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HomeMy WebLinkAboutPRE_StaffComments_240208_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Varma Short Plat 13016 - 156th Ave SE PRE24-000008 February 8, 2024 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Sam A. Morman, 425.430.7383, samorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: January 23, 2024 TO: Matt Herrera, Planning Director FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Varma 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 on e fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Additional water mains and fire hydrants would have to be extended into the plat itself. Water is provided by King County Water District 90. A water availability certificate is required to be provided. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit is provided for the one existing home that is to be removed. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 8, 2024 TO: Andrew Van Gordon, Planner FROM: Sam Morman, Civil Engineer SUBJECT: Varma 7-Lot Short Plat 13016 156th Ave SE PRE24-000008 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) 3664500205. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by King County Water District #90. The site is located outside of an Aquifer Protection Area. 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 NE 156th Ave SE (see record drawing S- 399902). 3. Proposed sewer main improvements are required to be shown on the composite utility civil plan submitted with the Land Use Application. The required improvements shall extend a new 8”-inch sewer main through the new public street within the project site. Required extension of the new 8”- inch sewer main must be shown within the future public ROW and provides the required sanitary sewer service to each new lot. The applicant may need to extend the existing 8-inch sewer main in 158th Ave SE from the existing termination at 158th Ave SE and NE 2nd Pl to the northern boundary of the project parcel. 4. The existing side sewers serving the subject parcel will be required to be capped and abandoned during site development. New side sewers shall be installed to serve each individual property. The existing sewer stub can be used for the development if the proposed lot layout provides gravity service to the stub. 5. The development is proposing connection of 7 new homes (7 new homes, 1 existing building to be removed). One credit will be provided for the existing home because it is currently connected to the City sewer service. 6. 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 2024 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. • This project is located within the Central Plateau Area SAD. • SDC and SAD fees will be required for all proposed residences. Credit for 1 SDC and 1 SAD fee will be applied because the existing lot is currently connected to the City sewer service. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Surface Water 1. There is an existing storm drainage ditch in 156th Ave NE along the east side of the street (fronting the subject development site) that conveys runoff from the north to south. 2. There is an existing storm drainage ditch in 158th Ave NE along the west side of the street (fronting the subject development site) that conveys runoff from the north to south. 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual may 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 City’s Flood Problem Flow Control Standard area, which includes matching the Existing Site Conditions for the 100-year Peaks in addition to adherence to the Flow Control Duration Standard Matching Forested site conditions. The site falls within the Lower Cedar River drainage basin and the Orting Hills sub-basin. 4. 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 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 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. 7. 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. The development falls within the R-4 zone which has a maximum impervious surface area of 50% per lot, and maximum building coverage of 35% per lot. 10. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 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 156th Ave SE to the west, 158th Ave SE to the east, and private property on all other sides. • The proposed development fronts 156th Ave SE along the west property line. 156th Ave SE is classified as a Minor Arterial Road. Existing right-of-way (ROW) width in 156th Ave SE is approximately 60 feet. To meet the City’s complete street standards for minor arterial streets, minimum right of way width is 91 feet. Dedication of 15.5 feet of right of way would be required. Half-street frontage improvements are required. i. However, the City’s Transportation Department has established a corridor plan for this section of 156th Avenue SE in accordance with the 2019 City of Renton Trails and Bicycle Master Plan. The corridor determined by the City’s Transportation Department requires a right of way width of 71’. The paved roadway section is 44’ consisting of 2 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required along each side of the roadway. Dedication of approximately 5.5-feet will be required pending final survey. The applicant may request a modification and submit an application to the City for the modification of the street frontage improvements as outlined in City code 4-9- 250(C)(5)(d). • The proposed development fronts 158th Ave SE along the east property line. 158th Ave SE is located within unincorporated King County. Connection of the new public street within King County right-of-way will require permitting by King County and any such permits will need to be provided to the City of Renton prior to civil construction permit. In the event that King County defers frontage improvements to the City of Renton, the City will require half street frontage improvements along the east frontage meeting the residential street classification requirements or functional equivalent. 2. The proposed development will be required to construct an interior public Residential Access Street per RMC 4-6-060(F)(2) along the north boundary of the parcel that spans the property between 156th Ave SE and 158th Ave SE with connections to both existing streets. Minimum half-street improvements consist of 35’ of right-of-way with (2) 10’-wide travel lanes, (2) ½’-wide curbs, (1) 8’-wide planter strip and (1) 5’-wide sidewalk. Half-street proposals will take into account access locations, travel-lane alignment, parking lanes, sidewalk and planter strip continuity, right-of-way continuity and likelihood of improvements being completed in the future. 3. 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. 4. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 5. 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'). 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 8. Street lighting will be required as this project proposes more than four residential units. See RMC 4- 6-060 for street lighting requirements. 9. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 10. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2024 transportation impact fee is $11,485.67 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 8, 2023 TO: Pre-Application File No. 24-000008 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Varma Short Plat – 13016 – 156th Ave SE (Parcel number 3664500205) 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 online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant proposes to subdivide 13016 – 156th Ave SE (APN 3664500205) into seven (7) residential lots and a public stormwater tract for the benefit of detached dwellings. The property has street frontage along 156th Ave SE to the west and 158th Ave SE to the east. The lot is located within the Residential – 4 (R-4) zone. The site area is approximately 93,637 square feet (2.15 acres). Access to the lots is proposed via half street improvements. Current Use: The project area is currently improved with a detached dwelling. The site is also incorporated into the approved Preliminary Short Plat Land Use Permit LUA21-000139, that was formally cancelled by the property owners via written correspondence dated December 2, 2022 . Per COR Maps critical areas and/or their buffers are not present on the site. Zoning/Land Use: The subject property is located within the Residential-4 (R-4) zoning classification. The Residential Low Density Land Use designation is intended to implement the R- 4 zone. The R-4 zone is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Detached dwellings are permitted within the R-4 zone. Density: The area of public rights-of-way, legally recorded private access easements and critical areas (i.e. very high landslide hazard areas, protected slopes (except evaluate on a case-by-case basis those protected slopes created by previous development, wetlands, Class 1 to 4 st reams Varma Short Plat Page 2 of 7 February 8, 2024 and lakes or floodways) 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 driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-4 zone has a maximum density of four (4) dwelling units per acre with no minimum. Based on the approximate gross land area of 2.1496 acres, the seven (7) lot proposal arrives at a gross density of approximately 3.25 du/ac (7 lots / 2.1496 gross acres = 3.25 du/ac). The gross density would result in 3.25 du/ac. The applicant provided a density worksheet showing the net density to be 4.3 du/acre. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. A density worksheet would be required with the land use application. 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 (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 7,000 square feet for parcels being subdivided. Minimum lot width is 70 feet (70’); minimum lot width for corner lots is 80 feet (80’); minimum lot depth is 100 feet (100’). In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority, pursuant to RMC 4-4-130H2a, lot size and lot dimensions of the zone may be decreased by a maximum of 10 percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4-130H1a, Minimum Tree Retention Requirements. Compliance with minimum lot size, width and depth standards would be verified at the time of land use application. Building Standards – The R-4 standards allow a maximum building coverage of 35 percent (35%) of the lot area. The maximum impervious coverage in the R-4 zone is 50 percent (50%). The maximum wall plate height is restricted to 32 feet (32’), and the buildings shall be not more than three (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 vertical feet (4’) 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 horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Varma Short Plat Page 3 of 7 February 8, 2024 Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-4 zone are: Front yard: 30 feet (30’); Secondary front yard (applies to corner lots): 30 feet (30’); Rear yard: 25 feet (25’); Side yard: combined 20 feet (20’) with not less than seven and a half feet (7.5’) on either side. Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree within a tree protection tract, as each term is defined in RMC 4-11-200, Definitions T. An arborist report, pursuant to RMC 4-8- 120D.1, shall be prepared and provided to the City for review and concurrence, demonstrating that the setback reduction and project proposal serve to preserve the critical root zone of the tree within a tree protection tract. Compliance with required setbacks for new development would be verified at the time of building permit application. Residential Design and Open Space Standards Future single-family building permits would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. Compliance with lot configuration requirements would be verified at the time of land use application. Compliance with building design requirements would be verified at the time of building permit review. Access/Parking: Access is proposed via half street improvements running east/west between 156th and 158th Ave SE along the southern property line of the parent lot. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I.9, Joint Use Driveways. Half street improvements may be allowed for a residential access street by the Administrator when it is determined that the adjacent parcel of property has the potential for future development and dedication of the right-of-way necessary for the completion of the street right- of-way. A curb, planting strip area, parking lane, and sidewalk shall be installed on the development side of the street according to the minimum design standards for public streets. The property shall also dedicate easements to the City for street lighting and fire hydrants. Additional easements shall be provided for the franchise utilities outside of the dedicated right-of-way. It is anticipated that a public street will be necessary for future traffic in this area as neighboring properties redevelop. SE 132nd St, two (2) lots to the south, is proposed to connect 156th Ave SE and 158th Ave SE in the future. Per subdivision standards found in RMC 4-7-160, Residential Blocks – General Requirements and Minimum Standards blocks shall be deep enough to allow two (2) tiers of lots. If the proposed public right-of-way is located on the southern portion of the parent lot, then a tier of through lots would be created when SE 132nd St is extended. Additionally, SE 130th St is proposed to be extend to 156th Ave SE from the east. Placing the Varma Short Plat Page 4 of 7 February 8, 2024 proposed public right-of-way on the southern portion of the parent lot would also create a set of through lots when SE 130th St is extended. In lieu of dedication and construction of a full width residential access street, the department would support partial street improvements to include dedication and construction along the northern property line of the parent lot of 41 feet (41’) of public right-of-way with 26 feet (26’) paved roadway (two (2) 10 -foot (10’) wide travel lands plus a six-foot (6’) wide parking lane), eight-foot (8’) wide planter strip and five-foot (5’) wide sidewalk along the south side of the street with half-foot (0.50’) wide curbs on both sides. Compliance with access and driveway requirements would be verified at the time of land use application. Landscaping: With the exception of 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. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060, Street Standards. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small- sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the land use applica tion as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Please be aware that frontage improvements will be required. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Significant Tree Retention: A review of COR Maps appears to show 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. Varma Short Plat Page 5 of 7 February 8, 2024 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 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4 -4- 130H.2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. 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. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. Varma Short Plat Page 6 of 7 February 8, 2024 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- 130H.1.e 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/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 and grading plan with top of wall and bottom of wall elevations. 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. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. Critical Areas: Per COR Maps there are no critical areas or associated buffers on the property. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070 H.3., if it is determined that critical areas are located on the property. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of eight weeks. The 2023 fees would total $6,384.00 ($6,080.00 Preliminary Short Plat + $304.00 Technology Fee (5%) = $6,384.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080, Permit Classification. 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. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2023 impact fees are as follows: • A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. • A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit. Varma Short Plat Page 7 of 7 February 8, 2024 • A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. • An Issaquah School District Impact Fee assessed at $15,510.00 (plus a 5% processing charge) per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one-year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.