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HomeMy WebLinkAboutPRE21-000277 (R-8 Larsen Renton Development) Meeting SummaryPREAPPLICATION MEETING FOR Larsen Renton Development 2211 Williams Ave S, Renton, WA 98055 PRE21-000277 CITY OF RENTON Department of Community & Economic Development Planning Division August 19, 2021 Contact Information: Planner: Clark H. Close, 425.430.7289, cclose@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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE:August 9, 2021 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Larsen Existing Short Plat 1. The fire flow requirements 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. It appears that there are no existing fire hydrants within 300-feet and a minimum of one would be required to be added. There is an existing 8-inch dead end water main on the east side of the property. 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. No credit or fee for free standing shops, garages, or barns. 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. Dead ends up to 300-feet long are allowed to use hammerhead type turnarounds. Dead end streets that are over 300-feet long are required to have a full 90-foot diameter cul-de-sac. The proposed new dead-end street is over 300-feet long so that a full cul-de-sac turnaround applies in this case. A variance to use a hammerhead type turnaround may be applied for with the condition that all new homes shall be equipped with approved residential fire sprinkler systems. Proposed turnaround area shown does not meet minimum fire department requirements. See attached diagram for standard hammerhead turnaround. City ordinance requires all new homes that are on dead ends longer than 500-feet require an approved fire sprinkler system regardless of size. The dead-end street is measured from South 23rd Street and Smithers Avenue South and is approximately 100-feet dead end. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 13, 2021 TO:Clark Close, Planning FROM:Jonathan Chavez, Development Engineering SUBJECT:Larsen (4 infill lots) PRE21-000277 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 parcels 7222000085, 7222000086, 7222000087, 7222000088. The following comments are based on the pre- application submittal made to the City of Renton by the applicant. WATER 1. Water service is provided by the City of Renton. It is in the Talbot Hill 350 Pressure Zone. There is an existing 8-inch water main in Williams Avenue S that can deliver 1,250 gallons per minute. The approximate static water pressure is 56 psi at a ground elevation of 220’. 2. There is an existing ¾-inch domestic water service and ¾-inch water meter to the existing single- family residence on the subject property (2211). 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 the proposed development is 1,000 gpm. 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: 1. Installation of additional fire hydrant as required by the Fire Authority, if the proposed residences on the new lots exceed 3,600 sq.-ft. 2. The fire hydrant at the end of 8” dead end in Williams would not count towards hydrants required to serve the site per the RRFA as it faces Benson Dr. S. Hydrants serving the development would need to be accessible from Williams Ave. S. I’d confirm this with Corey. 3. A 6” water main extension into the courtyard from the 8” water main in Williams Ave. S. would be required to serve the site. All new water services would need to be served off this main. A blowoff would be required at the end of the main. 4. The existing ¾” water service shall be capped at the main. Larsen - PRE21-000277 August 18, 2021 Page 2 of 5 5. The new water main, meters, and hydrants shall be in a City utility easement measuring 15’ in width. 6. A DCVA is required downstream of the meter on private property for homes served by a fire sprinkler system. 7. Homes three stories or higher require a DCVA immediately downstream of the meter on private property for premise isolation. 8. Installation of a new 1-inch water service and meter to each new home. 9. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 10. 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 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2021 water fees are $4,450.00 per 1-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00* per 1-inch service line. Fee is payable at permit issuance. c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter. Meters larger than 2-inches are set by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. d. A credit for the water system redevelopment fee will be issued for the existing water service to be cut can capped as part of the project. e. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. SEWER 1. Sewer service is provided by the City of Renton. 2. There is existing 8-inch diameter sewer main that terminates at properties 2132 Smithers Ave S and 716 S 23rd Street: a. As-built for 2132 Smithers Ave S: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=308240&dbid=0&repo=Cityo fRenton&searchid=a80561c1-0190-4582-a4ff-9fa87ac2b4e0 b. As-built for 716 S 23 rd St: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=321001&dbid=0&repo=Cityo fRenton&searchid=871a83e8-3547-4a54-b2ac-fea0c4e541dc 3. There is an existing 6” concrete stub and 4” side sewer to the house. a.https://edocs.rentonwa.gov/Documents/DocView.aspx?id=2212506&dbid=0&repo=City ofRenton&searchid=359480df-db30-49fd-852e-0dbfd800e410 b. This sewer stub may be reusable if it is in good condition. If it is in good condition, you will have to line the sewer stub. 4. The Applicant will need to show how they propose to serve the new development with sanitary sewer service to each lot. Applicant shall verify that the City of Renton owns an easement for the existing sewers, before connecting stubs through private properties. 5. A 15-foot utility easement will be required for the new sewer mains and manholes within private property. Larsen - PRE21-000277 August 18, 2021 Page 3 of 5 6. 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%. 7. 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 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2021 Wastewater fees are $3,450.00 per 1-inch meter. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Standard (Matching Forested Conditions). The site falls within the Black 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. This site contains regulated slopes. The topography slopes moderately from south to north. There is surface water ditch on Williams Ave S. 3. 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. 4. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 5. If the new plus replaced pollution generating impervious surface area 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 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.A Construction Stormwater Permit from Department of Ecology is required when clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. Larsen - PRE21-000277 August 18, 2021 Page 4 of 5 9. Erosion control measures to meet the City requirements shall be provided. 10. 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. 11. The 2021 Surface water system development fee is $2,000 per new single-family lot. Fees that are current will be charged at the time of permit issuance. TRANSPORTATION 1. The proposed development fronts Williams Avenue S and Benson Dr S along the east property line. William Avenue S is classified as a Residential Access Street. To meet the City’s complete street standards for residential access streets, the following improvements will be required to be provided by the developer: a minimum pavement width of 20 feet, 0.5 foot wide curbs (Both sides), 8 foot wide landscaped planters, 5 foot wide sidewalks, street trees and drainage improvements. Dedication to accommodate these improvements will be required along the east property lines. 2. Street grades shall not exceed 15 percent. 3. 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. 4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 5. The transportation impact fee is based on the type of land use. For a single-family home, the 2021 transportation impact fee is $10,861.69 per lot. Transportation impact fees are subject to change based on the year the building permit is applied for. 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 Larsen - PRE21-000277 August 18, 2021 Page 5 of 5 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 2021 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000277\Working Files DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 19, 2021 TO:Pre-Application File No. 21-000277 FROM:Clark H. Close, Senior Planner SUBJECT:Larsen Renton Development – 2211 Williams Ave S 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 www.rentonwa.gov. Project Proposal: The applicant is proposing to construct a six-foot (6’) to eight-foot (8’) tall ecology block retaining wall near the north property line with returns on the west and east and backfill with approximately 750 to 1,000 yards of fill. The fill is proposed to be placed using a geogrid system to create more level space, removing the current short slope area. The subject properties are located at 2211 Williams Ave S (APNs 7222000085, 7222000086, 7222000087, and 7222000088). The project parcels total approximately 41,985 square feet (0.96 acres) in area and are currently developed with a single-family home on parcel no. 7222000085, a detached parking garage on parcel no. 7222000086, and a detached accessory building on parcel no. 7222000087. The site has a Comprehensive Plan Land Use Designation of Residential Medium Density (MD) and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The applicant is proposing to retain the existing home and construct three (3) new detached single-family homes on the new lots and a detached garage on the lot with the exiting single family lot. The exiting residential lots range is lot size from 10,053 sq. ft. to 11,274 sq. ft. Access to the existing lots is proposed from Williams Ave S to an onsite 20-foot (20’) wide driveway. According to the submitted limited geotechnical evaluation, the site is nearly level to slightly sloping downward from south to north at magnitudes of 4 to 8 percent and relief of about 8 feet. There is a short slope near the north property line where most of the topography is located. According to City of Renton (COR) Maps, portions of the properties contain sensitive slopes and moderate landslide hazards. Current Use: Together the parcels are currently developed with a single-family residence built in 1959, a detached garage, and an accessory building. Zoning/Density Requirements: The subject property is located within the Residential-8 (R-8) zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre. The Residential Medium Density Land Use designation is intended to implement the R-8 zone. Development in the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. It is intended Larsen Renton Development, PRE21-000277 Page 2 of 5 August 19, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000277\Working Files to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Density: 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. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. Public and private alleys are not deducted for the purpose of net density calculation. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The applicant is not proposing to subdivide the existing lots. 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-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Lot depth shall be the horizontal distance between the front and rear lot lines, measured from midpoint to midpoint; except in the case irregularly shaped lots. For irregularly shaped lots and lots without an obvious rear lot line, the lot depth shall be measured to the midpoint of an imaginary line at least fifteen feet (15') in length located entirely within the lot and farthest removed and parallel to the front lot line or its tangent. The applicant is not proposing to subdivide the existing lots. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two 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 gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal’s compliance with the building standards for the new home 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-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Side yards along streets: 15 feet. Side yard along a street is defined as the yard requirement that is neither a front yard nor a rear yard, yet it abuts a street right-of-way or private street. Based on the two (2) concepts provided, the existing structures would not comply with all required setbacks of the R-8 zone. Compliance with required setbacks for the new single family homes would be verified at the time of building permit application. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable to any new residential structures. Access: Access to the proposed new lots would be from proposed 20-foot (20’) wide driveway from Williams Ave S. Cul-de-sac and dead end streets are limited in application and may only be permitted by the Administrator where, due to demonstrable physical constraints, no future connection to a larger street pattern is physically possible. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: Larsen Renton Development, PRE21-000277 Page 3 of 5 August 19, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000277\Working Files a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; 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; d. The shared driveway would not adversely affect future circulation to neighboring properties; 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. Any driveway shall be setback at least 5 feet (5’) from the side lot lines (unless utilizing a joint driveway). Shared driveways shall 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. The shared driveway may be required to include a turnaround per subsection H of RMC 4-6-060. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. The driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Parking: Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. Parking compliance would be verified at the time of building permit review. Fences/Walls: 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. In any residential district, the maximum height of a retaining wall shall be seventy two inches (72"). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. Other materials may be used with the Administrator’s approval. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights- of-way. Landscaping shall include a mixture of shrubs and groundcover (trees are optional) in conformance with the standards of RMC 4-4-070H4, Perimeter Parking Lot Landscaping. 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 must be provided with each building permit application. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention 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 30 percent (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. Larsen Renton Development, PRE21-000277 Page 4 of 5 August 19, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000277\Working Files In addition to retaining 30% of existing significant trees, the lots would be required to provide a minimum tree density of two (2) trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. 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 building permit if any trees are proposed for removal. Critical Areas: According to COR Maps, there appears to be a few areas throughout the site that contain regulated slopes and the southeast parcel appears to have moderate landslide hazards. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Grade and Fill: There shall be no tree removal or land clearing on any site for the sake of preparing that site for future development unless by a Land Development Permit (LDP). A LDP is defined as an approved preliminary or final plat for single family residential project, a building permit, site plan, or preliminary or final planned urban development plan. Grading of five hundred (500) cubic yards or less would be reviewed by the Development Services Division. For any mining, excavation or grading in excess of five hundred (500) cubic yards, the Hearing Examiner shall review, approve, disapprove, or approve with conditions the location of the site and its effect on the surrounding area. Environmental Review: Single family infill is categorically exempt from Environmental (SEPA) Review in accordance with Chapter 197-11 WAC. Permit Requirements: The proposal would require building permits. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 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 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 $2,914.99 per each new detached dwelling unit. A Fire Impact fee of $829.77 per each new detached dwelling unit. Renton School District Impact Fee is $7,681.00 (plus a 5% surcharge fee) 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. Larsen Renton Development, PRE21-000277 Page 5 of 5 August 19, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000277\Working Files Next Steps: Please contact a Permit Technician at 425-430-7200 or PermitTech@rentonwa.gov to submit building permits.