800040), into five lots for the future construction of single family residences. The project site is currently developed with a single family residence and associated detached accessory structures. The existing residence is proposed the remain, the remaining structures would be removed. The project site totals approximately 46,514 square feet (1.07 acres) in area. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8). The proposed lot sizes would range from 5,346 sq. ft. to 21,000 sq. ft. Access to the proposed lots is proposed via a 12-foot wide alley off Taylor Pl NW. Protected slopes, sensitive slopes, a moderate landslide hazard area, and an erosion hazard area are mapped on the project site. In addition, a wetland is mapped on the abutting property to the east of the project site. Current Use: The project site is currently developed with an existing single family residence and associated detached accessory structures. The residence is proposed to remain, the remaining detached accessory structures would be removed. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Maple Grove Page 2 of 6 July 27, 2023 The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Using the gross area of 46,514 square feet (1.07 acres), a 5-lot proposal arrives at a gross density of 4.67 du/ac (5 lots / 1.07 acres = 4.67 du/ac), which is within the permitted density range; however, any public right-of-way dedication and shared driveway access tract would need to be deducted to calculate net density. Alleys do not affect density calculations. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would be required at the time of formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein) Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller (minimum 4,500sf) than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. The proposed shared driveway would be required to be within a tract, the applicant would be required to demonstrate at the time of formal land use application that the proposed lots would comply with the minimum lot size, width, and depth requirements of the R-8 zone. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one - and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures, except Accessory Dwelling Units, are also included in building lot coverage calculations. Compliance with the building standards for the new single -family residences would be required to be demonstrated at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 25 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Please note that lots with frontage on both a public street and a shared driveway are classified as corner lots and therefore are subject to corner lot yard standards. Compliance with the setbacks for the proposed new single-family homes would be verified at the time of building permit review. Access/Driveways/Parking: Access to the proposed lots would be provided via a twelve-foot (12’) wide alley off Taylor Pl NW. Alley access is not permitted to provide primary access, therefore the proposed access would be required to meet the Shared Driveway standards. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; Maple Grove Page 3 of 6 July 27, 2023 b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover. The shared driveway may be required to include a turnaround per subsection H of RMC 4-6-060. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building permit review. Each lot is required to accommodate off street parking for a minimum of two vehicles. The applicant shall demonstrate compliance with the shared driveway and access standards at the time of formal land use application. Compliance with individual driveway and parking standards would be verified at the time of building permit review. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4 -4- 040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right -of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 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. Maple Grove Page 4 of 6 July 27, 2023 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: 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. Maple Grove Page 5 of 6 July 27, 2023 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. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Critical Areas: Based on the City’s Critical Areas Maps, sensitive slope, protected slopes, a moderate landslide hazard area, and an erosion hazard area are mapped on the project site. A geotechnical report addressing slope stability would be required at the time of formal land use application. A wetland is mapped to the east of the project site. The applicant would be required to provide a wetland report with the project application. The wetland report would be required to classify and delineate any on or off site wetlands and demonstrate that the proposed short plat would comply with the wetland buffer and setbacks requirements. All wetland and associated buffer areas are required to be protected within a Native Growth Protection Area (NGPA) tract. Environmental Review: Except when located in sensitive areas (such as wetland or protected slopes) or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review. If protected slopes have been verified on the project site and/or a wetlands report identifies wetlands on the site, Environmental (SEPA) Review would be required for the proposed short plat. Permit Requirements: The proposal would require administrative short plat approval and potentially Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. The 2023 administrative application fees are $8,274 ($6,080 Short Plat + $1,800 SEPA + $394 Technology Fee = $8,274). Each modification request is $304.50 ($290.00 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 new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit issuance and payable prior to building permit issuance. The 2023 impact fees are as follows: • A Transportation Impact Fee based on $ 12,208.54per each new detached dwelling unit. Maple Grove Page 6 of 6 July 27, 2023 • A Parks Impact Fee based on $3,276.44 per each new detached dwelling unit. • A Fire Impact fee of $829.77 per each new detached dwelling unit. • Renton School District Impact Fee is $2,911.00 per each new detached dwelling unit (plus an additional 5% service fee). A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 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. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4 -7-070M). It is the responsibility of the owner to monitor the expiration date.