HomeMy WebLinkAboutSTAFF COMMENTS_LE & HO SHORT PLAT_PRE19000002PRE-APPLICATIONMEETINGFORLE&HOSHORTPLATPRE19-000002CITYOFRENTONDepartmentofCommunity&EconomicDevelopmentPlanningDivisionJanuary24,2019ContactInformation:Planner:AngeleaWeihs,425-430-7312,aweihs@rentonwa.govPublicWorksPlanReviewers:AnnFowler,425-430-7382,afowler@rentonwa.govFirePreventionReviewer:CoreyThomas,425-430-7024,cthomas@rentonrfa.orgBuildingDepartmentReviewer:CraigBurnell,425-430-7290,cburnell@rentonwa.govPleaseretainthispacketthroughoutthecourseofyourprojectasareference.Considergivingcopiesofittoanyengineers,architects,andcontractorswhoworkontheproject.Youwillneedtosubmitacopyofthispacketwhenyouapplyforlanduseand/orenvironmentalpermits.Pre-screening:Whenyouhavetheprojectapplicationreadyforsubmittal,callandscheduleanappointmentwiththeprojectmanagertohaveitpre-screenedbeforemakingalloftherequiredcopies.Thepre-applicationmeetingisinformalandnon-binding.Thecommentsprovidedontheproposalarebasedonthecodesandpoliciesineffectatthetimeofreview.Theapplicantiscautionedthatthedevelopmentregulationsareregularlyamendedandtheproposalwillbeformallyreviewedundertheregulationsineffectatthetimeofprojectsubmittal.Theinformationcontainedinthissummaryissubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,PlanningDirector,DevelopmentServicesDirector,DepartmentofCommunity&EconomicDevelopmentAdministrator,PublicWorksAdministratorandCityCouncil).
FIRE&EMERGENCYSERVICESDEPARTMENTMEMORANDUMDATE:January15,2019TO:AngeleaWeihs,AssociatePlannerFROM:Coreylhomas,LeadPlansReviewInspectorSUBJECT:Le&HoShortPlatIThefireflowrequirementfortheproposedsinglefamilyhomesisaminimumofI,000gpmforhomesunder3,600squarefeet(includinggarageandbasementareas)andgoesuptoaminimumofI,500gpmforhomesover3,600squarefeet.Aminimumofonefirehydrantisrequiredwithin300-feetofeachproposedhome.Aminimumoftwofirehydrantsarerequiredwithin300-feetoftheproposedhomesiftheyexceed3,600squarefeet.Anapprovedfiresprinklersystemmaysubstituteforthesecondhydrantonly,ifneeded.Existinghydrantscancounttowardtherequirementsiftheyarewithintheproperdistanceandtheymeetcurrentstandards.AwateravailabilitycertificateisrequiredfromSoosCreekWaterDistrict.2.Thefireimpactfeesarecurrentlyapplicableattherateof$829.77pereachindividualhome.Thisfeeispaidattimeofbuildingpermitissuance.Creditisgrantedfortheretentionoftheexistinghomes.3.FiredepartmentapparatusaccessroadwaysarerequiredwithinI50-feetofallproposedbuildings.Anapprovedturnaroundisrequiredattheendofthedeadendroad.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20-feetwidefullypaved,with25-feetinsideand45-feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30-tonvehiclewith75-psipointloading.DeadendstreetsthatexceedI50-feetinlengthrequireanapprovedhammerheadtypeturnaroundor90-footdiametercul-de-sac.
DEPARTMENTOFCOMMUNITY&ECONOMICDEVELOPMENTMEMORANDUMDATE:January24,2019TO:AngeleaWeihs,AssociatePlannerFROM:AnnFowler,CivilEngineerIllSUBJECT:Pre-ApplicationCommentsforLee&HoShortPlatPRE19-000002Ihavereviewedthepre-applicationsubmittalforLee&HoShortPlatat10945&11101SE168thStreet.TheKingCountyParcelIDis2923059060&2923059057.Theapplicantisproposingtosubdividetheparcelinto9singlefamilylotswithatractforaccessandutilities.Theexistingsinglefamilyhomesoneachlotareproposedtoremain.Theexistingoutbuilding(s)willberemoved.WATERCOMMENTS1.PleaseobtainawateravailabilitycertificatefromSoosCreekWaterandSewerDistrictandprovideitwiththeconstructionpermitsubmittal.2.ReviewofthewaterplanswillbeconductedbySoosCreekWaterandSewerDistrictandtheRentonRegionalFireAuthority.3.PlansapprovedbySoosCreekWaterandSewerDistrictshallberoutedtotheCityforfinalreviewpriortopermitissuance.SEWERCOMMENTS1.PleaseobtainaseweravailabilitycertificatefromSoosCreekWaterandSewerDistrictandprovideitwiththeconstructionpermitsubmittal.2.ReviewofthesewerplanswillbeconductedbySoosCreekWaterandSewerDistrict.3.PlansapprovedbySoosCreekWaterandSewerDistrictshallberoutedtotheCityforfinalreviewpriortopermitissuance.STORMDRAINAGECOMMENTS1.Drainageplansandadrainagereportcomplyingwiththeadopted2017RentonSurfaceWaterDesignManual(RSWDM)willberequired.2.Thesiteisrelativelyflatwithagentleslopefromsouthtonorth.Thereisanexistingsinglefamilyhomeoneachlot.AgravelaccessdrivewayexistsconnectingeachexistingsinglefamilyhometoSE168thStreet.Noon-siteconveyancesystemexists.K:\Preapps\2019\PRE19-000002_LE&HOSHORTPLAT\02.Reviewcomments\c_civilPre-AppComments_PRE9000002_190123.docx
Lee&HoShortPlat—PRE19-000002Page2of4January24,2019Thereisan8”publicstormdrainnorthofthesitealongthesouthernfrontageofSE168thStreetthatflowsfromwesttoeast.ThereCitydoesnothaverecorddrawingsforthisstormdrain.3.RefertoFigure1.1.2.A—FlowChartinthe2017RSWDMtodeterminewhattypeofdrainagereviewisrequiredforthissite.ThesitefallswithintheCity’sFlowControlDurationStandard(ForestedConditions).ThesitefallswithintheSoosCreekdrainagebasin.4.On-siteBMPssatisfyingCoreRequirement#9willberequiredforthesite.On-siteBMPsshallbeevaluatedinorderofpreferencebyfeasibilityasdescribedinSectionC.1.3ofthe2017RSWDM.5.StormdrainageimprovementsalongtheSE168thStreetfrontagearerequiredtoconformtotheCity’sstreetstandards.NewpublicandprivatestormdrainshallbedesignedandsizedinaccordancewiththestandardsfoundinChapter4ofthe2017RentonSurfaceWaterDesignManual.6.AgeotechnicalsoilsreportforthesiteisrequiredperthestandardsfoundinSectionC.1.3ofthe2017RentonSurfaceWaterDesignManual.Informationonthewatertableandsoilpermeability(infiltrationrates),withrecommendationsofappropriateon-siteBMP5perCoreRequirement#9andAppendixCshallbeincludedinthereport.7.Thedevelopmentissubjecttostormwatersystemdevelopmentcharges(SDCs).The2017stormwaterSDCis$1,800.00perlot.TheSDCwillbecollectedforeachnewlot.SDCsaredueatthetimeofconstructionpermitissuance.TRANSPORTATION/STREETCOMMENTS1.The2019transportationimpactfeeis$7,820.42persinglefamilyhome.Transportationimpactfeesarepayableatthetimeofbuildingpermitissuanceforeachindividualhome.2.SE168thStreetisclassifiedasaneighborhoodcollectorarterialstreet.PerRMC4-6-060,theminimumrightofwaywidthforaneighborhoodcollectorarterialstreetis83’.Theminimumpavementwidthis46’consistingof2—10’traveliäflCS,2—5’bikelanes,andan8’parkinglaneoneachsideofthestreet.A0.5’curb,8’planter,8’sidewalk,and2’clearatbackofsidewalkarerequiredalongeachsideoftheroadway.TheapproximateexistingpavementwidthforSE168thStreetadjacenttothesiteis42’consistingof2—13’travellanesand8’pavedshouldersalongeachsideoftheroad.A0.5’curb,3’planter,and4’concretesidewalkexistalongthesouthernfrontageofSE1RthStrt;:Hj;:cnttnthciteTheCity’sTransportationDepartmentandCEDhavelookedatthisportionofSE168thStreetadjacenttothesiteandrecommendkeepingtheexistingcurblineinplace.An8’K:\Preapps\2019\PRE19-000002_LE&HOSHORTPLAT\02.ReviewComments\CciviIPre-AppComments_PRE19000002_190123.docx
Lee&HoShortPlat—PRE19-000002Page3of4January24,2019planter,8’sidewalk,and2’clearatbackofsidewalkwouldberequiredbehindtheexistingcurb.Arightofwaydedicationofapproximately8’wouldberequiredalongtheproject’sSE168thStreetfrontage.Astreetmodificationshouldbesubmittedwiththelanduseapplicationtoconformtothestreetsectiondescribedabove.3.Shareddrivewaysareallowedforaccesstoupto4lotsprovidedatleastoneofthefour(4)lotsabutsapublicright-ofway,withatleastsufficientfrontagetocomplywiththezoningwidthdimensions,andthesubjectlotsarenotcreatedbyasubdivisionoften(10)ormorelotsandapublicstreetisnotanticipatedbytheCityofRentontobenecessaryforexistingorfuturetrafficand/orpedestriancirculationthroughtheshortsubdivisionortoserveadjacentproperty.RefertotheshareddrivewayrequirementsasoutlinedinRMC4-6-060J.Theproposeddevelopmentcontainsmorethanfourlotsandwouldnotmeetthedesignrequirementsforashareddriveway.Therefore,ashareddrivewaywouldnotbesupportedbytheCity.ApublicstreetmeetingtheCity’sstreetstandardswouldberequiredforaccesstoeachofthelots.4.Theminimumrightofwaywidthforaresidentialstreetis53feet.Theminimumpavedroadwaywidthis26feetwhichincludes2—10foottravellanesand1—6footparkinglane.A0.5footcurb,8footplanter,and5footsidewalkarerequiredalongbothsidesoftheroadway.Therequiredintersectionturningradiusis25feetwhenintersectingwithanotherresidentialaccessstreetand35feetwhenintersectingwithanarterialstreet.Streetgradesshallnotexceed15%.5.CurrentCityofRentonstandardsrequireaturnaroundfordead-endstreetsgreaterthan150feet.Dead-endstreetsupto300feetmayutilizeahammerheadturnaroundprovideditmeetstherequirementsforemergencyservicesaccess,includinga25-ftinsideand45-ftoutsideturningradius.ReferenceRMC4-6-060H.ThehammerheadturnaroundshallhaveadesignapprovedbytheAdministratorandFireandEmergencyServices.6.PerRMC4-4-080,themaximumwidthofasingleloadedgaragedrivewayis9’andthemaximumwidthofadoubleloadedgaragedrivewayis16’.Ifagarageisnotpresent,themaximumdrivewaywidthis16’.Drivewaysshallnotbecloserthan5’toanypropertyline.7.PavingandtrenchrestorationwithintheCityofRentonrightofwayshallcomplywiththeCity’sRestorationandOverlayrequirements.GENERALCOMMENTS1.Thefeeslistedarefor2019.Thefeesthatarecurrentatthetimeoftherespectivepermitissuancewillbelevied.PleaseseetheCityofRentonwebsiteforthecurrentdevelopmentfeeschedule.K:\Preapps\2019\PRE19-000002_LE&HOSHORTPLAT\02.ReviewComments\c_civiIPre-Appcomments_PREl9000002_19o123.docx
Lee&HoShortPlat—PRE19-000002Page4of4January24,20192.Allnewutilitylines(i.e.electrical,phone,andcableservices,etc.)withinthesitemustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.3.Retainingwallsthatare4’ortallerfrombottomoffootingandstormwaterdetentionvaultswillrequireaseparatebuildingpermit.Structuralcalculationsandplanspreparedbyalicensedengineerwillberequiredaspartofthebuildingpermitreview.4.AllcivilplansshallconformtothecurrentCityofRentonsurveyanddraftingstandards.CurrentdraftingstandardscanbefoundontheCityofRentonwebsite.5.Aseparateplansubmittalwillberequiredforaconstructionpermitforutilityworkandstreetimprovements.AllplansshallbepreparedbyalicensedCivilEngineerintheStateofWashington.6.PleaseseetheCityofRentonDevelopmentEngineeringwebsitefortheConstructionPermitApplicationandConstructionPermitProcessandSubmittalRequirements.PleasecontacttheCitytoscheduleaconstructionpermitintakemeeting.7.AllplanreviewfortheCityisnowpaperless.Pleaseseehttp://rentoaov/p.aieformoreinformation.K:\Preapps\2019\PRE19-000002_LE&HOSHORTPLAT\02.Reviewcomments\c_civilPre-Appcomments_PRE19000002_190123.docx
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTMEMORANDUMDATE:January23,2019TO:Pre-ApplicationFileNo.PRE19-000002FROM:AngeleaWeihs,AssociatePlannerSUBJECT:Le&HoShortPlat11101and10945SE168thSTGeneral:Wehavecompletedapreliminaryreviewofthepre-applicationfortheabove-referenceddevelopmentproposal.Thefollowingcommentsondevelopmentandpermittingissuesarebasedonthepre-applicationsubmittalsmadetotheCityofRentonbytheapplicantandthecodesineffectonthedateofreview.Theapplicantiscautionedthatinformationcontainedinthissummarymaybesubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,Community&EconomicDevelopmentAdministrator,PublicWorksAdministrator,PlanningDirector,DevelopmentServicesDirector,andCityCouncil).ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.TheapplicantisencouragedtoreviewallapplicablesectionsoftheRentonMunicipalCode.ProjectProposal:Thesubjectpropertyislocatedat11101and10945SE168thST(parcelnumbers2923059057and2923059060).Theprojectsitetotals62,818squarefeetinareaandislocatedwithintheResidential-10(R-10)zoningclassification.Theproposalistosubdividethesiteinto9single-familyresidentiallots,withonecommonopenspacetract.Therearetwoexistingsinglefamilyhomesonthelots,whichareproposedtoberetainedonproposedlots4and9.Theapplicantproposestoaccessthesinglefamilyhomesviaanew11,568squarefootstreetaccessandutilitiestract.Awetlandislocatedwithin100feetofthesubjectpropertyandtheBigSoosCreekislocatedwithin200feetofthesite.CurrentUse:Thesitecontainstwoexistingsinglefamilyhomeswhichareproposedtoberetained.Zoning:ThepropertyislocatedwithintheResidentialHighDensity(RHD)landusedesignationandtheResidential-lO(R-10)zoningclassification.TheprojectwouldbesubjecttoRMC4-2-11OA,“DevelopmentStandardsforResidentialZoningDesignations”effectiveatthetimeofcompleteapplication(notedas“R-10standards”herein).Density:DetachedandattachedresidentialdevelopmentispermittedwithintheR-10zoningclassificationdesignation,providedtheproposalcomplieswiththedensityrangespecifiedbythezone.ThedensityrangeallowedintheR-10zoneisaminimumof5.0toamaximumof10.0dwellingunitspernetacre(du/ac).Theareaofpublicandprivatestreetsandcriticalareaswouldbedeductedfromthegrosssiteareatodeterminethe“net”siteareapriortocalculatingdensity.Dedicationforthesubjectprojectmayberequired.BasedongrossdensitytheproposalK:\Preapps\2019\PRE19-000002_LE&HOSHORTPLAT
Le&HoShortPlatPage2of7January23,2019(followingdeductionoftheshareddriveway),9lotswouldresultinagrossdensityof7.6dwellingunitsperacre(9lotsI1.2acres=7.6du/ac),whichiswithinthedensityrangepermittedintheR-10zone.Adensityworksheetwouldberequiredatthetimeofformallanduseapplication.DevelopmentStandards:TheprojectwouldbesubjecttoRMC4-2-11OA,“DevelopmentStandardsforSingleFamilyZoningDesignations”effectiveatthetimeofcompleteapplication(notedas“R-10standards”herein).MinimumLotSize,WidthandDepth—TheminimumlotsizepermittedintheR-10zoneis4,000squarefeetfordetacheddwellings.Minimumlotwidthis40feetforinteriorlotsand50feetforcornerlots;minimumlotdepthis70feet.Theproposedlotsizesrangefrom4,000to10,315squarefeet,wouldhavewidthsrangingfrom545.2to103.4feet,andwouldhavedepthsrangingfromapproximately59feetto100feet.Theproposed!otsappeartocomplywiththeminimumlotsizeandwidthrequirements;however,andLot5doesnotappeartocomplywiththelotdepthrequirementsofthezone.BuildingStandards—TheR-10standardsallowamaximumbuildingcoverageof55%ofthelotarea.ThemaximumimperviouscoverageintheR-10zoneis70%.Themaximumwallplateheightisrestrictedto24feetforthenewsinglefamilyhomes,andthebuildingsshallbenotmorethantwostories.Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromthemaximumwallplateheight.Accessorystructuresarealsoincludedinbuildinglotcoveragecalculations.Theproposal’scompliancewithimpervioussurfaceandbuildingcoveragefortheexistingsinglefamilyhomeswouldbeverifiedatthetimeofshortplatsubmittal.Theproposalscompliancewiththebuildingstandardsforthenewsinglefamilyhomeswouldbeverifiedatthetimeofbuildingpermitreview.Setbacks—Setbacksaretheminimumrequireddistancebetweenthebuildingfootprintandthepropertyline,privateaccesseasement,ortract.TherequiredsetbacksfortheR-10zoneare:Frontyard:20feet,exceptwhenallvehicleaccessistakenfromanalley,then15ft.Rearyard:15feet.Sideyards:4feet.Sideyardsalongstreets:15feet.Thesetbacksforthenewresidenceswouldbeverifiedatthetimeofbuildingpermitreview.Lot4asproposeddoesnotcomplywiththeminimumsideyardsetbackfortheexistingsingle-familyhome.Theexistingstructureappearstocomplywithallotherrequiredsetbacks.Theeavesand/orarchitecturalfeaturesoftheexistinghomeonLot9mayalsointrudeintotherequiredsideyardsetbackalongthesouthpropertyline.Theproposedsubdivisionwouldneedtoberedesignedtocomplywithrequiredsetbacksfortheexistinghomes.BuildingDesignStandards—ResidentialDesignandOpenSpaceStandards:AllnewsinglefamilyresidenceswouldbesubjecttotheResidentialDesignStandardsoutlinedinRMC4-2-115.ResidentialDesignReviewoccursaspartoftheBuildingPermitReview.SiteDesignStandards:LotConfiguration:Developmentsofmorethanfour(4)structuresshallincorporateavarietyofhomesizes,lotsizes,andunitclusters.DwellingsshallbearrangedtoensureprivacysothatK:\Preapps\2019\PRE19-000002_LE&HOSHORTPLAT
Le&HoShortPlatPage3of7January23,2019sideyardsabutothersideyardsforrights-of-way)anddonotabutfrontorbackyards.Lotsaccessedbyeasementsorpipestemsshallbeprohibited.Garages:Garagesmaybeattachedordetached.Sharedgaragesarealsoallowed,providedtheregulationsofRMC4-4-080aremet.Carportsarenotallowed.Oneofthefollowingisrequired:1.Thefrontporchprojectsinfrontofthegarageaminimumoffivefeet(5’),andisaminimumoftwelvefeet(12’)wide,or2.Thegarageisdetachedandsetbackfromthefrontofthehouseand/orporchatleastsixfeet(6’).Additionally,allofthefollowingisrequired:1.Garagedesignshallbeofsimilardesigntothehomes,and2.Ifsidesofthegaragearevisiblefromstreets,sidewalks,pathways,trails,orotherhomes,architecturaldetailsshallbeincorporatedinthedesign.OpenSpace:Fordevelopmentsthatarelessthanten(10)netacres:Noparkisrequired,butisallowed.Developmentsoffour(4)ormoreunits:Requiredtoprovidecommonopenspaceasoutlinedbelow.Abovegrounddrainagefacilities(i.e.,ponds,swales,ditches,raingardens,etc.)shallnotbecountedtowardsthecommonopenspacerequirement.1.Foreachunitinthedevelopment,threehundredfifty(350)squarefeetofcommonopenspaceshallbeprovided.2.Openspaceshallbedesignedasapark,commongreen,pea-patch,pocketpark,orpedestrianentryeasementinthedevelopmentandshallincludepicnicareas,spaceforrecreationalactivities,andotheractivitiesasappropriate.3.Openspaceshallbelocatedinahighlyvisibleareaandbeeasilyaccessibletotheneighborhood.4.Openspace(s)shallbecontiguoustothemajorityofthedwellingsinthedevelopmentandaccessibletoalldwellings,andshallbeatleasttwentyfeet(20’)wide.5.Apedestrianentryeasementcanbeusedtomeettheaccessrequirementsifithasaminimumwidthoftwentyfeet(20’)withaminimumfivefeet(5’)ofsidewalk.6.Pea-patchesshallbeatleastonethousand(1,000)squarefeetinsizewithindividualplotsthatmeasureatleasttenfeetbytenfeet(10’x10’).Additionally,thepea-patchshallincludeatoolshedandacommonareawithspaceforcompostbins.Watershallbeprovidedtothepea-patch.Fencingthatmeetsthestandardsforfrontyardfencingshallsurroundthepea-patchwithaonefoot(1’)landscapeareaontheoutsideofthefence.Thisareaistobelandscapedwithflowers,plants,and/orshrubs.7.Grass-creteorotherpervioussurfacesmaybeusedinthecommonopenspaceforthepurposeofmeetingtheonehundredfiftyfeet(150’)distancerequirementforemergencyvehicleaccessbutshallnotbeusedforpersonalvehicleaccessortomeetoff-streetparkingrequirements.8.Commonopenspaceareasshallhaveamaximumslopeoffivepercent(5%).9.Obstructions,suchasretainingwallsandfences,shallnotbeplacedincommonopenspaces.K:\Preapps\2019\PRE9-000002LE&HOSHORTPLAT
Le&HoShortPlatPage4of7January23,2019StandardsforPrivateYards:Developmentsoffour(4)ormoredwellingunits:Eachground-relateddwellingshallhaveaprivateyardthatisatleasttwohundredfifty(250)squarefeetinsizewithnodimensionlessthaneightfeet(8)inwidth.Anadditionaltwohundredfifty(250)squarefeetofopenspaceperunitshallbeaddedtotherequiredamountofcommonopenspaceforeachunitthatisnotgroundrelated.Sidewalks,Pathways,andPedestrianEasements:Allofthefollowingarerequired:1.Sidewalksshallbeprovidedthroughouttheneighborhood.Thesidewalkmaydisconnectfromtheroad,provideditcontinuesinalogicalroutethroughoutthedevelopment.Permeablepavementsidewalksshallbeusedwherefeasible,consistentwiththeSurfaceWaterDesignManual.2.Frontyardsshallhaveentrywalksthatareaminimumwidthofthreefeet(3’)andamaximumwidthoffourfeet(4’).3.Pathwaysshallbeusedtoconnectcommonparks,greenareas,andpocketparkstoresidentialaccessstreets,limitedresidentialaccessstreets,orotherpedestrianconnections.Theymaybeusedtoprovideaccesstohomesandcommonopenspace.Theyshallbeaminimumthreefeet(3’)inwidthandmadeofpavedasphalt,concrete,orporousmaterialsuchas:porouspavingstones,crushedgravelwithsoilstabilizers,orpavingblockswithplantedjoints.Sidewalksorpathwaysforparksandgreenspacesshallbelocatedattheedgeofthecommonspacetoallowalargerusablegreenandeasyaccesstohomes.4.PedestrianEasementPlantings:Shallbeplantedwithplantsandtrees.Treesarerequiredalongallpedestrianeasementstoprovideshadeandspacedtwentyfeet(20’)oncenter.Shrubsshallbeplantedinatleastfifteenpercent(15%)oftheeasementandshallbespacednofurtherthanthirtysixinches(36”)oncenter.5.Forallhomesthatdonotfrontonaresidentialaccessstreet,limitedresidentialaccessstreet,apark,oracommongreen:Pedestrianentryeasementsthatareatleastfifteenfeet(15’)wideplusafive-foot(5’)sidewalkshallbeprovided.PrimaryEntry:Bothofthefollowingarerequired:1.Theentryshalltakeaccessfromandfaceastreet,park,commongreen,pocketpark,pedestrianeasement,oropenspace,and2.Theentryshallincludeaporchorstoopwithaminimumdepthoffivefeet(5’)andminimumheighttwelveinches(12”)abovegrade.SeeRMC4-2-115foradditiona!ResidentialDesignandOpenSpaceStandardsLandscaping:Withtheexceptionofcriticalareas,allperviousareashallhavelandscapetreatment.Landscapingmayincludehardscapesuchasdecorativepaving,rockoutcroppings,fountains,plantcontainers,etc.Tenfeet(10’)ofon-sitelandscapingisrequiredalongallpublicstreetfrontages,withtheexceptionofareasforrequiredwalkwaysanddrivewaysandthosezoneswithbuildingsetbackslessthantenfeet(10’).Inthosecases,tenfeet(10’)oflandscapingshallberequiredwherebuildingsarenotlocated.Wherethereisinsufficientright-of-wayspace-_—.—..1.1:..._i-...-...+k,--..k;,-,.++,-II÷kUIIVUUIILIIUIILcIe,LIeLLiaiiifuiicuiiici.,j,,yo...i3uIJJc.Li.JUJJI‘JVcii‘.11LIAdministrator.Aminimumoftwo(2)treesaretobelocatedinthefrontyardpriortofinalinspection.AconceptuallandscapeplanshallbeprovidedwiththeformallanduseapplicationK:\Preapps\2019\PRE9-000002_LE&HOSHORTPLAT
Le&HoShortPlatPage5of7January23,2019aspreparedbyaregisteredLandscapeArchitect,acertifiednurserymanorothercertifiedprofessional.Stormdrainagefacilitiesarerequiredtocomplywiththeminimum15-footperimeterlandscapingstripontheoutsideofthefenceunlessotherwisedeterminedthroughthesiteplanrevieworsubdivisionreviewprocess.PleaserefertolandscaperegulationsRMC4-4-070forfurthergeneralandspecificlandscaperequirements.SignificantTreeRetention:Ifsignificanttrees(greaterthan6-inchcaliperor8-caliperinchesforaldersandcottonwoods)areproposedtoberemoved,aTreeRetention!LandClearing(TreeInventory)Planalongwithatreeretentionworksheetshallbeprovidedwiththeformallanduseapplication.Thetreeretentionplanmustshowpreservationofatleast30percent(30%)ofsignificanttrees,andindicatehowproposedbuildingfootprintswouldbesitedtoaccommodatepreservationofsignificanttreesthatwouldberetained.TheAdministratormayauthorizetheplantingofreplacementtreesonthesiteifitcanbedemonstratedtotheAdministrator’ssatisfactionthataninsufficientnumberoftreescanberetained.LotsdevelopedwithdetacheddwellingsintheR-10andR-14zonesareexemptfromtreedensityregulations.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;Othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.TheAdministratormayrequireindependentreviewofanylanduseapplicationthatinvolvestreeremovalandlandclearingattheCity’sdiscretion.Ifstaffdeterminesthatthetreescannotberetained,replacementtrees,withatleasta2-inchcaliperoranevergreenatleast6feettall,shallbeplantedatarateof12caliperinchesofnewtreestoreplaceeachprotectedtreeremoved.AformaltreeretentionplanpreparedbyanarboristorlandscapearchitectwouldbereviewedatthetimeoftheShortPlatapplication.Access/Parking:AccesstothelotsisproposedviaashareddrivewayextendingfromSE168thStreet.Shareddrivewaysmaybeallowedforaccesstofour(4)orfewerresidentiallots,provided:a.Atleastoneofthefour(4)lotsabutsapublicright-of-wayandthestreetfrontageofthelotisequaltoorgreaterthanthelotwidthrequirementofthezoneb.Thesubjectlotsarenotcreatedbyasubdivisionoften(10)ormorelots;c.ApublicstreetisnotanticipatedbytheCityofRentontobenecessaryforexistingorfuturetrafficand/orpedestriancirculationthroughtheshortsubdivisionortoserveadjacentproperty;K:\Preapps\2019\PRE19-000002_LE&HOSHORTPLAT
Le&HoShortPlatPage6of7January23,2019U.Theshareddrivewaywouldnotadverselyaffectfuturecirculationtoneighboringproperties;e.Theshareddrivewayisnomorethanthreehundredfeet(300’)inlength;andf.Theshareddrivewayposesnosafetyriskandprovidessufficientaccessforemergencyvehiclesandpersonnel.Shareddrivewaysshallbewithinatract;thewidthofthetractandpavedsurfaceshallbeaminimumofsixteenfeet(16’);theFireDepartmentmayrequirethetractandpavedsurfacetobeuptotwentyfeet(20’)wide.Ifashareddrivewayabutspropertiesthatarenotpartofthesubdivisionaneightfoot(8’)widelandscapedstripshallbeprovidedbetweentheshareddrivewayandneighboringproperties.Thelandscapestripshallbewithinatractandplantedwithamixtureoftrees,shrubs,andgroundcover,asrequiredinRMC4-4-070.Theprojectasproposedexceedsthemaximumnumberoflotsthatcanaccessfromashareddriveway(privatestreet).TheproposedsubdivisionwouldneedtobeeitherredesignedtocomplywithpublicstreetregulationsorunitlotsubdivisionregulationsperRMC4-7-090,priortolanduseapplication.AlleyAccess:AlleyaccessisthepreferredstreetpatternforallnewresidentialdevelopmentexceptintheResidentialLowDensitylandusedesignation(RC,R-1,andR-4zones)andtheR-6zone.Allnewresidentialdevelopmentinanareathathasexistingalleysshallutilizealleyaccess.Newresidentialdevelopmentinareaswithoutexistingalleysshallutilizealleyaccessforinteriorlots.Ifthedeveloperorpropertyownerdemonstratesthatalleyaccessisnotpractical,theuseofalleysmaynotberequired.CriticalAreas:Thepropertyabutsanativegrowthprotectioneasementtothesouth,whichispartofthethresholddevelopment.Awetlanddelineationreportwassubmittedwiththepreapplicationsubmittal.ThereportindicatesthatBigSoosCreek(atypeNsstream)islocatedmorethan100feetoftheprojectsite.ThereportidentifiesthepresenceofacategoryIllstream,withamoderatewildlifehabitatfunction,within100feetofthesubjectproperty.ThecategoryIllwetlandhasabufferof100feet,whichextendsontothesoutheastcornerofthesubjectproperty.Assuch,awetlandassessmentanddelineationwouldalsoberequiredatthetimeofthelanduseapplication.Itistheapplicant’sresponsibilitytoascertainwhetheradditionalcriticalareasarepresentonthesiteEnvironmentalReview:Exceptwhenlocatedinsensitiveareas(suchaswetlands)orlandscoveredbywater,shortplatsofnineorfewerlotsarecategoricallyexemptfromEnvironmental(SEPA)Review.PermitRequirements:SEPAexemptdevelopmentisexemptfromsiteplanreviewunlessexistingdwellingunitsareincludedinadevelopmentproposalfornewdwellingunits,whethercreatedbysubdivisionorothermeans.Theapplicantproposestoretaintheexistingsinglefamilyhome,thereforeadministrativesiteplanreviewisrequired.Theprojectasproposedwouldrequireanadministrativeshortplatandsiteplanreview.Theapplicationwouldbereviewedwithinanestimatedtimeframeofsixtoeightweeks.Thetotalcurrentfeesare$8,095.50($5,140PreliminaryShortPlatfee+$2,570AdministrativeSitePlanReview+$385.50TechnologyFee).DetailedinformationregardingtheianduseappiicationsubmittaicanbefoundontheCity’snewwebsitebyclicking“LandUseApplications”ontheCommunity&EconomicK:\Preapps\2019\PRE19-000002_LE&HOSHORTPLAT
Le&HoShortPlatPage7of7January23,2019Developmentpage,then“AllForms(AtoZ).”TheCitynowrequireselectronicplansubmittalforallapplications.OncePreliminaryShortPlatapprovalisobtained,theapplicantmustcompletetherequiredimprovementsanddedications,aswellassatisfyanyconditionsofthepreliminaryapprovalbeforesubmittingforFinalShortPlatreview.Oncefinalapprovalisreceived,theplatmayberecorded.Thenewlycreatedlotsmayonlybesoldaftertheplathasbeenrecorded.Inadditiontotherequiredlandusepermits,separateconstructionandbuildingpermitswouldberequited.PublicNotice:AminimumofonePublicInformationSignisrequiredforaShortPlatapplication.PublicInformationSignsarerequiredforallTypeIILandUsePermits,asclassifiedbyRMC4-8-080.PublicInformationSignsareintendedtoinformthepublicofpotentiallanddevelopment,specificpermits/actionsbeingconsideredbytheCity,andtofacilitatetimelyandeffectivepublicparticipationinthereviewprocess.Theapplicantmustfollowthespecificationsprovidedinthepublicinformationsignhandout(seelanduseformsonCitywebsite).Theapplicantissolelyresponsiblefortheconstruction,installation,maintenance,removal,andanycostsassociatedwiththesign.Fees:Inadditiontotheapplicablebuildingandconstructionfees,impactfeeswouldberequired.Suchfeeswouldapplytoallprojectsandwouldbecalculatedatthetimeofbuildingpermitapplicationandpayablepriortobuildingpermitissuance.The2019impactfeesareasfollows:.ATransportationImpactFeebasedon$7,820.42eachnewdwellingunit;.AParksImpactFeebasedon$3,945.70pereachnewadwellingunit;.AFireImpactfeeof$829.77pereachnewdwellingunit;and.RentonSchoolDistrictImpactFeeis$6,877pereachnewdwellingunit.AhandoutlistingRenton’sdevelopment-relatedfeesisavailableontheCityofRentonwebsiteforyourreview.Note:Whentheformalapplicationmaterialsarecomplete,theapplicantisstronglyencouragedtohaveonecopyoftheapplicationmaterialspre-screenedatthe6thfloorfrontcounterpriortosubmittingthecompleteapplicationpackage.PleasecalloremailAngeleaWeihs,AssociatePlannerat425-430-7312oraweihs@rentonwa.govforanappointment.Expiration:Uponapproval,theShortPlatisvalidforfive(5)yearswithapossibleone(1)yearextension(RMC4-7-070M).Itistheresponsibilityoftheownertomonitortheexpirationdate.K:\Preapps\2019\PRE19-000002_LE&HOSHORTPLAT
REFERENCE
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70945 SE 168Th 57,RENTON.WA 98055 (PARcEI f2923059060)
71101 SE 168Th ST RENTON,WA 98055 (PARCEL f2923059057)
PAREC 02923059060 AREA:35,521 SF
PARCEL 02923059057 AREA:27,297 SF
ZONING:R—10
MW.LOT AREk 4.000 SF
MW.LOT WDTh:40’
MW.LOT DEPTh:70’
MW.FRONT SET8AK 20’
MW.REAR SEIBAQ<:15’
MW.SlOE SETBACK:4’
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