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HomeMy WebLinkAboutPre-app Mtg Cover Sheet - 17-000821 PRE-APPLICATION MEETING FOR LKWV Multifamily PRE 17-000821 CITY OF RENTON Department of Community & Economic Development Planning Division December 21st, 2017 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Justin Johnson, 425-430-7291, jtjohnson@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 20, 2017 TO: Alex Morganroth, Planner FROM: Justin Johnson, Civil Engineer II, Plan Review SUBJECT: Lkwv Edmonds Ave Ne PRE17-000821 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) 1623059010. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER  The project is within the City of Renton’s water service area in the Highlands 435 Pressure Zone-hydraulic zone.  The site is within the Aquifer Protection Zone 2.  There is an existing 12-inch City water main located in Edmonds Ave SE that can deliver a maximum capacity of 5,000 gallons per minute (gpm) - (see Water plan no. W-2257). The If Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,500 gpm including the use of an automatic fire sprinkler system. The following water system improvements are required to be installed by the developer as part of the project development: 1. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 2. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 3. Installation of a domestic water meter for each building. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. 4. Installation of a backflow prevention assembly on private property behind the domestic water meter. A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. 5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 6. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The current water fee for a single 1-inch meter is $3,486.00 per meter. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2017 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in the intersection of Edmonds Ave SE and SE 2nd PL (see City plan no. S-2241). 3. The developer will need extend the main within Edmonds Ave SE and show how they propose to serve the new development with sanitary sewer service. 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. The current sewer fee for a 1-inch meter install is $2,540.00 per meter. 5. The property is subject to the East Renton Interceptor Special Assessment District (SAD) fee. The SAD fee for a the proposed 13 units would be $316.80 X 13 units = $4,118.40 SURFACE WATER 1. There is an existing 12-inch storm water main located in Edmonds Ave SE along the west side of the road (See Record Drawing R-225703). 2. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 3. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM 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. 4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. 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. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (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 in order 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. 7. Surface water system development fee is $0.641 per square foot of new impervious surface. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts Edmonds Ave SE along the East property line(s). Edmonds Ave SE is classified as a Residential Access Road. 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. No dedication shall be required. Per City code 4-6-060, half street improvements shall be required and must include a pavement width of 20 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum driveway width shall not exceed thirty feet (30'). 3. Parking lot construction shall be in accordance with City code 4-4-80G. 4. Street lighting and street trees are required. 5. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 6. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $3,358.55 per Apartment and $2,822.61 per condominium. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issuance. 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of- way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 21, 2017 TO: Pre-Application File No. 17-000821 FROM: Alex Morganroth, Associate Planner SUBJECT: LKWV Multifamily Parcel #1623059010 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. he Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject site is located on the west side of Edmonds Ave SE between NE 3rd St and SE 3rd St. The site is 57,180 sq. ft. (1.3 acres) in size and is located in the R-10 (Residential – 10 du/ac) zoning designation. The site has a Comprehensive Land Use Designation of RHD, Residential High Density and is currently vacant. The applicant is proposing the construction of three multifamily structures and associated surface parking for a total of 13 units (# of units per structure not provided). The proposed location of the new structures is on the south portion of the property, with vehicular access to the site via a driveway off of Edmonds Ave NE. Critical areas are mapped on the site including sensitive slopes (15-40% slope), protected slopes (>40% slope), and a moderate landslide hazard. Trees and vegetation will be need to be removed as a part of the proposed project. According to COR Maps, protected slopes are present across a majority of the lot and will likely have a significant impact on the maximum net density that the site can support (see “Density” section below for how to calculate net density). Based on preliminary analysis of the required setbacks and critical area buffers, it is highly unlikely that the site will support 13 units). The comments below are based on the project proposed by the applicant in the submitted materials). Current Use: The property is currently vacant. Zoning: The subject property has a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned Residential-10 (R-10) dwelling units per acre. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-10 standards” herein). Density – The density range permitted in the R-10 zone is a minimum of 5.0 dwelling units per net acre (du/ac) to a maximum of 10.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, private access easements, and critical areas from the gross site area. 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 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 gross site area is approximately 1.3 acres. Based on the gross site area of 1.3 acres, 13 dwelling units would result in a gross density of 10 du/ac (5 units / 1.3 acres = 10 du/ac). Due to the extensive critical areas mapped on the site, the net density will exceed the maximum density permitted in the R-10 zone and the unit count will likely need to be reduced. Lot Size – The minimum lot size permitted in the R-10 zone is 4,000 square feet for detached dwellings. There is no minimum lot size requirement for attached dwellings in the R-10 zone. It does not appear that the project site is proposed for subdivision and the existing site area of 57,180 sq. ft. exceeds this requirement. Lot Width and Depth – A minimum lot width of 40 feet is required for interior lots and 50 feet for corner lots. A lot depth of 70 feet is required. It does not appear that the site is proposed to be subdivided. The lot depth ranges between approximately 36 and 87 feet and the existing lot width is 1,079 feet. Due to the range in lot depth, the site is likely legally non-conforming. See how to calculate lot depth for irregular lots in RMC 4-11-120 “Definitions L”. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-10 zone is 20 feet for the front yard, except when all vehicle access is taken from an alley, then 15 feet, 15 feet for the rear yard, and 4-feet for the interior side yards. Interior side yards are required to have a 4-foot setback. Setback dimensions for the proposed multifamily units were not included with the pre-application materials; therefore staff was unable to verify compliance with this requirement. Setbacks for the new structures would be reviewed at the time of site plan review. Building Height – The maximum height permitted is a wall plate height is a 24 feet and 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. Building height would be verified at the time of site plan review. Building Coverage – R-10 zone allows a maximum building coverage of 55% of the lot area. Building coverage requirements would be verified at the time of site plan review. Impervious Surface Area – The maximum impervious surface would be limited to 70%. Impervious surface requirements would be verified at the time of site plan review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of Site Plan Review. Common Open Space Developments of four (4) or more units: Required to provide common open space as follows: 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for small recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings, and shall be at least twenty feet (20') wide. 5. A pedestrian entry easement can be used to meet the access requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk. 6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that m easure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Storm ponds may be used to meet the common open space requirement if designed to accommodate a fifty (50) year storm and to be dry ninety percent (90%) of the year. Private Open Space: Developments of four (4) or more dwelling units: Each ground-related dwelling shall have a private yard that is at least two hundred fifty (250) square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. Pedestrian Walkways (all of the following are required): 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. 2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty six inches (36") on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. Primary Entry: The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Refuse and Recycling Standards: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi- family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. Compliance with this requirement would be verified at the time of site plan review. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. In addition, two trees are required in the front yard setback area of each lot when there are no street trees within the street right- of-way as referenced in the landscape regulations (RMC 4-4-070F). Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of site plan review. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 20 percent (20 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 20 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 4 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. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. . A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application. Fences/Retaining 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 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. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Access/Parking: Access to the 13 units proposed at the southern portion of the site would be via a driveway off of Edmonds Ave NE. Alley access is required, when available. Parking is required at a minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. Bicycle parking at a rate of .5 bicycle parking spaces per one dwelling unit is required in accordance with RMC 4-4- 080. Compliance with the parking regulations would be verified at the time of site plan review. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. Critical Areas: Critical areas are mapped on the site including sensitive slopes (15-40% slope), protected slopes (>40% slope), and a moderate landslide hazard. Therefore, a geotechnical study is required by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Per the Critical Areas Regulations in RMC 4-3-050 development is prohibited on protected slopes and a 15-foot structure setback is required for protected slopes (>40%). All protected slopes and their buffers are required to be placed in a Native Growth Protection Easement (NGPE). The applicant is proposing a Critical Areas Variance to allow for encroachment into the steep slopes setback in order to increase the buildable area. A Code Interpretation (CI- 122) was issued on August 31, 2017 (see attached) creating Special Review Criteria for alterations of steeps slopes greater than 40%. The purpose of the new criteria is to allow for variance requests for alterations steep slopes or very high landslide hazard areas/buffers that do not meet the strict test of the Reasonable Use Variance. A Reasonable Use Variance is not appropriate for the subject property due to the fact that the identified steep slopes and associated buffer area does not rid the property of all practical or reasonable use. Therefore, the following criteria from CI-122 would apply. Special Review Criteria –Protected Slopes Forty Percent (40%) or Greater and Very High Landslide Hazards: Variance requests to alter steep slopes over forty percent (40%) or greater and very high landslide hazard areas and their associated setbacks may be granted if all of the following criteria are met: a) The variance granted is the minimum amount necessary to accommodate the proposal; and b) Alternative development concepts that comply with RMC 4-3-050 have been evaluated and that practical difficulties and unnecessary hardship would result in the strict application of the code; and c) The proposal does not adversely impact geological hazards or other critical areas on adjacent properties; and d) The need for the variance is not the result of actions of the applicant or property owner; and e) The proposal does not create or increase a risk to the public health, safety, and welfare, or to public or private property; and f) If the Administrator approves a variance under this subsection, the following conditions of approval, among others, may be imposed: i. The recommendations of the geotechnical report are followed; ii. Project plans shall be reviewed and sealed by a geotechnical engineer or the geotechnical engineer shall submit a sealed letter stating that they have reviewed the plans and in their opinion the plans and specifications meet the intent of the geotechnical report; and iii. An appropriate number of site visits by the geotechnical engineer to establish proper methods, techniques, and adherence to plan drawings is demonstrated during and after construction. Please note that all geotechnical reports prepared for sites located in Protected Slopes shall be independently reviewed by qualified specialists selected by the City, at the applicants expense. Environmental Review: The proposal is subject to Environmental (SEPA) Review. Therefore an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. Permit Requirements: The proposal would require Administrative Site Plan Review, Environmental (SEPA) Review, and an Administrative Variance (potentially). All land use permits would be processed within an estimated time frame of 6 -8 weeks. The 2018 land use application fees would total $5,459.00 ($2,500 Site Plan Review + $1,500 SEPA Review + $1,300 Administrative Variance + 3% technology fee = $5,459). Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms.” All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. In addition to the required land use permits, separate construction and building permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Public Notice: A minimum of one Public Information Sign is required for Administrative Variances. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The fees for 2016 are as follows (credit will be given for the existing duplex):  A Transportation Impact Fee based on $3,356.55 each new multifamily unit;  A Parks Impact Fee based on $1,858.95 per each new multifamily unit;  A Fire Impact fee of $718.56 per each new multifamily unit; and  Renton School District Impact Fee is $1,448.00 per each new multifamily dwelling unit. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Alex Morganroth, Associate Planner at amorganroth@rentonwa.gov or 425- 430-7219 for an appointment. Expiration: Final approval of a Site Plan Review approval is valid for two years with a possible two year extension. Any variance granted, unless otherwise specified in writing, shall become null and void in the event that the applicant or owner of the subject property for which a variance has been requested has failed to commence construction or otherwise implement effectively the variance granted within a period of two (2) years after such variance has been issued. For proper cause shown, an applicant may petition for an extension of the two (2) year period during the variance application review process, specifying the reasons for the request. The time may be extended but shall not exceed one additional year in any event.