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HomeMy WebLinkAboutSTAFF COMMENTS_PRE20-000278PREAPPLICATION MEETING FOR Sky View Short Plat 640 S 55th St PRE20-000278 CITY OF RENTON Department of Community & Economic Development Planning Division December 3, 2020 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@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). M E M O R A N D U M DATE:November 30, 2020 TO:Angelea Weihs, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Sky View 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. 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. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 30, 2020 TO:Angelea Weihs, Planner FROM:Nathan Janders, Plan Review SUBJECT:Sky View Short Plat Pre-App 640 S 55th St PRE19-000194 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) 3213059119. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Talbot Hill 350 hydraulic zone. 2. The static water pressure is approximately 40 psi at ground elevation of 256 feet. 3. The site is located outside the City's Wellhead Protection Area Zones. 4. There is an existing 8-inch City water main located in S 55th St (see water plan No. W-377601) that ends approximately 300 feet west of the westerly property line of tax lot 3123059119. The 8-inch water line can provide a maximum capacity of 1,250 gallons per minute (gpm). 5. 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 for homes under 3,600 SF and goes up to a minimum of 1,500 gpm for homes over 3,600 SF. 6. Based on the information provided with the pre-application submittal documents, the following developers installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow: Hamblin Plat – PRE18-000136 Page 2 of 4 March 14, 2018 Installation of approximately 420 feet of 8-inch diameter water main in S 55th St from the existing water main to the new access road to the development.  Installation of 8-inch diameter water main within the plat extending to the north property line of the proposed lots 1 and 4 (if the vacant area north of lots 2 and 3 is reserved for open space and is not developable). A 25 ft wide public water easement extending from the main to the north property line of the parcel is required. Installation of fire hydrants. One hydrant is required within 150 feet and 300 feet of each lot. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A 15 foot wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A separate water service (1-inch) and meter is required for each lot. The meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code. Meters shall be placed in landscape strips, or behind the sidewalk, and within the right-of-way. Meters shall not be installed within driveways. Water mains shall have a minimum 10 foot horizontal and 1.5 foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 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. Fees will be charged based on the rate at the time of construction permit issuance. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,400.00 per 1-inch meter. Drop-in meter fee is $460.00 per 1-inch meter. Hamblin Plat – PRE18-000136 Page 3 of 4 March 14, 2018 A credit will be applied to the existing service if abandoned. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf 9. The South Talbot Hill-Valley General Hospital Special Assessment District (SAD) is applicable on the project. The SAD fee is based on fire flow, for developments with less than 1,500 gpm fire flow the fee is $0.034 per square foot or $18.00 per square foot. SEWER COMMENTS 1. Wastewater service is provided by City of Renton 2. There is an existing 12-inch wastewater main located on S 55 th St to the south of the property (Record Drawing: S-229703). 3. There are two existing PVC sewer stubs serving the property (Record Drawing: S-229703) 4. The existing lot is not currently connected to the sewer system. 5. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. a. The existing two side sewer stubs may be used. Recommend CCTV’ing stubs to ensure they are adequate for use. b. Any portion of a side sewer passing through an adjacent parcel or the shared drive shall be in a private easement. c. Side sewers may be located in a joint trench. 6. RMC 4-6-10 requires utilities to be extended to the furthest extent of the parcel. A 15 ft wide public sewer easement shall be provided to allow future connection to parcel 3123059125. Based on preliminary layout an easement along the north property line would be needed however final location to be determined with the final site plan. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. The current sewer fee for is $3,400.00 per 1-inch meter. Final determination of applicable fees will be made after the water meter size has been determined. The developer will receive a credit for the existing homes if demoed. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf STORM DRAINAGE COMMENTS 1. The site is currently vacant and there is no on-site stormwater conveyance system. The site generally slopes from east to west. 2. Critical areas on site that affect stormwater include landslide hazard and regulated slopes. Hamblin Plat – PRE18-000136 Page 4 of 4 March 14, 2018 3. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the Black River drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 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 (non-project) tributary areas. 5. 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. 6. 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.1.2.9.1.D 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 rainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the standards found in section C.1.3 of the 2017 RSWDM. Information on the water table and soil permeability with recommendations of appropriate on site BMP’s per Core Requirement #9 and Appendix C shall be included in the report. The geotech report should include information on the type of soil, presence of fill, suitability of infiltration 8. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 9. Erosion control measures to meet the City requirements shall be provided. 10. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. The current SDC fee is $1,900 per single family residence. The current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900. The developer will receive a credit for any existing home that is demoed. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf TRANSPORTATION/STREET COMMENTS Hamblin Plat – PRE18-000136 Page 5 of 4 March 14, 2018 1. The proposed development fronts S 55 th St along the southern property line and is classified as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. No dedication of ROW will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. Street grades shall not exceed 15%. 2. Shared driveways are allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty lenear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the fire department may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot wide landscaped strip shall be provided between the shared driveway and neighboring properties. 3. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 5. Street lighting is not required for a project that consists of less than 4 residential units. 6. Applicant will need to provide a safe route to school from the property to the intersection of S 55th St and Talbot Road S. 7. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of commercial driveways is 30 feet wide. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 9.The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2020 transportation impact fee is $7,820.42 per single family home. GENERAL COMMENTS Hamblin Plat – PRE18-000136 Page 6 of 4 March 14, 2018 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000278 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 3, 2020 TO:Pre-Application File No. 20-000278 FROM:Angelea Weihs, Associate Planner SUBJECT:640 S 55th Street Parcel #3123059119 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 2.15 acre parcel (parcel number 3123059119) into 4 lots and one open space tract. The proposed lots range in size from approximately 14,220 SF to 15,000 SF. The site is currently vacant and located within the Residential-4 (R-4), Residential-1 (R-1), and Residential-8 (R-8) zoning designations with an Urban Separator Overlay covering the entirety of the R-1 zoned portion of land. Access is proposed to be provided via a new private access easement that extends from South 55th Street to proposed Lots 2 and 3. Moderate and high landslide hazards, sensitive slopes, protected slopes, and a wetland are mapped on the project site. Current Use: The site is currently vacant. Zoning: The subject property is split-zoned with the Residential-4 (R-4) zone located on the western portion of the property and the Residential-1 (R-1) zone on the eastern portion of the property. A small portion of the property is zoned Residential-8 (R-8) along the east property boundary. A maximum of 4.0 dwelling units per net acre is allowed in the R-4 zone. A maximum of 1.0 dwelling units per net acre is allowed in the R-1 zone. There is no minimum density for the R-4 or R-1 zone. 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 applicant would be required to comply with the development standards and density requirements/limits assigned for each zone in their respective locations. For the lots that are split zoned, the more restrictive standards would apply. The portion of the property located within the R-1 Zone is also located within the Urban Separator Overlay. Approval of a plat, and/or building permit on an undeveloped legal lot in the Talbot Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land area of the parcel or parcels as a non-revocable open space tract retained by the property owner, or dedicated to a homeowners association or other suitable organization as determined by the Administrator. In order to satisfy the dedication requirement, some of the area to be dedicated may consist of land abutting Sky View Short Plat, PRE20-000278 Page 2 of 6 December 3, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000278 the Urban Separator, as determined by the Community and Economic Development Administrator, on a case- by-case basis. Acreage in tracts may include critical areas and/or critical area buffers. At a minimum, open space shall be connected to another contiguous open space parcel by a fifty foot (50') corridor. Land dedicated as open space shall be located within the mapped contiguous open space corridor unless a modification is approved pursuant to RMC 4-3-110.E.6 Density Requirements: The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be deducted from the gross site area to determine the “net” site area prior to calculating density. The proposed lots are located within the R-1, R-4, and R-8 zones, based on the pre-application submittal. In order to calculate the proposed density of the project, any area of public road, private easement, and/or critical area dedication must be known. No information regarding the square footage of land area within the respective zones was submitted with the pre-application meeting request; therefore, gross density could not be determined. For the lots that are split zoned, the more restrictive density would apply. Compliance with the density standards would be required to be demonstrated at the time of formal land use 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. The proposed lots would be located within the R-1, R-4, and R-8 zones. For the lots that are split zoned, the more restrictive zoning standards would apply. The standards for each zone are provided as shown below: Standard R-1 R-4 R-8 Min. Lot Size 1 acre 9,000 square feet 5,000 square feet Min. Lot Width 100 feet 70 feet 50 feet Min. Lot Width (corner lot)110 feet 80 feet 60 feet Min. Lot Depth 200 feet 100 feet 80 feet Min. Front yard setback 30 feet 30 feet 20 feet, except when all vehicle access is taken from an alley, then 15 ft. Min. Rear yard setback 30 feet 25 feet 20 feet Min. Side yard setback 15 feet Combined 20 feet with not less than 7.5 feet. on either side. 5 feet Min. Secondary Front yard setback 30 feet 30 feet 15 feet Max. Building coverage 20%35 50% Max. Impervious Surface 25%50 65% Max. Height 32-foot wall plate and 3 stories. 32-foot wall plate and 3 stories. 24-feet wall plate and 2 stories. The proposed lots within the R-1 Zone do not comply with minimum lot size, width, or depth requirements. The applicant did not provide information regarding zoning as it relates to lot location with the pre-application submittal. 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 land use application. As stated above, for the lots that are split Sky View Short Plat, PRE20-000278 Page 3 of 6 December 3, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000278 zoned, the more restrictive zoning standards would apply. Yard setbacks, building and impervious coverages, and height will be reviewed at the time of building permit. Access/Driveways/Parking: Access to the lots is proposed via a shared driveway off of S 55th Street. 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 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. The proposed access does not appear to be located within a tract. The proposal would need to be revised to comply with the shared driveway requirements. 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. In any residential district, the maximum height of any retaining wall shall be 6 feet (72"), subject to further height limitations as specified below. Retaining walls cannot exceed 4 feet (48") in height within the front yard setback. When the maximum height of a single retaining wall is insufficient, retaining wall terracing shall comply with RMC 4-4-040C.2. 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. Sky View Short Plat, PRE20-000278 Page 4 of 6 December 3, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000278 Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 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 thirty percent (30%) of significant trees and at least thirty-five 35% of trees within the Urban Separator Overlay, 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 r5 that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall 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. Critical Areas: Moderate and high landslide hazards, sensitive slopes, and protected slopes are mapped on the project site. Whenever a proposed development requires a development permit and a geologic hazard, including sensitive slopes, is present on the site of the proposed development or on abutting or adjacent sites within fifty feet (50') of the subject site, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. Protected slopes require a 15-foot structure setback beyond the edge of the slope. A wetland is located on the western portion of the site. Wetland alterations may only be authorized after the City makes a written finding that the proposal is consistent with RMC 4-3-050J.4, which include mitigation and monitoring requirements. A wetland assessment and delineation would be required with the application. The wetlands buffer would be based on category of the wetland as well as wildlife function per the following table: Low Impact Land Uses – Unpaved trails and low intensity open space All Other Land Uses Wetland Category Buffer Buffer Sky View Short Plat, PRE20-000278 Page 5 of 6 December 3, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000278 A native growth protection area shall be instituted to protect a critical area from any proposed development for a non-exempt activity as follows: i. Protected slopes and their associated buffers. ii. Very high landslide hazard areas and their associated buffers. iii. Class F, Np, and Ns, as defined in subsection G7 of this Section, streams or lakes and their associated buffers. iv. Category I, II, III, or IV wetlands, as defined in subsection G9c of this Section, and their associated buffers. The proposal will need to be redesigned to comply with critical area regulations. 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: Environmental (SEPA) Review is required for projects that contain critical areas. Therefore SEPA would be required for this project. Permit Requirements: The proposal would require administrative short plat approval and Environmental (SEPA) Review. The 2021 administrative short plat application fee is $5,680.50 ($5,410 plus a 5% Technology Surcharge Fee) and the 2021 SEPA review fee is $1,680.00 ($1,600 + 5% Technology Surcharge Fee). All fees are subject to change. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. 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. High wildlife functio n (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife function (3-4 points) All Other Scores High wildlife function (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife function (3-4 points) All Other Scores Category I – Bogs & Natural Heritage Wetlands 175 ft 200 ft Category I - All others 175 ft 125 ft 75 ft 75 ft 200 ft 150 ft 115 ft 115 ft Category II 150 ft 100 ft 75 ft n/a 175 ft 150 ft 100 ft n/a Category III 100 ft 75 ft 50 ft n/a 125 ft 100 ft 75 ft n/a Category IV 40 ft n/a 50 ft n/a Sky View Short Plat, PRE20-000278 Page 6 of 6 December 3, 2020 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2020\PRE20- 000278 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 2021 impact fees are as follows: A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit. A Parks Impact Fee based on $2,914.99 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 $7,681 per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Angelea Weihs, Associate Planner at aweihs@rentonwa.gov or 425-430- 7312 for an appointment. 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.