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HomeMy WebLinkAboutPRE21-000105_Meeting SummaryPREAPPLICATION MEETING FOR Aberdeen Ave 2 Lot Short Plat 2732 Aberdeen Ave NE PRE 21-000105 CITY OF RENTON Department of Community & Economic Development Planning Division April 1, 2020 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: March 19, 2021 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Aberdeen Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 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 is granted for the retention or removal of the existing home. 3. Fire department apparatus access roadways are adequate as they exist. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 1, 2021 TO: Brittany Gillia, Planning FROM: Jonathan Chavez, Development Engineering SUBJECT: Aberdeen Ave Short Plat 2732 Aberdeen Ave NE PRE21-000105 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 short plat proposal located at 2732 Aberdeen Ave NE. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER • The proposed development is within the City’s water service area and in the Highlands 435-hydraulic zone. The development is within Zone 2 of the City’s aquifer protection areas. • There is an existing 16-inch water main in Aberdeen Ave NE that can deliver 5,000 gpm. There is also an existing 6-inch water main in Aberdeen Ave NE that can deliver 1,300 gpm. The static water pressure is about 54 psi at elevation of 308 feet. • There is an existing 3/4-inch domestic water meter serving the existing house at 2732 Aberdeen Ave NE (account ref. # 530384). The meter is located at the northeast corner of NE 27th St and Aberdeen Ave NE. The following water improvements will be required to provide water service to the proposed short-plat: 1. Installation of a new 1-inch minimum domestic water service line and meter to each lot. 2. The existing water service shall be cut and capped at the main line because it is not located along the frontage of the property. The private water service line to the existing house at 2732 Aberdeen Ave NE shall be relocated and be reconnected to the new water meter location along the west property line fronting Aberdeen Ave NE. 3. 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 . The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2021 Development Fees Document on the City’s Aberdeen Ave Short Plat – PRE21-000105 March 31, 2021 Page 2 of 5 website. Fees will be charged based on the rate 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 2021 water fees are $4,450.00 per 1-inch meter. A redevelopment SDC credit will apply to the existing ¾-inch meter that will be abandoned. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00* per 1-inch service line. Fee is payable at permit issuance. c. Drop-in meter fee is $460.00* per 1-inch meter. d. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. Extension of 8” diameter sewer main along the full frontage length on Aberdeen Ave is required to be provided by the developer. 3. The existing house served by private septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. Side sewer required for both lots. 4. Individual sewer stubs from the sewer main and individual side sewers to serve each lot shall be provided by the developer. Sewer stub size is 6 inches from the sewer main and minimum size of individual side sewer to each house is 4 inches. Refer to City of Renton Standard Plan 406.2. 5. 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 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2021 Wastewater fees are $3,450.00 per 1-inch meter. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard, Forested Site Conditions. The site falls within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.4.3 of the 2017 RSWDM. The site falls within the May Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. The existing site topography is generally flat. The northern edge of the site lies within a Landslide Hazard Zone. There is no existing on-site stormwater conveyance system. There is no existing stormwater system in the site frontages. 3. 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 trib utary area, assuming Aberdeen Ave Short Plat – PRE21-000105 March 31, 2021 Page 3 of 5 developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 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.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 8. Erosion control measures to meet the City requirements shall be provided. 9. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 11. The 2021 Surface water system development fee is $2,000 per new single family lot. Fees that are current will be charged at the time of permit issuance. Transportation 1. Street and frontage requirements – NE 28th Street - is a residential street with existing ROW width of 30 feet. As per RMC 4-6-060, the minimum ROW width required on residential street is 53 feet with a minimum pavement width of 26 feet, 0.5 feet wide curbs, gutter, 8 feet wide landscaped planters, and 5 feet wide sidewalks. Looking at the existing ROW width immediately adjacent to the site to the east, a 13 feet ROW dedication is required to be provided on the subject site frontage to obtain a 53 feet wide ROW width in the future. Street frontage improvements including paved travel roadway width of 26 feet or paved width to match existing paved width along the corridor (the larger number, 0.5 feet wide curbs, stormwater drainage, 8 feet wide landscaped planters, 5 feet wide sidewalks, and drainage improvements are required on NE 28th Street. The improvements on the half street fronting the development are required to be provided by the developer. Street cross section with all the street frontage improvements included within the proposed ROW, showing and labeling the center line of street, centerline of the pavement, existing ROW limits, proposed ROW Aberdeen Ave Short Plat – PRE21-000105 March 31, 2021 Page 4 of 5 dedication, and the proposed ROW limits is required to be provided with the land use application. 2. Aberdeen Ave NE – The portion of Aberdeen Ave NE fronting the site is classified as a residential street. The existing ROW width of 60 feet meets the City’s minimum ROW width requirements. Street frontage improvements including paved travel roadway width of 26 feet or paved width to match existing paved width along the corridor (the larger number, 0.5 feet wide curbs, 8 feet wide landscaped planters, 5 feet wide sidewalks, and drainage are required on Aberdeen Ave NE. The improvements on the half street fronting the development are required to be provided by the developer. Street cross section with all the street frontage improvements included within the ROW, showing and labeling the center line of street, centerline of the pavement, ROW limits and ROW width, is required to be provided with the land use application. 3. A minimum intersection radius of 25 feet is required at the intersection on NE 28th Street and Aberdeen Ave NE. 4. 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. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. The transportation impact fee is based on the type of land use. For a single-family homes, the 2021 transportation impact fee is $10,861.69 per lot. Transportation impact fees are subject to change based on the year the building permit is applied for. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: Aberdeen Ave Short Plat – PRE21-000105 March 31, 2021 Page 5 of 5 http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2021 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\2021\PRE21-000105 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 1, 2021 TO: Pre-Application File No. 21-000105 FROM: Brittany Gillia, Assistant Planner SUBJECT: Aberdeen Ave 2 Lot Short Plat 2732 Aberdeen Ave NE (Parcel No. 3343901400) 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 Ad ministrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to subdivide an existing parcel into two lots. The subject property is located at 2732 Aberdeen Ave NE (APN 3343901400). The project site totals 15,180 square feet (0.35 acres) in area and is currently developed with a single-family home and a detached garage. The applicant is proposing to demolish the existing structures and construct new single family homes on each of the new lots. The applicant proposes Lot A with an area of 7,228 square feet and access off of Aberdeen Ave NE and Lot B with 8,081 square feet and access off of NE 28th St. Moderate Landslide Hazard and Wellhead Protection Area Zone 2 are mapped on the project site. The applicant proposes to retain a tree along the south property line. Current Use: The project site is currently developed with a single-family home and a detached accessory structure that are both proposed for removal. Zoning/Density Requirements: The subject property is located within the Residential-8 (R-8) zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre. The Residential Medium Density Land Use designation is intended to implement the R-8 zone. Development in the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Aberdeen 2 Lot Short Plat, PRE21-000105 Page 2 of 6 April 1, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000105 Density: The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. Public and private alleys are not deducted for the purpose of net density calculation. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the gross land area of 15,180 square feet, the 2-lot proposal arrives at a gross density of approximately 5.7 du/ac (2 lots / 0.35 gross acres = 5.7 du/ac). Based on the gross density of 5.7 du/ac, the subject site would meet the minimum density requirements of the 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-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. Lot depth shall be the horizontal distance between the front and rear lot lines, measured from midpoint to midpoint; except in the case of flag lots and irregularly shaped lots. For flag lots, the “flagpole” portion of the lot shall be ignored for the purpose of calculating lot depth. For irregularly shaped lots and lots without an obvious rear lot line, the lot depth shall be measured to the midpoint of an imaginary line at least fifteen feet (15') in length located entirely within the lot and farthest removed and parallel to the front lot line or its tangent. Based on the materials provided by the applicant, proposed lots do not appear to comply with minimum lot size requirements. The property lines as shown in the proposal do not reflect the recorded property lines available through King County’s Assessors Records . The applicant will need to demonstrate compliance with the minimum lot size, width and depth criteria of the zone (following deduction of required ROW dedication), based on the definitions of lot size, width, and depth (RMC 4-11-120), at the time of formal land use application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a- half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 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 new single family homes would need to comply Aberdeen 2 Lot Short Plat, PRE21-000105 Page 3 of 6 April 1, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000105 with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Side yards along streets: 15 feet. Side yard along a street is defined as the yard requirement that is neither a front yard nor a rear yard, yet it abuts a street right-of-way or private street. New single family homes must comply with the secondary front yard setback requirements from the both private street (Lincoln PL NE) and the proposed shared driveway. Based on the provided site plan, the proposed structure on Lot B does not meet the required front yard or rear yard setback requirements. Based on the information available through King County’s Assessors Records, the proposed structure on Lot A does not meet the required side yard setback requirement. Compliance with required setbacks for the new single family homes would be verified at the time of building permit application. Access/Parking: The applicant proposes to access proposed Lot A off of Aberdeen Ave NE and proposed Lot B off of NE 28th St. 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 driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in an area that has existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. The City will consider the following factors in determining whether the use of alleys is not practical: Aberdeen 2 Lot Short Plat, PRE21-000105 Page 4 of 6 April 1, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000105 a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. Compliance with access standards would be verified at the time of formal land use application. 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. Based on the provided site plan, both of the proposed lots do not comply with Parking, Loading and Driveway Regulations (RMC 4-4-080). Compliance with driveway and parking standards would be verified at the time of building permit 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, with the exception of areas for required walkways and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. Street trees and, at a minimum, groundcover shall be planted within the required landscape strips pursuant to the landscaping standards found in RMC 4-4-070 . 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. Significant Tree Retention: An aerial image of the site identifies mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satis faction that an insufficient number of trees can be retained. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4- 130 for further general and specific tree retention and land clearing requirements. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected 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. Aberdeen 2 Lot Short Plat, PRE21-000105 Page 5 of 6 April 1, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000105 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 cottonwoo ds 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 Short Plat application. 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 fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: Wellhead Protection Area Zone 2 and Moderate Landslide Hazard are mapped on the project site. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is needed. A geotechnical report and erosion control plan shall be required at time of formal land use application. 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: Except when located in sensitive areas (such as wetland or protected slopes) or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2021 administrative short plat application fee is $5,410.00. Each modification request is $260.00. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0 In addition to the required land use permits, separate construction and building permits would be required. 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 Aberdeen 2 Lot Short Plat, PRE21-000105 Page 6 of 6 April 1, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000105 may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and are 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 $7,681.00 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 required to have the materials prescreened prior to submitting the complete application package. Please contact Brittany Gillia, Assistant Planner, at bgillia@rentonwa.gov or 425-430-7246 to begin the prescreen of documents associated with the project. 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.