Loading...
HomeMy WebLinkAboutSTAFF COMMENTS_PRE21-000308PREAPPLICATION MEETING FOR Petrovitsky Apartments 11204 SE Petrovitsky Road PRE21-000308 CITY OF RENTON Department of Community & Economic Development Planning Division September 9, 2021 Contact Information: Planner: Angelea Weihs, 425.430.7312, aweihs@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 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 26, 2021 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Petrovitsky Apartments 1. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. Existing hydrants may be counted toward the requirements if they meet current code. A minimum of one new fire hydrant will be required within 50-feet of the fire sprinkler outlet. Water is provided by Soos Creek Water District. A water availability certificate is required at time of plan review. 2. Fire impact fees are currently applicable at the rate of $964.53 per multi-family unit. This fee is paid at time of building permit issuance. Credit would be applied for the removal of any existing homes. 3. Approved fire sprinkler (NFPA 13R) and fire alarm systems are required throughout the buildings. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required to be minimum 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 all buildings. Dead end streets that exceed 150-feet in length require an approved turnaround. Proposed hammerhead type turnaround appears adequate, to verify upon plan review. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 2, 2021 TO:Angelea Weihs, Current Planning FROM:Nathan Janders, Development Engineering Plan Review SUBJECT:Petrovitsky Apartments 11204 SE Petrovitsky Road PRE21-000308 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 2923059029. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The subject property is within the water service area of Soos Creek Water and Sewer Service Utility District. 2. The applicant shall obtain a certificate of water availability from the Soos Creek and provide a copy to the City as part of the land use permit application for the development. 3. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 4. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SANITARY SEWER 1. The project is within Soos Creek Water and Sewer District. 2. The applicant shall obtain a sewer availability certificate from Soos Creek and provide a copy to the City as part of the land use permit application for the development. 3. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance Pertovitsky Apartments – PRE21-000308 Page 2 of 4 September 2, 2021 Surface Water 1. There are no existing drainage features on site. The site is generally sloped from the southeast to the northwest. 2. There is an existing public catch basin on the north side of SE Petrovitsky Road conveying stormwater through a 12-inch public main to a 36-inch public main on the south side of SE Petrovitsky Road (see record drawing R-261003). 3. There are existing private stormwater mains located within the Benson Down Apartments complex (see record drawings R-2626). 4. 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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Soos Creek drainage basin. 5. Critical areas on or adjacent to the site that impact stormwater review include: regulated slopes. 6. 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 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced 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. 8. 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.1.2.9.1.D 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. 9. 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. 10. Erosion control measures to meet the City requirements shall be provided. 11. The development falls within the R-14 zone which has a maximum impervious surface area of 80% per lot. 12. 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. 13. 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 $0.80 per square foot of new impervious surface but not less than $2,000. Pertovitsky Apartments – PRE21-000308 Page 3 of 4 September 2, 2021 TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts SE Petrovitsky Road along the south property line. SE Petrovitsky Road is classified as a 5 lane Principal Arterial with an existing paved width of approximately 60 feet consisting of four travel lanes and center turn lane. Existing Right-of-Way (ROW) width is approximately 92 feet however the road centerline is offset and there is approximately 42 feet of ROW from the centerline to property line per the King Conty Assessors map. To meet the City’s complete street standards for 5 lane Principal Arterial streets, minimum ROW is 103 feet. Per City code 4-6-060 half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space at back of walk, street trees and storm drainage improvements. a. However, SE Petrovitsky Road lies within the adopted Renton Trails and Bicycle Master Plan. This plan calls for a shared use path on the north side of Petrovitsky Road. Additionally, the Transportation department has indicated that the existing curb-curb width is sufficient. Therefore, half street improvements shall include retaining the existing pavement width (approximately 30 feet from centerline), a 0.5 foot curb, an 8-foot planting strip, a 12 foot wide shared use path, a 2-foot clear space at the back of walk, street trees and storm drainage improvements. A modification is required for the alternate street section. Dedication of approximately 10.5 feet is required for the improvements pending final survey. 2. Access to the site is proposed via a private street from the existing access easement. A copy of the easement shall be included with the land use application. a. The internal access street shall provide for fire access by being a minimum 20 feet wide with 25 foot inside and 45 foot outside turning radius and constructed to support a 30-ton vehicle with 75 PSI point loading. 3. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4- 6-060.H for types of turnaround required. 4. Refer to City code 4-4-080 regarding driveway regulations. 5. All new and proposed electrical or communication utilities are required to be installed underground per RMC 4-6-090. 6. Street lighting is required for a project that consists of more than four (4) residential units. See RMC 4-6- 060 for street lighting requirements. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. 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 current transportation impact fee is $6,717.10 per apartment. 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. Pertovitsky Apartments – PRE21-000308 Page 4 of 4 September 2, 2021 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 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 fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2020\PRE20-000274 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 9, 2021 TO:Pre-application File No. 21-000308 FROM:Angelea Weihs, Associate Planner SUBJECT:Petrovitsky Apartments – 11204 SE Petrovitsky Rd 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 project site is located within the Benson Community Planning Area at 11204 SE Petrovitsky Rd (Parcel Number 2923059029). According to the submittal documents, the total site area is approximately 30,105 square feet (0.69 acres). The property is located in the Residential-14 (R-14) zone and is designated Residential High Density in the Comprehensive Plan. The applicant is proposing the construction of two new townhome structures with a total of 9 units (5 units in one building and 4 units in the other building). There is an existing single- family home, and existing accessory dwelling unit, and other accessory structures on site, all of which are proposed for removal. Vehicular access to the site is proposed via an existing 20-foot access easement granted by neighboring property to the east and an existing curb cut off of SE Petrovitsky Rd. Based on COR Maps, the City’s mapping system, unregulated slopes are mapped on the project site; however, no critical areas are mapped on the subject site. Current Use: The property contains one (1) existing single-family structure and one (1) ADU, both of which are proposed for removal. Zoning: The subject property and surrounding area is located within the Residential High Density (HD) land use designation and the Residential-14 (R-14) zoning classification. Attached dwellings – Townhouses are a permitted use in the R-14 designation, provided the proposal complies with the density range specified by the zone. The purpose of the Residential-14 Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single-family and small-scale multi-family developments. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in Petrovitsky Apartments, PRE21-000308 Page 2 of 7 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000308 the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. 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 (noted as “R-14 standards” herein). These standards are available on the City’s website. Density – The subject property is located within the R-14 zoning classification. The density range allowed in the R-14 zone is a minimum of 7.0 to a maximum of 14.0 dwelling units per net acre. Density bonuses are possible for applicants requesting additional market-rate dwelling units in exchange for the construction of affordable dwelling units (see RMC 4-9-065 for additional information). The area of public and private streets (including frontage dedication) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Using the gross area of 0.69 acres, a 9 dwelling proposal arrives at a gross density of roughly 13.0 du/ac (9 dwelling units / 0.69 acres = 13.0 du/ac), which is within the density range permitted in the R-14 zone. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would be required at the time of building permit application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size in the R-14 zone is 3,000 square feet. The minimum lot depth is 60 feet. The minimum lot width is 30 feet for interior lots and 40 feet for corner lots. No subdivision is proposed; therefore, the size, width, and depth standards are not applicable. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-14 zone are 15 feet for the front yard (except when all vehicle access is taken from an alley, then 10 feet), 10 feet for the rear yards, secondary front yards (applies to corner lots) would be required to have a 15-foot setback, and interior side yards are required to have a 4-foot setback. Setback dimensions for the proposed new structures appear to comply with setback requirements. Setbacks for the new structures would be verified for compliance at the time of building permit review. Building and Impervious Surface Coverage – The maximum building coverage in the R-14 zone is 65 percent. The maximum impervious surface coverage is 80 percent of total lot area. The coverage requirements would be verified at the time of building permit application. Building Height – The maximum wall plate height is 24 feet, with the possibility to increase up to 32 feet with an administrative conditional use permit. The maximum story limit is 3 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 pre-application materials indicated that the proposed buildings are 3 stories; however, the materials did not indicate the proposed Petrovitsky Apartments, PRE21-000308 Page 3 of 7 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000308 building height. The applicant would be required to demonstrate compliance with the height requirements of the zone at the time of building permit application. Maximum Number of Units per Building – No more than six (6) units per building. The project proposal complies with the maximum number of units permitted per building. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. For example, dwellings shall be arranged to ensure privacy so that side yards abut other side yards (or rights-of-way) and do not abut front or back yards. Lots accessed by easements or pipestems shall be prohibited. An open space requirement for four (4) or more units requires 350 square feet of common open space for each unit. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. Open space(s) shall be contiguous to the majority of the dwellings in the development and accessible to all dwellings. For sites larger than one acre in size, open space(s) shall be at least forty feet (40') in at least one dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimension (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that when all of a site’s open spaces are averaged, the applicable dimension requirement is met. Common open space areas shall have a maximum slope of five percent (5%). Standards for private yards require each ground-related dwelling to 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. See RMC 4-2-115 for additional information and standards. Primary entries from each unit hall take access from and face a street, park, common green, pocket park, pedestrian easement, or open space. Additionally, the entry shall include a porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches (12") above grade. All site design, open space and residential design standards applicable to the R-14 zone would be verified at the time of building permit application. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” Single family and two (2) attached residences (duplexes) shall be exempt from refuse and recycling standards. For multi-family developments a minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas, except where the development is participating in a City-sponsored program in which individual recycling bins are used for curbside collection. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. The proposed nine (9) townhomes (3-plex or greater) would require a minimum of 80 square feet for refuse and recyclables deposit areas. Multi-family residences using thirty-five (35) gallon garbage carts or smaller must be provided either within the garage or outside. Storage within a garage must be appropriately sized to accommodate both vehicles and refuse and recycling carts. Storage space for carts must measure at least two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be identified on floor plans. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size and be located on the same lot as the dwelling in a side or rear yard. Outdoor storage must be adequately screened from public view, made of wood, masonry, or ornamental metal. The submitted material does not show compliance with the refuse and recycling standards. Compliance with the refuse and recyclable standards for multi-family use must be Petrovitsky Apartments, PRE21-000308 Page 4 of 7 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000308 demonstrated at the time of building permit application. See RMC 4-4-090 for additional information and standards. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the building permit application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. All surface parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: Trees shall be two-inch (2") caliper for multi-family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage; Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous; and Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. 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. Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. 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, tree retention plan, arborist report, 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 20% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. Significant trees shall be retained in the following priority order: Petrovitsky Apartments, PRE21-000308 Page 5 of 7 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000308 Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than 20%; significant trees adjacent to critical areas and their associated buffers; and significant trees over 60’ in height or greater than 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. According to COR Maps, existing trees are present on site; however, the pre-application materials not indicate the preservation of any existing trees. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of building permit application to verify compliance with tree retention regulations. Tree Density Requirements: Multi-family developments shall maintain a minimum tree density of four (4) significant trees for every 5,000 square feet. Fences/Retaining Walls: Any proposed fences must be designated on the landscape plan. 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 and fence standards (RMC 4-4-040) for additional information. Parking: Townhouses require a minimum of two (2) parking spaces per dwelling unit; however, one (1) parking space per dwelling unit may be permitted for one (1) bedroom or less dwelling units. Tandem parking is allowed. Parking spaces within the garages shall be a minimum of 9’x20’. Bicycle parking would only be required for residential developments that exceed five (5) residential units. The proposal would be required to provide one-half (0.5) bicycle parking space per dwelling unit. The bicycle parking provided for the residents shall provide for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Please review RMC 4-4-080.F.10 and RMC 4-4-080.F.11 for further general and specific bicycle parking requirements. Access/Driveways: Vehicular access to the site is proposed via an existing 20-foot access easement granted by neighboring property to the east and an existing curb cut off of SE Petrovitsky Rd. 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. Per the residential design standards of RMC 4-2-115, lots accessed by easements or pipestems are prohibited. Compliance with street requirements and minimum standards shall be demonstrated at the time of formal land use application. Petrovitsky Apartments, PRE21-000308 Page 6 of 7 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000308 Critical Areas: Based on the City’s Critical Areas Maps, there appears to be no critical areas onsite. 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. Environmental Review: Based on the project proposal, the project is exempt from environmental review. The construction of 9 multifamily residential dwelling units or less on a project site is exempt from Environmental (SEPA) Review in accordance with local modification set forth in RMC 4-9-070G.1b. Permit Requirements: The proposal would require a building permit if bonus density is not requested and increased height is not requested. Density bonus review would require an administrative site plan review application and increased wall plate height would require an administrative conditional use permit application, both Type II land use permits. The building permit fees are based on the value of the proposed structures. Once a building permit application is submitted, the initial review would be completed in an estimated time frame of approximately 6 weeks. Detailed information regarding the building permit application submittal can be found on the City’s new website by clicking “Permits” on the Community & Economic Development page, and then "Commercial/Multifamily". Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. 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. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Impact 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: Fire Impact Fee currently assessed at $964.53 per new multi-family dwelling unit; Transportation Impact Fee assessed at $6,717.10 per new multi-family dwelling unit; Renton School District Impact Fee assessed at $4,989 per new multi-family dwelling unit (+5% administrative fee); and Parks Impact Fee currently assessed at $1,977.62 (5 or more units) per new dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, should a land use application be needed, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Angelea Weihs, Associate Planner at aweihs@rentonwa.gov or 425-430-7312 for an appointment. Petrovitsky Apartments, PRE21-000308 Page 7 of 7 September 9, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000308 Expiration: Upon approval, the building permit is valid for one year with a possible one year extension.