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HomeMy WebLinkAboutPre-app Mtg Summary - 22-000428.pdf1 PRE-APPLICATION MEETING FOR Bimal Short Plat PRE22-000428 CITY OF RENTON Department of Community & Economic Development Planning Division January 19, 2023 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: January 10, 2023 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Bimal Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are not any existing fire hydrants within 300-feet of all the proposed homes. The existing city water main fronting the property is a substandard 4-inch main and shall be replaced with a minimum 8-inch water main and one new fire hydrant shall be installed fronting the new short plat. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family un it. This fee is paid at building permit issuance. Credit will be given for the removal/retention of any of the existing single-family homes. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end street over 150-feet requires a hammerhead type fire apparatus turnaround which can be installed at the entrance to the short plat. The existing hammerhead turnaround does not meet our minimum dimensions. The proposed 16-foot wide access roadway is not acceptable and shall be widened to a minimum of 20-feet wide fully paved. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 19, 2023 June 20, 2011 TO: Alex Morganroth, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Bimal Short Plat 2102 NE 23rd St, Renton, WA PRE22-000428 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 parcels # 0345700070 & 0345700060. 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 435 Pressure Zone. 2. There is an existing 4-inch water main located in NE 23rd Street that can deliver a maximum flow capacity of 310 GPM (see water project No. W-054201 for record drawings). The static water pressure is approximately 62 psi at ground elevation of 283 feet. 3. The existing two houses are served by ¾-inch water meter each. 4. There is one fire hydrant to the east of the project site (Hydrant ID No. HYD-NE-00414), which is within the landscape area near the intersection of Blaine Ave NE and NE 23rd Street. 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority (RRFA) has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm for dwellings up to 3,600 SF, in order to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to: a) Replacement of approximately 240 ft of the substandard 4-inch water main with a minimum 8-inch water main within NE 23rd Street connecting to the existing 6-inch water main in Blaine Ave NE. b) Install of a new fire hydrant fronting the new short plat. The location of the new fire hydrant will be determined by the RRFA based on the final fire flow demand and final site plan. c) A separate water service (1-inch) and meter is required for each new lot. The meters will be installed by City forces and a water meter permit is required for each new single family dwelling and for each ADU. 4 d) 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. e) The existing ¾ inch domestic water services must be cut, capped, and abandoned at the main line if the existing houses are demoed. Cut and cap of the existing ¾” service shall be done by City forces under a separate permit. 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 Water Design Standards and Details as shown in Appendix K of the City’s 2021 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 2023 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 current water fee is $4,850.00 per 1-inch meter, and $24,250 per 1-1/2-inch meter. b) Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, and $4,605 per 1-1/2-inch service. c) Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2-inch meter. d) Credits will be applied to the existing service if abandoned. e) The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ PVC gravity wastewater main along the west property line of 2102 NE 23rd Street within a 15’ wide utility easement. There is also an existing 8’’ PVC gravity wastewater main and associated sewer manholes (Record Dwg: S-168703) along the north property lines within a 20’ wide utility easement. The proposed structures on Lots 1 and 3 shall not be built within the utility easements. 3. The existing properties of 2102 and 2108 NE 23rd Street are connected to the northern sewer main with 6’’ sewer stub each. If reused, the existing sewer stubs shall be CCTV’d and brought to standard (e.g., adding surface clean out; replacing with PVC or lined if concrete). 4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. 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 2023 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 current sewer fee is $ 3,650 per 1-inch meter, and $ 18,250 per 1-1/2-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The developer will receive credits for the existing homes if demoed. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton SURFACE WATER 5 1. There is a City of Renton 12-inch stormwater main (Facility ID No. 108216) along the west property line of 2102 NE 23rd Street within a 15’ wide utility easement (Record Dwg: R-168701). 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard area (matching Forested site conditions). The site is located in the May Creek basin and Lower May Creek sub basin. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 4. 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 2022 RSWDM. 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. Special inspection from the building department is required. 5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 7. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 8. Critical areas that may affect surface water review, the project site is within aquifer protection area Zone 2, the west edge and northeast corner of the site contain regulated slopes, and the southern portion of the site is within moderate landslide hazard area. 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. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is 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 development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton. TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a. NE 23rd Street is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 50 feet with an existing paved width of approximately 30 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is 6 required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 13-foot paved road, 0.5 feet of cub, an 8-foot planting strip, and 5- foot sidewalk, street trees and storm drainage improvements. Approximately 1.5’ dedication would be required depending on final survey. 2. Per RMC 4-6-060.H.2, dead end street over 150-feet requires a hammerhead type fire apparatus turnaround which can be installed at the entrance to the short plat. The existing hammerhead turnaround on NE 23rd Street does not meet our minimum dimensions. The proposed 16-foot-wide access roadway is not acceptable and shall be widened to a minimum of 20-feet wide fully paved. 3. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2023 transportation impact fee is $12,208.54; and for an ADU, the 2023 transportation impact fee is $7,550.02. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: 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 2023 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 fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 19, 2023 TO: Pre-Application File No. PRE22-000428 FROM: Alex Morganroth, Senior Planner SUBJECT: Bimal Short Plat 2102 and 2108 NE 23rd St (APN 034570060, 034570060) 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 applicant is proposing to subdivide two (2) existing lots into four (4) lots. The project site is located at 2102 and 2108 NE 23rd St (APN 034570060, 034570060) and total approximately 24,831 sq. ft. (0.57 acres) in area. The site is located at the west end of NE 23rd St, with access off of the hammerhead turnaround near the intersection of Blaine Ave NE and NE 23rd St. An existing utility and drainage easement is located on the west and north sides of the property. The subject parcels are located in the Residential-8 (R-8) zone and the Residential Medium Density Comprehensive Plan land use designation. The applicant proposes convert the existing 1,410 sq. ft. single-family home at 2102 NE 23rd St into a detached accessory dwelling unit. The existing single-family home at 2108 NE 23rd St is proposed for removal. New single-family homes would be constructed on all four (4) lots, including the lot the proposed ADU conversion. The proposed lots range in size from 5,200 sq. ft. to 6,300 sq. ft. Access to the four (4) lots is proposed via a 16-foot wide access easement off of NE 23rd St. Critical areas mapped on the site includes a moderate landslide hazard. No tree removal is proposed on the plan, but is expected based on the site layout. Current Use: Each property is developed with an existing single-family home. The home at 2102 NE 23rd St is proposed to be converted into a detached accessory dwelling unit. The home at 2108 is proposed for demolition. Zoning/Density Requirements: The subject property is zoned Residential-8 (R-8). The minimum density in the R-8 zone is 4.0 dwelling units per net acre (du/ac) and the maximum density is 8.0 du/ac. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Private access easements, critical areas and public right-of-way (including frontage dedications) are deducted from the total area to determine net density. For purposes of calculating net density: All fractions shall be truncated at two numbers past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should a 8 calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. The proposal for four (4) lots on the 0.57 acre gross site area would result in a gross density of 7.0 dwelling units per acre (4 lots / 0.57 acres = 7.0 du/ac). A Density Worksheet would be required at the time of formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. For short plats of parcels smaller than one acre, one parcel may be allowed to be 4,500 square feet. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. The width of lots at their foremost points (i.e., the points where the side lot lines intersect with the street ROW line) cannot be less than 80% of the required lot width (40 feet for R-8 zone), except in cases of lots on a street curve or the turning circle of a cul-de-sac, which must have a minimum of 35 feet. Lots abutting both a public street and a driveway tract are classified as corner lots. No scale was included on the submitted plans and therefore compliance with the lot size, width, and depth requirements could not be verified . 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 application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards would be required to be demonstrated at the time of building permit review for the new homes. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 25 feet; Side yards: 5 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Lots adjacent to both public ROW and driveway easement (not allowed, see ‘Access’ section below) frontage are classified as corner lots. The existing home proposed for conversion to an ADU would be required to meet the ADU setback requirements prior to recording the short plat document. Setback compliance for the existing home would be verified at time of land use review and compliance for the new homes would be verified at the time of building permit review. Access - Access to the lots was proposed via individual driveways off of a 16-foot wide private access easement connecting to NE 23rd St. Alley access is the preferred street pattern for all new residential development except in the Residential Low Density Comprehensive Plan Land Use Designation. Access easements are required to be placed in a separate driveway tract, which may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and 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; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and 9 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. The tract shall be the width of the paved surface plus eight feet (8') for a landscape strip, when the tract abuts properties that are not part of the subdivision. The eight foot (8’) landscaping shall include a mixture of trees, shrubs, and groundcover as required in RMC 4-4-070 and shall serve as a buffer between the shared driveway and abutting properties that are not part of the subdivision. Parking - Each lot is required to accommodate off-street parking for a minimum of two vehicles. Compliance with parking regulations would be verified at the time of building permit review. Driveways - Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with the driveway regulations would be verified at the time of formal land use review. Fences/Walls - If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. 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 landscaping are required within the Right of Way on public streets. 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 per subsection L2 of RMC 4-4-070 shall be planted within right of way planting strips pursuant to the standards in subsection F.2 of RMC 4-4-070, provided 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. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. If a storm drainage facility is proposed as part of the subdivision plat plan, perimeter landscap ing is required around the facility. The perimeter landscape strip shall be a minimum of fifteen (15’) of width and shall be located on the outside of the facility fence, unless otherwise determined through the subdivision process. For more information about storm drainage facility landscaping refer to RMC 4-4-070.H.6. Significant Tree Retention - Staff review of aerial images of the site identifies there are 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. 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 10 of at least thirty-percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. Tree Credit Requirements: With the exception of interior remodels not involving any building addition, removal of trees, or alteration of impervious areas, properties subject to an active land development permit shall comply with all of the following minimum tree credit requirements, and apply the tree credit value table at (H.1.b.v). i. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre. ii. Either tree retention or a combination of tree retention and supplemental tree planting (with new small, medium, or large tree species) shall be provided to meet or exceed the minimum tree credits required for the site. iii. Supplemental tree planting shall consist of new small, medium, or large species trees, as defined in RMC 4‐11‐200, Definitions T. The supplemental trees shall be planted with a minimum size of two‐inch (2") caliper, or evergreen trees with a minimum size of six feet (6') tall. The Administrator shall have the authority to approve, deny, or restrict the tree species for proposed supplemental trees. iv. Within subdivisions, location of supplemental tree replanting shall be prioritized within tree tract(s) versus individual lots. v. Tree credit value for each tree, existing or new, is assigned as shown in the following table: All significant trees required to be retained shall be preserved in the priority order listed below, with Priority One trees being the highest priority. Applications that propose retention of lower priority trees in lieu of Priority One trees must demonstrate in writing to the Administrator’s satisfaction that: (1) all reasonable efforts have been taken to preserve trees utilizing the highest priority possible, (2) that retention of higher priority trees is not feasible or 11 practical for the project site, and (3) that the project proposal meets or exceeds the purposes and intent of this Section. Significant trees shall be retained in the following priority order: Priority One i. Landmark trees; ii. Significant trees that form a continuous canopy; iii. Significant trees on slopes greater than twenty percent (20%); iv. Significant trees adjacent to critical areas and their associated buffers; v. Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and vi. Trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two i. Healthy tree groupings whose associated undergrowth can be preserved; ii. Other significant native evergreen or deciduous trees; and iii. 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 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. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal arborist report, tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be required at the time of the Preliminary Short Plat application. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Critical Areas: According to COR Maps, a moderate landslide hazard is present on the site. The applicant will need to provide a geotechnical report prepared by a licensed geotechnical engineer at the time of the short plat application submittal. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Short plats are categorically exempt from Environmental (SEPA) Review except for lands covered by water or critical areas as designated in RMC 4-9-070H.2. The proposed short plat would no longer be exempt from environmental review if further investigation of the site results in the identification of designated critical areas. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2023 administrative short plat application fee is $6,080.00. Each modification request is $290.00. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements. Other informational applications 12 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 it’s associated fee, will be required following construction of the short plat’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II and Type III 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. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2022 impact fees are as follows: • A Fire impact fee of $829.77 per each new detached dwelling unit, not including ADUs; • A transportation impact fee of $12,208.54 per each new detached dwelling unit, not including ADUs; • Renton School District Impact Fee of $2,911.00 (+5% administrative fee) per each new detached dwelling unit, not including ADUs, unless an exemption can be made under RMC 4-1-190.I.1.a; and • A Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling unit, not including ADUs. A fee schedule listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. Next Steps: When the formal application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov before sending any materials over (via email) for prescreening. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.