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HomeMy WebLinkAboutPRE20000195_Meeting SummaryPREAPPLICATION MEETING FOR 108th Ave Plaza PRE 20-000195 CITY OF RENTON Department of Community & Economic Development Planning Division September 17, 2020 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. 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). M E M O R A N D U M DATE: September 10, 2020 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: 108th Plaza Townhomes and retail 1. The preliminary fire flow is 3,000 gpm. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the buildings. Fire flows exceeding 2,500 gpm require a looped water main around the buildings. Water is provided by Soos Creek Water District. A water availability certificate is required from them. 2. Fire impact fees are applicable at the rate of $964.53 per multifamily unit. This fee is paid at time of building permit issuance. Credit is due for the removal of the existing homes. Fees for retail spaces is $1.25 per square foot. 3. Approved fire sprinkler systems and fire alarm systems are required throughout all buildings with retail space in them (Lots A, B and C). Fire sprinklers and fire alarms are not required in standalone townhomes (Lots 1 through 6). Separate plans and permits required by the fire department for fire sprinkler and fire alarm systems installation. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the on-site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: 09/17/2020 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer III, Plan Review SUBJECT: 108th Ave Plaza 16801, 16807 and 16813 108th Ave S PRE20-000195 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision- makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 008700-0321, 0325 and 0327. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. A copy of the water main improvements plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as part of the review of the project plans. 4. The site is located outside of an Aquifer Protection Area. SEWER 108th Ave Plaza– PREError! Reference source not found.95 Error! Reference source not found.0 Page 2 of 6 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. A copy of the sewer main improvement plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. An oil/water separator will be required for connecting any covered parking to sewer. This is applicable to shared covered parking areas for multifamily and/or commercial and not to individual garages. 4. A grease interceptor is required if there is a commercial kitchen. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main 5. If the existing homes on the site are served by private on-site septic systems, the septic systems shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. SURFACE WATER 1. There is an existing 12-inch stormwater main located on the west side of 108th Ave SE along the project’s frontage and flows from north to south. The storm main turns east and crosses the street near the 16813 properties southeast property corner and continues south after crossing the street. 2. A drainage report complying with the 2017 Renton Surface Water Manual (RSWDM) 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 Black River Drainage Basin and Panther Creek Drainage Sub-basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWDM. 3. The development is subject to a full drainage review and must demonstrate that the proposed project complies with all 9 core requirements and all 6 special requirements as outlined in the RSWDM. 4. The current site topography appears to drain the run-off from the property to the southwest corner of the property and onto adjacent properties. Any discharge onto neighboring properties at the natural discharge location shall follow the requirements of Section 1.2.1 of the RSWDM. Drainage easements from the affected properties may be required as outlined in the RSWDM. Since the projects may be combined, the natural discharge location can be continuous to the west. 5. Any the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment for the residential areas and enhanced basic water quality for the commercial areas. Any proposed detention and/or water quality vault shall be designed in accordance with the 108th Ave Plaza– PREError! Reference source not found.95 Error! Reference source not found.0 Page 3 of 6 RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 6. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 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. 7. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 8. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech report should discuss critical areas in the site and if there any wet season construction restrictions. 9. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 10. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 11. The development is subject to stormwater system development charge (SDC) fee. The 2020 stormwater SDC fee is $0.760 per square foot of new impervious surface, but no less than $1,900.00. This portion of the fee will be assessed to all new impervious surface areas (frontage, streets, parking and sidewalks). Additionally, each new single family residence will be subject to a rate of $1,900 per lot. This is payable prior to issuance of the construction permit. TRANSPORTATION 108th Ave Plaza– PREError! Reference source not found.95 Error! Reference source not found.0 Page 4 of 6 1. The proposed development fronts 108th Ave SE along the east property line(s). Error! Reference source not found. is classified as a Minor Arterial Street. Existing right-of-way (ROW) width is approximately 92 feet. To meet the City’s complete street standards for Error! Reference source not found. streets for 4 lanes, a minimum ROW is 91 feet. Since the existing street, turn lanes and travel lanes are slightly offset from the intersection and excess right-of-way exists along the project frontage, no dedication of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 54 feet (27 feet from centerline and includes a new 5’ bike), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. Additional frontage will likely be measured from the existing west fog line with the addition of the bike lane, curb, gutter, planter strip and sidewalk. 2. The applicant is required to provide the frontage improvements unless a waiver or modification of the street frontage improvements as outlined in City code 4-9- 250(C)(5)(d) is requested. 3. Access to the new development via private easement is not allowed. The development must access the site directly from the public right-of-way. 4. Per RMC 4-6-060 (J) shared driveways are only allowed to serve a maximum of 4 -lots. Since the project is proposing greater than 4 lots and a mixture of residential and commercial uses, a public residential street meeting RMC 4-6-060 (F) is required extending 168th Ave SE to the west. Where the new public street straddles the north property line with the neighboring 16651 property, the applicant will be required to construct half street improvements running east/west to the access of the multi-family zoned property or western property extent depending upon what type of use: a. 35.5 feet of ROW dedication along the northern portion of the site. b. The half street section consists of: 1.5’ (min.) clear zone the north (with restoring commercial access to the property to the north, 0.5’ curb, 20’ of pavement, 0.5’ curb, 8’ planter and 5’ sidewalk. 5. Intersection improvements at the intersection of 108th Ave SE and SE 168th Street will be required. The intersection is currently signalized in 4 directions with the existing home and offices to the north utilizing the eastbound signal at the northwest corner of the 16801 property. Intersection improvements will include, but are not limited to, construction of a permanent curb return along the south side of the new continuation of SE 168th St, temporary curb return along the north half-street improvements of SE 168th St, relocation of the west traffic signal, crosswalk addition and updates to crosswalks that cross 108th Ave SE. A conceptual design for intersection improvements to be reviewed by the City’s Transportation Division will be required with the land-use application. 6. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45- 108th Ave Plaza– PREError! Reference source not found.95 Error! Reference source not found.0 Page 5 of 6 ft outside turning radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 7. On and off-site ADA, curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the civil construction permit for the commercial and residential portions of the project and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 8. Refer to City code 4-4-080 regarding driveway regulations. a. A separate commercial driveway access from 108th or the continuation of SE 168th Street will require an administrative review based upon the type of commercial use and site layout and due to intersection spacing of less than 125’ in either direction may require a modification. This will need to be coordinated during the land-use approval process and it is encouraged that any site concepts be coordinated with City staff prior to submittal. b. A minimum separation of 5 feet is required between driveway and the property line. c. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. d. 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'). 9. 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. 10. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 11. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre- application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 12. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,822.61 per dwelling unit for duplexes/townhomes/condominiums, $7,820.42 per dwelling for single family residences, $4,836.31 per dwelling for apartments and variable for commercial uses based primarily on square footage. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issuance. GENERAL COMMENTS 108th Ave Plaza– PREError! Reference source not found.95 Error! Reference source not found.0 Page 6 of 6 1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along property frontage and within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2020 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. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 17, 2020 TO: Pre-Application File No. PRE20-000195 FROM: Jill Ding, Senior Planner SUBJECT: 108th Ave Plaza 16801, 16807, & 16813 108th Ave SE (parcel nos. 0087000325, 0087000327, & 0087000321) General: We have completed a preliminary review of the pre-application for the above-referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is comprised of 3 parcels located on the east side of 108th Ave SE and is addressed as 16801, 16807, & 16813 108th Ave SE (parcel nos. 0087000325, 0087000327, and 0087000321). The project site totals 52,474 sq. ft. (1.20 acres) and is currently developed with 3 single family residences. Parcels 16801 and 16813 108th Ave SE are located within the Commercial Neighborhood (CN) zone and Urban Design District D. Parcel 16807 108th is located in the Residential – 14 du/ac (R-14) zone. The applicant is proposing to develop the site with 6 townhomes and 3 duplex shop houses in nine (9) buildings (6-townhomes and 3-duplex shop houses). Access to the new units would be provided via driveway access off of 108th Ave SE. No critical areas are mapped on the project site. Current Use: The site is currently developed with 3 single family residences proposed for removal. Zoning: The property addressed as 16807 108th Ave SE is located within a Comprehensive Plan land use designation of Residential High Density (RHD) and Parcels 16801 and 16813 108th Ave SE are located within the Commercial Neighborhood (CN) zone and Urban Design District D. Parcel 16807 108th is located in the Residential – 14 du/ac (R-14) zone. Townhomes are an outright permitted use within the R-14 zone. Attached dwellings are not permitted in the CN zone within the Benson Community Planning Area. Live work units are permitted within the CN zone via an Administrative Conditional Use Permit process. Development Standards: Parcel 16807 108th Ave SE would be 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). Parcels 16801 and 16813 108th Ave SE would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CN standards” herein). Density- The minimum net density requirements in the R-14 zone is 7 dwelling units per acre. The maximum net density is 14 dwelling units per net acre. Density bonuses are possible for applicants requesting additional market- rate dwelling units in exchange for the construction of affordable dwelling units (see RMC 4-9-065 for additional information). 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. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A density worksheet was not included with the pre-application materials; therefore staff was unable to calculate net density for the R-14 zoned parcel. Based on a gross site area of 0.48 acres, the proposal for 6 dwelling units on the R-14 zoned parcel would result in a gross density of 12.5 du/ac (6 units / 0.48 acres = 12.5 du/ac), which is within the density range permitted in the R-14 zone. A Density Worksheet would be required at the time of formal land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Within the CN zoning designation, where residential development is allowed, there is no minimum density and the maximum density is four (4) dwelling units per structure. The applicant is proposing 3 shop house duplex units on the CN zoned parcels. The proposal would not include more than 4 dwelling units per structure, which would not exceed the density permitted in the CN zone. Minimum Lot Size, Width and Depth –The minimum lot size in the R-14 zone is 3,000 sq. ft. for detached dwellings. There is not minimum lot size for attached dwelling units. The minimum lot width of 30 feet for interior lots and 40 feet for corner lots and the minimum lot depth is 60 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW or private access) of no less than 80 percent (80%) of the required lot width and no new lots shall have a depth- to-width ratio greater than four to one (4:1). The applicant would be required to demonstrate compliance with lot standards of the zone at the time of formal application, if subdivision of the R-14 parcel is proposed. There are no minimum requirements for lot width or depth within the CN zone. The minimum lot size in the CN zone is 5,000 sf. No changes are proposed to the existing lot size, width, or depth as a part of this proposal. 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), 10 feet for the rear yards, secondary front yards (applies to corner lots) would be required to have a 15-foot setback, and interior side yards are required to have a 4-foot setback. For unattached side(s), 0 feet for the attached side(s). Setback requirements in the CN zone are as follows: 15 feet minimum for the front yard but may be reduced to zero feet through the Site Plan Review process provided blank walls are not located within the reduced setback; a 20 foot maximum front yard setback; and no rear or side yard setbacks unless the property abuts a residential zoned property, where the setback along residentially zoned properties is 15 feet. Dimensions were not included with the pre-application submittal, therefore staff was unable to verify compliance with the setback requirements. Setbacks would be verified at the time of formal land use application. Building and Impervious Surface Coverage – The maximum building coverage in the R-14 zone is 65 percent (65%). The maximum impervious surface coverage is 80 percent (80%) of total lot area. The CN zone allows a maximum building coverage of 65 percent, or 75 percent if parking is provided within a building or within an on-site parking garage. There is no maximum impervious surface coverage for the zone. The coverage requirements would be verified at the time of formal land use application. Building Height – The maximum wall plate height permitted in the R-14 zone is 24 feet with the possibility to increase up to 32 feet with an administrative conditional use permit and a maximum of 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum building height that would be allowed in the CN zone is 35 feet. The applicant would be required to demonstrate compliance with the height requirements of the zone at the time of building permit application submittal. Building Limitations – There are limitations for the maximum gross floor area of any single commercial use on a site within the CN zone. Any single commercial use is limited to a maximum of 5,000 gross sf unless allowed to exceed the maximum through a conditional use permit. Any single office use is limited to a maximum of 3,000 gross sf unless allowed to exceed the maximum through an administrative conditional use permit. Compliance with this requirement would be verified at the time for formal land use application. Building Orientation – All commercial uses shall have their primary entrance and shop display window oriented toward the street frontage. Compliance with this requirement would be verified at the time for formal land use application. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. For example, 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. An open space requirement for four (4) or more units requires 350 square feet of common open space for each unit and 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. An example of the residential design standard requirement includes building entry must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should 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. Staff was unable to verify compliance with the common open space and private open space requirements. All site design, open space and residential design standards applicable to the R-14 zone would be verified at the time of formal land use application. 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 (10') of on-site landscaping is required along all public street frontages. 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. 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. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Stormwater Facility Perimeter Landscaping - A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. A conceptual landscape plan prepared by a qualified professional shall be submitted at the time of formal land use application. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, arborist report, and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 20% of significant trees, in the R-14 zone and 10% of significant trees within the CN zone and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two -inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. 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 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan. 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 is proposed via a private looped driveway off of 108th Ave SE. Townhomes are required to provide a minimum of 2 parking spaces per dwelling unit, however, 1 space per dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed. Live work residential units are required to provide 1 space per dwelling unit. Compliance with the parking requirements would be verified at the time of forma land use application. Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Signs – Signs are required to meet the minimum standards of RMC 4-4-100 “Sign Regulations” and require sign permit review which is different than building permit review. Urban Design Regulations: The subject property is within the Urban Design District ‘D’ and compliance with District ‘D’ Urban Design Regulations is required RMC 4-3-100 due to the conversion of vacant land to parking. The land use application shall include a narrative of how the project meets the applicable design standards.  Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location.  Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets.  The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded.  A pedestrian circulation system of pathways that are clearly delineated and connect buildings, open space, and parking areas with the sidewalk system and abutting properties shall be provided. o Pathways shall be located so that there are clear sight lines, to increase safety. o Pathways shall be an all-weather or appropriate permeable walking surface material, unless the applicant can demonstrate that the proposed surface is appropriate for the anticipated number of users and complementary to the design of the development.  Amenities such as outdoor group seating, benches, transit shelters, fountains, and public art shall be provided. o Site furniture shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can be reasonably maintained over an extended period of time. o Site furniture and amenities shall not impede or block pedestrian access to public spaces or building entrances.  Accent lighting shall also be provided on building facades (such as sconces) and/or to illuminate other key elements of the site such as gateways, specimen trees, other significant landscaping, water features, and/or artwork. Downlighting shall be used in all cases to assure safe pedestrian and vehicular movement, unless alternative pedestrian-scale lighting has been approved administratively. Critical Areas: No critical areas are mapped on the project site. Environmental Review: The construction of more than 9 dwelling units on a project site is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. Permit Requirements: The proposal would require the approval of Hearing Examiner Site Plan approval and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of 12 weeks following acceptance of a complete application. The 2020 fees for Hearing Examiner Site Plan Review and Environmental (SEPA) Review total $5,544 ($3,700 Site Plan + $1,580 SEPA + $264 Technology Fee = $5,544). Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms.” All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. In addition to the required land use permits, separate construction and building permits would be required. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits (Site Plan Review, Preliminary Plat, SEPA Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact Fees: In addition to the applicable building and construction fees, the impact fees would be required prior to the issuance of building permits. The 2020 impact fees for new townhome dwelling units are: • Fire Impact Fee currently assessed at $964.53 per new dwelling unit; • Transportation Impact Fee assessed at $4,836.31 per new apartment; • Renton School District Impact Fee assessed at $2.455.00 per new dwelling unit (plus an additional 5% service fee);  Parks Impact Fee currently assessed at $3,202.98 per new dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened. Please contact Jill Ding, Senior Planner at 425-430-6598 or jding@rentonwa.gov to schedule an appointment. Expiration: The Site Plan approval would be valid for two years with a possible one-year extension. It is the applicant’s responsibility to monitor the expiration dates.