HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_161116_v1PRE-APPLICATION MEETING COMMENTS FOR
MINTER PUD TOWNHOUSES
PRE16-000824
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 10, 2016
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public WorksPlan Reviewer: Ann Fowler, 425-430-7382.
Fire Prevention.:l~eviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
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 envirQnmentalpermits.
Pre-screening: When you have the project application ready for submittal, call and
schedule ar-appointment with the project manager to have it pre-screened before
making all of the requirf;!d copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
fE\L
RENTON REGIONAL FIRE
AUTHORITY
M E M 0 R A N~D U M
DATE: November 10, 2016
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Fire Plans Reviewer/Inspector III
SUBJECT: Minter PUD Townhouses -8074 S 132nd St -PRE16-000824
I
. Comments based the assumption that these units will be built under the International
Residential Code and not provided with approved fire sprinkler systems.
1. The fire flow requirement for the proposed townhomes is 3,7S0 gpm if built with non-
rated construction and no fire sprinkler systems. The fire flow would drop to 1,7S0
with QD..,e hour rated construction and approved fire sprinkler systems (NFPA.13D !Vpe.
systems are acceptabl!!). ££>ur firlf! hydrants are required. One within lS0-feet and
three within 300-feet of each of the proposed buildings. There are some existing
hydrants within 300-feet of the proposed homes. It appears water main extensions
and additional hydrants will be required. Insufficient fire flow exists at this location at
presenttime. .. ~ ,'5b (-1\ ~") .
2. The fire impact fees are applicable at the rate of $~O per town home unit. This fee
is paid at building permit issuance.
3. Fire department apparatus access roadways are required to be minimum 20-feet Wide
fully paved, with 2S-feet inside and 4S-feet outside turning radius. Fire access
roadways shall be constructed to support a 30-ton vehicle with 7S-psi point loading.
Access is required withil"llS0-feet of all points on all buildings. Dead en~ streets that
exceed iSO-feet in length require an approved turnaround. Cul-de-sac turnarounds
with gO-feet diameters are required for streets over 300-feet long. Proposed
landscape islands are not allowed in the cul-de-sac.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DATE:
TO:
FROM:
SUBJECT:
MEMORANDUM
November 10, 2016
Clark Close, Planner
Ann Fowler, Plan Review
Minter's Greenhouse And Nursery
65-Lot Pud
PRE16-OO0824
NOTE: The applicant is cautioned that information contained in this surnmary is preliminarY and non-
binding and may be subject to modification and/or concurrence by official City dedsion~makers. Review
comments may also need to be revised based on site pla-nning 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)
2144800285,2144800295,2144800500,2144800488 & 2144800487. The following comments are based
on the pre-application submittal made to the City of Renton by the applicant. -
WATER
1. The prbject is within the City of Renton's water service area in the West Hill 495-hydraulic
pressure zone. There is an existing 8-inch City water main (see water plan no. W-0613) in S 132nd
Street along the south property line. There is an existing 8~inth City water main (see water plan
no. W-0377) in S 130th Streetto the north ofthe subject properties. The maximum flowrate from
the 8~inch mains is 1,450 gpm. The static water pressure ranges from about 111 psi at ground
level elevation 238 feet and 84 psi at elevation 300 feet.
2. Based on Renton Regional Fire Authority's review comments on the submitted information for
the pre-application, the preliminary fire flow demand for the development is 1,750 gpm, including
the use of one-hour rated construction and approve~ fire sprinklers, which exceeds the available
capacity of 1,450 gpm of the 8-inch water mains available.
3. The following water system improvements will be required as part of the development:
a. Extension of approximately 280 feet of 8-inch water main in Renton Ave S from S 130th
Street to a point which allow connection into the new water main for the development.
A 15-foot water easement will be required for any water main not located within the
public right-of-way. ,
b. Installation of an 8-inch water main in the new roadway within the subdivision connecting
to the new 8-inch water main in Renton Ave S and to the existing 8-inch water main in S
132nd Street. A conceptual water layout is provided as part of the plan review comments.
Maximum capacity from the new 8-inch main extension is 2,500 gpm.
Minter's Greenhouse And Nursery -PRE16-000824
November 10, 2016
Page 2 of 5
c. Installation of fire hydrants as required by the Renton Regional Fire Authority.
d. Installation of DDCVA's for the fire sprinkler system if it is a common system to the
building. Or, installation of a fire sprinkler system to each town home building with a
double check valve assembly (DCVA) for backflow prevention, if applicable.
e. Installation of a domestic water meter to each townhome unit. The sizing of the domestic
water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code.
f. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
4. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is inside a steel casing.
5. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the preliminary
water main extension shall be submitted with the land use application.
6. Adequate separation between utilities is required. Minimum separation between water and all
other utilities is 10-feet horizontal and 1.5-feet vertical.
7. The site is located outside of an Aquifer Protection Area.
8. The development is subject to a water system development charge (SDC) fee. The SDC fee for
water is based on the size of the new domestic water to serve the project. The current water fee
for a single 1-inch service is $3,245.00 per meter. Each lot shall have a separate meter.
9. A redevelopment credit for the water SOC fe~ will be applicable for the eXisting 2-inch water
meter currently serving the subject property (US Ref #700087). ~. .
10. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size ofthe meter.
0. nr-{, ~ ~~I (
SEWER
1. Sewer service is provided by City of Renton.
2. There is an 8-inch wastewater main located in S 132nd Street along the south property line.
3. There is an 8-inch wastewater main located in S 130th Street to the north of the subject properties.
4. Developer shall extend the new sanitary sewer lines into the ROW of Renton Ave S. A conceptual
sewer layout is provided as part of the plan review comments.
5. The developer will need to show how they propose to serve the new development with sanitary
sewer service to each of the lots.
6. The development is subject to a wastewater system development charge (SDC) fee. SOC fee for
sewer is based on the size of the new domestic water to serve the project. The current sewer fee
for a 1-inch meter service is $2,242.00 per meter. Each lot shall have a separate meter.
7. The S 132nd Street Sewer Exte~sion Special Assessment District fee (SAD) fee will be applicable on
the project. The SAD fee rate when it was established in 2015 was $11,254.92 plus interest per
lot with frontage along S 132nd Street. As of 11/10/2016, the SAD fee rate per lot is $l1,695...az
plus additional interest per day of $0.80. The rate that will be applicable on the issuance day of
the utility construction permit will be applicable on this project. As currently deSigned, there are
16 lots applicable to the SAD fee, however the maximum assessment will be for 12 lots. -
SURFACE WATER
1. There is a 12-inch stormwater main in Renton Ave S, S 130th St and S 132nd St surrounding the
subject property.
Minter's Greenhouse And Nursery -PRE16-000824
November 10, 2016
Page 3 of 5
2. A drainage report complying with the current version of the City adopted Surface Water Design
Manual (5WDM) will be required. Based on the City's flow control map, the site falls within the
Flow Control Duration Standard area matching Forested Site Conditions and is within the West
Lake Washington Drainage Basin.' •
3. The development is subject to afull drainage review and must demonstrate that the proposed
project complies with all core requirements and ail special requirements as outlined in the City
adopted SWDM. '
4. Th,e ,Site contains regulated slopes,across, "the, S,i,te" with a"n elevation change of approximately 72j
feet from the northwest corner (approximate elevation 306 feet) to the low point of the property
near the southeast torner (approximate elevation 234 feet).
Jt-S. Detailed plans for any proposed cut and fill' operations shall be submitted. These plans shall
include the angle of slope, contours, compaction and retaining walls.
6. Maximum retainirig wall height is 6-ft from finished grade. Based on the site topography, terraced
retaining walls may be needed forthe development. Retaining walls over 4-feet in height from
footing require a separate'bUilding permit. "
7. Maintenance access is required for the proposed storl1lwater tract arid shall be designed and
installed in accordance with the City adopted SWDM.
8. Any proposed detention and/or water quality vault shall be designed in accordance with the City
~ adopted SWDM that is current at the time of utility construction permit application. Separate
T 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.
9. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of flow control 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. :fr 10. A Construction Stormwater Permit from Department of Ecology is required as clearing and
'grading of the site exceeds one acre.
y 11. A geotechn'ical report for the site is required and shall be submitted with the land use application.
7 ) 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. The
report should also i~clude information on the water table and soil permeability, with
recommendations of appropriate flow co~trol BMP options with typical designs for the site from
the geotechnical engineer.
12. A surface water development fee of $1,48S~OQJler new dwelling unit will apply. This is subject to
final design and payable prior to issuance of the utility construction permit.
13. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which
will be based on the 2016 King County Surface Water Design Manual. All projects vested after
January 2, 2017 will be subject to these new stormwater requirements. please refer to RMC 4-
1-045 for information regarding project vesting.
TRANSPORTATION
1. 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
Minter's Greenhouse And Nursery -PREl6-000824
November 10, 2016
Page 4 of 5
-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.
2. The proposed development fronts Renton Ave S along the east property lines. Renton Ave S is
classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To "
meet the CitYs complete street standards for minor arterial streets, minimum ROW is 91 feet (4
lanes) or 103 feet (5 lanes). The traffic analysis provided by the developer will be reviewed by the
City to determine the need for an additional lane. Dedication of ROW fronting the site will be
required and will be dependent on the, CitYs review of the traffic analysis as follows:
~ a. 15.5 feet of ROW if the existing 4 lane road is adequate.
k b. 21.5 feet of ROW in the road will need to be expanded to 5 lanes.
3. The proposed development fronts S 132nd Street along the south property lines. S 132nd Street is
classified as a Collector Arterial Road. The existing ROW width is approximately 60 feet. To meet
the CitYs complete street standards for collector arterial streets, minimum ROWi~(2
lanes) o{§ fe~(3 lanes). The traffic analysis provided by t~e developer will be reviewed by the
City to determine the neeci for an additional lane. Dedication of ROW fronting the site will be
required and will be dependent on the CitYs. review of the traffic analysis as follows:
a'. 11.5 feet of ROW if the existing 2 lane road is adequate~
-b. 17 feet of ROW in the road will need to be expanded to ~ lanes.
4. Additional ROW dedication at the intersection of S 132nd Street and. Renton Ave S may also be
,required to provide the minimum turning radius and wiU be dependent upon the outcome of the
traffic analysis.
5. PerCity code 4-6:-060, frontage improveme~nts along Renton Ave Sand S 132nd Street shall include
a O.S-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage_
improvements.
6. Frontage improvements along the new public road shall comply with the CitYs complete street
standards, including 53-feet of ROW, a 26-foot paved roadway section, an 8-foot planter strip, 5-
foot sidewalk and O.S-foot curb. ' -' . 7. Current City of Renton standards require a turnaround for dead-end streets greater them 150 feet.
a. Dead-end streets exceeding 300-feet must utilize a cul-de-sac meeting the requirements
for emergency services access, including a 4S-foot radius. Reference RMC 47 6-060H. The
cul-de-sac shall have a design approved by the Administrator and Fire and Emergency
Services.
b. The alley located at the southeast side of the site appears to be longer than 150 feet.
Applicant will need to maintain a maximum of lS0-ft length for the alleys. No parking is
allowed al.ong the alley. -,--
8. Street grades shall not exceed 15 percent.
9. 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.
10. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. 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').
Minter's Greenhouse And Nursery -PRE16-000824
November 10, 2016
Page 5 of 5
11. 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.
12. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The current rate of transportation impact fee is
>f-..$1.546.31 per dwelling unit for condominiums. Traffic impact fees will be owed at the time of
building permit issuance. Fees are subject to change. The transportation impact fee that is current
at the time of building permit application will be levied.
GENERAL COMMENTS
1. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of
the drainage report, one (1) complete electronic submittal (drawings and drainage report), the
permit application, an itemized cost of construction estimate, and application fee. at the counter
on the sixth floor.
2. Adequate separation between utilities as we" as other features shall be provided in accordance
with code requirements.
a. 7~ft minimum horizontal and l-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. .
4. A final survey that is stamped and signed by the profeSSional land surveyor of record will need to
be provided. All exis~ing utilities need tobe surveyed and shown. Please reference COR Maps for
mapping and records of existing utilities in the project vicinity.
5. A landscaping plan shall be included with the civil plan submittaLEach plan shall be on separate
sheets.
All utility lines (Le. electrical, phone, and cable services, etc.) servin,g the proposed development
must be underGround. The· construction of these franchis~ utilities must be inspected and
approved by a City of Renton inspector. .
7. Fees quoted in this document reflect the fees applicable in the ye~r 2016 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
MEMORANDUM
DATE: November 10, 2016
TO: Pre-Application File No. 16-000824
FROM: Clark H. Close, Senior Planner
SUBJECT: Minter PUD Townhouses -8074 S 132nd St
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner~ Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council); Review Comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at \Nww.rentonwa~gov.
Project Proposal: The five (5) subject properties are located in the Earlington Hill Designated
Neighborhood within the City of Renton near the intt;lrsection of S 132nd St and Rellton Ave S
(APN's 214480-0487, -0488, -0500, -0285, and -0295). The applicant is proposing a Preliminary
Planned Urban Development and a Preliminary Plat for thE! construction of a multi-family
development containing 65 toWnhomes. The project site is approximately 4.15 acres (180,827
sq. ft.). The concept for the proposed site plim is to adjust to and take advantage of the sloping
topography of the site as well as the views of Mount Rainier to the south. The townhouse
structures are placed parallel to the contours with the foundations tucked into the topography
to serve as retaining walls for the townhouses on the sloping site. Vehicular access to the
community is provided by a 30-foot-wide public street that ends in a cul-de-sac near Rentol1 Ave
S. The paved roadway itself is proposed to be dedicated as public right-of-way while the planter
strips and sidewalks are proposed to be placed in a public easement. The garages are accessed
via private alleys and all of the townhouses would be alley-loaded. A series of parks, common
open space and landscaped green-courts would be provided throughout the perimeter and
between the structures.
Current Use: The parcels are currently developed with a plant nursery and greenhouse, which
are proposed to be removed.
Zoning/Density Requirements: The subject property is located within the R-14 zoning
classification. Attached and detached residential development is permitted within the R-14
zoning classification, provided the proposal complies with the density range specified by the
zone. The purpose of the Residential-14 Zone (R-14) is to encourage development, and
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redevelopment, of residential neighborhoods that provide a mix of detached and attached
dwelling structures organized and designed to combine characteristics of both typical single
family and small-scale multi-family developments. The density range required in the R-14 zone is
a minimum of 7.0 to a maximum of 14.0 dwelling units per net acre (du/ac) with opportunities
for bonuses up to eighteen (18) dwelling units per net acre. Potential Density Bonus Review is
subject to RMC 4-9-065. Density bonuses are possible for applicants requesting bonus market-
rate dwelling units in exchange for the construction of affordab!e dwelling units.
Affordable Housing is defined as housing reserved for occupancy as a primary residence by
eligible households whose annual income does not exceed eighty percent (80%) of the area
median income for ownership housing or fifty percent (50%) for rental housing, adjusted for
household size, as determined by the Department of Housing and Urban Development (HUD) for
the Seattle Metropolitan Statistical Area, and who pay no more than thirty percent (30%) of
household income for housing expenses (RMC 4-11-010). (Housing expenses for ownership
housing include mortgage and mortgage insurance, property taxes, property insurance, and
homeowners' dues. Housing expenses for rental housing include rent and appropriate utility
allowance.) Affordable housing used to satisfy bonus ,density review criteria shall remain
affordable for a duration specified in RMC 4-9-065, Density Bonus Review, to the satisfaction of
the City Attorney.
Density: 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. A quick review of the
proposed site plan that was submitted with the pre-application packet had an approximate net
acreage would be around 156,973 square feet (3.6 acres); therefore, the net density was
calculated to be 18 dulac (65 uni~s I 3.6 acres = 18 dulac). A density of 18 dulac falls within the
allowed density range of the ,R-14 if density bonuses are applied. The applicant would be
required to demonstrate compliance with the density range 0/ the R-14 zone using!1£! density
calculations and complete a density worksheet with' the preliminary plat application
submittal.
Development Standards: The project would be subject toRMC 4-2-110A, "Development
Standards for Residential Zoning Designations" effective at the time of complete application
(noted as "R-14 standards" herein).
Minimum Lot Size, Width and Depth -There is no minimum lot size required for attached
dwellings within the R-14 zone. The requirements for lot width and depth are 30 feet and 60
feet, respectively. The proposal includes lots that measure 16 ft x 54 ft (864 sf) up to 20 ft x 59 ft
(li180 sf) which does not comply with the minimum lot width and depth standards of the R-14
zone. Through the PPUD processes the applicant would seek to vary the lot standards, It is the
applicant's responsibility to demonstrate innovation and creativity in the development 0/
residential development through the Preliminary Planned Urban Development application.
Building Standards -The R-14 zone restricts building height to a maximum wall plate height
standard, defined as the vertical distance from the grade plan to the highest wall plate. Wall
plates are restricted to 24 feet in height, and the buildings shall be not more than three stories.
Wall plate height can be increased up to 32 feet with an approved administrative conditional
use permit (CI-91). 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
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height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each
fa~ade 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.
Maximum building lot coverage is limited to 65%. Impervious surface coverage is limited to a
maximum of 80%. Lot coverage ratios were estimated around 65%. The applicant will be
required at the time of formal land use application to provide verification of lot coverage,
impervious sur/ace calculations and building height.
Setbacks -Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks in the R-14 zone are 15 ft
in the front yard, except when all vehicle access is taken from an alley, then 10 ft, 10 feet in the
rear yard, and 15 feet for side yards along-a-street, and 4 ft for detached side(s}, 0 ft for the
attached sides. The proposal included an approximate side yard setback of 5 ft, a front yard
setback of 12 ft and a rear yard setback of 5 ft. The identified building footprints do not comply
with the minimum setbacks of the R-14 zone. Through the PPUD processes the applicant would
seek to vary the setback standards of the R-14 zone.
Lot Configuration -Dwellings shall be arranged to ensure privacy so that side yards abut other
side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or
pipestems shall be prohibited. Based on the proposed site plan, the side yards abut one another,
common open space or right-of-way. It is the applicant's responsibility to demonstrate
compliance with lot configuration.
Access: Access to the lots is proposed to be gained through a 30-foot-wide resldentiai public
access street followed by a 20-foot wide alley from S 132nd St. The PPUD would be used to vary
street standards. For example, the paved roadway itself would be dedicated as public right-of-
way while the planter strips and sidewalks are proposed to be placed in a public easement.
Street improvements, including, curbs, gutter and sidewalk, are required along the frontage of
the property. Whenever a building permit is applied for, the applicant shall build and install
street improvements (RMC 4-6-060). The location 0/ the ingress and egress driveway shall be
subject to approval of the Department of Community and Economic Development. An
approved turnaround is required for dead end streets 150 feet or longer and a cul-de-sac is
required for a dead end street from 300 feet to 500 feet.
Alley access is the preferred street pattern for all new residential development except in the
Residential Low Density land use designation (RC, R-l; and R-4 zones). All new residential
development in an area that has existing alleys shall utilize alley access. New residential
development in areas without existing alleys shall utilize alley access for interior lots. If the
developer or property owner demonstrates that alley access is not practical, the use of alleys
may not be required. The City will consider the following factors in determining whether the use
of alleys is not practical: a} Size: The new development is a short plat; b} Topography: The
topography of the site proposed for development is not conducive for an alley configuration; c}
Environmental Impacts: The use of alleys would have more of a negative Impact on the
environment than a street pattern without alleys; and d} If site characteristics allow for the
effective use of alleys.
Parking: Each attached dwelling unit is required to accommodate off-street parking for a
minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom
dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. Attached dwellings for low income are
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November 10, 2016
required to provide 1 off-street parking space for every 4 dwelling units is required. A maximum
of 1.75 per dwelling unit is allowed. For attached residential developments, tandem parking is
allowed provided that the stall length conforms to the parking dimensions and the stalls are
assigned to the specific dwelling unit.
,Bi~cle parking shall be provided for all residential developments that exceed five (5) residential
units. Attached dwellings are required to provide a minimum of one-half (0.5) bicycle parking
space per one dwelling unit. For attached dwellings, spaces within the dwelling units or on
balconies do not count toward the bicyCle parking requirement. HoWever, designated bicycle
parking spaces Within individual garages can count toward the minimum requirement. Please
review RMC 4-4-080F.11 for further general and specific bicycle parking requirements.
Refuse and Recycling; Refuse and recycling areas need to meet the requirements of RMC 4-4-
090, "Refuse and Recyclables Standards." For multi-family developments a minimum of 1 Yz
square feet per dwelling unit is required for recyclable deposit areas and a minimum of 3 square
feet per dwelling unit is required for refuse deposit areas. A 65 unit development would require
¢ a total of 292.~quare feet to provide for minimum refuse and recyclables deposit areas.
Additionally, at least one deposit area/collection point for every 30 dwelling units is required.
Driveways: 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.
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 (lOi ) of on-site landscaping is required along all public
street frontages, with the exception of areas for required walkways and driveways and those
zones with building setbacks less than ten feet (10'). In those cases,ten feet (10') of landscaping
shall be required where buildings are not located. Where there is insufficient right-of-way space
or no public frontage, street trees are required in the front yard subject to approval 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, a certified nurseryman or other certified
professional.
When a Residential Multi-family Zone or Use Is Abutting a Less Intense Residential Zone: A
fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide
fully sight-obscuring landscaped visual barrier, is required along the common property line.
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.
Utility boxes that are not located in alleyways or ~way from public gathering spaces shall be
screened with landscaping or berms.
Fences/Walls: Retaining walls would likely be required 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 fence taller than 6 feet shall require a building permit or an explicit
exemption from the Building Official. 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
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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 RMC4-4-
040.
Significant Tree Preservation: An arborist report and a tree retention plan, along with a tree
retention worksheet, shall be provided with the formal land use application. The tree retention
plan must show presefl!ation of at least 20 percent f20"} of significant trees, and indicate how
proposed building footprints would be sited to accommodate preservation of significant trees
that would be retained. The Administrator may authorize the planting of replacement trees on
the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number
of trees can be retained.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their
associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen
inches (18") caliper. ' .
Priority Two: Healthy tree groupings whose associated undergr~wth can be preserved; Other
significant native evergreen or deciduous trees; and Other significant non-native tree~.
Priority Three: Alders and cottonwoods shall be retained when all other trE!es 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 atthe City's discretion. If staff determines that the trees f!l!1!lR!
be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet
tall, shall be planted at a rate of 1.2 caliper inches of new trees to replace each protected tree
removed. A formal tree retention plan prepared by an arbodst or landscape architect would be
reviewed at the time of formal application.
A minimum tree density shallbe maintained on each residentially zoned lot. Multi-family
development (attached dwellings) requires a minimum of four (4) significant trees (or the gross
equivalent of caliper inches provided by one or more trees) for every 5,000 square feet.
" t..!n Building Design Standards: Compliance with Residential Design and Open Space Standards is ",7/ applicable to all new dwelling units in the R-14 zone (RMC 4-2-115). Below are some of the
()\~ /' identified design standards that need to be addressed in the proposal:
1. Dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or
rights-of-way) and do not abut front or back yards.
2. Garages may be attached or detached. Shared garages are also allowed, provided the
regulations of RMC 4-4-080 are met. Carports are not allowed.
3. Developments of four (4) or more units:
a. Are required to provide common open space.
b. Each ground-related dwelling shall have a private yard that is at least two
hundred fifty (250) square feet in size with no dimension less than eight feet (8')
in width. An additional two hundred fifty (250) square feet of open space per
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unit shall be added to the required amount of common open space for each unit
that is not ground related.
4. Sidewalks shall be provided throughout the neighborhood.
5. Pathways shall be used to connect common parks, green areas, and pocket parks to Ow'{\ \.)~ J
residential access streets, limited residential access streets, or other pedestrian r _____ \
connections. They may be used to provide access to homes and common open space. 'b 6Y' Q \
They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, .----
or porous material s4ch as: porous paving stones, crushed gravel with soil stabiU;z:ers, or
paving blocks with planted joints. Sidewalks or pathways for pa~ks and green spaces
shall be located at the edge of the common space to allow a larger usable green and
. easy access to homes.
6. The entry shall take acCess from and face a street, park, common green, pocket park,
pedestrian easement, or open space, and
a. The entry shall include one of the following:
i. Stoop: minimum size four feet by six feet (4' x 6') and minimum height twelve
. inches (12")above grade, or
ii.Porch: minimum five feet (5') deep and minimum height twelve inches (12")
abOve grade.
7. The modulation of facades creates an appearance of variety, as well as visual breaks
that help to create visual interest:
a. The primary building elevation oriented toward the street or common green shall
have at least one articulation or change in plane of at least two feet (2') in depth;aod
b. A minimum one side articulation that measures at least one foot (1') in depth shall
occur for all facades facing streets or public spaces.
8. The primary building form shall be the dominating f9rm and elements such as porches,
principal dormers, or other significant features sh.all not dominate.
9. Both of the following are required:
a. Primary roof pitch shall be a minimum six to twelve (6:12). If a gable roof is used, exit
access from a third floor must face a public right-of-way for emergency access, and
b. A variety of roofing colors shall be used within the development and all roof material
shall be fire retardant.
Planned Urban Development Regulations; Private Open Space: Each residential unit in a
planned urban development shall have usable private open space (in addition to parking,
storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit (RMC 4-
9-1s0E.2). Each ground floor unit, whether attached or detached, shall have private open space
contiguous to the unit. The private open space shall be well demarcated and at least fifteen feet /"
(15') in every dimension (decks on upper floors can substitute for the required private open ,C; j. \ ~ , vo1\~ ~
space). For dwelling units that are exclUSively upper story units, there shall be deck areas
totaling at least sixty (60) square feet in size with no dimension less than five feet (5').
Critical Areas: Steep slopes are located on the subject site therefore; a geotechnical study will
be required. The study shall be completed by a qualified professional. The study shall
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demonstrate that the proposal will not increase the threat of the geological hazard to adjacent
properties beyond the pre-development conditions, the proposal will not adversely impact
other critical areas, and the development can be safely accommodated on the site. In addition,
the study shall assess soil conditions and detail construction measures to assure building
stability. 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.
Environmental (SEPA) Review: The proposed project would be subject to Washington State
Environmental Policy Act (SEPA) review due to the size of the project. Therefore, an
environmental checklist is a submittal requirement. An environmental determination will be
made by the Renton Environmental Review Committee. This determination is subject to appeal
by either the project proponent, bya citizen of the community, or another entity having
standing for an appeal. Note: The 2016 fee for Environmental (SEPA) Review is $1,030.00
($1,000.00 plus 3 % Technology Surcharge Fee).
Planned Urban Development: There are two principal purposes of the planned urban
development regulations. First, it is to preserve and protect natural features of the land.
Second, it is to encourage innovation and creativity in the development of residential, business,
manufacturing, or mixed use developments by permitting a variety in the type, design, and
arrangement of structures and improvements. RMC 4-9-150states that in approving a planned
urban development, the City may modify any of the standards of chapters 4-2, 4-4, and 4-7 RMC
and RMC 4-6-060, except as listed in subsection B3 of this Section (i.e. uses, density, and
procedures). All modifications Including but not limited to development standards, parking,
setbacks, etc. willbe considered simultaneously as part of a planned urban development.
Planned Urban Development Standards:
Common Open Space -Open space shall be concentrated in large usable areas and may be
designed to provide either active or passive recreation.
1. Open space must be at least 10 percent of the development site's gross land area. Open
space may include, but is not limited to the followhig:
a. A trail that allows opportunity for passive recreation within a critical area buffer
(only the square footage of the trial shall be included in the open space area
calculation), or
b: A sidewalk and its associated landscape strip, when abutting the edge of a
critical area buffer and when a part of a new public or private road, or
c. A similar proposal as approved by the reviewing official.
2. Additionally, a minimum area equal to fifty square feet per unit of common space or
recreation area shall be provided in a concentrated space.
3. Stormwater facilities may be incorporated with the open space, common space, or
recreation area on a case-by-case basis if the Reviewing Official finds:
a. The stormwater facility utilizes the techniques and landscape requirements set
forth in The Integrated Pond, King County Water and land Resources Division,
or an eqUivalent manual; or
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b. The surface water feature serves areas outside of the planned urban
development and is appropriate in size and creates a benefit.
Private Open Space -Each residential unit in a planned urban development shall have usable
private open space (in addition to parking) for the exclusive use of the occupants of that unit.
The private open space shall be well demarcated and at least 15 feet in everY dimension. Decks
on upper floors can substitute for the required private open space. For dwelling units which are
exclusively upper story units, there shall be deck areas totaling at least 60 square feet in size
with no dimension less than 5 feet.
PUD Decision Criteria: The City may approve a planned urban development only if it finds that
th~ following requirements are met.
Demonstration of Compliance and Superioritv Required ~ Applicants must demonstrate that a
proposed development is in compliance with the purposes of the Planned Urban Development
and with the Comprehensive Plan. The proposed development shall be superior to that which
would result without a planned urban development and that the development will not be
unduly detrimental to surrounding properties.
Public Benefit -In addition, applicants shall demonstrate that a proposed 'development will
provide identified benefits that clearly outweigh any adverse impacts or undesirable effects of
the proposed planned urban development, particularly those adverse and undesirable impacts
to surrounding properties, and that the proposed development will provide one or more of the
following benefits than would result (rom the development of the subject site without the
proposed planned urban development:
1. Critical Areas: Protects critical areas that would not be protected otherwise to the same
degree as without a planned urban development; or
2. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject
property, such as significant woodlands, native vegetation,topography, or noncritical
area wildlife habitats, not otherwise required by other City regulations; or
·3. Public Facilities: Provides public facilities that could hot be required by the City for
deveiopment of the sUQject property without a planned urban development; or
4. Use of Sustainable Development Techniques: Design. which results in a sustainable
development; such asLEED certification,energyefflciEmcy, use of alternative energy
resources, low impact development techniques, etc.~ or
5. Overall Design: Provides a planned urban development design that is superior to the
design that would result from development of the subject property without a planned
urban development. A superior design may include the following:
a. Open Space/Recreation:
i. Provides increased open space or recreational facilities beyond standard
code requirements and considered equivalent to features that would offset
park mitigation fees in Resolution 3082; and
ii. ProvIdes a quality environment through either passive or active recreation
facilities and attractive common areas, including accessibility to buildings
from parking areas and public walkways; or
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b. Circulation/Screening: Provides superior circulation patterns or location or
screening of parking facilities; or
c. Landscaping/Screening: Provides superior landscaping, buffering, or screening in
or around the proposed planned urban development; or
d. Site and Building Design: Provides superior architectural design, placement,
relationship or orientation of structures, or use of solar energy; or
e. Alleys: Provides alleys for any proposed single family detached, semi-attached, or
townhouse units.
Additional Review Criteria -A proposed planned urban development shall also be reviewed for
consistency with all of the following criteria:
1. Building and Site Design:
a. Perimeter: Size, scale, mass, character and architectural design along the planned
urban development perimeter provide a suitable transition to adjacent or abutting
. lower density/intensity zones. Materials shall reduce the potential for light and
glare.
b. Interior Design: Promotes a coordinated site and building design. Buildings in groups
should be related by coordinated materials and roof styles, but contrast should be
provided throughout a site by the use of varied materials, architectural detailing,
building orientation or housing type; e.g., single: family, detached, attached,
townhouses, etc.
2. Circulation:
a. Provides sufficient streets and pedestrian facilities. The planned urban development
shall have sufficient pedestrian and vehicle access commensurate with the location,
size and density of the proposed development. All public and private streets shall
accommodate emergency vehicle access and the traffic demand created by the
development as documented in a traffic and circulation report approved by the City.
Vehicle access shall not be unduly detrimental to adjacent areas.
b. Promotes safety through sufficient sight distance, separation of vehicles from
pedestrians, limited c;triveways on busy streets, avoidance of difficult turning
patterns, and minimization of steep gradients.
c. Provision of a system of walkways which tie residential areas to recreational areas,
transit, public walkways, schools, and commercial activities.
d. Provides safe, efficient access for emergency vehicles.
3. Infrastructure and Services: Provides utility services, emergency services, and other
improvements, existing and proposed, which are sufficient to serve the development.
4. Clusters or Building Groups and Open Space: An appearance of openness created by
clustering, separation of building groups, .and through the use of well-designed open
space and landscaping, or a reduction in amount of impervious surfaces not otherwise
required.
5. Privacy and Building Separation: Provides internal privacy between dwelling units, and
external privacy for adjacent dwelling units. Each reSidential or mixed use development
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shall provide visual and acoustical privacy for dwelling units and surrounding properties.
Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the
protection and aesthetic enhancement of the property, the privacy of site occupants
and surrounding properties, and for screening of storage, mechanical or other
appropriate areas, and for the reduction of noise. Windows are placed at such a height
or location or screened to provide sufficient privacy. Sufficient light and air are provided
to each dwelling unit.
6. Building Orientation: Provides buildings oriented to enhance views from within the site
by taking advantage of topography, building location and style.
7. Parking Area Design: Provides parking areas that are complemented by landscaping and
not designed in long rows. The size of parking areas is minimized in comparison to
typical designs, and each area related to the group of buildings served. The design
provides for efficient use of parking, and shared parking facilities where appropriate.
Land Use Permit Requirements: The proposed development would require Preliminary Planned
Urban Development, Preliminary Plat Review and Environmental (SEPA) Review. All land use
permits would be processed within an estimated time frame of 12 weeks. After the required
notification period, the. Environmental Review Committee would issue a Threshold
Determination for the project. When the required two-week appeal period is completed, the
project would go before the Hearing Examiner. Once the Hearing Examiner issues a decision, a
two-week appeal period will commence. The 2016 Preliminary plat Review and Hearing
Examiner Preliminary Planned Urban Developmer:tt application fees are $4,500 and $2,500
respectively. The 2016 application fee for SEPA Review (Environmental Checklist) is $1,000. The
2016 fee for a modification request is $150 each. A 3% technology surcharge fee would also be
assessed at the time of land use application. Detailed information regarding the land use
application submittal is provided in the attached handouts. Many of the 2016 fees are expected
to increase in 2017.
Public Information Sign: The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided within the public information sign handout.
The applicant is solely responsible for the construction, installation, maintenan,ce, removal, and
any costs associated with the sign.
Once Preliminary Planned Ur~Cln Development approval is obtained, the applicant ml,lst
complete the required improvements and dedications, as well as satisfy any conditions of the
preliminary approval before submitting for Final PUD review. The developer shflll submit the
finai development plan within five (5) years of the effective date of action by the Hearing
Examiner to approve the preliminary plan.
The Final PUD is an administrative review process witb an estimated time frame of 6 weeks.
Building permit applications are required to be submitted within six (6) months of Final PUD
approval. Additionally, the developer shall complete the approved planned urban development
or any phase thereof included in the approved final plan within two (2) years from the date of
the decision.
Public Outreach Sign: Public Outreach Signs are required for preliminary plat applications
and/or Planned Urban Development applications. Public Outreach Signs are intended to
supplement information provided by Public Information Signs by allowing an applicant to
develop a personalized promotional ~ness~ge for the proposed development. The si~n is also
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intended to provide the public with a better sense of proposed development by displaying a
colored rendering of the project and other information that lends greater understanding of the
project.
Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for:
a. Preliminary plat applications;
b. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million doUars ($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 shall. occur 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.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of the
land use permits, but cannot be issued prior to the completion of any appeal periods,
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 application and payable prior to building permit issuance. The 2016 application fees are
as foUows: ' .
• A Transportation Impact Fee based on $1,923.83 per each new apartment unit;
. • A Parks Impact Fee based on $1,280.84 per each new multi-family with 5 or more units;
-. A Fire Impact fee of $495.10 per each ~ apartment unit; and
• Renton School District Impact Fee is $1,385 per each new multi-family dwelling unit.
A handout listing Renton's development-related fees is available on the City of Renton website
for your review.
Note: When the formal application material~ are complete, the applicant is strongly
encouraged to have one copy 'of theappli~tion materials pre-screened at the 6th floor front
counter' prior to submitting the complete application package. Please call Clark Close, Senior
Planner at 425-43a.:7289 for an appointment.
Expiration: Upon approval, preliminary plats are valid for five years. Permit applications, such as
Planned Urban Development applications that are approved as a companion to a preliminary
plat application shall remain valid for the duration of the preliminary and final plat. It is the
responsibility of the subdivider to monitor the expiration date.
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