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HomeMy WebLinkAboutPRE20-000215_Pre-App SummaryPREAPPLICATION MEETING FOR 2309 Aberdeen Ave NE Short Plat 2309 Aberdeen Ave NE PRE20-000215 CITY OF RENTON Department of Community & Economic Development Planning Division October 1, 2020 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@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 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:September 21, 2020 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Aberdeen Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. The existing fire hydrants are not within 300 feet of all of the proposed lots. A minimum of one new hydrant will be required. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at time of building permit issuance. Credit will be granted for any existing homes that are removed or retained. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45- feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved hammerhead type turnaround. Maximum grade allowed is 15 percent. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 1, 2020 TO:Angelea Weihs, Associate Planner FROM:Michael Sippo, Civil Engineer III, Plan Review SUBJECT:2309 Aberdeen Ave NE Short Plat 2309 Aberdeen Ave NE PRE20-000215 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) 3343901963. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The project is within the City of Renton’s water service area in the 435-hydraulic zone. The site is located in the Aquifer Protection Area, Zone 2. There is an existing 16-inch City water main located in Aberdeen Ave NE that can deliver a maximum capacity of 4,550 gallons per minute (gpm) - (see Water plan no. W-2825). The static water pressure is approximately 71 psi at ground elevation of 270 feet. There is existing water service(s) to the subject property. o 3/4-inch domestic water meter(s) Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and 2309 Aberdeen Ave NE Short Plat– PRE20-000215 PRE20-000215 Page 2 of 7 basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: 1. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: a. Installation of approximately 40 feet of 8-inch water line stub across Aberdeen Ave NE connecting to the existing 16-inch water main in Aberdeen Ave N.E. b. Installation of a fire hydrant at the proposed private access road. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. c. Extension of about 160 feet of 6-inch water main within the private access road from the above new 8-inch stub to the east property line of the last westerly lot (lot 1). d. Installation of 1-inch minimum domestic water service and meter to each new lot. The sizing of the meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. A minimum 1-inch meter is required if the new home is served by a sprinkler system. e. Subject to payment of applicable water system development charges and water meter installation fees for the new lots. 2. A 15-foot utility easement will be required for the new hydrants, water mains and water meters within the property. 5. The existing domestic water service should be should be cut and capped. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 8. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2020 Development Fees Document on the City’s website. a) The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,400.00 per meter. b) The SDC fee for fire service is based on the size of the fire service line to serve the project (if applicable). c) A credit will be issued for any water service that is abandoned. 2309 Aberdeen Ave NE Short Plat– PRE20-000215 PRE20-000215 Page 3 of 7 d) Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. e) Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1- 1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. f) Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in Aberdeen Ave NE (see City plan no. S-234201). 3. There is an existing 8-inch wastewater main located in a public easement on the south property lines of the 2015 and 2319 properties to the north that runs from the west property line of the 2015 property to the east and connects into the system in Aberdeen Ave NE (see City plan no. S-234201). 4. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the units. 5. A separate side sewer will be required for each residential building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 6. The development is subject to a wastewater system development charge (SDC) fee. The 2020 SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee for a 1-inch meter install is $3,400.00 per meter. 7. The site is in the Aberdeen Ave NE Special Assessment Districts (SADs) based upon lineal feet of street frontage. The Aberdeen Ave SAD total (including interest): $16,122.75. 8. The site is in the East Kennydale Special Assessment Districts (SADs) based on a per lot basis. The East Kennydale SAD total (including interest) for 3 lots ($666.68 per lot): $2,000.04. 9. The site is in the East Kennydale Frontage Special Assessment Districts (SADS) based on a per lot basis. The East Kennydale Frontage SAD total (including interest) for 3 lots ($5,266.25 per lot): $15,798.75. SURFACE WATER 2309 Aberdeen Ave NE Short Plat– PRE20-000215 PRE20-000215 Page 4 of 7 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Duration Flow Control Standard area matching Forested Site Conditions and is within the May Creek Drainage Basin, Lower May Creek Drainage Sub-basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The site topography slopes moderately from the west to east with the steeper topography near the rear of the site on at the west property line and a gentler slope near the front of the lot facing Aberdeen Ave NE. There is an existing 12-inch stormwater main located along the western frontage of Aberdeen Ave NE that flows from north to south prior to connection to a catch basin located near the sites south eastern frontage (see City plan no. D-216207). There is also an existing 24-inch stromwater trunk main located in the center of Aberdeen Ave NE that flows from south to north. The 12” main connects to the 24” main from the catch basin. 3. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2017 City of Renton Surface Water Design Manual. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 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. 5. Relocation of the 12-inch stormwater main along the site’s frontage may be required based upon where the final curb-line and gutter is established. 6. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 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. 8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site 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. 2309 Aberdeen Ave NE Short Plat– PRE20-000215 PRE20-000215 Page 5 of 7 9. A Construction Stormwater Permit from Department of Ecology is not required since clearing and grading of the site does not exceed one acre. If additional properties are brought into the application and the project exceeds one acre then the applicant must obtain permit and provide proof prior to Civil Permit issuance. 10. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 11. Erosion control measures to meet the City requirements shall be provided. 12.The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. The proposed development fronts Aberdeen Ave NE along the west property line(s). Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage improvements. 2. The City’s transportation group has determined and will support a lesser standard to match the established standard street section for Aberdeen Ave NE. The City established standard street section for Aberdeen Ave NE, which shall be installed by the developer as part of the proposed development, will allow a pavement width of 32-feet (16-feet from centerline), 8 foot planting strip, 5-foot sidewalk, 1-foot clearance at back of walk and 0.5- foot curb. This recommendation results in a total right of way width of 60 feet, requiring no ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4-9-250C5d. 3. The section of Aberdeen Ave NE along the development site is designated as a Neighborhood Greenway (Bicycle Boulevard) in the current update to the Renton Trails 2309 Aberdeen Ave NE Short Plat– PRE20-000215 PRE20-000215 Page 6 of 7 and Bicycle Master Plan. A Greenway would not include bike lanes but could include traffic calming, signage, pavement marking improvements to encourage bicycle travel. Therefore, an ultimate 32-foot width roadway is recommended to provide two travel lanes with parking on each side. 4. Access to each of the three lots may be granted via a shared driveway for lots less than 4 units. Private access roads shall consist of a minimum of a 24-28 foot tract with a 20- foot pavement width for emergency services access and must provide a turnaround in compliance with City code 4-6-060I. Since the applicant is proposing to have the private street located at the north property line adjacent to other residences not associated with the project, a minimum 8’ wide landscaping strip is required between the driveway and adjoining properties. Renton Fire Authority may allow for the paved surface to be reduced to 16 feet in width in a case-by-case circumstances, thus reducing the tract width to 24 feet in places. The private street must be installed prior to recording the final plat. 5. Dead-end streets measured between 150 and 300-feet may utilize a hammerhead turnaround meeting the requirements for emergency services access, including a 25- foot radius and a length of 45’. Reference RMC 4-6-060H. The hammerhead shall have a design approved by the Administrator and Fire and Emergency Services. 6. Street grades shall not exceed 15 percent. 7. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 8. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 9. Street lighting and street trees are required to meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 10. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 12. The transportation impact fee is based on the type of land use. For a single family house, the 2020 transportation impact fee is $ Street grades shall not exceed 15 percent. 2309 Aberdeen Ave NE Short Plat– PRE20-000215 PRE20-000215 Page 7 of 7 13. The transportation impact fee is based on the type of land use. For a single family house, the 2020 transportation impact fee is $7,820.42. Transportation impact fees are subject to change based on the year the building permit is applied for. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2019 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000215 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 1, 2020 TO:Pre-Application File No. 20-000215 FROM:Angelea Weihs, Associate Planner SUBJECT:2309 Aberdeen Ave NE Short Plat 2309 Aberdeen 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 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 applicant is proposing to subdivide an existing parcel into three lots. The subject property is located at 2309 Aberdeen Ave NE (parcel no. 3343901963). The project site totals 36,394 square feet (0.86 acres) in area and is currently developed with a single-family home, which is proposed to be removed. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8). No lot size was provided for the proposed lots. Access to all lots is proposed via a shared driveway off of Aberdeen Ave NE. Based on COR maps, regulated slopes, moderate landslide hazards and Wellhead Protection Area Zone 2 are mapped on the project site. Current Use: The project site is currently developed with a single-family home, which is proposed to be removed. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Using the gross area of 36,394 square feet, a 3-lot proposal arrives at a gross density of 3.6 du/ac (3 lots / 0.86 acres = 3.6 du/ac). 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: therefore, the density falls within the permitted density range. which is within the permitted density range. The area of the shared driveway tract and any public right-of-way 2309 Aberdeen Ave NE Short Plat Page 2 of 5 October 1, 2020 dedication would need to be deducted to calculate net density. A Density Worksheet would be required at the time of formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. Lot size and all dimensions were not provided to determine compliance; however, the lot appears to have adequate room for compliance with the R-8 zone requirements for three lots. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two 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. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards for the new single-family residences would be required to be demonstrated at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Please note that lots with frontage on both a public street and a driveway are classified as corner lots and therefore are subject to corner lot yard standards. Compliance with the setbacks for the proposed new single-family homes will be verified at the time of building permit review. Access/Driveways/Parking: Access to proposed Lots 1-3 is proposed via a shared driveway off of Aberdeen Ave NE. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and 2309 Aberdeen Ave NE Short Plat Page 3 of 5 October 1, 2020 f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover. The shared driveway may be required to include a turnaround per subsection H of RMC 4-6-060. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions.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. Compliance with driveway standards would be verified at the time of building permit review. Each lot is required to accommodate off street parking for a minimum of two vehicles. Compliance with the shared driveway and access standards would be verified at the time of formal land use application. Compliance with driveway and parking standards would be verified at the time of building permit review. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4- 040. 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. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory 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 least 30 percent (30%) 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 30% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. 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. 2309 Aberdeen Ave NE Short Plat Page 4 of 5 October 1, 2020 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 be 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 the formal land use application if any trees are proposed for removal. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Critical Areas: A Wellhead Protection Area 2 and a moderate landslide hazard area are mapped on the project site. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is needed. A geotechnical report may be required due to the presence of the moderate landslide hazard area. Environmental Review: Except when located in sensitive areas (such as wetland or protected slopes) or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2020 administrative short plat application fee is $5,544.00 ($5,280.00 each plus a 5% Technology Surcharge Fee). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). 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 2020 impact fees are as follows: A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit. 2309 Aberdeen Ave NE Short Plat Page 5 of 5 October 1, 2020 A Parks Impact Fee based on $3,945.70 per each new detached dwelling unit. A Fire Impact fee of $829.77 per each new detached dwelling unit. Renton School District Impact Fee is $6,862.00 per each new detached dwelling unit (plus an additional 5% service fee). 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 contact Angelea Weihs, Associate Planner at aweihs@rentonwa.gov. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.