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HomeMy WebLinkAboutPre-app Mtg Summary - 20-000023.docx.pdf1 PRE-APPLICATION MEETING FOR 248 Union Ave NE PRE20-000040 CITY OF RENTON Department of Community & Economic Development Planning Division February 20, 2020 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, 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). 2 Renton Regional Fire Authority M E M O R A N D U M DATE: February 10, 2020 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Union Avenue 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. The existing fire hydrants are not within 300 feet of all of the proposed new lots. A minimum of one new hydrant will be required. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit will be granted for any existing homes that are removed or retained. 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 streets that exceed 150-feet in length require an approved hammerhead type turnaround. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 17, 2020 TO: Alex Morganroth, Planner FROM: Nathan Janders, Plan Reviewer SUBJECT: Union Ave Short Plat 248 Union Ave NE PRE20-000023 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) 5182100080. 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 565 Pressure Zone. 2. The static water pressure is approximately 68 psi at ground elevation of 408 feet. 3. There is an existing 16-inch water main located in Union Ave NE that can deliver a maximum flow capacity of 6,000 GPM (see water plan no. W-0245). 4. There is an existing 8-inch water main located in NE 2nd Ct that can deliver a maximum capacity of 2,400 GPM (see water plan No. W-3450). 5. There are two existing fire hydrants within 300 feet of the property; however, they may not be within 300 feet of all proposed structures. 6. There are two existing ¾-inch water meters serving the units A and B at the existing duplex at 248 Union Ave NE. 7. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for single family homes is 1,000 GPM up to 3,600 SF and 1,500 GPM if the dwelling exceeds 3,600 SF. 8. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow.  An 8-inch water main extension will be required to extend within the interior access roads or public alley from the existing 8-inch water main in NE 2nd Ct to the northern boundary of the development. A minimum 15-foot easement centered above the main (including fire hydrants and water service up to and including the meter) is required for any water main on private property. 4  A separate water service (1-inch) and meter is required for each lot. The meter will be installed by City forces if connected to an existing water main, and a water meter permit is required. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐way. Meters shall not be installed within driveways.  A minimum 1-inch meter is required if the new homes are served by sprinkler systems  Installation of a fire hydrant within 300 feet of each lot. The final location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan.  The existing ¾ inch domestic water services must be cut, capped and abandoned at the main line. 9. 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. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. 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 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance.  The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,400.00 per 1-inch meter.  Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line.  Drop-in meter fee is $460.00 per 1-inch meter.  A credit will be applied to the existing service if abandoned.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch gravity wastewater main located in NE 2nd Ct (see record drawing S-345013). 3. There is an 8-inch gravity wastewater main located in NE 3rd Ct (see record drawing S-308304). 4. A minimum 8-inch sewer main extension will be required to extend from the existing 8-inch main in NE 2nd Ct within the new access road to service all properties. Sewer main extensions shall be in accordance with RMC 4-6-060. 5. The existing 8-inch main in NE 2nd Ct shall be extended west to Union Ave NE and continue in Union Ave NE to the north property line of the proposed project. 5 6. Individual sewer stubs from the new 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. 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 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 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance.  The current sewer fee for is $3,400.00 per 1-inch meter.  Final determination of applicable fees will be made after the water meter size has been determined.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf 9. The development is within the East Renton Interceptor SAD boundary and is subject to SAD fees. All lots are subject to the SAD fee. The SAD has reached its maximum value of $317.80. Payment of these fees is required at time of building permit issuance. Surface Water 1. There is an existing 12-inch stormwater main on the north side of NE 2nd Ct (see record drawing R-345036) that conveys to an existing stormwater vault for the Rosewood Plat (facility ID 163858) before discharging to the Maplewood Creek. 2. There is an existing 8-inch stormwater main on the east side of Union Ave NE conveying runoff to a 12-inch stormwater main on the west side of Union Ave NE (see record drawing R-1797). 3. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Forest Duration Flow Control Standard. The site falls within the Lower Cedar River drainage basin. 4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 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 extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. 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 (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented 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. 8. Off site critical areas that may effect drainage review include: 6 a. A classified stream to the west of the property designates NS – non-fish seasonal. b. A possible wetland to the west of the property. 9. Erosion control measures to meet the City requirements shall be provided. 10. The development falls within the R-10 zone which has a maximum impervious surface area of 70% per lot. 11. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. If required, applicant must obtain permit and provide proof prior to Civil Permit issuance. 12. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance.  The current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900.  The current SDC fee for a single family residence is $1,900 per lot.  The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Union Ave NE to the west and NE 2nd Ct to the south. a. NE 2nd Ct is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 26 feet with an existing paved width of approximately 20 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot planting strip, and a 5 foot sidewalk. Dedication of approximately 13.5 feet will be required. b. Error! Reference source not found. is classified as a Collector Arterial street. Existing right-of-way (ROW) width is approximately 60 feet with an existing paved width of approximately 44 feet. To meet the City’s complete street standards for Error! Reference source not found. streets, minimum ROW is 94 feet. Dedication of 17 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 57 feet (28.5 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space at the back of walk, street trees and storm drainage improvements. i. However, the transportation department has decided that the existing curb-curb width (approximately 44 feet) is sufficient. The City will support a modified frontage that includes a 44-foot paved road (22 feet each side), a 0.5 foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2 foot clear space at the back of walk, street trees and storm drainage improvements. The existing bulb out shall remain and retain access to the pedestrian access route. 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 width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 4. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060 for street lighting requirements. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2020 transportation impact fee is $7,820.42 per single family home. 7 b. The current property contains one single family home, the developer will receive a credit for the existing home if it is demoed. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-2018%20Fee%20Schedule.pdf General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2020 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. 8 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: February 19, 2020 TO: Pre-Application File No. PRE20-000023 FROM: Alex Morganroth, Senior Planner SUBJECT: 248 Union Short Plat 248 Union Ave NE (APN 5182100080) 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, 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 applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject property is located at 248 Union Ave NE (APN 5182100080) at the corner of NE 2nd Pl and Union Ave NE. The project site totals 31,200 square feet (0.72 acres) in area and is located within the Residential-10 (R-10) zoning classification. The applicant proposes to subdivide the site into six lots and a stormwater tract in order to construct six new single-family homes. The existing structures on the property would be demolished. The proposed single-family lots range in size from 3,600 square feet to 7,929 square feet. Access to the site is proposed via a public alley off NE 2nd Pl. According to COR maps, no critical areas are located on the site, however a wetlands and stream are located approximately 250 feet northeast of the site. According to recent aerial photography, one or two mature trees are located on the project site. Current Use: The site contains an existing single family home which is proposed for removal. Zoning: The property is located within the Residential High Density (RHD) land use designation and the Residential- 10 (R-10) zoning classification. Detached and attached residential development is permitted within the R-10 zoning classification designation, provided the proposal complies with the density range specified by the zone. Density: The density range allowed in the R-10 zone is a minimum of 5.0 to a maximum of 10.0 dwelling units per net acre (du/ac). The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Based on staff’s calculation, the gross density of the site based on the six (6) units would be approximately 8.4 du/gross acre (6 lots / 0.72 acres = 8.4 du/net ac), which falls within the permitted density range of the R-10 zone. Required right-of-way dedication may reduce net acreage and impact the number of units allowed on the site. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application. Maximum Number of Dwellings – One dwelling unit and one accessory dwelling unit (ADU) per lot. 9 Minimum Lot Size, Width and Depth – The minimum lot size required in the R-10 zone for detached dwelling units is 4,000 sq. ft. It is the applicant’s responsibility to demonstrate compliance with the minimum lot width and depth criteria of the zone at short plat review. Standard R-10 Minimum Lot Width 40ft. Minimum Lot Width – Corner Lot 50ft. Minimum Lot Depth 70ft Setbacks – Setbacks are the distance between the building and the property line or any private access easement. It is the applicant’s responsibility to demonstrate compliance with the setbacks at building permit for the new homes. Setback R-10 Minimum Front Yard 20ft. or 15ft. if access from alley. Minimum Rear Yard 15ft. Minimum Side Yard 4ft. Minimum Side Yard along a street 15ft Lot Coverage – For the R-10 zone, the maximum building coverage permitted is 55% with a maximum impervious surface area of 70%. It is the applicant’s responsibility to demonstrate compliance with the building coverage and impervious surface coverage at the time of building permit review for the new homes. Residential Design and Open Space Standards: All new residential dwelling units in the R-10 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review, however Site Design standards shall be addressed at subdivision review. For example, site design requirements in the R-10 zone would require 350 square feet of common open space for each unit in the development. Open space may not have a slope greater than 5%. Each ground-related dwelling shall have a private yard that is at least 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. Specific Design and Open Space: For developments that are less than ten (10) net acres: No park is required, but is allowed. Developments of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. 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 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. New open space standards expected to be adopted March of 2020 would requires open space a minimum of 30 ft. in one dimension. A pedestrian entry easement can be used to meet open space 10 requirements if it has a minimum width of twenty feet (20') with a minimum five feet (5') of sidewalk included within the 20 feet. 5. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure 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. 6. 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. 7. Common open space areas shall have a maximum slope of five percent (5%). 8. Obstructions, such as retaining walls and fences, shall not be placed in common open spaces. Standards for Private Yards: 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. Sidewalks, Pathways, and Pedestrian Easements: 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. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Design Manual. 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. Residential Design Standards – see RMC 4-2-115 for a full list of standards and requirements. Based on the submitted site plan, the proposal does not comply with the open space requirements for the R-10 zone. All residential design and open space standards applicable to the R-10 zone would be verified at the time of short plat review – Both of the following are required: 1. The entry shall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space, and 2. The entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade. 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, with the exception of areas for required walkways 11 and driveways and those zones with building setbacks less than ten feet (10'). In those cases, ten feet (10') of landscaping shall be required where buildings are not located. 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. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 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. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, 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% of existing significant trees, single-family lots are required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F.1, Street Frontage Landscaping Required, or a combination. Lots developed with detached dwellings in the R-10 and R-14 zones are exempt from tree density requirements. 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. 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 tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. Parking: The following ratios would be applicable to the site: Use # of Units Ratio Required Spaces Detached Residential 1 unit A minimum of 2 per dwelling unit, however, 1 per dwelling unit may be permitted for 1 bedroom or less dwelling units. Tandem parking is allowed. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. 2 spaces 12 Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building permit. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42-inches. 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. New or existing fencing would need to comply with the fence requirements of the code (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 about fences and retaining walls. Access/Parking: Access to the lots is proposed via a public alley off of NE 2nd Ave. Alley access is the preferred street pattern for all new residential development in the R-10 Zone. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. Based on a second proposal submitted by the applicant with only four (4) new lots, utilizing a shared driveway for access may also be considered. Shared driveways may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided: They be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The proposed access appears to comply with the alley access requirement. The proposed orientation of the homes on the east side of the site would need to be assessed prior to land use application submittal in order to protect the privacy of the adjacent residents. Critical Areas: Based on the City’s Critical Areas Maps, no critical areas are located on or within 200 feet of the site. However, a stream and wetlands appear to be located approximately 250 feet northeast of the site. It is the applicant’s responsibility to determine whether or not additional critical areas are located on or near the project site. Environmental Review: Based on the proposal of nine (9) units or less, the project would be Categorically Exempt from Environmental (SEPA) Review. Permit Requirements: The proposed development would require Administrative Short approval. The application would be processed within an estimated time frame of 6-8 weeks. The administrative short plat application fee for 2020 is $5,544.00, ($5,280.00 each plus a 5% Technology Surcharge Fee). The administrative short plat review fee is $5,140.00. Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits would be required. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded 13 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 (see land use forms on City website). 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. 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 2020 are as follows:  A Transportation Impact Fee based on $7,820.42 each new dwelling unit;  A Parks Impact Fee based on $3,945.70 per each new a dwelling unit;  A Fire Impact fee of $829.77 per each new dwelling unit; and  Renton School District Impact Fee is $6,877.00 (+5% administrative fee) per each new dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. 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 call or email Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.