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HomeMy WebLinkAboutPRE_PRE20-000139 (R-6 Jones Renton Short Plat) Meeting Summary_2020_07_09_v1.pdfPREAPPLICATION MEETING FOR Jones Renton Short Plat 3102 Park Ave N, Renton, WA 98056 PRE20-000139 CITY OF RENTON Department of Community & Economic Development Planning Division July 9, 2020 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@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: Craig Burnell, 425.430.7290, cburnell@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). M E M O R A N D U M DATE:July 9, 2020 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Jones Renton 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 new 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 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 turnaround. Dead ends up to 300-feet long are allowed to use hammerhead type turnarounds. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 9, 2020 TO:Clark Close, Planning FROM:Michael Sippo, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for the Jones Short Plat 3102 Park Ave N, Renton WA 98056 PRE20-000139 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 the Jones Short Plat located at 3102 Park Ave N, Renton WA 98056 (APN 334210-3215) and have the following comments: EXISTING CONDITIONS The site is approximately 1.32 acres in size and consists of a single parcel that contains an existing home fronting Park Ave N to the west. The parcel is square in shape with a rectangular flag protruding south in the southeast corner of the property. The central portion of the property is developed and contains a single-family residence and accessory structure. The home is accessed from a driveway that extends onto the property from the west and there is an additional driveway located on the north property line that provides access to the property to the north. The property moderately slopes from east to west, dropping approximately 15 feet over the span and is vegetated with spares trees, lawn and bushes. Their property is bordered to the south by residential and commercial properties, to the east by the City-owned Kennydale reservoir, fire station, and residential properties and to the west by Park Ave N. The project site contains regulated slopes and landslide hazard areas. Water Water service is provided by the City of Renton. There is an existing 12” - inch ductile iron water main located in Park Ave N (see City plan no. W-27680A). The site is located in a Zone 2 Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton. At the southwest corner of the site there is an existing 6” -inch PVC gravity wastewater main located in Park Ave N that runs south to north and turns west down N 31st St. (see City plan no. S-01790F). At the northwest corner of the site there is an existing 8” - inch PVC gravity wastewater main Jones Short Plat – PRE20-000139 Page 2 of 9 located in Park Ave N that runs south to north and turns west down N 32nd St. (see City plan no. S-01420F). There are sewer stubs extending onto the property from both sewer mains. Storm There are no formal storm drainage facilities located within Park Ave N along the site’s frontage. Park Ave N contains a ridge in the roadway slightly north of N 31st St that diverts flows either to the north or to the south and west. For the south basin there is a formal 12” -inch conveyance system located on the north side of N 31st St with a catch basin located in the north curb return. For the north basin there is a small ditch located along the west shoulder of Park Ave N that forms along the site’s north frontage and is collected by a 12” -inch CPEP culvert located near the intersection of Park Ave N and N 32nd St (see City plan no. R-287409). Runoff from the existing site includes one home where no stormwater infrastructure currently exists on-site. For the south basin runoff from the site sheet flows west and onto the shoulder where it either infiltrates in the roadside grass and gravel shoulder or in heavier flows sheetflows across the street and is collected by the conveyance system in N 31st St. For the north basin runoff from the site sheet flows west into the ditch located on Park Ave N and continues north through a series of conveyance pipes and catch basins before turning west on N 34th St. Streets Park Ave N is classified as a Collector Arterial with an existing right of way (ROW) width of 50’ as measured using the King County Assessor’s Map. The existing street section contains two (2) approximately 11’ wide north and south-bound travel lanes with a curb, gutter and 5’ wide sidewalk on the west side of Park Ave N and a paved and gravel shoulder on the east side of the street along the subject property’s frontage. There is a 3-way stopped controlled intersection where Park Ave N and N 31st St intersect along the property’s frontage. CODE REQUIREMENTS WATER 1. The development is within the City of Renton’s water service area in the Kennydale 320 hydraulic zone. There is an existing 12-inch water main in Park Ave N (water project plan no. W-2768) that can deliver a maximum flowrate of 3,200 gallons per minute (gpm). The static water pressure is approximately 45 psi at ground elevation 214 feet. 2. The City’s water utility will be installing a new 8-inch water main in Park Ave N that will be fed from the Highlands 435-hydraulic zone. Upon the completion of the new water main anticipated in December 2020, water service to the proposed development will be from the new 8-inch main from the 435-zone which can deliver 2,500 gpm and the static pressure will be approximately 95 psi at ground elevation 214 feet. 3. There is an existing ¾-inch water meter serving the existing house at 3102 Park Ave N, Renton WA 98056. Jones Short Plat – PRE20-000139 Page 3 of 9 4. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre-application, the preliminary fire flow demand for the development is 1,000 gpm 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 is required. 5. A minimum 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 new lots. A minimum of 1 new hydrant will be required. 6. The following water system improvements will be required as part of the development: a. Extension of on-site water mains within the new interior access roads. The sizing of the new water mains shall be minimum 8-inch diameter, which can provide a maximum flowrate limited to 1,250 gpm or a 10-inch main which can deliver 1,900 gpm. The water main extension shall extend to the east and south boundary of the development with utility easement to be provided to the city. b. A 15-foot utility easement will be required for any water main and for related appurtenances that are not located within the public right-of-way. One hydrant is required within 300 feet of each new lot. c. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final location and number of the hydrants shall be determined by the Fire Authority based on the final site plan. d. Installation of a separate domestic water meter and service line (minimum 1-inch in size) to each new home. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. A double check valve assembly (DCVA) is required behind the domestic water meter if the buildings are 3-story or more. e. Installation of pressure-reducing valve downstream of each water meter as required by the UPC if the water supply pressure is over 80 psi. 7. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 8. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. A civil plan showing the preliminary water main extension shall be submitted with the land use application. 11. Adequate separation between utilities is required. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 12. 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 Jones Short Plat – PRE20-000139 Page 4 of 9 Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. 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 3/4 x 5/8-inch or 1-inch meter is $4,400.00 per meter. Credit will be provided for the existing home since it is currently connected to the City sewer service. b. The SDC fee for fire service is based on the size of the fire service line to serve the project (if required). c. The existing meter serving the 3102 residence will be required to be cut and capped at the main line. d. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 3/4 x 5/8-inch or 1-inch water service line is $2,875.00* per service line. This is payable at construction permit issuance. e. Drop-in meter fee is $460.00* per meter for a 3/4 x 5/8-inch or 1-inch meter. This is payable at issuance of the building. f. SDC fees are assessed and payable at construction permit issuance. SEWER 1. Proposed sewer main improvements are required to be shown on the composite utility civil plan submitted with the Land Use Application. The required improvements shall extend a new 8”-inch sewer main through the new public street within the project site. Required extension of the new 8”-inch sewer main must be shown within the future public ROW and provides the required sanitary sewer service to each new lot. The applicant may need to extend the existing 8-inch sewer main in Park Ave N depending on the location of the site access. 2. A 15-foot utility easement will be required for any sewer main that is not located within the public right-of-way. 3. The existing side sewers serving the subject parcel will be required to be capped and abandoned during site development. New side sewers shall be installed to serve each individual property. The existing sewer stubs can be used for the development if the proposed lot layout provides gravity service to the stubs. 4. The development is proposing connection of 6 or 8 new homes (1 existing building to be removed). Credit will be provided for the existing home since it is currently connected to the City sewer service. 5. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve each lot. These fees will be collected at individual lot building permit application. Jones Short Plat – PRE20-000139 Page 5 of 9 a. SDC fee for sewer is based on the size of the new domestic water meters to serve the project. The current sewer fee for a 1-inch meter is $3,400.00 per meter. In 2021, the sewer fee may raise. b. SDC fees are payable at construction permit issuance. SURFACE WATER 1. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. A drainage study complying with the 2017 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Conditions). The site is located in the East Lake Washington drainage basin and West Kennydale sub basin. Drainage report and drainage plans based on 2017 City of Renton Surface Water Manual are required to be provided. A preliminary drainage plan and drainage report, including the application of flow control BMPs, shall be included with the land use application. The final drainage plan and drainage report should be submitted with the utility construction permit application. 2. The site is bisected by 2 distinct topographic drainage basins and threshold discharge areas that do not converge within 1/4 mile downstream of the subject property. In accordance with the 2017 RSWDM, each threshold discharge area will require separate analysis and any flow control and/or water quality applications will be required for each distinct basin if those thresholds are triggered. Any diversion of stormwater to a separate basin will, at minimum, require a stormwater adjustment to be reviewed during the land- use and civil construction permit application process. 3. 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. Special inspection from the building department is required. 4. 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. 5. 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. Jones Short Plat – PRE20-000139 Page 6 of 9 6. 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. 7. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). In Zone 2 of the City’s APA, stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the RSWDM. 8. 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. 9. 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. 10. 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. The SDC fee that is current at the time of issuance of the construction permit will be applicable. TRANSPORTATION 1. Park Ave N is classified as a Collector Arterial with an existing right of way (ROW) width of 50’ as measured using the King County Assessor’s Map. The existing street section contains two (2) approximately 11’ wide north and south-bound travel lanes with a curb, gutter and 5’ wide sidewalk on the west side of Park Ave N and a paved and gravel shoulder on the east side of the street along the subject property’s frontage. There is a 3- way stopped controlled intersection where Park Ave N and N 31st St intersect along the property’s frontage. To meet the City’s complete street standards for collector arterial streets, the minimum ROW width would be 83 feet requiring a ROW dedication of up to 16.5 feet. 2. CED staff in conjunction with Transportation Division concurrence has previously determined a street section for Park Ave N that includes a pavement width of 32 feet (measured from the existing west curb line in Park Ave N), 8 foot planting strip, 5 foot sidewalk and 0.5 foot curb. Therefore, the Transportation Division would support a request for modification from Code required frontage improvements. This would result in a total ROW width of 57 feet, requiring 7 feet of ROW dedication depending on final survey. On-street parking could be provided along the development side of Park Ave N to Jones Short Plat – PRE20-000139 Page 7 of 9 include one parking lane with no additional ROW dedication above the 7 feet. Approval of a street modification request would be required to reduce the width of ROW dedication from 16.5 to 7 feet. The applicant may request a modification and submit an application to the City for the modification of the street frontage improvements as outlined in City code 4-9-250(D). 3. Park Ave N. is designated a bike route in the Renton Trails and Bicycle Master Plan(Project 24) with a greenway planned on Park Ave N. fronting the subject proposed development site. The greenway could include traffic calming improvements in the roadway, pavement markings, and signing. A plan of improvements has yet to be determined and there is currently no funding available for them. Improvements associated with the greenway may be required as determined through the land-use approval process. 4. The proposed development will be required to construct an interior public Residential Access Street per RMC 4-6-060(F)(2) that will terminate via an approved turnaround within the short plat. Minimum right-of-way width for the interior public street is 53’ consisting of (2) 10’-wide travel lanes, (2) ½’-wide curbs, (2) 8’-wide planter strips, (1) 6’- wide parking lane and (2) 5’-wide sidewalks. Half-street improvements are considered on a case-by-case basis (dependent on site conditions) and consists, at a minimum, of 35’ of right-of-way with (2) 10’-wide travel lanes, (2) ½’-wide curbs, (1) 8’-wide planter strip and (1) 5’-wide sidewalk. Half-street proposals will take into account access locations, travel- lane alignment, parking lanes, sidewalk and planter strip continuity, right-of-way continuity and likelihood of improvements being completed in the future. 5. Per RMC 4-6-060(J) shared driveways are only allowed to serve a maximum of 4-lots. Since the project is proposing 6-8 lots, a public residential street meeting RMC 4-6-060 (F) is required. The applicant is currently proposing a new private access street that straddles the north property line with the neighboring 3108 property: a. The proposed street is located mid-block between N 31 st and N 32nd Streets. Approximate intersection spacing to the north to N 32nd St is approximately 100’ and to south to N 31st St is approximately 150’. b. Per RMC 4-6-060(F)(2) site access requires a minimum of 125’ from an intersection. In addition, the southern portion of the subject property aligns with N 31st St. In order to maintain congruent intersection spacing meeting the City’s grid system and safe intersection spacing, the project is required to extend street improvements to the east from the intersection of Park Ave N and N 31st St. c. The applicant may request a modification and submit an application to the City for the modification of the street intersection spacing as outlined in City code 4- 9-250(D). At this time City Transportation department does support a street modification request based on the available information, however, a detailed review will occur during the land-use approval process and findings based on the traffic study and transportation review may require that the access occurs from the N 31st St intersection. Jones Short Plat – PRE20-000139 Page 8 of 9 d. In the event a modification for intersection spacing and half-street improvements is granted, 35.5 feet of ROW dedication along the northern portion of the site would be required. e. The half street section consists of: 1.5’ (min.) clear zone the north, 0.5’ curb, 20’ of pavement, 0.5’ curb, 8’ planter and 5’ sidewalk. 6. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. 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. 7. Street grades shall not exceed 15 percent. 8. 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. 9. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. 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. c. 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. Driveways shall not be closer than 5-feet to any property line. 10. A traffic impact analysis is required when 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. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this would apply to commercial sites that generate 20 vehicles per hour. Traffic study guidelines are included with the pre-application packet. 11. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 12. 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. 13. 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 $7,820.42 for each new home. The transportation impact fee that is current at the time of building permit application will be levied. Jones Short Plat – PRE20-000139 Page 9 of 9 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. 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. A civil construction permit for the site, utility and street improvements will require a separate plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000139 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:July 9, 2020 TO:Pre-Application File No. PRE20-000139 FROM:Clark H. Close, Senior Planner SUBJECT:Jones Renton Short Plat 3102 Park Ave N 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, 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 project site (Tax Parcel 334103215) is located at 3102 Park Ave N and totals approximately 57,614 square feet (1.32 acres) in area and is zoned Residential-6 (R-6). An existing single family residence is proposed to be removed. The proposal is to subdivide the existing parcel into six (6) lots or eight (8) Planned Urban Development (PUD) lots. The proposed lots would have lot areas of 7,000 square feet or approximately 4,000 square feet depending on the land use application. Access to the proposed lots would be provided via a 26 ½ foot right-of- way dedication along the north property line. The site is vegetated with grasses, bushes, and sparse trees. The site slopes downward from east to west at magnitudes of 5 to 15 percent and relief of about 15 feet. There is a slightly steeper cut slopes along the west property line, adjacent to Park Ave N. The slope is less than 5 feet tall. The site has a split drainage to the NW and SW. Infiltration is feasible on the west half of the property. The site is mapped within a moderate landslide hazards and Wellhead Protection Area, zone 2. Current Use: The property is developed with an existing 1,270 square foot single family home, proposed for removal. Zoning/Density Requirements: The subject property is zoned Residential-6 (R-6). The minimum density in the R-6 zone is 3.0 dwelling units per net acre (du/ac) and the maximum density is 6.0 du/ac. Private access easements, critical areas and public right-of-way are deducted from the total area to determine net density. 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 Jones Renton Short Plat Preapplication Meeting July 9, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000139 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. Based on a gross site area of 57,614 square feet (1.32 acres), the proposal for 6 lots would result in a gross density of 4.55 du/ac, which is within the density range permitted for the R-6 zone. The proposal for 8 lots would result in a gross density of 6.06 du/ac, which is also within the density range permitted for the R- 6 zone. 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-6 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-6 is 7,000 square feet for parcels less than one acre, with one lot allowed to be smaller than the required minimum lot size. This single lot is allowed to be 6,250 square feet in Zone R-6. Minimum lot width is 60 feet for interior lots, or 70 feet for corner lots. Minimum lot depth is 90 feet. The proposed 6 lot and 8 lot configurations do not appear to be compliant with minimum lot dimensional standards of the R-6 zone. However, via a planned urban development, the City may modify any of the standards of chapter 4-2 RMC if the proposed development would be superior to that which would result without a PUD and the applicant demonstrates public benefit. Otherwise, the applicant would be required to demonstrate compliance with the minimum lot size, width and depth standards of the zone at the time of formal application. Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area. The maximum impervious coverage in the R-6 zone is 55%. The maximum wall plate height is restricted to 24 feet, and the buildings shall not be 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 are restricted to a maximum wall plate height of 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal’s compliance with the building standards for the new home would be verified at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The required setbacks for the R-6 zone are: Front yard: 25 feet for the primary structure; Rear yard: 25 feet; Side yards: combined 15 ft. with not less than 5 ft. on either side. 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. Lots adjacent to both public ROW and driveway tract frontage are classified as corner lots. Setback compliance for the new homes would be verified at the time of building permit review. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable to any new residential structures. Jones Renton Short Plat Preapplication Meeting July 9, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000139 Access: Access to the proposed lots would be provided via either residential driveways off Park Ave N or via a 26 ½ foot shared access driveway with a hammerhead turnaround. Where permitted, shared driveways may be allowed for access to four (4) or fewer residential lots. Whenever a building permit is applied for, the applicant shall build and install street improvements (RMC 4-6-060). The location of the ingress and egress driveway shall be subject to approval of the Department of Community and Economic Development. An approved turnaround is required for dead end streets 150 feet or longer and a cul-de-sac is required for a dead end street from 300 feet to 500 feet. The proposed shared driveway access appears to serve more than four (4) residential lots. A half-street requires a minimum width of 35 ½ feet. Compliance with street standards and access requirements would be verified at the time of formal application. Parking: Each lot is required to accommodate off-street parking for a minimum of two vehicles. The proposal’s compliance with the building standards for the new homes would be verified at the time of building permit review. Driveways: Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. 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. Access to the proposed lots would be provided via single family residential driveways. Compliance with the driveway regulations would be verified at the time of formal land use review. 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. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i) small-sized maturing trees: thirty feet (30') on center; ii) medium-sized maturing trees: forty feet (40') on center; and iii) large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. 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 Jones Renton Short Plat Preapplication Meeting July 9, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000139 plan prepared by a qualified professional shall be submitted at the time of formal land use application. Fences/Retaining Wall: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Fences, retaining walls or hedges shall not exceed forty eight inches (48") in height within the front yard setback. 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. However, fences that provide at least fifty percent (50%) transparency, as viewed perpendicularly to the face of the fence, may be allowed directly on top of a retaining wall. However, chain link fencing shall not be installed. This exception shall not be applied to front yard setbacks, or clear vision areas. New fencing would need to comply with the fence requirements of the code (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 about fences and retaining walls. 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 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 percent of existing significant trees, each new lot would be required to provide a minimum tree density of two (2) trees per 5,000 square feet of lot area onsite. Protected 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. Jones Renton Short Plat Preapplication Meeting July 9, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000139 Critical Areas: According to City of Renton (COR) Maps, the site is mapped within a moderate landslide hazards and Wellhead Protection Area, zone 2. A fill source statement would be required if fill is brought onto the project site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The proposed project is categorically exempt from Environmental (SEPA) Review in accordance with WAC 197-11. Planned Urban Development: There are two principal purposes of the planned urban development regulations. First, it is to preserve and protect natural features of the land. Second, it is to encourage innovation and creativity in the development of residential, business, manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. RMC 4-9-150 states that in approving a planned urban development, the City may modify any of the standards of chapters 4-2, 4-4, and 4-7 RMC and RMC 4-6-060, except as listed in subsection B3 of this Section (i.e. uses, density, and procedures). All modifications including but not limited to development standards, parking, setbacks, etc. will be considered simultaneously as part of a planned urban development. Planned Urban Development Standards: Common Open Space – Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. 1. Open space must be at least 10 percent of the development site’s gross land area. Open space may include, but is not limited to the following: a. A trail that allows opportunity for passive recreation within a critical area buffer (only the square footage of the trial shall be included in the open space area calculation), or b. A sidewalk and its associated landscape strip, when abutting the edge of a critical area buffer and when a part of a new public or private road, or c. A similar proposal as approved by the reviewing official. 2. Additionally, a minimum area equal to fifty square feet per unit of common space or recreation area shall be provided in a concentrated space. 3. Stormwater facilities may be incorporated with the open space, common space, or recreation area on a case-by-case basis if the Reviewing Official finds: a. The stormwater facility utilizes the techniques and landscape requirements set forth in The Integrated Pond, King County Water and Land Resources Division, or an equivalent manual; or b. The surface water feature serves areas outside of the planned urban development and is appropriate in size and creates a benefit. Private Open Space – Each residential unit in a planned urban development shall have usable private open space (in addition to parking) for the exclusive use of the occupants of that unit. The private open space shall be well demarcated and at least 15 feet in every dimension. Decks on upper floors can substitute for the required private open space. For dwelling units which are Jones Renton Short Plat Preapplication Meeting July 9, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000139 exclusively upper story units, there shall be deck areas totaling at least 60 square feet in size with no dimension less than 5 feet. PUD Decision Criteria: The City may approve a planned urban development only if it finds that the following requirements are met. Demonstration of Compliance and Superiority Required – Applicants must demonstrate that a proposed development is in compliance with the purposes of the Planned Urban Development and with the Comprehensive Plan. The proposed development shall be superior to that which would result without a planned urban development and that the development will not be unduly detrimental to surrounding properties. Public Benefit – In addition, applicants shall demonstrate that a proposed development will provide identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: 1.Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or 2.Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or 3.Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or 4.Use of Sustainable Development Techniques: Design which results in a sustainable development; such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques, etc.; or 5.Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: a. Open Space/Recreation: i. Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and ii. Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or b. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or c. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or Jones Renton Short Plat Preapplication Meeting July 9, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000139 d. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or e. Alleys: Provides alleys for any proposed single family detached, semi-attached, or townhouse units. Additional Review Criteria – A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: 1. Building and Site Design: a. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. b. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, detached, attached, townhouses, etc. 2. Circulation: a. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. b. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. c. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. d. Provides safe, efficient access for emergency vehicles. 3. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. 4. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. 5. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall provide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other Jones Renton Short Plat Preapplication Meeting July 9, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000139 appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. 6. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. Parking Area Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. Permit Requirements: The proposal would require administrative short plat approval and would require Preliminary Planned Urban Development (if submitted). An administrative short plat application would be reviewed within an estimated time frame of six to eight weeks. A PUD would be processed with an estimated time from of 12 weeks. The 2020 administrative short plat application fee for both preliminary and final phases is $5,544.00 ($5,280.00 each plus a 5% Technology Surcharge Fee). The 2020 Planned Urban Development (Preliminary Plan) 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 and informational handouts can be found on the City’s website by clicking “How Do I?” on the home screen, then “City Documents” and then “CED Forms” under the Quick Browse heading for Community and Economic Development. The City requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. 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. Once Preliminary Planned Urban Development 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 PUD review. The developer shall submit the final development plan within five (5) years of the effective date of action by the Hearing Examiner to approve the preliminary plan. The Final PUD is an administrative review process with an estimated time frame of 6 weeks. Building permit applications are required to be submitted within six (6) months of Final PUD approval. Additionally, the developer shall complete the approved planned urban development or any phase thereof included in the approved final plan within two (2) years from the date of the decision. In addition to the required land use permits, separate construction, building and sign permits would be required. Public Notice: A minimum of one Public Information Sign is required for the proposed land use application(s). 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). Jones Renton Short Plat Preapplication Meeting July 9, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000139 Neighborhood Meeting Requirement – A neighborhood meeting is required for planned urban development applications. The applicant is require to conduct the neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300 feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090.A for the complete neighborhood meeting requirements. 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 single family dwelling unit. A Parks Impact Fee based on $3,945.70 per each new single family dwelling unit A Fire Impact fee of $829.77 per each new single family dwelling unit. Renton School District Impact Fee is $6,877.00 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. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened prior to submitting the complete application package. Please contact Clark Close, Senior Planner at cclose@rentonwa.gov or 425- 430-7289 to schedule an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). Permit applications, such as Planned Urban Development applications that are approved as a companion to a preliminary plat application shall remain valid for the duration of the preliminary subdivision. If approval of the preliminary subdivision is legally extended, the preliminary plan approval shall also be extended. It is the responsibility of the owner to monitor the expiration date. 6/11/2020 9:53 AMJ:\2020\20081\PLANNING\EXHIBITS\SITE PLANS\VICINITY MAP.DWGDESIG N E N G I N E E R I N G P L A N N I N G S U R V E Y I N G 12100 Ne 195th St, Suite 305 Bothell, Washington 98011 425.885.7877 Fax 425.885.7963VICINITY MAPS 0 100 200 1" = 200' PARK AVENUE NORTHGARDEN AVENUE NORTHMEADOW PLACE NORTHNORTH 32ND STREET NORTH 31ST STREET PARK AVE NN 31ST ST ACCESS 8,693± SF ROW DEDICATION 308± SF 6 7,608± SF 5 7,160± SF 4 11,466± SF 3 7,464± SF 2 7,436± SF 1 7,483± SF EXIS. 10' ACCESS EASEMENT HOUSE TO BE REMOVED DESIGNE N G I N E E R I N G P L A N N I N G S U R V E Y I N G12100 Ne 195th St, Suite 305Bothell, Washington 98011425.885.7877 Fax 425.885.79631PROJECT NUMBERSHEETOF1DATECONCEPTUAL SITE PLAN BFEASIBILITY STUDYJONES RENTON SHORT PLATALAN JONES0 15 30 1" = 30'20081Jun 12, 20206/12/2020 4:39 PMJ:\2020\20081\PLANNING\EXHIBITS\SITE PLANS\JONES SITE PLAN 2.DWGData Note: Topography and parcel data shown herein was derived from Lidar data and shape files provided by the Puget Sound Lidar Consortium and/or appropriate jurisdictions GIS Department. It is a representation of the ground topography and lot configurations only and shall only be used for planning purposes. Core Design, Inc. does not warrant the information and recommends field topography be collected for design purposes. If shown, 40% slopes were derived from this Lidar contour mapping and are not specific to any jurisdictions regulations. NOTES ·THIS PLAN IS A CONCEPT. IT WAS CREATED USING ASSUMPTIONS BASED FROM MUNICIPAL/ZONING CODE. ·THERE HAS BEEN NO TITLE RESEARCH. ·THERE HAS BEEN NO SURVEY WORK DONE FOR THE SITE. WELLHEAD PROTECTION BOUNDARY ZONE 2 MODERATE LANDSLIDE BOUNDARY SITE INFORMATION DESIGN STANDARDS MIN LOT AREA:7,000 SF MIN LOT WIDTH:60' , 70' CORNER MIN LOT DEPTH:90' FRONT SETBACK:25 SIDE YARD SETBACK:15' COMBINED, 5' MINIMUM REAR YARD SETBACK:25' MAX HEIGHT:2 STORIES, 24' AT TOP WALL PLATE MAX IMPERVIOUS:55% BUILDING COVERAGE:40% JURISDICTION:CITY OF RENTON PARCEL NUMBERS:3342103215 GROSS SITE AREA:1.32 ACRES (57,618 SF PER SURVEY) PARK AVENUE NORTHGARDEN AVENUE NORTHMEADOW PLACE NORTHNORTH 32ND STREET NORTH 31ST STREET ROW DEDICATION 308± SF EXIS. 10' ACCESS EASEMENT HOUSE TO BE REMOVED 2 4,977± SF TREE PRESERVATION EASEMENT, NOT A NGPA 3 3,799± SF 4 3,797± SF 169 2,247± SF 8 5,427± SF 6 7,195± SF 5 4,595± SF STORM 6,847± SF ACCESS 7,655± SF 7 4,278± SF 1 6,493± SF 98'55'98' 4 0 '5'3 9'98'98'124'124'40'124'40'95'40' 40'95'40'20'20'20'40'115'7' 41'12'183'31'80'83'40 '15'109'41'50'109'47'3'DESIGNE N G I N E E R I N G P L A N N I N G S U R V E Y I N G12100 Ne 195th St, Suite 305Bothell, Washington 98011425.885.7877 Fax 425.885.79631PROJECT NUMBERSHEETOF1DATECONCEPTUAL SITE PLAN CPUD FEASIBILITY STUDYJONES RENTON SHORT PLATALAN JONES0 15 30 1" = 30'20081Jun 12, 20206/12/2020 5:12 PMJ:\2020\20081\PLANNING\EXHIBITS\SITE PLANS\JONES SITE PLAN 3.DWGData Note: Topography and parcel data shown herein was derived from Lidar data and shape files provided by the Puget Sound Lidar Consortium and/or appropriate jurisdictions GIS Department. It is a representation of the ground topography and lot configurations only and shall only be used for planning purposes. Core Design, Inc. does not warrant the information and recommends field topography be collected for design purposes. If shown, 40% slopes were derived from this Lidar contour mapping and are not specific to any jurisdictions regulations. NOTES ·THIS PLAN IS A CONCEPT. IT WAS CREATED USING ASSUMPTIONS BASED FROM MUNICIPAL/ZONING CODE. ·THERE HAS BEEN NO TITLE RESEARCH. ·THERE HAS BEEN NO SURVEY WORK DONE FOR THE SITE. WELLHEAD PROTECTION BOUNDARY ZONE 2 MODERATE LANDSLIDE BOUNDARY SITE INFORMATION JURISDICTION:CITY OF RENTON PARCEL NUMBERS:3342103215 GROSS SITE AREA:1.32 ACRES (57,618 SF PER SURVEY) DESIGN STANDARDS MIN LOT AREA:7,000 SF 3,000 SF MIN LOT WIDTH:60' , 70' CORNER 35', 40' CORNER MIN LOT DEPTH:90'65' FRONT SETBACK:25 10' SIDE YARD SETBACK:15' COMBINED, 5' MINIMUM 10' COMBINED REAR YARD SETBACK:25'5' MAX HEIGHT:2 STORIES, 24' AT TOP WALL PLATE MAX IMPERVIOUS:55%70% BUILDING COVERAGE:40%60% PER ZONE REQUESTED MOD.