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HomeMy WebLinkAboutPre-application comments PREAPPLICATION MEETING FOR Freeman Townhomes 1520 Index Avenue NE PRE 16-000719 CITY OF RENTON Department of Community & Economic Development Planning Division October 20, 2016 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Ann Fowler, 425.430.7271 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). Fire & Emergency Services Department M E M O R A N D U M DATE: TO: FROM: SUBJECT:(Freeman Townhouses) PRE16-000719 Jill Ding, Senior Planner 9/28/2016 12:00:00AM Corey Thomas, Plan Review/Inspector 1.The fire flow requirement for the proposed townhomes is 2,500 gpm if built with non-rated construction and no fire sprinkler systems. Three fire hydrants are required. One within 150-feet and two within 300-feet of the proposed buildings. There is one existing hydrant within 300-feet of the proposed homes. It appears a water main extension 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 townhome unit. This fee is paid at building permit issuance. Credit will be granted for the removal of the one existing unit. 3.Fire department apparatus access roadways are adequate at they exist/proposed. All new units shall be addressed off of Index Avenue Northeast, no fire access will be used from the alley. Page 1 of 1 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 20, 2016 TO:Jill Ding, Planner FROM:Ann Fowler, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for Freeman Townhomes 1520 Index Avenue LUA 16-000716 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 Freeman Townhomes at 1520 Index Avenue (APN(‘s) 7227801750) and have the following comments: EXISTING CONDITIONS The site is approximately 0.25 acres in size. The existing site contains one residential single family home. 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 an existing 6-inch looped City water main located in Index Ave NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of 1,320 gallons per minute (gpm). There is an existing 8-inch City water main located in Harrington 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 81 psi at the elevation of 378 feet. The site is located within Zone 2 of an Aquifer Protection Area. There is an existing ¾-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 Index Ave NE (see City plan no. S-1114) which stops to the northwest of the subject property. There is an existing 8-inch concrete gravity wastewater main located in Index Ave NE (see City plan no. S-1114) which stops to the south of the subject property. Freeman Townhomes – LUA16-000716 Page 2 of 5 Storm There are no stormwater mains located in the vicinity of the proposed project. Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on-site. Streets Index 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. There is an existing 5-foot sidewalk located on the development side of the street. 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 2,500 gpm, which exceeds the available capacity of 1,320 gpm of the 6-inch water main in Index Ave NE. 2.The applicant will need to reduce the fire flow demand for the proposed development to a maximum of 1,320 gpm by using other construction methods and materials along with the use of an approved fire sprinkler system. 3.The development is subject to the following water main improvements: a.In order to provide the required fire flow demand of 2,500 gpm, an extension of approximately 360 feet of 8-inch water main will be required in Index Ave NE from the existing 8-inch main in Harrington Ave NE and connecting to the existing 6-inch main near the southwest corner of the property. 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. There is 1 existing fire hydrant 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 backflow 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 $16,225.00 for (5) 1-inch meters. b.A redevelopment credit of the water system development charges in the amount of $3,245.00 will be applied to the existing ¾-inch meters servicing the property if it is abandoned and capped at the main line. c.The total water SDC fee is $12,980.00. This is payable at construction permit issuance. Freeman Townhomes – LUA16-000716 Page 3 of 5 6.Water service installation charges for each proposed 1-inch water service is $2,850.00* per meter. The total water service installation fee is $14,250.00* for (5) 1-inch meters. This is payable at construction permit issuance. 7.Drop-in meter fee is $460.00 per meter. The total water drop-in meter fee is $2,300.00* for (5) 1-inch meters. This is payable at issuance of the building permit. 8.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 sewer will be required to be cut and capped at the main or manhole, whichever it is currently connected to, during demolition of the properties. New side sewers shall be installed to serve the properties. 2.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 (5) 1- inch meters. b.A redevelopment credit of the wastewater system development charges in the amount of $2,242.00 will be applied to the meter to existing home if it is abandoned and capped at the main line. c.The total water SDC fee is $8,968.00. This is payable at construction permit issuance. SURFACE WATER 1.A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 2.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. 3.Any proposed detention and/or water quality vault shall be designed in accordance with the KCSWDM and the City of Renton Amendments to the manual that is current at the time of utility construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 4.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. 5.A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 6.A surface water development fee of $1,485.00 per new single family residence will apply. The project proposes the addition of 4 new residences (5 new single family homes, 1 existing homes to be removed). The estimated total fee is $5,940.00. This is subject to final design and payable prior to issuance of the utility construction permit. Freeman Townhomes – LUA16-000716 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 Index Ave NE, a Error! Reference source not found. 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 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 2.The proposed development fronts an existing alley along the east property line(s). Minimum pavement width for residential alleys is 12-ft. However, if the alley is to be designated as emergency access, minimum pavement width is required to be 20-feet and shall be constructed to support emergency vehicles. Applicant shall pave the alleyway from the access point at Harrington Ave NE and extend along the full width of the property frontages. This may require gaining access easements from the properties abutting the alley. 3.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. 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%. Driveways exceeding 8% shall provide slotted 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 current rate of transportation impact fee is $1,923.83 per dwelling unit for single family homes. The project proposes the addition of 14 new residences (5 new single family homes, 1 existing homes to be removed). The estimated total fee is $7,695.32. 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. Freeman Townhomes – LUA16-000716 Page 5 of 5 c.Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 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 plan 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 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. h:\ced\planning\current planning\preapps\2016 preapps\pre16-000719\16-000719 freeman townhomes (r-14 wpa 2).docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 20, 2016 TO:Pre-Application File No. 16-000719 FROM:Jill Ding, Senior Planner SUBJECT:Freeman Townhomes 1520 Index Avenue 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 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 www.rentonwa.gov Project Proposal: The subject property is located on the east side of Index Avenue NE and is addressed as 1520 Index Avenue NE. The project site totals 11,028 square feet in area (0.25 acres) and the zoning is Residential-14 (R-14). The proposal is to utilize the Density Bonus provisions (RMC 4-9-065) construct a total of 5 townhouse units, one building containing three townhomes would be constructed at the rear of the property and a second building containing two townhomes would be constructed at the front of the property. A duplex is proposed for removal. Access to the 3 units proposed at the rear of the site would be via the existing alley. Access to the 2 units proposed at the front of the site is proposed via driveway access off of Index Ave NE. There is a wellhead protection area (zone 2) mapped on the project site. Current Use: The property has an existing duplex proposed for removal. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential High Density (HD) and is zoned Residential-14 (R-14) dwelling units per acre. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein). Freeman Townhomes Page 2 of 6 October 20, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000719\16-000719 freeman townhomes (r-14 wpa 2).docx Density – The density range permitted in the R-14 zone is a minimum of 7.0 dwelling units per net acre (du/ac) to a maximum of 14.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. For purposes of calculating net density: All fractions shall be truncated at two numbers past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. The gross site area is approximately 0.25 acres. Based on the gross site area of 0.25 acres, 5 dwelling units would result in a gross density of 20 (5 units / 0.25 acres = 20 du/ac). The proposed gross density of 20 du/ac exceeds the maximum density permitted in the R-14 zone. In accordance with the Density Bonus provisions outlined in RMC 4-9-065, if the applicant proposes an affordable housing or assisted living component, the maximum density available to the site increases to 18 du/ac. The proposed gross density of 20 du/ac would exceed the maximum density permitted through density bonus review. The proposal would need to be revised to comply with the maximum density requirements. Lot Size – The minimum lot size permitted in the R-14 zone is 3,000 square feet for detached dwellings. It does not appear that the project site is proposed for subdivision, the existing site area of 11,028 square feet exceeds this requirement. Lot Width and Depth A minimum lot width of 30 feet is required for interior lots and 40 feet for corner lots. A lot depth of 60 feet is required. It does not appear that the site is proposed to be subdivided. The narrowest portion of the existing lot measures 57 feet and the existing lot depth is 135 feet, which exceeds the minimum lot width and depth required. 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 feet for the front yard, except when all vehicle access is taken from an alley, then 10 feet. The rear yard would be 10 feet. Side yards along-a-street would be required to have a 15-foot setback. Interior side yards are required to have a 4-foot setback. Setback dimensions for the proposed townhomes were not included with the pre-application materials; therefore staff was unable to verify compliance with this requirement. Setbacks for the new townhomes would be reviewed at the time of building permit. Building Height – The maximum height permitted is a wall plate height is a 24 feet and 3 stories. In accordance with CI-91, a maximum wall plate height of 32 feet may be permitted through the approval of a Conditional Use Permit. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Building height would be verified at the time of building permit review. Building Coverage – R-14 zone allows a maximum building coverage of 65% of the lot area. Building coverage requirements would be verified at the time of building permit review. Freeman Townhomes Page 3 of 6 October 20, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000719\16-000719 freeman townhomes (r-14 wpa 2).docx Impervious Surface Area – The maximum impervious surface would be limited to 80%. Impervious surface requirements would be verified at the time of building permit review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of Site Plan Review. Common Open Space Developments of four (4) or more units: Required to provide common open space as follows: 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide. 5. A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. 6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea- patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Storm ponds may be used to meet the common open space requirement if designed to accommodate a fifty (50) year storm and to be dry ninety percent (90%) of the year. Private Open Space: Developments of four (4) or more dwelling units: 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 unit shall be added to the required amount of common open space for each unit that is not ground related. Pedestrian Walkways: All of the following are required: Freeman Townhomes Page 4 of 6 October 20, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000719\16-000719 freeman townhomes (r-14 wpa 2).docx 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. 2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3. Pathways shall 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. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty six inches (36") on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. Primary Entry: The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Refuse and Recycling Standards: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. Compliance with this requirement would be verified at the time of site plan review. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. In addition, two trees are required in the front yard setback area of each lot when there are no street trees within the street right-of-way as referenced in the landscape regulations (RMC 4-4-070F). Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of site plan review. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) 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 least 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. In addition to retaining 20 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected Freeman Townhomes Page 5 of 6 October 20, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000719\16-000719 freeman townhomes (r-14 wpa 2).docx trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. 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 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. Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Access/Parking: Access to the 3 units proposed at the rear of the site would be via the existing alley. Access to the 2 units proposed at the front of the site is proposed via driveway access off of Index Ave NE. Alley access is required, when available. The proposed site plan would be required to be amended to provide alley loaded access to all units. Parking is required at 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. Bicycle parking is not required in accordance with RMC 4-4-080 as the proposal would not exceed 5 dwelling units. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. Critical Areas: A wellhead protection area (zone 2) is mapped on the project site. If any fill is proposed for the development a fill source statement will be required. Environmental Review: The construction of 9 or fewer dwelling units is categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require a Building Permit if bonus density is not requested. The building permit fees are based on the value of the proposed addition. Once a building permit application is submitted, the initial review would be completed in an estimated time frame of 4 weeks. In order to receive bonus density up to 18 du/ac Administrative Site Plan Review would be required. All land use permits would be processed within an estimated time frame of 6-8 weeks. Freeman Townhomes Page 6 of 6 October 20, 2016 h:\ced\planning\current planning\preapps\2016 preapps\pre16-000719\16-000719 freeman townhomes (r-14 wpa 2).docx The 2016 application fees would total $2,060 ($1,000 Site Plan Review + $1,000 SEPA Review + $60 technology fee = $2,060). Detailed information regarding the land use application submittal is provided in the attached handouts. In addition to the required land use permits, separate construction and building 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. Public Notice: The applicant will be required to install a public information sign on the property. In addition to the required building permit, a separate construction permit would be required. The review of these permits may occur concurrently. 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 fees for 2016 are as follows (credit will be given for the existing duplex): Transportation Impact Fee - $1,546.31 per new dwelling unit; Park Impact Fee - $1,280.84 per new dwelling unit; and Fire Impact Fee - $495.10 per new dwelling unit house. A handout listing the impact fees is attached. A Renton School District Impact Fee, which is currently $1,385.00 per new dwelling unit, would be payable prior to building permit issuance. 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 contact Jill Ding, Senior Planner at jding@rentonwa.gov for an appointment. Expiration: Upon approval, the building permit is valid for one year with a possible one year extension.