Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 21-000331.pdf1 PRE-APPLICATION MEETING FOR Willowcrest Phase II PRE21-000331 CITY OF RENTON Department of Community & Economic Development Planning Division September 30, 2021 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Nate Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org 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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: September 20, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Willowcrest Phase II Comments based on the assumption that these units will be built under the International Residential Code. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per state amendment. 1. The fire flow requirement for the proposed townhomes is 3,000 gpm if built with non-rated construction and no fire sprinklers. Three fire hydrants are required. One within 150-feet and two within 300-feet of each of the proposed buildings. There are some existing hydrants within 300-feet of the proposed homes. Looped water mains are required for fire flows over 2,500 gpm. 2. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at building permit issuance. 3. Fire department apparatus access roadways are required to be minimum 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 all buildings. Maximum grade is 15%. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 23, 2021 TO: Alex Morganroth, Senior Planner FROM: Nathan Janders, Engineering Plan Reviewer SUBJECT: Willowcrest Phase II 1132 Edmonds Ave NE PRE21-000331 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) 9432800130. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone. 2. The static water pressure is approximately 110 psi at ground elevation of 310 feet. 3. There is an existing 12-inch water main (565 hydraulic zone) located in Tract-B and Tract-A of Willowcrest Phase I that can deliver a maximum flow capacity of 2,800 GPM (there are no as builds at this time, see construction plan W-408502 in permit C19004136). 4. 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 3,000 GPM without rated construction and fire sprinklers. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. 5. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Installation of a minimum 12-inch water main within the new interior access road connecting to the existing 12-inch water main within Tract-B/Tract-A of Willowcrest Phase I extending to the westernmost extent of the property. • To create a looped water main, installation of approximately 1,700 feet of minimum 12-inch water main connecting the new 12-inch main in the new interior access road to the existing 12-inch water main (565 hydraulic zone) at the intersection of Harrington Ave NE/NE Sunset Blvd or approximately 1,150 feet of minimum 12-inch main connecting the new 12-inch water main in the new interior 4 access road to the existing 12-inch water main (565 hydraulic pressure zone) at the intersection of NE 12th St and Harrington Ave NE is required. The City has a CIP project in design to extend the 565 hydraulic pressure zone system to the corner of NE 12th St and Edmonds Ave NE. Once construction on this project is complete, the extension required to create the 12-inch loop will be brought down to approximately 350 feet. • If required fire flow can be brought down to 2,500 GPM or less by use of fire sprinkler systems and/or alternative construction methods, the 12-inch water main extensions to create a looped system are not required. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main • Installation of a separate water service and meter (minimum 1-inch) for each townhome unit. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property if the building has 3 stories or more or if the townhome is equipped with an individual residential fire sprinkler system. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • If a fire sprinkler system is required, the installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow prevention to each building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on private property in an outside underground vault per City Standard Plan s 360.1 – 360.4 as applicable. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. If installed within the building, the backflow prevention assembly must be located adjacent to and behind a building exterior wall. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of each building’s fire sprinkler system fire department connection (FDC). • A pressure reducing valve (PRV) is required downstream of each domestic water meter because the water pressure is over 80 psi. 6. 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 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. 5 • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,450.00 per 1-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. • Drop-in meter fee is $460.00 per 1-inch meter. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in Edmonds Ave NE (see record drawing S-111418). 3. There is an existing 8-inch gravity wastewater main located on the south side of the proposed parcel (there are no as builds at this time, see construction plan S-408501 in permit C19004136). a. An easement for the sewer main is to be recorded with civil construction permit C19004136 (Willowcrest Phase I). The proposed building C is on top of the sanitary sewer and within the easement area. Access must be maintained, unless the main is to be abandoned as part of the proposed development which would also require relinquishment of the easement if recorded. 4. There is an existing concrete sewer stub serving the property. 5. An 8-inch public sewer main extension is required to service the proposed development. The applicant will need to demonstrate how each unit will be served by the public sewer. Individual sewer stubs and side sewers are required for each townhome unit. The sewer main, stubs and side sewers shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. Maintenance access shall be provided for the entire sewer line with an access road to each manhole. 6. A 15 foot wide public sewer easement centered over the sewer main shall be provided for any sewer main on private property. 7. The existing sewer stubs may be reused if the depth and location are suitable for the proposed development and if the stub is CCTV’d and found to be acceptable to the City. If acceptable the stub shall be lined. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. 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. • The current sewer fee for is $3,450.00 per 1-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Surface Water 1. There is an existing 18-inch stormwater main on the east side of Edmonds Ave NE (no record drawing is available). 6 2. There is an existing, private, 8-inch stormwater main on the south side of the parcel serving the phase I development (there are no as builds at this time, see construction plan R-408512 in permit C19004136). a. A private easement for the storm main is to be recorded with civil construction permit C19004136. The proposed building C appears to be within the easement area, additionally the southern retaining wall appears to be directly above the existing storm line. 3. Critical areas on site that may affect stormwater review include: landslide hazard and regulated slopes. 4. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard Area - Matching Existing. The site falls within the East Lake Washington drainage basin. 5. 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 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced 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. 7. 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. 8. A geotechnical soils report for the site is required per the 2017 Ren ton Surface Water Design Manual Section C.1.3. The geotech report should include an on-site infiltration test and include the measured infiltration rate to clearly show if the site is suitable or unsuitable for infiltration. 9. Erosion control measures to meet the City requirements shall be provided. 10. A Construction Stormwater Permit from 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 $0.80 per square foot of new impervious surface but not less than $2,000. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Edmonds Ave NE to the west, and private property on all other sides. a. Benson Rd S is classified as a Minor Arterial street with an existing right-of-way (ROW) width of approximately 71.5 – 99 feet however the road is not centered and there is approximately 41.5 feet of ROW from the road centerline to the property line. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot 7 clear space at back of walk, street trees and storm drainage improvements. Dedication of 4 feet is required. i. However, Edmonds Ave NE falls within the City’s adopted Sunset Area Green Connection plan. To meet half street requirements minimum ROW width for half street improvements is 41.5 feet. The required half street improvements include a half street pavement width of 24 feet from the centerline of the right-of-way, a 0.5-foot curb, a 9-foot bio-swale, an 8-foot sidewalk, and storm drainage improvements. 2. The proposed plans indicate installation of a private internal access road. Private roads shall meet the requirements for fire truck turning and load, see fire comments for additional details. 3. The proposed plans indicate access from adjacent parcels, applicant shall demonstrate access easements are recorded prior to civil permit issuance. 4. 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 single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 5. For dead end streets that exceed 150-feet in length require an approved hammerhead turnaround. 6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 7. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. 8. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. 9. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 10. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2021 transportation impact fee for duplexes is $5,645.22 per dwelling. b. Unless noted otherwise in the Fee Schedule, the 2021 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. c. The property contains existing single family homes and will receive credit for their demolition. General Comments 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. 8 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 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 9 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 30, 2021 TO: Pre-Application File No. 21-000331 FROM: Alex Morganroth, Senior Planner SUBJECT: 1132 Edmonds Ave NE Parcel # 9432800130 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, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is located at 1132 Edmonds Ave NE (APN 092305-9080). The property is located within the Sunset Terrace Redevelopment Master Site Plan (LUA14-001475) and consists of a portion of a site identified as the Edmonds Site (referred to as Site C). The site was allocated 25 multifamily units as part of a modification to the approved master plan in 2019. The project site is 40,097 sq. ft. (0.92 acres) and is located within the Center Village (CV) zoning classification. The applicant proposes to construct 19 townhome units in five (5) buildings as part of Phase II of the Willowcrest project. Phase I was approved as a combined preliminary and final Planned Unit Development and Binding Site Plan under LUA19-000061. Access to the site is proposed via a new 20- foot wide access drive that would connect Edmonds Ave NE with the existing access drive on the Phase 1 portion of the Edmonds site. The City’s COR mapping system indicates the presence of a High Landslide Hazard Area and regulated slopes on the subject site. Current Use: The subject property is currently vacant. Zoning/Density Requirements: The subject property is located within the Center Village zoning classification. Attached dwelling units - Townhouses are permitted within the CV zone when not abutting NE Sunset Blvd east of Harrington Ave NE. The density range allowed in the CV zone is a minimum of 20.0 to a maximum of 80.0 dwelling units per net acre (du/ac), however the 2019 Sunset Terrace Redevelopment Master Site Plan Minor Modification has stipulated that the Edmonds site is limited to 25 total multifamily dwelling units for the site. Due to development of the twelve (12) townhouse units constructed under Phase I of the Edmonds site redevelopment (LUA19-000061; Willowcrest Townhomes PUD), As proposed, the 19 townhouses would result in a total of 31 multi-family units on the Edmonds site, which is more than the total number of dwelling units allocated to the site under the 2019 Sunset Terrace Redevelopment Master Site Plan Minor Modification. Therefore a modification to the master site plan would be required. Consultation with BERK would be necessary. 10 Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application (noted as “CV standards” herein) and any special requirements/limitations of the Sunset Area Community Planned Action Ordinance and Sunset Terrace Redevelopment Master Plan. Minimum Lot Size, Width and Depth – The minimum lot size requirement of 25,000 square feet would be applicable to any new CV zoned lot that would be created as part of subdivision. There are no minimum lot width or depth requirements. Lot dimensions could not be determined based on the submitted site plan. 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. Lot Coverage – The maximum lot coverage for buildings is 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. Lot coverage is calculated using the horizontal area measured within the outside of the exterior walls of all principal and accessory buildings on a lot including all covered decks and porches. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. Minimum Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Front Yard 20 ft. Minimum Secondary Front Yard 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. Maximum Secondary Front Yard 20 ft. Minimum Rear Yard None, except 15 ft. if lot abuts a lot zoned residential. Minimum Side Yard None, except 15 ft. if lot abuts or is adjacent to a lot zoned residential Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030. Building Orientation: Commercial and civic uses shall provide entry features on all sides of a building facing a public right-of-way or parking lot. Except for unit lot subdivisions, the front entry of residential only uses shall be oriented to a public street. Height – Maximum building is 50 ft., except 70 ft. if the ground floor of the building is in commercial use. With conditional use permit approval, heights may be increased if location, comprehensive plan, and effects on adjacent or abutting properties criteria listed in RMC 4-2-120C.16 can be met. Residential Design and Open Space Standards (applicable to townhomes in the CV Zone): Residential Design and Open Space Standards, as applied to the R-10 and R-14 zones shall apply to all townhomes within the CV zone. Townhomes within the CV zones shall be exempt from RMC 4-3-100, Urban Design Regulations. Compliance with the Residential Design and Open Space Standards would be verified at the time of formal land use application review. For example, site design requirements for townhomes in the CV zones would require 350 square feet of common open space for each unit in the development. Open space may not have a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than 11 eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. An example of the residential design standard requirement includes building entry must take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Open space should be contiguous to the majority of the dwellings in the development, accessible to all dwellings, and shall be at least twenty feet (20') wide. All site design, open space, and residential design standards applicable to the R-10 and R-14 zone would be verified at the time of building permit application or through site plan review. Refuse and Recycling Areas: Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. See RMC 4-4-090 for additional information and standards. The submitted material does not show compliance with the refuse and recycling standards. Compliance with the refuse and recyclable standards for multi-family use must be demonstrated at the time of formal application. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Street trees and groundcover shall be planted within right-of-way planting strips and there shall be a minimum of one street tree planted per lot. 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. 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 additional 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. Access: Access to the townhomes is proposed via a new 20-foot wide private road that would connect Edmonds Ave NE with the existing private road on the adjacent site developed as Phase I. Driveways shall not be closer than 5-feet to any property line and not exceed 40 percent of the street frontage. There shall be no more than one driveway for each one 165-feet of street frontage serving any one property or among properties under unified ownership or control; for each 165-feet of additional street frontage another driveway may be permitted subject to the other requirements of RMC 4-4-080. As shown on the submitted site plan, the proposed access would not allow compliance with the building orientation requirements for residential uses in the CV zone. Parking: Required parking shall be located underground or under building (on the first floor of the structure), or in an attached or detached structure. Any additional parking may not be located between the building and public street unless located within a structured parking garage. Attached dwellings for low income require a minimum of one (1) space for each four (4) dwelling units and a maximum of 1.75 per dwelling unit. Standard parking stall sizes for private garages is 9’x20’ and 8.25’x15’ for structured parking. Compact spaces are limited to 50-percent. Please refer to RMC 4-4-080F for further information on design requirements. Staff is concerned about the lack of guest or overflow parking available on the site. 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. Street trees and groundcover shall be planted 12 within right-of-way planting strips and there shall be a minimum of one street tree planted per lot. 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. 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. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42 -inches. 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. New or existing 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: 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 ten-percent (10%) 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. Trees located within protected critical areas on the site do not count towards the required tree retention rate. In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. 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 i nches 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. Multiple Landmark trees are located on the site according to recent aerial imagery – retention of Landmark trees shall be a high priority. Additionally, the proposal would be required to provide one-half (0.5) bicycle parking space per dwelling unit. 13 The bicycle parking provided for the residents shall provide for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements. Critical Areas: The site is located in a Wellhead Protection Area Zone 2 and regulated slopes. A fill source statement will be required for any offsite soils brought to the site. A geotechnical report will also be required. The report shall provide commentary on the accuracy of COR mapping designations and whether any special setbacks are needed and/or if the site requires enhanced construction techniques. Environmental Review: The subject property is within the Sunset Area Planned Action. When a project is proposed within a planned action area, the environmental review consists of verifying that the proposal meets the requirements of the planned action ordinance. An environmental checklist must be completed and submitted with the application to verify compliance with the EIS. No other environmental action is required if the proposal is compliant with the planned action. If the proposal exceeds the development thresholds or alters the assumption and analysis specified in the planned action ordinance, further environmental review may be required. Permit Requirements: The proposal is required to obtain Preliminary and Final Planned Urban Development approval. A PUD application would allow the City to consider modifications to many of the CV development and design standards that could result in a more cohesive project. Hearing Examiner approval with a 12-week review period is required for a PUD. In addition, the proposal will require a modification to the binding site plan approved as part of the Willowcrest Townhomes (LUA19-000061) as well as a minor modification to the Sunset Area Master Site Plan in order to reallocate units. The application fee for a combined Preliminary and Final PUD is $8,115.00 (plus a 5% Technology Surcharge Fee) All modifications would be considered simultaneously as part of a planned urban development application. The applicant would be required to provide written responses to PUD decisional criteria that articulates how the project is superior and provides a public benefit. The 2022 fee for a Binding Site Plan modification request is 50% of the original project application fee. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s permitting page at permitting.rentonwa.gov and clicking on “Land Use”, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. 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 Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required for a PUD 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). Neighborhood Meeting - The applicant is required to conduct a 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 RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign - The applicant is required to install a public outreach sign for any of the following applications: preliminary plat, planned urban development or projects estimated by the City to have a monetary value equal to or greater than ten million dollars. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed 14 development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the Public Outreach sign handout online for more information and specifications Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and payable prior to building permit issuance. The 2022 impact fees are as follows: • A Transportation Impact Fee based on $5,645.22 per each new townhouse unit. • A Parks Impact Fee based on $1,977.62 per each new townhouse unit. • A Fire Impact fee of $829.77 per each new townhouse unit. • A Renton School District Impact Fee of $4,989.00 per each new townhouse 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 shall send a copy of the application materials via email prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at amorganroth@rentonwa.gov or 425-430-7219 before sending any documents associated with the project. Expiration: Preliminary approval of planned urban developments are valid for two (2) years of the effective date of action by the Hearing Examiner. It is the responsibility of the owner to monitor the expiration date.