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Home My WebLink AboutSTAFF COMMENTS_PRE19-000194PRE-APPLICATIONMEETINGFORNATHANLANESHORTPLAT640S55THSTPRE19-000194CITYOFRENTONDepartmentofCommunity&EconomicDevelopmentPlanningDivisionSeptember12,2019ContactInformation:Planner:AngeleaWeihs,425-430-7312,aweihs@rentonwa.govPublicWorksPlanReviewers:JustinJohnson,425-430-7291,jtjohnson@rentonwa.govFirePreventionReviewer:CoryThomas,425-430-7024,cthomas@rentonrfa.orgBuildingDepartmentReviewer:CraigBurnell,425-430-7290,cburnell@rentonwa.govPleaseretainthispacketthroughoutthecourseofyourprojectasareference.Considergivingcopiesofittoanyengineers,architects,andcontractorswhoworkontheproject.Youwillneedtosubmitacopyofthispacketwhenyouapplyforlanduseand/orenvironmentalpermits.Pre-screening:Whenyouhavetheprojectapplicationreadyforsubmittal,callandscheduleanappointmentwiththeprojectmanagertohaveitpre-screened.Thepre-applicationmeetingisinformalandnon-binding.Thecommentsprovidedontheproposalarebasedonthecodesandpoliciesineffectatthetimeofreview.Theapplicantiscautionedthatthedevelopmentregulationsareregularlyamendedandtheproposalwillbeformallyreviewedundertheregulationsineffectatthetimeofprojectsubmittal.Theinformationcontainedinthissummaryissubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,PlanningDirector,DevelopmentServicesDirector,DepartmentofCommunity&EconomicDevelopmentAdministrator,PublicWorksAdministratorandCityCouncil). FIRE&EMERGENCYSERVICESDEPARTMENTMEMORANDUMDATE:September9,2019TO:AngelaWeihs,AssociatePlannerFROM:CoreyThomas,LeadPlansReviewInspectorSUBJECT:NathanLaneShortPlatI.ThefireflowrequirementforasinglefamilyhomeisI,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumofI,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300-feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Itappearsthattherearenoexistingwatermainsadjacenttothesiteandthereforeadequatewatermainsneedtobeextendedtothesite.2.Thefireimpactfeesareapplicableattherateof$829.77persinglefamilyunit.Thisfeeispaidattimeofbuildingpermit.3.FiredepartmentapparatusaccessroadwaysarerequiredwithinI50-feetofallpointsonallbuildings.Fireaccessroadsarerequiredtobeaminimumof20-feetunobstructedwidthwithturningradiusof25-feetinsideand45-feetoutsideminimum.Roadwaysshallsupportaminimumofa30-tonvehicleand75-psipointloading.Maximumslopeis15%grade.DeadendstreetsthatexceedI50-feetrequireanapprovedfireapparatusturnaround.Proposedhammerheadtypeturnaroundisacceptable.Ifturnaroundisontheneighboringproperty,allpropereasementsshallbe DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTntonMEMORANDUMDATE:September12,2019TO:AngeleaWeihs,PlannerFROM:JustinJohnson,CivilEngineerIII,PlanReviewSUBJECT:NathanLanePlatPre-App640S55thSPRE19-000194NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnon-bindingandmaybesubjecttomodificationand/orconcurrencebyofficialCitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.Ihavecompletedapreliminaryreviewfortheabove-referencedproposallocatedatparcel(s)3213059119.Thefollowingcommentsarebasedonthepre-applicationsubmittalmadetotheCityofRentonbytheapplicant.WATERCOMMENTS1.TheprojectiswithintheCityofRenton’swaterserviceareaintheTalbotHill350hydrauliczone.2.ThesiteislocatedoutsidetheCity’sWeliheadProtectionAreaZones.3.Thereisanexisting8-inchCitywatermainlocatedinS55thSt(refertoCityWaterProjectPlanNo.WTR-2703776)thatendsapproximately300feetwestofthewesterlypropertylineoftaxlot3123059119.The8-inchwaterlinecanprovideamaximumcapacityof1,500gallonsperminute(gpm).Thestaticwaterpressureisapproximately40psiatgroundelevationof256feet.4.Basedonthereviewofprojectinformationsubmittedforthepre-applicationmeeting,RentonRegionalFireAuthorityhasdeterminedthatthepreliminaryfireflowdemandfortheproposeddevelopmentis1,000gpmto1,500gpmdependingonthesizeoffuturehomestobeconstructed.5.Thefollowingwatermainimprovementswillberequiredtoprovidewaterserviceforfireprotectionandfordomesticuses:.Installationofapproximately460feetof8-inchdiameterwatermaininS55thsfromtheexistingwatermaintothenewaccessroadtothedevelopment. HamblinPlat—PRE$-000136Page2of4March14,2018.Installationofapproximately320feetof8-inchwatermainwithinthenewinterioraccessroad..Installationoffirehydrants.Onehydrantisrequiredwithin150feetand300feetofeachlot..Installationofa1-inchwaterservicelineandwatermetertoeachlot..CivilplansforthewatermainimprovementswillberequiredandmustbepreparedbyaProfessionalEngineerregisteredintheStateofWashington.PleaserefertoCityofRentonGeneralDesignandConstructionStandardsforWaterMainExtensionsasshowninAppendixJoftheCity’s2012WaterSystemPlan.Adequatehorizontalandverticalseparationsbetweenthenewwatermainandotherutilities(stormsewerpipesandvaults,sanitarysewer,power,gas,electrical)shallbeprovidedfortheoperationandmaintenanceofthewatermain.Retainingwalls,rockeriesorsimilarstructurescannotbeinstalledoverthewatermainunlessthewatermainisinstalledinsideasteelcasing.6.Aconceptualutilityplanwillberequiredaspartofthelanduseapplicationforthesubjectdevelopment.7.Thedevelopmentissubjecttoapplicablewatersystemdevelopmentcharges(SDC5)andmeterinstallationfees.Thedevelopmentisalsosubjecttofeesforwaterconnections,cutandcaps,andpuritytests.The2019-2020WaterSDCratescanbefoundontheCity’swebsite.SEWERCOMMENTS1.WastewaterserviceisprovidedbyCityofRenton.2.Thereisanexisting12-inchwastewatermainlocatedonS55thSttothewestoftheproperty(RecordDrawing:5-229703).TheSewermainwillneedtobeextendedtothenorthernlimitofthepropertylinealong162ndAveSE.3.Theexistinglotisnotcurrentlyconnectedtothesewersystem.4.Thedeveloperwillneedtoextendthesewertoservethenewdevelopmentwithagravitysanitarysewerservicetoeachofthelots.ThedeveloperwillberequiredtoextendthesewermainfromthesouthwithinS55th5tothenorthendpropertyofthepropertylinewiththeproposedinternalroadwaysection.TheconnectionshallbemadetotheCitymanhole(S5MH0323)withinS55thSt5.Persection4-6-010allutilitiesarerequiredtobeextendedtotheextremepropertylimits.6.Thedevelopmentissubjecttoawastewatersystemdevelopmentcharge(SDC)fee.SDCfeeforsewerisbasedonthesizeofthenewdomesticwatertoservetheproject.The2019sewerfeefora1-inchmeterinstallis$3,100.00permeter.Eachlotshallhaveaseparatemeter.STORMDRAINAGECOMMENTS1.Thesitecurrentlycontainsonesinglefamilyresidenceandthereisnoon-sitestormwaterconveyancesystem.2.RefertoFigure1.1.2.A—FlowCharttodeterminewhattypeofdrainagereviewisrequiredforthissite.ThesitefallswithintheCity’sFlowControlDurationStandard(ForestedConditions). HamblinPIat—PRE18-000136Page3of4March14,2018ThesitefallswithintheLowerCedarRiverdrainagebasin.Drainageplansandadrainagereportcomplyingwiththeadopted2017RentonSurfaceWaterDesignManualwillberequired.3.On-siteBMPssatisfyingCoreRequirement#9willberequiredforthesite.4.StormdrainageimprovementsalongpublicstreetfrontagesarerequiredtoconformtotheCity’sstreetstandards.NewstormdrainshallbedesignedandsizedinaccordancewiththestandardsfoundinChapter4ofthe2017CityofRentonSurfaceWaterDesignManual.5.Ageotechnicalreportforthesiteisrequiredpertheadopted2017RentonSurfaceWaterDesignManual.Informationonthewatertableandsoilpermeability(infiltrationrates),withrecommendationsofappropriateon-siteBMPoptionsperCoreRequirement#9andAppendixC,withtypicaldesignsforthesitefromtheprojectcivilengineer,shallbesubmittedwiththeapplication.6.Thedevelopmentissubjecttostormwatersystemdevelopmentcharges(SDCs).The2019SDCis$1,800.00perlot.TheSDCwillbecollectedforeachnewlot.TRANSPORTATION/STREETCOMMENTS1.The2018transportationimpactfeeis$5,430.85persinglefamilyhome.Thecurrentpropertycontainsonesinglefamilyhome,thedeveloperwillreceiveacreditfortheexistinghome.Feesarepayableatthetimeofbuildingpermitissuanceforeachindividualhome.2.TheproposeddevelopmentfrontsS55thsalongthesouthernpropertylineandisclassifiedasaResidentialAccessRoad.Existingright-of-way(ROW)widthis60feet.TomeettheCity’scompletestreetstandardsforResidentialAccessstreets,minimumROWis53feet.NodedicationofROWwillberequired.PerCitycode4-6-060,halfstreetimprovementsshallincludeapavementwidthof26feet(13feetfromcenterline),a0.5-footcurb,an8-footplantingstrip,an5-footsidewalk,streettreesandstormdrainageimprovements.Streetgradesshallnotexceed15%.3.TheproposedinternalresidentialroadshallbeperRMC4-6-060.PerRMC4-6-060,aresidentialstreetshallhavearightofwaywidthof53’withapavedroadwaywidthof26’consistingof2—10’travellanesand1—6’parkinglane.A0.5’curb,8’planterstrip,and5’sidewalkonbothsidesoftheroadway.4.PerRMC4-6-060,Cul-de-sacsshallhaveaminimumpavedandlandscapedradiusoffortylivefeet(45’)witharight-of-wayradiusoffiftyfivefeet(55’)fortheturnaround.Alandscapedcenterislandwitharadiusoftwentyfeet(20)delineatedbycurbingshallbeprovidedinthecul-de-sac.5.Streetlightingisrequiredforprojectswithfiveormoreresidentialunits.StreetlightingshallbeperRMC4-6-060standards.6.ApplicantwillneedtoprovideasaferoutetoschoolfromthepropertytotheintersectionofS55thStandTalbotRoadS.7.RefertoCitycode4-4-080regardingdrivewayregulations. HamblinPlat—PRE8-000136Page4of4March14,2018a.Aminimumseparationof5feetisrequiredbetweendrivewayandthepropertyline.b.Maximumdrivewayslopesshallnotexceed15%.Drivewaysexceeding8%shallprovideslotteddrains.c.Themaximumwidthofcommercialdrivewaysis30feetwide.8.Persection4-6-060sectioni,shareddrivewayareallowedtoserveupto4lots.9.PavingandtrenchrestorationwithintheCityofRentonrightofwayshallcomplywiththeCity’sTrenchRestorationandStreetOverlayRequirements.GENERALCOMMENTS1.Adequateseparationbetweenutilitiesaswellasotherfeaturesshallbeprovidedinaccordancewithcoderequirements.a.7-ftminimumhorizontaland1-ftverticalseparationbetweenstormandotherutilitiesisrequiredwiththeexceptionofwaterlineswhichrequire10-fthorizontaland1.5-ftvertical.b.Thestormwaterlineshouldbeminimum5feetawayfromanyotherstructureorwallorbuilding.c.Trenchofanyutilityshouldnotbeinthezoneofinfluenceoftheretainingwallorofthebuilding.2.Allconstructionpermitsforutilityandstreetimprovementswillrequireseparateplansubmittals.AllplansshallconfirmtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.PleasevisittheDevelopmentEngineeringFormspageforthemostup-to-dateplansubmittalrequirements:http://rentonwa.gov/business/default.aspx?id=424733.Alandscapingplanshallbeincludedwiththecivilplansubmittal.Eachplanshallbeonseparatesheets.4.Allutilitylines(i.e.electrical,phone,andcableservices,etc.)servingtheproposeddevelopmentmustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.5.Feesquotedinthisdocumentreflectthefeesapplicableintheyear201$onlyandwillbeassessedbasedonthefeethatiscurrentatthetimeofthepermitapplicationorissuance,asapplicabletothepermittype.Pleasevisitwww.rentonwagovforthecurrentdevelopmentfeeschedule. DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTMEMORANDUMDATE:September12,2019TO:Pre-ApplicationFileNo.19-000194FROM:AngeleaWeihs,AssociatePlannerSUBJECT:640S55thStreetParcel#3123059119General:Wehavecompletedapreliminaryreviewofthepre-applicationfortheabove-referenceddevelopmentproposal.Thefollowingcommentsondevelopmentandpermittingissuesarebasedonthepre-applicationsubmittalsmadetotheCityofRentonbytheapplicantandthecodesineffectonthedateofreview.Theapplicantiscautionedthatinformationcontainedinthissummarymaybesubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,Community&EconomicDevelopmentAdministrator,PublicWorksAdministrator,PlanningDirector,DevelopmentServicesDirector,andCityCouncil).ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.TheapplicantisencouragedtoreviewallapplicablesectionsoftheRentonMunicipalCode.TheDevelopmentRegulationsareavailableonlineathttps://www.codepublishing.com/WA/Renton/.ProjectProposal:Theapplicantisproposingtosubdivideanexisting2.15acreparcel(parcelnumber3123059119)into9lots,onedetentionpondtract,andonecriticalareatract.Theproposedlotsareapproximately6000SFinsize.ThesiteiscurrentlyvacantandlocatedwithintheResidential-4(R-4)&Residential-i(R-1)zoningdesignation.Accessisproposedtobeprovidedviaanew44footwidepublicstreetthatextendsfromSouth55thStreettothenorthpropertyline.Moderateandhighlandslidehazards,sensitiveslopes,protectedslopes,andawetlandaremappedontheprojectsite.CurrentUse:Thesiteiscurrentlyvacant.Zoning:Thesubjectpropertyissplit-zonedwiththeResidential-4(R-4)zonelocatedonthewesternportionofthepropertyandtheResidential-i(R-i)zoneontheeasternportionoftheproperty.Amaximumof4.0dwellingunitspernetacreisallowedintheR-4zone.Amaximumof1.0dwellingunitspernetacreisallowedintheR-izone.ThereisnominimumdensityfortheR-4orR-izone.Theapplicantwouldberequiredtocomplywiththedevelopmentstandardsanddensityrequirementsassignedforeachzoneintheirrespectivelocations.TheportionofthepropertylocatedwithintheR-iZoneisalsolocatedwithintheUrbanSeparatorOverlay.Approvu!ofuplot,and/orbuildingpermitonanundevelopedlegallotintheMayValleyUrbanSeparatorOverlayshallrequirededicationoffiftypercent(50%)ofthegrosslandareaoftheparcelorparcelsasanon-revocableopenspacetractretainedbythepropertyowner,ordedicatedtoahomeownersassociationorothersuitableorganizationasdeterminedbytheAdministrator.DensityRequirements:Theareaofpublicandprivatestreets(includingdrivewaytracts)andcriticalareas(excludingbuffers)wouldbedeductedfromthegrosssiteareatodeterminethe“net”siteareapriortocalculatingK:\Preapps\2019\PRE19000194_NathanLane NathanLaneShortPlat,PRE19-000194Page2of5May29,2019density.TheproposedlotsarelocatedwithintheR-4zonedportionofthelot,basedonthepre-applicationsubmittal.Inordertocalculatetheproposeddensityoftheproject,anyareaofpublicroad,privateeasement,and/orcriticalareadedicationmustbeknown.NoinformationregardingthesquarefootageofandareawithintheR-4Zonewassubmittedwiththepre-applicationmeetingrequest;therefore,grossdensitycouldnotbedetermmed.Compliancewiththedensitystandardswouldberequiredtobedemonstratedatthetimeofformallanduseapplication.DevelopmentStandards:TheprojectwouldbesubjecttoRMC4-2-11OA,“DevelopmentStandardsforSingleFamilyZoningDesignations”effectiveatthetimeofcompleteapplication(notedas“R-4standards”herein).TheapplicationproposedalllotswithintheR-4zonedportionoftheparcel,thereforethefollowingcommentsrelatestrictlytotheR-4standardsanddonotincludeR-1developmentstandards.MinimumLotSize,WidthandDepth—TheminimumlotsizepermittedintheR-4zone,is9,000squarefeetforparcelsbeingsubdivided.Minimumlotwidthis70feetforinteriorlotsand80feetforcornerlots;minimumlotdepthis100feet.Pleasenotethatforshortplatsofparcelssmallerthanoneacre,oneparcelmaybeallowedtobesmallerthantherequiredminimumlotsize,ifallotherparcelsmeettherequiredminimumlotsizestandardofthezone.IntheR-4zone,oneparcelmaybeallowedtobeeight-thousand(8,000)squarefeet.Theproposedlotsappeartocomplywithminimumlotdepthrequirements;however,theproposaldoesnotappeartocomplywithminimumlotwidthorminimumlotsizerequirementsfortheR-4Zone.Itistheapplicant’sresponsibilitytodemonstratecompliancewiththeminimumlotsize,widthanddepthcriteriaofthezoneatthetimeofformallanduseapplication.BuildingStandards—TheR-4standardsallowamaximumbuildingcoverageof35%ofthelotarea.ThemaximumimperviouscoverageintheR-4zoneis50%.Themaximumwallplateheightisrestrictedto32feet,andthebuildingsshallbenotmorethanthreestories.Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromthemaximumwallplateheight;commonrooftopfeatures,suchaschimneys,mayprojectanadditionalfour(4)verticalfeetfromtheroofsurface.Non-exemptverticalprojections(e.g.,decks,railings,etc.)shallnotextendabovethemaximumwallplateheightunlesstheprojectionissteppedbackone-and-a-ha!f(1.5)horizontalfeetfromeachfaçadeforeachone(1)verticalfootabovethemaximumwallplateheight.Detachedaccessorystructuresmustremainbelowaheightof15feet.Thegrossfloorareamustbelessthanthatoftheprimarystructure.Accessorystructuresarealsoincludedinbuildinglotcoveragecalculations.Compliancewiththebuildingstandardsforthenewbuildingwouldberequiredtobedemonstratedatthetimeofbuildingpermitreview.Setbacks—Setbacksaretheminimumrequireddistancebetweenthebuildingfootprintandthepropertyline.TherequiredsetbacksfortheR-4zoneare:Frontyard:30feetfortheprimarystructure;Rearyard:25feet;Sideyards:20feetcombined(minimumof7.5feetoneitherside);andSecondaryFrontyard:30feet.Cornerlotsrequiredtohaveafrontyardandasecondaryfrontyardarerelievedoftherequirementtohavearearyard;inplaceofarearyardsetback,thesideyardsetbackofthezoneshallapply.Compliancewiththesetbackrequirementsforthenewsinglefamilyhomeswouldberequiredtobedemonstratedatthetimeofbuildingpermitreview.Access/Parking:Accesstothelotsisproposedviaresidentialdrivewaysoffofanew44footwidepublicstreetthatisproposedtoextendfromSouth55thStreettothenorthpropertyline.Anydrivewayshallbesetbackatleast5feetfromthesidelotlines(unlessutilizingajointdriveway).Themaximumdrivewayslopescannotexceed15%,providedthatdrivewaysexceeding8%aretoprovideslotteddrainsatthelowerendofthedriveway.Ifthegradeexceeds15%,avarianceisrequired.Accesstolotsabuttingahammerheadturnaroundwouldberequiredtobeviajointusedrivewaysextendingfromthehammerhead.Fences/Walls:Iftheapplicantintendstoinstallanyfencesorretainingwallsaspartofthisproject,thelocationmustbedesignatedonthelandscapeplanorgradingplan.Afenceand/orwalldetailshouldalsobeincludedontheplan.Aretainingwallthatis4feetortaller,asmeasuredbytheverticaldistancefromthebottomofthefootingtothefinishgradeatthetopofthewallrequiresabuildingpermit.AfenceshallnotbeconstructedonK:\Preapps\2019\PRE19000194_NathanLane NathanLaneShortPlat,PRE19-000194Page3of5May29,2019topofaretainingwallunlessthetotalcombinedheightoftheretainingwallandthefencedoesnotexceedtheallowedheightofastandalonefence.Inanyresidentialdistrict,themaximumheightofanyretainingwallshallbe6feet(72’),subjecttofurtherheightlimitationsasspecifiedbelow.Retainingwallscannotexceed4feet(48’)inheightwithinthefrontyardsetback.Whenthemaximumheightofasingleretainingwallisinsufficient,retainingwallterracingshallcomplywithRMC4-4-040C.2.FormoreinformationaboutfencesandretainingwallsrefertoRMC4-4-040.Landscaping:Withtheexceptionofcriticalareas,allperviousareashallhavelandscapetreatment.Landscapingmayincludehardscapesuchasdecorativepaving,rockoutcroppings,fountains,plantcontainers,etc.Tenfeet(10’)ofon-sitelandscapingisrequiredalongallpublicstreetfrontages.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.Aminimumoftwo(2)treesaretobelocatedinthefrontyardpriortofinalinspection.Stormdrainagefacilitiesarerequiredtocomplywiththeminimum15-footperimeterlandscapingstripontheoutsideofthefenceunlessotherwisedeterminedthroughthesiteplanrevieworsubdivisionreviewprocess.PleaserefertolandscaperegulationsRMC4-4-070forfurthergeneralandspecificlandscaperequirements.AconceptuallandscapeplanshallbeprovidedwiththeformallanduseapplicationaspreparedbyaregisteredLandscapeArchitectorothercertifiedprofessional.SignificantTreeRetention:Ifsignificanttreesareproposedtoberemoved,atreeinventoryandatreeretentionplanalongwithatreeretentionworksheetshallbeprovidedwiththeformallanduseapplication.Thetreeretentionplanmustshowpreservationofatleast30percent(30%)ofsignificanttrees,andindicatehowproposedbuildingfootprintswouldbesitedtoaccommodatepreservationofsignificanttreesthatwouldberetained.TheAdministratormayauthorizetheplantingofreplacementtreesonthesiteifitcanbedemonstratedtotheAdministrator’ssatisfactionthataninsufficientnumberoftreescanberetained.Inadditiontoretaining30%ofexistingsignificanttrees,thelotwouldberequiredtoprovideaminimumtreedensityof2treesper5,000squarefeetoflotareaonsite.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesr5thatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;Othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.TheAdministratormayrequireindependentreviewofanylanduseapplicationthatinvolvestreeremovalandlandclearingattheCity’sdiscretion.Ifstaffdeterminesthatthetreescannotberetained,replacementtrees,withatleasta2-inchcaliperoranevergreenatleast6feettall,shallbeplantedatarateof12caliperinchesofnewtreestoreplaceeachprotectedtreeremoved.Aformaltreeretentionplanpreparedbyanarboristorlandscapearchitectwouldbereviewedatthetimeoftheformallanduseapplicationifanytreesareproposedforremoval.CriticalAreas:Moderateandhighlandslidehazards,sensitiveslopes,andprotectedslopesaremappedontheprojectsite.Wheneveraproposeddevelopmentrequiresadevelopmentpermitandageologichazard,includingsensitiveslopes,ispresentonthesiteoftheproposeddevelopmentoronabuttingoradjacentsiteswithinfiftyfeet(50’)ofthesubjectsite,geotechnicalstudiesbylicensedprofessionals,suchasageotechnicalengineerand/orK:\Preapps\2019\PRE19000194_NathanLane NathanLaneShortPlat,PRE19-000194Page4of5May29,2019engineeringgeologist,shallberequired.Protectedslopesrequirea15-footstructuresetbackbeyondtheedgeoftheslope.Awetlandislocatedonthewesternportionofthesite.WetlandalterationsmayonlybeauthorizedaftertheCitymakesawrittenfindingthattheproposalisconsistentwithRMC4-3-050J.4,whichincludemitigationandmonitoringrequirements.Awetlandassessmentanddelineationwouldberequiredwiththeapplication.Thewetlandsbufferwouldbebasedoncategoryofthewetlandaswellaswildilfefunctionperthefollowingtable:IowImpactLandUses—UnpavedtrailsAllOtherLandUsesandtowintensityopenspaceWetlandCategoryBufferBufferwdlifeModeratLQLt!IhModeratLow‘..ewildlifewildlifeAllwildlifeewildlifewildlifeAllrunctio.....functionfunctionOtherfunctionfunctionfunctionOther8-9t:z4ScoresZt4Scores1___E_points)points)points)points)points)points)CategoryI—Bogs&NaturalHeritage175ft200ftWetlandsCategoryl-Allothers175ft125ft75ft75ft200ftlSOftllSft115ftCategoryll150ftlOOft75ftn/a175ftlSOftlOOftn/aCategoryllilOOft75ftSOftn/a125ftlOOft75ftn/aCategoryIV40ftn/a50ftn/aAnativegrowthprotectionareashallbeinstitutedtoprotectacriticalareafromanyproposeddevelopmentforanon-exemptactivityasfollows:i.Protectedslopesandtheirassociatedbuffers.ii.Veryhighlandslidehazardareasandtheirassociatedbuffers.iii.ClassF,Np,andNs,asdefinedinsubsectionG7ofthisSection,streamsorlakesandtheirassociatedbuffers.iv.CategoryI,II,Ill,orIVwetlands,asdefinedinsubsectionG9cofthisSection,andtheirassociatedbuffers.Itistheapplicant’sresponsibilitytoascertainwhetheranyadditionalcriticalareasorenvironmentalconcernsarepresentonthesiteduringsitedevelopmentorbuildingconstruction.EnvironmentalReview:Environmental(SEPA)Reviewisrequiredforprojectsthatcontaincriticalareas.ThereforeSEPAwouldberequiredforthisproject.PermitRequirements:TheproposalwouldrequireadministrativeshortplatapprovalandEnvironmental(SEPA)RpvipwTh‘niqHminictrti,pchnrtnhtnnIictinnfpIc7flfl(14flnitici0,4TrhnnInwciirchrpthe2019SEPAreVWfee$1,61T00($1,540+5%TechnologySurchargeFee).AllfeesareSUbjeCttochange.Theapplicationswouldbereviewedconcurrentlywithinanestimatedtimeframeofsixtoeightweeks.K:\Preapps\2019\PRE19000194_NathanLane NathanLaneShortPlat,PRE19-000194Page5of5May29,2019DetailedinformationregardingtheanduseapplicationsubmittalcanbefoundontheCity’snewwebsitebyclicking“LandUseApplications”ontheCommunity&EconomicDevelopmentpage,then“AllForms(AtoZ).”TheCitynowrequireselectronicplansubmittalforallapplications.OncePreliminaryShortPlatapprovalisobtained,theapplicantmustcompletetherequiredimprovementsanddedications,aswellassatisfyanyconditionsofthepreliminaryapprovalbeforesubmittingforFinalShortPlatreview.Oncefinalapprovalisreceived,theplatmayberecorded.Thenewlycreatedlotsmayonlybesoldaftertheplathasbeenrecorded.Inadditiontotherequiredlandusepermits,separateconstructionandbuildingpermitswouldberequired.PublicNotice:AminimumofonePublicInformationSignisrequitedforaShortPlatapplication.Theapplicantisresponsiblefortheprocurement,installationandmaintenanceofthesign.DetailedinformationregardingthelanduseapplicationsubmittalrequirementsisprovidedontheCityofRentonwebsite(www.rentonwa.gov).Fees:Inadditiontotheapplicablebuildingandconstructionfees,impactfeeswouldberequired.Suchfeeswouldapplytoallprojectsandwouldbecalculatedatthetimeofbuildingpermitapplicationandpayablepriortobuildingpermitissuance.The2019impactfeesareasfollows:.ATransportationImpactFeebasedon$7,820.42pereachnewdetacheddwellingunit..AParksImpactFeebasedon$2,740.07pereachnewdetacheddwellingunit..AFireImpactfeeof$829.77pereachnewdetacheddwellingunit..RentonSchoolDistrictImpactFeeis$6,877.00pereachnewdetacheddwellingunit.AhandoutlistingRenton’sdevelopment-relatedfeesisavailableontheCityofRentonwebsiteforyourreview.Note:Whentheformalapplicationmaterialsarecomplete,theapplicantisstronglyencouragedtohaveonecopyoftheapplicationmaterialspre-screenedatthe6thfloorfrontcounterpriortosubmittingthecompleteapplicationpackage.PleasecontactAngeleaWeihs,AssociatePlannerataweihs@rentonwa.govor425-430-7312foranappointment.Expiration:Uponapproval,theShortPlatisvalidforfiveyearswithapossibleoneyearextension(RMC4-7-070M).Itistheresponsibilityoftheownertomonitortheexpirationdate.K:\Preapps\2019\PRE19000194_NathanLane