HomeMy WebLinkAboutPRE_Summary_of_Pre-Application_Meeting_Woo_Developments_LLC_190719_v1PRE -APPLICATION MEETING COMMENTS FOR
IIAI"IOM81N 19L�LTIMOR
PRE16-000856
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 23, 2016
Contact Information:
Planner: Clark H. Close, 425--430-7289
Public Works Plan Reviewer, Ann Fowler, 425-430-7382
Fire Prevention Reviewer, 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 environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre -application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
N rp-.,-
RENTON REGIONAL FIRE
AUTHORITY'a`F'�+.F o
M E M O R A N D U M
DATE: November 23, 2016
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Fire Plans Reviewer/Inspector III
SUBJECT: Jefferson Highlands —1526 Jefferson Ave NE & 1513 Kirkland Ave NE —
PRE16-000856
Comments based the assumption that these units wiil be built under the International
Residential Code and not provided with approved fire sprinkler systems.
The fire flow requirement for the proposed townhames is 3,500 gprn for the five unit
building and 4,000 gpm for the six unit building, assuming they are built with non-
rated construction and no fire sprinkler systems. For example purposes, the fire flow
would drop to 1,750 with one hour rated construction and approved fire sprinkler
systerns (NFPA 13D type systems are acceptable). Four fire hydrants are required. One
within 150 -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 present time.
2. The fire impact fees are applicable at the rate of $495.10 per town home unit. This fee
is paid at building permit issuance. This fee to increase to $718.56 on January 1, 2017,
3. Fire department apparatus access roadways are required to be minimum 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 paints on ail buildings. Dead end streets that
exceed 150 -feet in length require an approved turnaround,
DEPARTMENT OF COMMUNITYCITY nt ,
AND ECONOMIC DEVELOPMENT Renton '��
M E M O R A N D U M
DATE: November 23, 2016
TO: Clark Close, Planner
FROM: Ann Fowler, Civil Pian Reviewer
SUBJECT: utility and Transportation Comments for Jefferson Highland
Towmhomes
1526 Jefferson Ave NE & 1513 Kirkland Ave NE
PRE 16-000856
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 reviewed the application for the Jefferson Highland Towmhomes at 1526 Jefferson Ave NE & 1513
Kirkland Ave NE (APN(`s) 722780-1560,-1485) and have the following comments:
EXISTING CONDITIONS
The site is approximately 0.77 acres in size. The site includes 2 parcels each of which contain one duplex
plus one outbuilding.
Water Water service is provided by City of Renton The site is in the Highlands service area in the 565
hydraulic pressure zone. There is ars existing 6 -inch City water main located in Jefferson Ave
NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of 1,300
gallons per minute (gpm). There is an existing 10 -inch City water main located in Kirkland Ave
NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of 2,500 gpm.
The approximate static water pressure is 82 psi at the elevation of 376 feet. The site is located
within Zane 2 of an Aquifer Protection Area. There is an existing 3/ -inch domestic water meter
serving the existing residence.
Sewer Wastewater service is provided by the City of Renton There is an existing 8 -inch concrete
gravity wastewater main located in Jefferson Ave NE (see City plan no. S-1114). There is an
existing 8 -inch concrete gravity wastewater main located in Kirkland Ave NE (see City plan no.
5-1114).
JefelnmHighland Towmhomes—PRE164H)O 6
Page 2 of 5
Storm There are 12 -inch starmwater mains located in Jefferson Ave PSE, Runoff from the existing site
includes two duplexes where no stormwater infrastructure currently exists ori -site.
Streets Jefferson Ave NE is a Residential Street with an existing right of way (ROW) width of 50 -ft as
measured using the King County Assessor's Map. Kirkland Ave NE is a Residential Street with
an existing right of way (ROW) width of 60 -ft as measured using the icing County Assessor's
Map. There is an existing sidewalk located on both sides of the development.
CODE REQUIREMENTS
WATER
1. Based on the Renton Regional Fire Authority's review comments on the submitted information
for the pre -application, the preliminary fire flow demand for the development is 3,500 gpm and
4,000 gpm for the five and six unit buildings, respectively. This exceeds the available capacity of
1,300 and 2,500 gpm of the water mains servicing the development.
2. The applicant will need to reduce the fire flow demand for the proposer) development by using
other construction methods and materials along with the use of an approved fire sprinkler
system.
3. Additionally, the development is subject to the following water main improvements.
a, In order to provide the required fire flow demand of 1,750 gpm, which includes
alternate construction methods and the use of fire sprinklers, an extension of
approximately 300 feet of 10 -inch water main will be required in Jefferson Ave NE from
the existing 12 -inch main in NE 161h Street to the south property line of the
development.
b. Installation of additional fire hydrants as required by Renton Regional Fire Authority.
The number and location of the hydrants shall be determined based on the City's review
of the final building plans and site plan. Existing fire hydrants within 300 feet of the
subject property which may be counted toward the required hydrants.
c. Installation of a fire sprinkler system to each townhome building with a double check
valve assembly (DCVA) for backfiow prevention, if applicable.
d. 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.
e. A pressure -reducing -valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
f. Installation of a Landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
4. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General design and Construction Standards for Water Main Extensions as shown in Appendix J
of the City's 2012 Water System Plan.
5. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters.
a. Water system development charges for each proposed 1 -inch domestic water service is
$3,245.00 per meter or $35,695.00 for (11) 1 -inch meters. This is payable at
construction permit issuance.
Jefferson Highland Towmhames- PREI"00856
Page 3 of 5
b. A redevelopment credit of the water system development charges in the amount of
$3,245.00 will be applied to the existing al -inch meters servicing the property if they are
abandoned and capped at the main line.
6. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size of the meter.
SEWER
1. The existing side sewers (if applicable) will be required to be cut and capped at the main during
demolition of the properties. New side sewers shall be installed to serve each of the properties.
2. Applicant will need to survey locate the existing sanitary sewer main along the west property
line to determine the actual location from the property line. A 10 -ft public storm easement will
be required depending on the final survey location.
3. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for a 1 -inch meter is $2,242.00 per meter_ The total fee is $11,210.00 for (11) f-
inch meters.
b. A redevelopment credit of the wastewater system development charges in the amount
of $2,242..40 will be applied to the meter(s) to existing homes, if applicable, it they are
abandoned and capped at the main line.
SURFACE WATER
1_ Jefferson Ave NE and Kirkland Ave NE are included in the Sunset Area Green Connections plan as
outlined in the Sunset Area Surface Water Master Plan. Installation of bioretention favi€ities, 8 -ft
wide and 12 -ft wide within the planter strips along Jefferson Ave NE and Kirkland Ave NE,
respectively, shall be designed and installed by the developer. A copy of the Master Plan can be
access via the City website for review and further coordination at.
htt rentonwa. ov u €oadedFiles Business CED lannin 201,7 SunsetArea SurfaceWater M
asterPlan 0421 CounciiRevDraft sin, df.
2. A drainage report complying with the current version of the City of Renton Surface Water Design
(RSWDMj Manual will be required. Based on the City's flow control map, the site falls within the
Peak Rote Flow Control Standard area matching Existing Site Conditions and is within the Fast
Lake Washington Drainage Basin. Refer to Figure 1.1.2.A — Flow chart to determine the type of
drainage review required in the RSWDM.
3. A geotechnical report for the site is required. Information on the water table and soil
permeability, with recommendations of appropriate flow control BMP options with typical
designs for the site from the geotechnical engineer, shall be submitted with the application.
4. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage pian, including the application of flow control BMPs, shall
be included with the land use application, as applicable to the project. The final drainage pian
and drainage report must be submitted with the utility construction permit application.
5. A Construction Stormwater General Permit from Department of Ecology will be required if
grading and clearing of the site exceeds one acre.
6. A surface water development fee of $1,485.00 per new single family residence will apply. The
project proposes the addition of 7 new residences (71 new single family homes, 4 existing
homes to be removed). The estimated total fee is $10,395.00. This is subject to final design and
payable prior to issuance of the utility construction permit.
Jefferson Highland Towmhomes — PREIG 000856
Page 4 of 5
7. 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.
To meet the City's complete street standards for Jefferson Ave NE, a residential access street,
minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be required. Per
City code 4-6-060, half street improvements shall include a pavement width of 25 feet (13 feet
from centerline), a 0.5 -foot curb, an 8 -foot bioretention planter strip, an 5 -foot sidewalk, street
trees and storm drainage improvements,
2.
To meet the City's complete street standards and the Sunset Area Surface Water Master Plan
for Kirkland Ave NE, a residential access street, half street improvements shall include a
�_.
pavement width of 26 feet (13 feet from centerline), a 0.5 -foot curb, a 12 -foot bioretention
planter strip, a S -foot sidewalk, street trees and storm drainage improvements. No ROW
dedication is required along Kirkland Ave NE.
3.
Street lighting and street trees are required to meet current city standards. Lighting plans are
j
required to be submitted with the land use application and will be reviewed during the
fill
construction utility permit review.
4.
Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.1 and 104.2.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15°/0. Driveways exceeding 8% shall provide
slatted drains.
c. Driveways shall not exceed forty percent (40%) of the street frontage.
5.
Paving and trench restoration shall comply with the City's Trench Restoration and Overlay
Requirements.
6.
Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The 2017 rate of transportation impact fee is
$3,358.55 per each new townhome. The project proposes the addition of 7 new residences (11
new single townhomes, 4 existing duplex Domes to be removed at $2,822.61 each). The
estimated total fee is $25,653.61. 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. 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.
Jefferson Highland Towmhonm — PRE16-MB56
Page 5 of 5
2. 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.
3. A landscaping plan shall be included with the civil plan submittal. Each pian shall be on separate
sheets.
4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
5. Fees quoted in this document reflect the fees applicable in the year 2015 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 }C170F
AND ECONOMIC DEVELOPMENT n`on
M E M D R A N D U M
DATE: November 23, 2016
TO: Pre -Application File No. 16-000855
FROM: Clark N. Close, Senior Planner
SUBJECT: Jefferson Highlands —1526 Jefferson Ave NE & 1513 Kirkland Ave NE
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The following comments on development and permitting
issues are based on the pre -application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may he subject to modification and/or concurrence by official
decision -makers (e.g., bearing 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 Mall
or online at www.rentanwa.gov.
Project Proposal: The two (2) subject properties are located in the Sunset Designated
Neighborhood within the City of Renton near the intersection of NE 16th 5t and Jefferson Ave
NE at 1526 Jefferson Ave NE & 1513 Kirkland Ave NE (APN's 7227801550 and 7227801485). The
applicant is proposing to create 11 townhome unit lot subdivision lots with a common
ownership alley access. Together the parent site or two lots have a combined area of
approximately 33,558 square feet. The existing lots contain two duplexes plus one outbuilding.
Vehicular access to the site is proposed from Kirkland Ave NE via a 16'-3" wide shared driveway
from the north side of 1513 Kirkland Ave NE. A five unit building is proposed to front Kirkland
Ave NE and a six unit building is proposed to front Jefferson Ave NE. The garages would be
accessed via private alleys and all of the townhouses would be alley -loaded, Wellhead
Protection Area Zone 2 is mapped on the project site.
Current Use, The parcels are currently developed with two (2) duplexes plus one outbuilding, all
of 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
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 rninimum of 7.0 to a maximum of 14.0 dwelling units per net acre (du/ac) with opportunities
KjCED`Planning�Current Planning\PREAPPS\16.000856
Jefferson Highlands, PRE16-000856
Page 2of8
November 23, 2016
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 affordable dwelling units.
Density: The density of the parent site shall not exceed the maximum net density of the zone.
The area of public 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 gross acreage
around 33,558 square feet (0.77 acres); therefore, the net density was calculated to be 14 du/ac
(11 units / 0.77 acres = 14 du/ac). Only one (1) dwelling unit shall be located on a unit lot. A
density of 14 du%ac falls within the allowed density range of the R-14. The applicant would be
required to demonstrate compliance with the density of the parent site ut the time of formal
application.
Residential Development Standards:
Unit Lots — Individual unit lots are exempt from RMC 4-2-110A, Development Standards for
Residential Zoning Designations (primary and attached accessory structures): maximum net
density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum
building coverage, and maximum impervious surface area. Parent sites developed or proposed
to be developed with attached townhouse dwelling may be subdivided into unit lots and the
remainder of the parent site shall be platted as one (1) or more tracts. Any private open space
or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling
unit.
Parent Site — The whole parent site shall comply with all development standards as though it
were a stand along lot (i.e. the parent site shall be reviewed as though it is a single lot without
any unit lots or tracts within), For example, building coverage of the parent site shall include all
qualifying structures within the development, including those located or proposed to be located
upon individual unit lots. Portions of the parent site not subdivided for individual unit lots shall
be platted as a tract and owned in common by the owners of the individual unit lots, or by a
homeowners' association comprised of the owners of the individual unit lots.
Minimurn Lot Size Width and Depth — Development standards are generally only applied to the
parent site as a whole rather than to individual unit lots. 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. There is no minimum lot size, lot width or lot depth requirements
for individual unit ]at subdivisions. The proposal includes 11 lots with various dimensions that
range in size from approximately 22'-9" x 104' (2,366 sf) up to roughly 32'x 133` (4,256 sf).
Buifding 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 (0-91). The proposed wall plote height is 30 feet. Roofs with a pitch equal to or
greater than 4:12 may project an additional six (6) vertical feet from the maximum wail 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 fagade for each one (1) vertical foot above the maximum
H:\CEojPlanning�Current Plarining�PREAPPsj16-000856
Jefferson Highlands, PRE16-000856
Page 3 of 8
November 2.3, 2016
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.
The individual unit lots are exempt from maximum building coverage and maximum impervious
surface area. Building lot coverage ratios were estimated at 26% for the parent site. The
applicant will be required at the time of formal land use application to apply for an
administrative conditional use permit to increase the wall plat height from 24 feet to 30 feet
and comply with development standards of the parent site.
Setbacks — Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement. The required setbacks for the parent site 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.
Individual unit lots are exempt from yard setbacks. Setbacks are the distances between the
building footprint and the property lines and any private access easements. The proposal
included an approximate side yard setback of 5' to 10'-3", a front yard setback of 20 feet and a
rear yard setback of 43'-3" to 72'-4". The identif ed building footprints would be reviewed
through subdivision application.
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 from Kirkland Ave NE through a 16'-3" wide
common access driveway along the north property line followed by two 24 -foot -wide
north/south alleys extending to the rear elevations of each townhome on each lot (approx. 135
ft). Each unit lot drive shall be accessed by a public street. Primary access for individual unit lots
may be from a public alley. Each unit lot drive may serve up to nine (9) unit lots. A modification
request would be required to serve the proposed 11 lots from the "unit lot drive." The paved
roadway shall be a minimum of 16 feet wide (the Regional Fire Authority may require the paved
roadway to be up to 20 feet wide). Except for points of ingress egress, curb shall be installed
along the perimeter of the roadway. There shall be an 9 -foot -wide landscape strip between the
curb and a 5 -foot wide sidewalk along one side of the unit lot drive.
Unit lot subdivisions that propose to incorporate one or more knit Lot Drives shall site the unit
lots as follows: for unit lot drives serving six (6) unit lots or less, at least one (1) unit lot shall be
situated towards a public street with nothing other than open space between the public right-
of-way and the unit lot. All the units face either Jefferson Ave NE or Kirkland Ave lVE and the
unit lot drives are located at the rear of the lots.
The City may elect to have a unit lot drive dedicated as a public roadway; however, the City may
require the unit lot drive to be privately owned pursuant to RMC 4-7-090F.6.b, Maintenance of
Common Facilities. The location of 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 Spa feet to 500 feet.
H:jCEp'1P1anningjCurrent Planning\PRFAPP5j16-440856
Jefferson Highlands, PRE16-000856
Page 4 of 8
November 23, 2016
Alley access is the preferred street pattern for all new residential development except in the
Residential Low Oensity land use designation (RC, R-1, 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
required to provide 1 off-street parking space for every 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. Parking spaces required based on land use, may be
averaged and dispersed among unit lots or within the parent site; however, at least one (1)
parking space shall be provided within each unit lot.
Bicycle 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 spares 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 Recyclahles Standards." For multi -family developments a minimum of 1 h
square feet per dwelling unit is requited for recyclable deposit areas and a minimum of 3 square
feet per dwelling unit is required for refuse deposit areas_ An 11 unit development would
require 49.5 square feet to provide for minimum refuse and recyclables deposit: areas. However,
a total minimum area of eighty (80) square feet shall be provided for refuse and recyclables
deposit areas per RMC 4-4-090D.1- A refuse and recycling modification request would be
required for individual cans for each townhome.
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. The site is relatively flat.
Landscaping: Individual unit lots are exempt from the following subsections of RMC 4-4-070:
RMC 4-4-070F.1, Street Frontage Landscaping Required; RMC 4-4-0701=.2, Street Trees and
Landscaping Required Within the Right -of -Way on Public Streets; and RMC 4-4-070F.3, Front
Yard Trees Requires' When Street Trees Are Not Located Within the Right-af-Way Abutting a
Front Yard.
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. Minimum planting strip widths between the curb and sidewalk are
H:\CEOyPlannng\Current Planning\PREAPPS\15-000856
Jefferson Highiands, PRE16-000856
Page 5 of 8
November 23, 2016
established according to the street development standards of RMC 4-6-060. Street trees and, at
a minimum, groundcover are to be located in this area when present. Spacing standards shall be
as stipulated by the Department of Community and Economic Development, provided there
shall be a minimum of one street tree planted per address. 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.
Storm drainage facilities are required to compfy 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 away from public gathering spaces shall be
screened with landscaping or berms.
Fences/Walls: Retaining walls would not likely be required as part of this project. If provided,
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 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 wails
refer to RMC 4-4-040.
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 preservation of at feast 20 percent (20%) 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 he 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 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. if staff determines that the trees cannot
be retained, replacement trees, with at least a 2 -inch caliper or an evergreen at least 6 feet
tall, shall he planted at a rate of 12 caliper inches of new trees to replace each protected tree
removed. A formal tree retention plan prepared by an arborist or landscape architect would be
reviewed at the time of formal application.
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A minimum tree density shall be maintained an 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.
Building Design Standards: Compliance with Residential Design and Open Space Standards is
applicable to unit lot subdivisions in the R-14 zone (RMC 4-2-115), Below are some of the
Identified design standards that need to he 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. Private yards shall be provided on the individual unit lot An
additional two hundred fifty (250) square feet of open space per unit shall be
added to the required amount of common open space for each unit that is not
ground related.
4. Sidewalks shall be provided throughout the neighborhood.
Pathways shalt be used to connect common parks, green areas, and pocket parks to
residential access streets, limited residential access streets, or other pedestrian
connections. They may be used to provide access to homes and common open space.
They shall be a minimum three feet (3') in width and made of paved asphalt, concrete,
or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or
paving blocks with planted joints. Sidewalks or pathways for parks 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 5') and minimum height twelve
inches (12") above grade, or
ii. Porch: minimum five feet (5`) deep and minimum height twelve inches (12")
above grade.
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; and
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.
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S. The primary building form shall be the dominating form and elements such as porches,
principal dormers, or other significant features shall not dominate.
9. Both of the following are required:
a. Primary roof pitch shall be a minimum six to twelve (0:12). If a gable roof is used, exit
access from a third floor must face a public right-of-way for emergency access, and
h. A variety of roofing colors shall be used within the development and all roof material
shall be fire retardant.
Critical Areas: Based on City of Renton Critical Areas Maps, the site is located within the
wellhead protection area zone (Zone 2), if any fill is proposed, a fill source statement would be
required. A geotechnical analysis for the site may be required. The analysis would need to assess
soil conditions and deta it 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 daring 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, by a citizen of the community, or another entity having
standing for an appeal. Note: The 2017 fee for Environmental (SEPA) Review is .$1,545,08
($1,500.08 plus 3 % Technology Surcharge Fee).
Unit Lot Subdivision Requirements: A unit lot subdivision is defined as a division of land (parent
site), for the purpose of sale, lease, or transfer of ownership, underlying existing or proposed
attached townhouse dwelling units that creates a unit lot for each dwelling, for which one (1) or
more boundaries of the individual unit fats coincide with the walls of the townhouse structure
which separate individual attached townhouse dwelling units.
Land Use Permit Requirements: The proposed development would require Preliminary Plat
Review, Environmental (SEPA) Review, Site Plan Review, and Administrative Conditional Use
Permit. 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 2017 Preliminary Plat Review,
Site Plan Review and Conditional Use Permit application fees are $10,000, 3,500, and $3,000
respectively. The 2017 application fee for SEPA Review (Environmental Checklist) is $1,500. The
2017 fee for a modification request is $150 each. A 3% technology surcharge flee 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.
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, maintenance, removal, and
any costs associated with the sign.
Public Outreach Sign: Public Outreach Signs are required for preliminary plat applicatians. 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
H:NCEI]\Planning\Current Planning\PREAPP5\16-000856
Jefferson Highlands, PRE16-000856
Page 8 of 8
November 23, 2016
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 informations 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;
In. Planned urban development applications; and
c. Projects estimated by the City to have a monetary value equal to or greater than ten
million dollars {$10,000,0()()], 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 submitta[ 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.
Once Pretiminary Plat and Site Plan decision have been received, the applicant must complete
and satisfy any conditions of preliminary approval for required road and utility improvements,
right-of-way and easement dedications, and any other required permits before submitting for
Final Plat review. Once final approval is received, the plat may be recorded. No dwelling unit or
newly created unit lot may only be sold, transferred, occupied or conveyed prior to final plat
recording.
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 2017 application fees are
as follows:
■ A Transportation impact Fee based on $3,358.55 per each new apartment unit;
■ A Parks Impact Fee based on $1,858.95 per each new multi -family with 5 or more units;
• A Fire Impact fee of $718.56 per each new apartment unit; and
• Renton School District Impact Fee is $1,448 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 materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please call Clark Close, Senior
Planner at 425-430-7289 for an appointment.
Expiration: Upon approval, preliminary plats are valid for five years. it is the responsibility of the
subdivider to monitor the expiration date.
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