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HomeMy WebLinkAboutPRE_PRE22-000184_220616_v1 PREAPPLICATION MEETING Wolfork Project 1809 Jones Ave NE PRE22-000184 CITY OF RENTON Department of Community & Economic Development June 16, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: June 9, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Wolfork Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of on e fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears that one existing fire hydrant would meet the minimum requirements. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit will be granted for the removal of the existing home. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Maximum grade is 15 percent. Dead end streets over 150-feet long require an approved hammerhead turnaround. Proposed variance to install an approved fire sprinkler system in all new homes instead of an approved turnaround would be approved in this case. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 14, 2022 TO: Andrew Van Gordon, Associate Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: Wolfork Short Plat 1809 Jones Avenue NE PRE22-000184 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) 3344500100. The following comments are based on the Land Use Application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS WATER The project is within the City of Renton’s water service area in the 435 -hydraulic zone. There is an existing 8-inch City water main located in Jones Ave NE (see Water plan no. W-0094) that can deliver a maximum total flow capacity of 1,800 gallons per minute (gpm). The approximate static water pressure is 69 psi at the elevation of 274 feet. The site is located within Zone 2 of an Aquifer Protection Area. SEWER Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in Jones Ave NE (see City plan no. S-0144). STORM Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on-site. Runoff the site sheet flows to the southwest corner of the property where it eventually falls off the steep embankment and into the I-405 drainage system. There is an existing conveyance system across the street, on Jones Avenue NE (See City Plan no. R-3182). STREETS The proposed development fronts Jones Ave NE to the east, which classified as a Residential Street with an existing right of way (ROW) width of 60 as measured using the King County Assessor’s Map. There are no existing frontage improvements along the street frontage of Jones Ave NE. The project is bordered by I-405 to the west. Future widening of I-405 may impact the buildable portion of the proposed Lot. Wolfork Short Plat PRE22-000184 Page 2 of 6 CODE REQUIREMENTS WATER Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. 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: 1. A water main extension may be required in the shared driveway tract if short plat exceeds 2 lots. 2. Installation of a separate domestic water service (minimum 1-inch) and water meter to each single-family home. The sizing of the meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. A minimum 1-inch meter is required if the new home is served by a sprinkler system. 3. Installation of off-site and on-site fire hydrants. a. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. 4. A 15-foot utility easement will be required for the new hydrants and water meters within the property. 5. The existing domestic water service should be cut and capped. 6. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. These plans will be reviewed during the Civil Permit review phase of the project. 7. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 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 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2022 water fees are $4,500.00 per 1-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00* per 1-inch service line. Fee is payable at permit issuance. c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. d. A credit for the water system redevelopment fee will be issued for the existing water service to be cut can capped as part of the project. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. Wolfork Short Plat PRE22-000184 Page 3 of 6 SEWER 1. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the units. 2. If short plat exceeds 2 lots, a sewer main extension in the shared driveway tract may be required. 3. A separate side sewer will be required for each residential building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. a. A grinder pump may be permitted if a gravity connection is not possible. 4. 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. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2022 Wastewater fees are $3,500.00 per 1-inch meter. b. A redevelopment credit of the wastewater system development charges will be applied to the meter(s) to existing homes, if applicable, if they are abandoned and capped at the main line. SURFACE WATER 1. A drainage report complying with the current version of the city adopted Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The site is located within a Landslide Hazard Area and Regulated Slopes Area. Applicable storm water and erosion control requirements shall apply. 3. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2017 City of Renton Surface Water Design Manual. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 5. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 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. Wolfork Short Plat PRE22-000184 Page 4 of 6 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 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 11. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual which will be based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 12. The 2022 Surface water system development fee is $2,100 per new single-family lot. Fees that are current will be charged at the time of permit issuance. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. The proposed development fronts Jones Ave NE along the west property line(s). Jones Ave NE is classified as a Residential Access Street. Existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8- foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. a. Applicant shall match the new curb line set by the short plat to the north, at 1909 Jones Avenue NE. b. Since the ROW fronting the site is 60-feet wide, no dedication shall be required. The planting strip shall be increased from 8-feet wide to 10-feet wide to account for this additional ROW. Applicant can propose a bio-retention system in this 10- foot-wide planter strip to assist with storm water requirements. 2. Access to each of the lots may be granted via a proposed shared driveway provided the shared driveway meets requirements for emergency services access and must provide a turnaround in compliance with City code 4-6-060I. a. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. b. The shared driveway is required to have a minimum 20-foot-wide paved roadway. Wolfork Short Plat PRE22-000184 Page 5 of 6 c. Joint use driveways must be created upon the common property line of the properties served or through the granting of a permanent access easement when said driveway does not exist upon a common property line. 3. Street grades shall not exceed 15 percent. 4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet, and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. The transportation impact fee is based on the type of land use. For a single-family homes, the 2022 transportation impact fee is $10,861.69 per lot. Transportation impact fees are subject to change based on the year the building permit is applied for. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5- ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2022 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 Wolfork Short Plat PRE22-000184 Page 6 of 6 development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 16, 2022 TO: Pre-Application File No. 22-000184 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Wolfork Project – 1809 Jones Ave NE (Parcel number 3344500100) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is located at 1809 Jones Ave NE (Parcel number 3344500100). The property has street frontage on Jones Ave NE to the east and abuts the right-of-way of Interstate 405 to the west. The property is located within the R-4 zone. The site area is approximately 22,125 square feet (0.50 acre) and is currently improved with a detached dwelling. The proposal is to rezone the property to R-8 then subdivide into four (4) lots for the benefit of detached dwellings; access for all four lots would be from an access easement. Current Use: The project area is currently developed with a detached dwelling. Per the provided documentation the existing structure would be demolished. Zoning/Density Requirements/Land Use: The subject property is located within the Residential- 4 (R-4) zoning classification. The density range allowed in the R-4 zone is a maximum of 4 dwelling units per net acre with no minimum. The Residential Low Density Land Use designation is intended to implement the R-4 zone. The R-4 zone is established to promote urban detached dwellings serviceable by urban utilities and containing open space amenities. Development within the R-4 zone is intended to be an intermediate lower density residential zone. Detached dwelling units are permitted within the R-4 zone. The project is proposing a subdivision at R-8 standards. A Comprehensive Plan amendment (to be discussed later in this document) would be required to implement R-8 zoning standards. This area was zoned R-4 in 2006 due, in part, to critical areas in the near vicinity including high value wetlands, Kennydale Creek, and geotechnically hazardous areas. Wolfork Project, PRE22-000184 Page 2 of 7 June 16, 2022 Density: The area of public rights-of-way, legally recorded private access easements and critical areas (i.e. very high landslide hazard areas, protected slopes (except evaluate on a case-by-case bases those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the approximate gross land area of 0.50 acres, the four (4) lot proposal arrives at a gross density of approximately 8.00 du/ac (4 lots / 0.50 gross acres = 8.00 du/ac) The gross density would result in 8.00 du/ac; however, the applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. A density worksheet deducting street improvements identified in the preapplication meeting and this memo would be required with the land use application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet for parcels being subdivided. For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size. If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to be 8,000sf in the R-8 zone and 4,500sf in the R-8 zone. In the R-4 zone, minimum lot width is 70 feet and 80 feet for corner lots; minimum lot depth is 100 feet. In the R-8 zone, minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The lot abutting Jones Ave NE and shared driveway tract is a corner lot and must meet corner lot standards. Lot dimensions as shown on the preapplication submittal do not meet the R -4 zone or R-8 zone. Lot sizes do not meet minimum standards for the R-4 zone and Lots 1-3 do not meet the R-8 minimum standards. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two (2) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and- a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Wolfork Project, PRE22-000184 Page 3 of 7 June 16, 2022 New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet except when all vehicle access is taken from an alley then 15 ft; Rear yard: 25 feet; Side yards: 5 feet; and secondary front yards: 15 feet. When a lot abuts an alley, the rear yard shall always be the yard abutting the alley. Compliance with required setbacks for the new development would be verified at the time of building permit application. Access/Parking: Access to all lots is proposed via an access easement. Each lot is required to accommodate off street parking for a minimum of two vehicles. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Detached dwellings are required to provide a minimum of two (2) parking spaces per dwelling unit. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080 I.9 Joint Use Driveways. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround per subsection H of this Section. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Full shared driveway standards can be found in RMC 4-6-060J. Access easements are not permitted. A shared driveway tract is a separate tract and not included in the lot size or dimensional standards. RRFA has indicated the driveway must be a Wolfork Project, PRE22-000184 Page 4 of 7 June 16, 2022 minimum of 20-feet in width. If abutting a property not part of the subdivision an eight-foot (8’) wide landscaped strip is required, resulting in a 28-foot-wide shared driveway tract. The strip would be part of the tract with proposed landscaping being shown on the conceptual landscaping plan. Landscaping: With the exception of 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 and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium- sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. 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. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. 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. Significant Tree Retention: Staff review of aerial images of the site identifies there may be mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Wolfork Project, PRE22-000184 Page 5 of 7 June 16, 2022 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 inches of new trees to replace each protected tree removed. Trees located within public rights-of-way and shared driveways do not count towards tree retention standards. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. Please note the tree retention regulations will be updated this year. New developments will be subject to tree credit requirements that require retention of larger trees. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan and grading plan with top of wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Critical Areas: According to COR Maps, there are protected slopes and high landslide areas on the western portion of the property. Geologically hazardous areas are present on the site. A geotechnical study prepared by a licensed professional, such as a geotechnical engineer and/or engineering geologist, will be required. An evaluation by an independent qualified professional regarding the applicant’s analysis and the effectiveness of any proposed mitigating measures or programs may be required. The evaluation shall be paid at the applicant’s expense. All costs of third-party review would be the responsibility of the applicant. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070 H.3., if it is determined that designated critical areas or their buffers are located on the property. Wolfork Project, PRE22-000184 Page 6 of 7 June 16, 2022 Cottage Housing: Within the R-4 zone, a cottage housing unit lot subdivision may be considered. Cottage housing could potentially allow a bonus density up to 2.5 the number of lots identified in a pro-forma subdivision plan without going through the rezoning process. Additional development standards for cottage housing developments can be found in RMC 4-2-110G. Of note, the maximum unit size is 1,500 square feet. At least 50% of all cottages in a development shall be less than 1,000 square feet. We would encourage you to review the cottage housing standards and if interested in pursuing a cottage housing development, come back for a follow preapplication meeting to review a revised proposal. Rezone Process: An application for a rezone of one or more properties shall require a Comprehensive Plan Amendment if the proposed zone is not implemented by the underlying Comprehensive Plan land use designation, and shall therefore be subject to the processes and review criteria for Comprehensive Plan Amendments in addition to requirements in RMC 4-9-180. The R-4 zone is within the Residential Low Density Comprehensive Plan designation. The R-8 zone is within the Residential Medium Density Comprehensive Plan designation. An approved rezone through a Comprehensive Plan Amendment would be needed to change the property’s zoning from R-4 to R-8. Comprehensive Plan Amendments are a legislative process with a recommendation by the Planning Commission and final decision by the Renton City Council. State law allows the City to consider amendments once per year. Applications may be accepted between August 1 and October 15 for consideration during the following year. The 2022 fee for a comprehensive plan map amendment is $5,250.00. Please contact Angie Mathias, Long Range Planning Manager, by phone at (425) 430-6576 or by email at amathias@rentonwa.gov for additional information. Permit Requirements: The proposal would require administrative short plat approval and may require environmental review based on the findings of geotechnical analysis. The application would be reviewed within an estimated time frame of six to eight weeks. The 2022 fees would total $7,360.50 ($5,410 Preliminary Short Plat + $1,600.00 Environmental Review + $350.50 Technology Fee (5%) = $7,360.50). Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits 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. 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. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2022 impact fees are as follows: • A Transportation Impact Fee assessed at $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee assessed at $2,914.99 per each new detached dwelling unit. Wolfork Project, PRE22-000184 Page 7 of 7 June 16, 2022 • A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee assessed at $2,659.00 (plus a 5% processing charge) per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one-year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.