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HomeMy WebLinkAboutPre-app Mtg Summary - 24-000118.pdfDEPARTMENT 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 Wolf Woods Plat APN’s 0323059014 and 0323059047 PRE24-000116 May 16, 2024 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 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 to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: April 30, 2024 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Wolf Woods 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. A water availability certificate is required from King County Water District 90. 2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit. 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. Approved fire department turnaround is required for dead end roads that exceed 150-feet long. Hammerhead turnarounds are allowed up to 300-feet dead end. The maximum fire access roadway grade is 15 percent. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 16, 2024 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Wolf Woods Plat 1815 Nile Ave NE, Renton, WA PRE24-000118 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 parcels # 0323059014 & 0323059047. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Please obtain a water availability certificate from King County Water District 90 and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to construction permit issuance. SEWER COMMENTS 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch PVC wastewater main located in Nile Avenue NE (148th Avenue SE) (Record Dwg: S-325403). 3. There is an existing 8-inch PVC wastewater main located in a public utility's easement through the subject properties (Record Dwg: S-317315). 4. There is an existing 8-inch PVC wastewater main located in Kitsap Place NE (Record Dwg: S-331902). 5. The developer will be required to extend the sewer main located south of the parcel in Nile Avenue NE (148th Avenue SE) to serve Lots 17 to 19 fronting Nile Ave NE. The sewer main will be extended to the north property line on Nile Avenue NE (148th Avenue SE). A King County Right-of-Way permit will be required. The 4 City will be the applicant of this permit once civil plan approval is complete. Pavement and trench restoration shall be per King County Roads Standards. 6. The developer will be required to add a new sewer main within the access roads to service Lots 1 to 16, which shall connect to the existing sewer main within the public utility's easement. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the lots. A lift station/force main may be required for lots which cannot make a gravity connection to the sewer mains based on site topography. Such lift stations/force mains would be a private system and shall be installed within private utility easements within the proposed property(ies). Private force mains are not allowed within the public right-of-way. 7. Public sewer main extensions located outside of existing or proposed right-of-way will be required to be in public easement. 8. Internal individual grinder pumps may be used if gravity flow from the lower house level cannot be achieved based on the site topography. 9. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the domestic water meters 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. a. The current sewer fee for a 1-inch meter is $3,650.00 per meter. b. SDC fees are payable at construction permit issuance. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton. 12. The site is located in the Honey Creek Sewer Interceptor SAD. The fee associated with this SAD is $250.00 per lot. SURFACE WATER 1. The site contains regulated slopes across the site with an elevation change of approximately 98-feet from the southwest corner (approximate elevation 350 feet) to the low point of the property near the northeast corner at the location of the stream which runs in a north-south direction through the proposed development (approximate elevation 352 feet). There is an existing 18-inch storm water main located in 145th Place NE (see City plan no. R-1949). There is an existing 12-inch storm water main located in Kitsap Place NE (see City plan no. R-3319). 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, the site falls within the City’s Flow Control Duration Standard area (Matching Forested Conditions). The site falls within the May Creek drainage basin. 3. 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 2022 RSWDM. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 4. 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, 5 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. 5. A geotechnical soils report for the site is required per the 2022 RSWDM Section C.1.3. Information on the water table and soil permeability (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. 6. Storm drainage improvements along all public street frontages are required to conform to the City’s Street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 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 that may affect surface water review, the project site is within regulated slopes and contains wetland and Greenes Creek crossing the site. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all onsite drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. A Construction Stormwater General Permit from the Washington Department of Ecology is required since land disturbance of the site will exceed one acre. 12. 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 2024 Surface water system development fee is $2,300 per lot for a single-family residence. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton&cr= 1. 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. The proposed development fronts Nile Avenue NE (148th Avenue SE) along the east property line(s), fronts Lyons Avenue NE along the west property line(s), and fronts 145th Place SE (SE 104th Street) along the north property line(s): a. Nile Avenue NE (148th Avenue SE) along the eastern property line is within the jurisdiction of King County. Applicant will need to contract King County to determine if additional right of way (ROW) and/or frontage improvements will be required. b. Lyons Avenue NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 30 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 23 feet of ROW fronting the site will be required. Per City code 4-6-060, full street improvements shall include a pavement width of 26 feet, a 0.5- foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements on both sides of the street. c. SE 105th Street is currently providing access for adjacent properties to the northeast of the project site (parcels no. 0323059210, 0323059173, 0323059209). 6 i. If it is determined from King County that new driveway access from Nile Avenue NE for Lots 17 to 19 are not allowed, and access from SE 105th Street is needed, then dedication of 33.5 feet of ROW for SE 105th Street will be required. Per City code 4-6-060Q, half street improvements shall include a pavement width of 20 feet, a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage. A turnaround for dead- end streets greater than 150 feet will be required. ii. In the event that new driveway access from Nile Avenue NE for Lots 17 to 19 are deemed acceptable, an access easement, if not exists, will be required for the three adjacent properties to the northeast of the project site. d. SE 104th Street (NE 20th Street) is currently within private properties to the north of the project site. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 33.5 feet of ROW fronting the north of the site will be required. Per City code 4-6-060Q, half street improvements shall include a pavement width of 20 feet, a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage. e. All new public roads shall comply with the City’s complete street standards including a 53-ft ROW, 26-feet of paved roadway surface, an 8-foot planter strip, 5-foot sidewalk and 0.5-foot curb on both sides of the street. 2. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead- end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6- 060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 3. Street grades shall not exceed 15 percent. 4. On and off-site ADA ramps, curbing, sidewalk and parking lot improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. 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. c. 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. d. Driveways shall not be closer than 5-feet to any property line. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. 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. 8. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 9. 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. 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. 10. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2024 transportation impact fee is $11,485.67 per single family home. 7 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 2024 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. 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 16, 2024 TO: Pre-Application File No. 24-000118 FROM: Alex Morganroth, Principal Planner SUBJECT: Wolf Woods Plat 1815 Nile Ave NE (APN’s 0323059014 and 0323059047) 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 www.rentonwa.gov. Project Proposal: The subject property consists of two (2) parcels (APN’s 0323059014 and 0323059047) located at 1815 Nile Ave NE (mailing address: 14414 SE 105th St). More generally, the project site is located south of 145th Pl SE, west of 148th Ave SE/Nile Ave NE and north of the terminus of Kitsap Pl NE. Together the two (2) parcels have an area of 10.95 acres. A portion of the proposed subdivision was recently annexed in 2019 by the City of Renton (Ord. No. 5920). The parcels are zoned Resesidential-4 (R-4). The proposal includes subdividing the parcel into nineteen (19) new single-family lots, including sixteen (16) on the west side of Greenes Creek and three (3) on the east side Greenes Creek. The property is primarily forested with one (1) single family residence and two (2) sheds. The proposed access to the subdivision would be from Kitsap Pl NE from the south or Lyons Ave NE from the north. The applicant is also proposing two (2) new public streets that would intersect the extended street(s) (Kitsap Pl NE and/or Lyons Ave NE) to access most of the lots. The property slopes to the east. According to City of Renton (COR) Maps, the site contains regulated slopes, wetlands, and a stream (Greenes Creek, a Type Ns – Non-Fish Seasonal stream). Current Use: The property contains an 850 square foot single family residence constructed in 1943 and two (2) sheds. All structures would be demolished as part of the project. The site is heavily wooded throughout. 1. Zoning and Overlay Districts: The area, including this property, has a Comprehensive Plan land use designation of Residential Low Density (RLD) and is zoned Residential 4 (R-4) dwelling units per acre. The Residential-4 Zone (R-4) 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. 2. Density: There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after areas required for public right -of-way 9 dedication, private access easements (shared driveways), and critical areas are deducted from the gross site area. Joint use driveways are not deducted as part of the density calculations. The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The pre-application packet includes one conceptual short plat maps with preliminary 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. It is still unclear exactly how much area would be required to be designated as public right-of-way; therefore, the net density of site could not be fully calculated. A Density Worksheet would be required at the time of formal plat application. The applicant would be required to demonstrate compliance with the density requirements of the zone at the time of formal application. 3. 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-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet. The lot sizes proposed would meet this requirement. A minimum lot width of 70 feet is required for interior lots and 80 feet for corner lots. A lot depth of 100 feet is required. The lots appear to comply with minimum lot size, width and depth of the R-4 zone. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. 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-4 zone are 30 feet for the front yard, 25 feet for the rear yards, secondary front yard for corner lots would be required to have a 30 foot setback, and interior side yards are required to have a combined 20-foot setback with not less than 7.5 feet on either side. The setbacks for the new residences would be reviewed at the time of preliminary plat decision and applied at the time of single family building permit. Building Height – The maximum wall plate height is 32 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. Building height would be verified at the time of building permit review. Building Coverage – R-4 zone allows a maximum building coverage of 35% of the lot area. Building coverage requirements would be verified at the time of building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 50%. Impervious surface requirements would be verified at the time of building permit review. 4. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. 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. 5. 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 10 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 application 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. 6. Significant Tree Retention: A review of COR Maps appears to show that there are no mature trees on the site. If 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 11 TREE SIZE TREE CREDITS 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. 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. 7. 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. 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. No fences or retaining walls were shown on the submitted materials. For more information about fences and retaining walls refer to RMC 4-4-040. 8. Access: Access to the proposed sixteen (16) proposed lots, located on the west side of the Greenes Creek, would be provided via individual driveways off of number of new residential access roads connecting to 12 Lyons Ave NE and/or Kitsap Place SE. The three (3) proposed lots on the east side of the creek would have individual driveways off of Nile Ave NE. Multiple lots appear to proposed access off of a 45’ limited residential access street. 9. Parking: Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. 10. Driveways: The project site slopes to the east. Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. 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. 11. Critical Areas: According to COR Maps, there are several critical areas mapped on the project site, such as regulated slopes, wetlands, and a stream. The applicant would be required to submit a wetland assessment with the land use application. The wetland assessment would include a map and a wetland report/delineation prepared by a qualified professional. If any alteration to the wetland or wetland buffer are proposed, a wetland mitigation plan would also be required for land use submittal. The wetland categorization would determine the size of the wetland buffer. The critical area buffer widths and structure setbacks beyond the buffer for wetlands is subject to RMC 4-3-050G.2. A wetland buffers range from N/A to 200 feet with a structure setback of 15 feet beyond the buffer. City staff may require secondary review of the wetland report, at the expense of the applicant. In addition, a standard stream study, prepared by a qualified professional, would also be required for land use submittal. The applicant would be required to create a tract via the subdivision and record a permanent and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. Responsibility for maintaining the native growth protection easements or tracts would held by a homeowners’ association. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. 12. Environmental Review: The construction of more than nine (9) dwelling units on a project site is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. In addition, the presence of critical areas on the subject properties triggers SEPA review, regardless of number of units proposed. An environmental checklist must be submitted with the land use application. An environmental determination will be made by the Renton Environmental Review Committee. An environmental checklist must be submitted with the land use application. 13. Permit Requirements: The proposed project would require Preliminary Plat approval and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2024 application fees include $6,080.00 for Preliminary Plat review, $1,800.00 for SEPA Review, and a 5% technology fee. All fees are subject to change. Any modifications requested would require an additional $290 fee. In addition to the required land use permits, separate construction and building permits would be required. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Preliminary 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 Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 14. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 13 15. Public Information Sign: Public Information Signs are required for all Type III Land Use Permits, Preliminary Plat, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 16. Public Meeting: 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. 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. 17. Public Outreach Sign: Preliminary plats, Planned Urban Development (PUD) applications, and 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 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. 18. Impact Mitigation Fees (2024): In addition to the applicable building and construction fees, impact mitigation fees are required for the construction of new building areas or changes of use to a more intensive use. If any building expansions or new buildings are proposed or a change in use to a more intense use, fire and transportation impact fees may be assessed. a. A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. b. A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit. c. A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. d. 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. 19. 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. 20. Expiration: Upon approval, preliminary plat approval shall lapse unless a final plat based on the preliminary plat, or any phase thereof, is recorded with the King County Recorder within five (5) years from the date of preliminary plat approval. One single year extension may be granted to an applicant who files a written request with the Administrator at least thirty (30) days before the expiration of this five (5) year period, provided the applicant demonstrates that he/she has attempted in good faith to record the final plat within the five (5) year period. It is the responsibility of the subdivider to monitor the expiration date.