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HomeMy WebLinkAboutPre-app Mtg Summary - 20-000296.pdf1 PRE-APPLICATION MEETING FOR Dalpay Property Townhomes PRE20-000296 CITY OF RENTON Department of Community & Economic Development Planning Division January 7, 2020 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: January 7, 2020 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Dalpay Property Comments based the assumption that these units will be built under the International Residential Code and not provided with approved fire sprinkler systems. Starting February 1st, 2021, townhomes over 4 units will require sprinklers per state amendment. 1. The fire flow requirement for the proposed townhomes is 4,250 gpm if built with non-rated construction and no fire sprinkler systems. The fire flow would drop to 3,000 gpm with approved fire sprinkler systems (NFPA 13D type systems are acceptable). Five fire hydrants are required. One within 150-feet and four within 300-feet of each of the proposed buildings. There are some existing hydrants within 300-feet of the proposed homes. It appears water main extensions and additional hydrants will be required. Insufficient fire flow exists at this location at present time. Looped water mains are required for 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. Dead end streets that exceed 150-feet in length require an approved turnaround. Hammerhead type turnarounds are allowed for streets up to 300-feet dead end. Full 90-foot diameter cul-de-sac is required for dead ends over 300-feet long. Maximum grade is 15%. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 4, 2021 TO: Alex Morganroth, Senior Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: Dalpay Development 3916 NE 12th St PRE20-000296 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) 0423059063, 0423059099, 0423059067, 0423059140 and 0423059100 . 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 58 psi at ground elevation of 430 feet. 3. There is an existing 8-inch, asbestos cement, water main located in NE 12th St that can deliver a maximum flow capacity of 2,500 GPM (see water plan No. W-2700). 4. There is an existing 12-inch water main located in NE Sunset Blvd that can deliver a maximum flow capacity of 5,000 GPM (see water plan No. W-0315). 5. There is an existing 8-inch water main located in NE 14th Pl that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-298305). 6. There is an existing 8-inch water main located in NE 14th St that can deliver a maximum flow capacity of 1,250 GPM (see water plan No. W-289305). 7. 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 ranges from 3,000 to 4,250 GPM with the use of NPFA13D fire sprinkler system. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm. 8. 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 minimum 10-inch water mains within the interior access roads. The new water mains shall be connected to the existing 12-inch main in NE Sunset Blvd and to the existing 8-inch main in NE 12th St. • Installation of a 12-inch water stub from the existing 12-inch water main in Sunset Blvd N and connecting to the interior 10-inch water main within the development. 4 • Installation of 2- 10-inch water stubs connecting the existing 8-inch water main in NE 12th St to the on- site 10-inch water mains. • Connection of the interior 10-inch water mains to the 2 existing 8-icnh water main in NE 14th Pl and NE 14th St. • 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 and/or if a residential fire sprinkler system is used. • 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 the private property in an outside underground vault per City Standard Plan 360.2. 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. 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 the building’s fire sprinkler system fire department connection (FDC). 9. 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. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. 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. • 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. • 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 Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 5 2. There is an existing 22-inch gravity wastewater main located in NE Sunset Blvd (see record drawing S-22680c). The sewer main is approximately 25 feet in depth, an inside drop may be provided when connecting to the existing 60-inch manhole or a new one. 3. There is an existing 6-inch side sewer serving the parcel (see record drawing S-294503). 4. A public 8-inch sewer main is to be provided from the existing 22 inch diameter public sewer main on Sunset Blvd to the south most townhome building. 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. 5. Extension of the public sewer main in NE 12th street per code, or provide alternative to the City to service the two lots (3916 NE 12TH Street and 3926 NE 12th Street) not part of the development. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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 full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf 8. The development is located within the Honey Creek Interceptor Special Assessment District and is subject to SAD Fees as part of the development. This SAD does not accrue interest and is assessed at $250per residential unit. Surface Water 1. There is an existing 18-inch stormwater main on the south side of NE Sunset Blvd (see drawing No. S-22680D). 2. There is an existing 12-inch stormwater main on the south side of NE 12th St (no record drawing available). 3. Critical areas on site that may effect stormwater review include: landslide hazard and steep 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 Flow Control Standard Area - Matching Forested. The site falls within the May Creek 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 Renton 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 as clearing and grading of the site exceeds one acre. 6 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 $0.76 per square foot of new impervious surface but not less than $1,900. • 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 NE 12th St to the south, NE Sunset Blvd to the north and private property on all other sides. a. NE 12th St is classified as a Collector Arterial street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Collector Arterial streets with 2 lanes a minimum ROW width of 83 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 46 foot paved road (23 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 11.5 feet will be required pending final survey. b. NE Sunset Blvd (SR 900) is classified as a Principal Arterial street with a variable existing right-of-way (ROW) width of approximately 90 to 136 feet. To meet the City’s complete street standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 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 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication, as needed for frontage improvements, will be required pending final survey. i. However, City Transportation section has recommended that the existing street pavement width is satisfactory for the City. Frontage improvements including 0.5 feet wide curb, 8 feet wide landscaped planter, 8 feet wide sidewalk, and 1 feet clear width back of sidewalk are required to be provided by the developer. The minimum ROW required will include the curb, planter, sidewalk and the 2 feet clear space behind the sidewalk. A street modification request may be submitted with the land use application. 2. The proposed plans indicate installation of a public access road with a 35 foot width. Per RMC 4 -6-060 Residential Access roads shall have a minimum 53 foot right-of-way that includes a 26 foot paved road, a 0.5 foot curb (on both sides), an 8 foot planting strip (on both sides), a 5 foot sidewalk (on both sides), street trees and storm drainage. 3. 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'). 4. For dead end streets that exceed 150-feet in length require an approved hammerhead turnaround. 5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 6. 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. 7. 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. 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 building permit issuance. 7 a. The 2020 transportation impact fee for apartments is $4,836.31 per dwelling. b. Unless noted otherwise in the Fee Schedule, the 2020 transportation impact fee is $5,415.01 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. c. The property contains an existing retail store and will receive credit for the 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. 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. 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 7, 2021 TO: Pre-application File No. 20-000296 FROM: Alex Morganroth, Senior Planner SUBJECT: Dalpay Property Townhomes (APN 0423059063, 0423059067, 0423059099, 0423059140, and 0423059100) 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 linked here and are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant proposes a unit-lot subdivision residential townhome development (fee simple) consisting of 94 townhome dwelling units with a neighborhood park and stormwater tract. The subject property is comprised of five lots located on south side of NE Sunset Blvd. west of the Union Ave NE intersection (APNs 0423059063, 0423059067, 0423059099, 0423059140, and 0423059100). Two of the five lots have frontage along NE 12th St are in the R-10 zone. The other three lots are located to the north, one with frontage along NE Sunset Blvd, and are in the RMF zone. The subject property is 6.01 acres and contains one single-family home with associated accessory structures. The applicant proposes access to the site via two 35 foot wide public streets at NE 12th Street. COR maps identifies multiple critical areas on the site including Regulated Slopes and Wellhead Protection Area Zone 2 on the subject property. Current Use: A single family home and associated accessory structures are currently located onsite and is proposed for demolition. Zoning: The property is located within the Residential High Density (RHD) land use designation, the Residential Multi-Family (RMF) zoning designation, and Urban Design District B. The southern portion of the property is located within a Residential-10 (R-10) zoning designation. Attached Dwellings - Townhouses are permitted within the R- 10 zone and RMF zone. When townhouses are proposed within the RMF zone, they are subject to RMC 4-2-115, “Residential Design and Open space Standards”, applicable to the R-10 and R-14 zones. Unit Lot Subdivision Standards: Parent sites developed or proposed to be developed with attached townhouse dwellings may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling unit shall be located on a unit lot. The parent site would need to comply with all development standards 9 as though it were a stand-alone lot. Please see RMC 4-7-090 for additional requirements and regulations for unit lot subdivisions. Density Requirements: There are no minimum net density requirements for townhouse development in the RMF zone. The maximum net density is 20 dwelling units per net acre. Density bonuses are possible for applicants requesting bonus market-rate dwelling units in exchange for the construction of affordable dwelling units (see RMC 4-9-065 for additional information). Net density is calculated after the deduction of areas required for public right- of-way dedication, private access easements, and critical areas from the gross site area. A net density of 22.2 du/ac for the RMF zone and a net density of 14.2 du/ac for the R-10 zone was calculated by the applicant. A Density Worksheet would be required at the time of formal application. The maximum bonus density is 30% above maximum density or density allowed in the zone. In the event that the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density requirements may be waived. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” and RMC 4-3-100 “Urban Design Regulations” District ‘B’ overlay for the RMF zoned properties effective at the time of complete application. Maximum Number of Dwellings – N/A for attached dwellings. Minimum Lot Size, Width and Depth – There is no minimum lot size required in the RMF zone or R-10 zone for attached dwelling units. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at site plan review, unless proposing a Unit Lot Subdivision as discussed later in this report. Standard R-10 RMF Minimum Lot Width 40ft. Attached dwellings - 50ft Townhouse – 25ft. Minimum Lot Width – Corner Lot 50ft. Attached dwellings - 60ft. Townhouse - 30ft. Minimum Lot Depth 70ft Attached dwellings – 65ft. Townhouse – 50ft. Setbacks – Setbacks are the distance between the building and the property line or any private access easement. It is the applicant’s responsibility to demonstrate compliance with the setbacks for the parent site at site plan review. Setback R-10 RMF Minimum Front Yard 20ft. or 15ft. if access from alley. Attached dwellings – 20ft. Townhouse – 10ft. Minimum Rear Yard 15ft. Attached dwellings – 15ft. Townhouse – 10ft. 15ft. along property line abutting single- family residential zone. Minimum Side Yard Detached Units: 4 ft. Attached Units: 4 ft. for unattached side(s), 0 ft. for the attached side(s). 5 ft. for unattached side(s), 0 ft. for the attached side(s). 15ft. along property line abutting single- family residential zone. 10 Minimum Side Yard along a street 15ft 20ft. Lot Coverage – For the RMF zone, the maximum building coverage permitted is 35% of the total lot area. A maximum building coverage of 45% may be allowed through the Hearing Examiner site development plan review process. Townhome development building coverage is limited to 70%. The maximum impervious surface coverage is 75% of total lot area. For the R-10 zone, the maximum building coverage permitted is 55% with a maximum impervious surface area of 70%. Building Height – For the RMF zone, the maximum wall plate height is 32 feet and three (3) maximum stories. An additional ten feet (10') of height and an additional story for a residential dwelling structure may be obtained through the provision of additional amenities such as additional recreation facilities, underground parking, and additional landscaped open space areas; as determined through the site development plan review process and depending on the compatibility of the proposed buildings with adjacent or abutting existing residential development. For the R-10 zone, the maximum wall plate height is 24-feet and 2 stories. In both zones, 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. Building height is measured from grade plane to the highest wall plate combined with the height of any portion of the structure that extends above the wall plate (e.g., roof, deck, etc.), excluding chimn eys, ventilation stacks, and similar elements. Elevations were not included with the pre-application materials; therefore, staff was unable to verify compliance with this requirement. It is the applicant’s responsibility to demonstrate compliance with building height requirements at site plan review. Residential Design and Open Space Standards (applicable to townhomes in the R-10 and RMF Zone): All new residential dwelling units in the R-10 and RMF zone would be subject to the Residential Design Standards outlined in RMC 4-2-115 for residential units in the R-10 and R-14 zone. Residential Design Review occurs as part of the Building Permit Review. For example, site design requirements for townhomes in the R-10 and RMF 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 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. Urban Design Standards (applicable to any non-townhome development in the RMF zone): Compliance with Urban Design Regulations, District ‘B’, is required. See Renton Municipal Code section 4-3-100. No building elevations were submitted for review. Design review would be completed during the land use application process. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4- 4-095). 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 11 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: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet. Street trees and ground cover shall be provided within ROW planter strips. Stormwater Facility Perimeter Landscaping: A landscaping strip with a minimum fifteen feet (15') of width shall be located on the outside of the perimeter fence, unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal land use application. Compliance with the landscape buffer requirements must be demonstrated at the time of formal application. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, and arborist report 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 20% of significant trees and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H.1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insuffici ent number of trees can be retained. A minimum tree density shall be maintained on each residentially zoned lot. Multi-family developments shall maintain a minimum tree density of four (4) significant trees for every 5,000 sq. ft. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. If the number of trees required includes a fraction of a tree, any amount equal to or greater than one-half (1/2) shall be rounded up. For multi-family development. For multi-family (attached dwelling development) in the 019 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. A formal tree retention plan would be reviewed at the time of land use application. 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 12 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. Access: Access to the townhomes is proposed via a looped 35-foot wide public street with alleys extending off of the street at various internvals. Unit Lot Drives: Unit lot drives may be constructed to serve unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots and shall be accessed by a public street. The paved roadway shall be a minimum of sixteen feet (16') wide with curbing, although the Fire Department may require the paved roadway to be up to twenty feet (20') wide. There shall be an eight foot (8') wide landscaping strip between the curb and a five foot (5') wide sidewalk along one side of the unit lot drive. The City may elect to have a unit lot drive dedicated as a public roadway; however, the City may require the unit lot drive to be privately. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Parking: Townhouse development requires a minimum and maximum of 2 onsite parking stalls per dwelling unit. Parking spaces within the garages shall be a minimum of 9’x20’. Bicycle parking based on 0.5 spaces per one dwelling unit would be required for the project. The bicycle parking shall be provided 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. Designated bicycle parking spaces within individual garages can count toward the minimum requirement. Compliance with the parking standards shall be demonstrated at the time of formal land use application. Critical Areas: Sensitive and protected slopes (grades between 25 and 90 percent) are mapped on the project site. A 15-foot structure setback is required for protected slopes. In addition, protected slopes and their associated buffers shall be placed in a Native Growth Projection Area (tract). The site is also within a Wellhead Protection Zone 2. A source statement certified by a professional engineer or geologist licensed in the State of Washington will need to be submitted prior to stockpiling or grading imported fill at the project site. No other critical areas are mapped on the project site according to COR maps. A geotechnical report would be required at the time of formal land use application. A fill source statement will be required for any offsite soils brought to the site. Environmental Review: The construction of more than 9 dwelling units on a project site is subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. Unit Lot Subdivision: The unit lot subdivision process is intended to allow the creation of unit lots for townhouse development through established subdivision procedures while generally only applying development standards to the parent site as a whole rather than to individual unit lots. See RMC 4-7-090 Unit Lot Subdivisions for additional standards. Principles of Acceptability: Parent Site: The whole parent site shall comply with all development standards as though it were a standalone lot. Access: The parent site shall have direct vehicular access to a public street. Each unit lot shall have direct vehicular access to either a public or private roadway (see RMC 4-6-060K, Unit Lot Drives). Physical Characteristics: A proposed subdivision may be denied because of the presence of flood, inundation, wetland conditions, steep slopes, unstable soils, mineshafts or other unsuitable site characteristics. Construction of protective improvements may be required as a condition of approval, and such improvements shall be noted on the final plat. Drainage: Make adequate provision for drainage ways, streets, alleys, other public ways, water supplies and sanitary wastes. Exemptions: 13 1. Residential Development Standards: Individual unit lots are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. 2. Landscaping: Individual unit lots are exempt from the following subsections of Section 4-4-070, Landscaping: a. RMC 4-4-070F1, Street Frontage Landscaping Required; b. RMC 4-4-070F2, Street Trees and Landscaping Required Within the Right-of-Way on Public Streets; and c. RMC 4-4-070F3, Front Yard Trees Required When Street Trees Are Not Located Within the Right- of-Way Abutting a Front Yard. 3. Parking: The number of parking spaces required for attached dwellings pursuant to RMC 4-4-080F10d, Parking Spaces Required Based on Land Use, may be averaged and dispersed among unit lots or within the parent site; however, at least one parking space shall be provided within each unit lot. (Ord. 5917, 12-10- 2018) 4. Access: Primary access for individual unit lots may be from a public alley. Unit Lot Subdivision Requirements: Unit Lots: Parent sites developed or proposed to be developed with attached townhouse dwellings may be subdivided into unit lots and the remainder of the parent site shall be platted as one or more tracts. The whole parent site shall meet applicable development standards. Any private open space or private amenities for a dwelling unit shall be provided on the same unit lot as the dwelling unit. Siting of Unit Lots: Unit lot subdivisions that propose to incorporate one or more unit lot drives (refer to RMC 4-6-060K, Unit Lot Drives) shall site unit lots as follows: a. For unit lot drives serving six (6) unit lots or less: At least one unit lot shall be situated towards a public street with nothing other than open space between the public right-of-way and the unit lot. b. For unit lot drives serving seven (7) unit lots or more: At least two (2) unit lots shall be situated towards a public street with nothing other than open space between the public right-of-way and the unit lots. Parent Site: Prior to a unit lot subdivision or any subsequent platting actions, additions or modifications to the structure(s), the applicant shall demonstrate that the whole parent site will comply with applicable standards and requirements of this Title (i.e., the parent site shall be reviewed as though it is a single lot without any unit lots or tracts within). For example, building coverage of the parent site shall include all qualifying structures within the development, including those located or proposed to be located upon individual unit lots. Portions of the parent site not subdivided for individual unit lots shall be platted as a tract and owned in common by the owners of the individual unit lots, or by a homeowners’ association comprised of the owners of the individual unit lots. Density: The density of the parent site shall not exceed the maximum net density of the zone. Only one dwelling unit shall be located on a unit lot. Design and Open Space Standards: RMC 4-2-115, Residential Design and Open Space Standards, as applied to the R-10 and R-14 zones shall apply to unit lot subdivisions within the RMF and CV zones. Unit lot subdivisions within the RMF and CV zones shall be exempt from RMC 4-3-100, Urban Design Regulations. (Ord. 5917, 12-10-2018) Permit Requirements: The proposal is required to obtain preliminary subdivision approval and administrative site plan approval. The proposal is also subject to Environmental (SEPA) Review. All applications would be reviewed concurrently in an estimated time frame of 12 weeks following acceptance of a complete application. The 2021 Site Plan Review application fee is $3,800.00, the Preliminary Plat application fee is $10,83000, and the Environmental 14 Review fee is $1,600.00. Any modification requests to code standards are $250.00 per modification. There is an additional 5% technology fee at the time of land use application. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms”. All forms are in alphabetical order. 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. In addition to the required land use permits, separate construction and building permits would be required. For unit lot subdivisions, construction may commence upon approval of a site plan and issuance of a building permit prior to final subdivision approval and recording if all applicable permits and approvals have been obtained by the applicant. However, no dwelling unit or unit lot may be sold, transferred, occupied or conveyed prior to final subdivision approval and recording. Public Notice Requirements: The applicant will be required to conduct a neighborhood meeting, install a public outreach sign, and install a public information sign prior to submitting the Preliminary Plat application and SEPA checklist per the following: 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 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. Public Information Sign - Public Information Signs are required for all Type II and Type III Land Use Permits (Site Plan Review), as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required for new multi- family apartment units. 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 2018 application fees are as follows: • A Transportation Impact Fee based on $6,717.10 per each new apartment unit; • A Parks Impact Fee based on $1,977.62 per each new apartment unit; • Renton School District Impact Fee currently assessed at $4,989.00 per new multi-family apartment unit; and • A Fire Impact fee of $964.53 per each new multi-family apartment unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened prior to submitting the complete application package. Please call Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule an appointment. Expiration: If approved, the preliminary plat would be valid for five years with a possible one-year extension. The site plan would be valid for two years with a possible two-year extension.