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HomeMy WebLinkAboutPRE20-000264_Meeting SummaryPREAPPLICATION MEETING FOR Van Vuong 2 Lot Short Plat 12820 156th Ave SE PRE 20-000264 CITY OF RENTON Department of Community & Economic Development Planning Division December 17, 2020 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. 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). M E M O R A N D U M DATE: December 7, 2020 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Vyoung 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. Water is provided by King County Water District 90. A water availability certificate is required from them. It appears at least 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 the one existing home that is 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 turnaround. A hammerhead type turnaround is allowed. See attached plan. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 14, 2020 TO: Brittany Gillia, Planner FROM: Jonathan Chavez, Civil Engineer SUBJECT: Vuong Short Plat PRE20-000264 I have reviewed the pre-application submittal for the Vuong Short Plat at 12820 156th Avenue SE (KC Parcel ID: 3664500165). The applicant is proposing to short plat the existing lot. WATER 1. Water service is provided by King County Water District #90. 2. A water availability certificate from King County Water District #90 is required as part of the Land use Application. 3. The applicant shall provide a water availability certificate from King County Water District #90. A copy of the approved King County Water District #90 plan shall be provided to the City prior to land use approval. Water District 90 contact: http://www.kcwd90.com, phone number 425-255-9600. SEWER 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” -inch PVC gravity wastewater main located in 156th Ave NE (see City plan no. S-399902), south of the project site. 3. A sewer main extension of approximately 300 feet will be required, to the north property line. 4. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the units. 5. A separate side sewer will be required for each new lot. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. 6. The development is subject to a wastewater system development charge (SDC) fee. The 2020 SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee for a 1-inch meter install is $3,400.00 per meter. a. The Central Plateau Interceptor Area Special Assessment District fee (SAD) fee will be applicable to the project. The SAD fee rate when it was established in 2009 The Central Plateau Interceptor has reached its peak assessment. The SAD Fee for the project will be $538.48/lot. SURFACE WATER Vuong Short Plat – PRE20-000264 Page 2 of 4 December 14, 2020 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) 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. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. 2. The project falls within the City’s SE 144th St Basin Flood Problem Flow Control Standard Area, and thus shall meet the requirements of the Flood Problem Flow Control Standard. This standard includes matching the Existing Site Conditions for the 100-Year Peaks, in addition to adherence to the Flow Control Duration Standard Matching Forested site conditions. 3. The site topography slopes moderately from the north to the south. There is an existing stormwater ditch located along the western frontage on 156th Avenue SE. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 5. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 6. 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. 7. 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 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. 8. 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. Vuong Short Plat – PRE20-000264 Page 3 of 4 December 14, 2020 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 12. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. The proposed development fronts 156th Ave SE along the west property line. 156th Ave SE is classified as a Minor Arterial Road. Existing right-of-way (ROW) width in 156th Ave SE is approximately 60 feet. To meet the City’s complete street standards for minor arterial streets, minimum right of way width is 91 feet. Dedication of 15.5 feet of right of way would be required. Half-street frontage improvements are required. a. Per the adopted Renton Trails and Bicycle Master Plan, 156th Ave SE is designated as a bike route with bike lanes planned on each side of the roadway. b. CED staff in conjunction with Transportation Division concurrence has previously determined a street section for 156th that includes a roadway with 3 - lanes (one thru lane each direction, a two-way left turn lane, and 5-foot wide bike lanes on each side) and frontage improvements of curb and gutter, 8 -foot wide planter strip, and 5-foot wide sidewalk is amenable. Therefore, the Transportation Division would support a request for modification from Code required frontage improvements. The applicant may request a modification and submit an application to the City for the modification of the street frontage improvements as outlined in City code 4-9-250(C)(5)(d). 2. This site falls within the East Plateau Planning Area. A new residential access street is required through the site. The new road will connect with 158th Avenue SE. Per RMC 4- 6-060, the minimum right of way width for a residential access street is 53’. Per City code 4-6-060, improvements shall include a pavement width of 26 feet, 0.5 -foot curbs, 8-foot planting strips, 5-foot sidewalks, street trees and storm drainage improvements. 3. Street grades shall not exceed 15 percent. 4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16 -feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. The transportation impact fee is based on the type of land use. For a single-family homes, the 2020 transportation impact fee is $7,820.42 per dwelling unit. Transportation impact fees are subject to change based on the year the building permit is applied for. Vuong Short Plat – PRE20-000264 Page 4 of 4 December 14, 2020 GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 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. !( !( !( !( × × × × × × × × × × × × × × × × × ×× × × × × × × × SE 144th St160thAveSE Access Rd156thAveSE 163rd Pl SEAccess RdSE 2nd Pl SE 138th Pl Access R dSE 140th St SE 136th St SE139th Pl SE 134th St A c c essRdS E 142nd St161st Pl SESE 143rd PlWapatoPlSE 158th Pl SESE 141st St 157th Pl SEYakimaAveNESE 4th St 163rdAveSEPrivate Rd SE 131st Ln 163rd Pl SESE 1st Pl158thAveSE SE 142nd Pl SE 142ndPl SE 2nd St SE 139th Ct SE 5th St SE 4th Pl SE 137th Pl SE137th Ter SE 7th Pl SE 6th St SE 3rd Pl SE 7th St SE 139th Pl SE 8th St NE 1st Pl NE 2nd Pl NE 1st St SE 143rd St SE2n dSt 161 stP l SE SE 3rd St S E4th P l 162ndAveSE162ndAveSE161stAveSE 164thAveSE164thAveSEWapato Pl SEZillah Pl SEYakimaAveSEYakima Pl SE154thPlSEKingCountyUnnamedStreamTypeNsU n n a m e d S t r e a m Ty p e N p 8-in12-in8-in UNK12-in8-in12-in 12-in8-in24-in12-in16 - i n 15-in12-in18-in12 - i n12-in8-in8-in8-in8-in12-in12-in24-in12-in18-in12-in18-in 15-in18-in12-i n12-in12-in 12-in 8-in12-in36-in8-in12-in18-in18-inUNK12-in12-in8-in18-in12-in12-in 12-in12-in12-in18-in12-in12-in12-in18-in24-in18-in12-in 12-in12-in12-in12-in12-in12-in18-in12-in12-in16-in 12-in12-in15-in 12-in12-in12-inUNK12-in12-in12-in12-in12-in18-in12-in24-in24-in12-in24-in12-in24-in12-in12-in24-in12-in18-in12-in03/15/2006 MNMMissing CB coverreplaced at SE 142nd& 160th Ave SE 03/02/1982 FLDGBRIARWOOD AREA 03/16/1991 FLDGR/D PLUGGED/NODRAINAGE 02/13/1979DRNG 05/16/2002 MNM REQUESTTO INSTALL ADDITIONALTRASH RACKS ALONG ROADDRAINAGE SYSTEM.CONCERNED RE ONGOINGINTER-SECTION FLOODING 10/26/2000 MNM CB DOESNOT HAVE LOCKING LID.FENCE BOARDS DUMPEDINTO CB. WILL DEVELOPWA TOP CHANGE FRAME 03/26/2013 DTA Candrainage ditch onprop be filled? Invfound ditch drainsto D92617. SUPinfo provided. 03/31/2014 3:29:50 PMMNM DR0509 pond levelgetting high? Inv foundwater level high. Engr Revto determine if beaverdeceiver working properly.08/29/1997 FLDGSTORM EVENT IMPACTSTO CEMETARY POND FA 02/11/2011MNM WA08ST013. 03/19/2008 RFN CONCERNSABOUT DRAINAGE DOWNSTREAM OFCEMETARY POND REGIONALFACILITY. SURVEYEDDOWNSTREAM SYSTEM AND TIEDIN FLOODED ROAD UPSTREAM.DOT HAS SUBMITTED PERMITSFOR CLEANING THIS SUMMER. 02/28/2005 MNM D92617fence removed by neighbor.They will restorefence. WA will includenote to have KC Roads SpecOps verify this work wassatisfactorily completed. 09/13/1983 DRNGDRNG DITCH/SE 132NDST/152ND AVE SE 04/25/1990DRNG CL#12735DUE APRIL 12/20/2007 RFN Fill indrainage ditch? Appears tobe replaced w/undersizedpipe. On prvt prop & notaffecting KC facilities.DDES Code Enf aware. 12/18/1997FLDG ROADSIDE DITCHOVERFLOW-160TH AVE SE 02/08/2002 DTASHEET FLOW FROMROADWAY IMPACT TOPRIVATE PROPERTY 08/25/2010 DTA Floodingin yard & crawlspace fromR/D facility? Inv did notfind impact from facility(still under DDES).Max pond elev appears tobe lower than prop. 01/10/2002 DTA APPARENTGROUNDWATER IMPACTTO SEPTIC SYSTEM.PRIVATE SOLUTIONPROPOSED REQUESTEDCOUNTY ASSISTANCE 02/08/1980DRNG 12/16/1997DRNG NOINFORMATION AVAILABLE 10/25/1993FLDG FLOODING01/18/1995 FLDGFLOODING IN WETLANDON PROPERTY 05/26/1987DRNGSEEPAGE 05/27/1990DRNG SWAMP INNEXT LOT/STORM 09/10/1997 FLDGOFFSITE FLOWIMPACTING PRIVATE PROP 05/07/1993DRNGTURNED TO E 02/19/1986FLDG TOB.A.L.D. 10/18/1996FLDG OFFSITE FLOWIMPACTING PVT PROP 10/16/2007 MNMEvendell (stillw/DDES) pond slopes @3:1? Inv found someslopes may exceed. 10/16/2007 MNMEvendell (stillw/DDES) pond slopes @3:1? Inv found someslopes may exceed. 10/16/2007 MNMEvendell (stillw/DDES) pond slopes@ 3:1? Inv found someslopes may exceed. 10/16/2007 MNMEvendell (stillw/DDES) pond slopes@ 3:1? Inv found someslopes may exceed. 10/16/2007 MNMEvendell (stillw/DDES) pond slopes @3:1? Inv found someslopes may exceed. 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 02/25/1982FLDG 01/09/2007 10 LOT PLAT WITHWETLAND. PROPOSING BUFFERAVERAGING. CURRENTLYIN AN ANNEXATION AREA. 09/20/201310:37:24 AM2-lot short plat,removing existingmobile home 06/16/2015 2:30:50 PM14-lot preliminaryplat with wetlands.A pipestem lotis proposed. 06/13/2016 8-lotshort plat oftwo parcels 12/09/2010 10-LOT PRELIMINARY PLAT OF 4.16 ACRE SITE WITH STORMWATER TRACT See also PRE08-012 03/18/201310:27:16 AM 3lot short plat 04/18/2017 2:07:45 PMPre-Application meetingfor proposed 7 lot short platwith one stormwatertract. The property islocated within the R-4 zoneat 14204 156th Ave SE(Parcel number 1423059013). 10/11/2016 9:22:45AM Preapplication for acritical area variancefrom the wetland bufferon the property located at16207 SE 136th St (Parcelnumber 1457500126),in order to build a 1000square foot detached shop. 05/03/2016 5:09:49 PM 4-lotshort plat retaining existing housein the Bradley Annexation area. Sitewill be zoned R-4 upon annexation.A single family residence wasremoved from the sitesometime between 2007 and 2009. Somefill has apparently occurredas part of the removal. 07/12/2016 10:21:51 AM13-lot preliminary platwith stream and wetlands 11/09/2012 10:07:00 AM 8-Lot short plat. See also PRE10-055, PRE08-012, Pre07-003Because of three additional tracts would be a Preliminary Plat 11/12/20133:15:25 PM 27-lotPreliminary Plat 2013041601 - ErosionSite Runoff ImpactingAdjacent Properties 2016041901 - FloodingResident is concernedabout high runoff indriveway duringrain events.2012052201- Other 2017041801 - FloodingStreet runoff flowingto backyard, nostructure flooding City of RentonSE 144th Street Basin !(Renton Drainage Complaints King County Drainage Complaints × Pre-Applications Renton City Limits ´0 0.05 0.10.025 Miles (Approximately 267 acres) Print Date: 05/08/2017 2007 Report Calls Out Flooding at Interstection of144th Ave SE and 162nd Ave SE DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 17, 2020 TO: Pre-Application File No. 20-000264 FROM: Brittany Gillia, Assistant Planner SUBJECT: Van Vuong 2 Lot Short Plat 12820 156th Ave SE Parcel Number 3664500165 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, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing to subdivide an existing parcel into two residential lots and develop each new lot with a new single-family home. The project site is located at 12820 156th Ave SE (parcel number 3664500165). The current parcel totals an area of 89,376 square feet (2.05 acres) and is currently developed with a single-family home and an accessory structure. The site has a Comprehensive Plan Land Use Designation of Residential Low Density and a zoning designation of Residential-4 (R-4). The submitted materials do not indicate proposed lot lines, but access to both structures is proposed to be taken via a shared driveway that branches off of 156th Ave SE. No critical areas are mapped on the project site. Current Use: The proposed site is currently developed with a single-family residence and an accessory structure. Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. The Residential-4 Zone (R-4) is established to promote urban single-family residential neighborhoods serviceable by urban utilities and containing open space amenities. It is intended to implement the Residential Low Density Comprehensive Plan designation. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Detached single- family residential dwelling units are a permitted use within the R-4 zoning designation. Density: The density range allowed in the R-4 zone is a maximum of 4.0 dwelling units per net acre (du/ac). The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Based on a gross area of 46,575 square feet (1.06 acres), the proposal for 2 lots would result in a gross density of 1.8 dwelling units per acre (2 lots / 1.06 acres = 1.87 du/ac). The project would need to meet density requirements Van Vuong 2 Lot Short Plat, PRE20-000264 Page 2 of 5 December 17, 2020 using “net” square footage, following the deduction of any additional required public right-of-way and/or private access tracts. A density worksheet would be required at the time of formal land use application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 100 feet. Based on the applicant’s site plan, it is unclear if the project will comply with minimum lot size, width, and depth requirements after necessary street improvements and dedications have been made. The applicant will need to demonstrate compliance with the minimum lot size, width, and depth requirements following the deduction of any required ROW dedication, at the time of formal land use application. Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings shall not be more than three 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. The maximum wall plate height for detached accessory structures is 12 feet. The total floor area of all accessory buildings shall not be greater than the floor area of the primary residential uses. Accessory structures are also included in building lot coverage calculations. Compliance with building standards would be verified at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards: Combined 20 feet with not less than 7.5 ft. on either side; and secondary front yard (for corner lots): 30 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Compliance with setback requirements would be verified at the time of building permit review. Access/Parking: Access to both lots is proposed via a shared driveway that branches off of 156th Ave SE. Each lot is required to accommodate off street parking for a minimum of two vehicles. Access easements are required to be placed in a separate shared driveway tract, which may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060.J.1), provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Renton Fire Authority may require the tract and paved surface to be up to twenty feet (20') wide. The tract shall be the width of the paved surface plus eight feet (8') for a landscape strip, when the tract abuts Van Vuong 2 Lot Short Plat, PRE20-000264 Page 3 of 5 December 17, 2020 properties that are not part of the subdivision. The eight foot (8’) landscaping shall include a mixture of trees, shrubs, and groundcover as required in RMC 4-4-070 and shall serve as a buffer between the shared driveway and abutting properties that are not part of the subdivision. The shared driveway may be r equired to include a turnaround per subsection H of this Section. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. Compliance with shared driveway standards would be verified at the time of building permit review. Driveways: Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). Each lot is required to accommodate off street parking for a minimum of two vehicles. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail s hould also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages . Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. 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 inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees 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. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. 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. Van Vuong 2 Lot Short Plat, PRE20-000264 Page 4 of 5 December 17, 2020 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 formal land use application if any trees are proposed for removal. Residential Design and Open Space Standards: All single-family residences would be subject to the Residential Design Standards for the R-4 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Critical Areas: According to COR Maps, no critical areas are mapped on the project site. It is the applicant’s responsibility to ascertain whether any critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Except when located in sensitive areas such as wetland or protected slopes or lands covered by water, short plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The administrative short plat application fee for 2020 is $5,544.00 ($5,280.00 each plus a 5% Technology Surcharge Fee). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change and fees are expected to increase in 2021. 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. 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. In addition to the required land use permits, separate construction and bui lding permits would be required. Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. Public Information Signs are required for all Type II 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 the City of Renton’s 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 2021 impact fees are as follows: • A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee based on $2914.99 per each new detached dwelling unit. • A Fire Impact fee of $829.77 per each new detached dwelling unit. • Issaquah School District Impact Fee is $18,213.00 per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Van Vuong 2 Lot Short Plat, PRE20-000264 Page 5 of 5 December 17, 2020 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 Brittany Gillia, Assistant Planner at bgillia@rentonwa.gov or 425-430-7246 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.