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HomeMy WebLinkAboutPRE21000340_Meeting SummaryPREAPPLICATION MEETING FOR WB Residences PRE 21-000340 CITY OF RENTON Department of Community & Economic Development Planning Division September 23, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@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: September 17, 2021 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: WB residences 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 on e fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A minimum of one new fire hydrant will be required as none exist now. 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. 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 end street over 300-feet long, as is present here, requires a full 90-foot diameter cul-de-sac. It appears that access is proposed over at least two or three other parcels. Access easements shall be recorded on all other affected properties prior to building permits being issued. City ordinance requires all homes on streets that exceed 500-feet long shall be equipped with an approved residential fire sprinkle r system. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 22, 2021 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer III Yong Qi, Civil Engineer III SUBJECT: WB Residences N 2600 Block Aberdeen Ave NE (TPN #’s 334390-2120 & 2124) PRE21-000340 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official city decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel’s 334390- 2120 & 2124. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER • The project is within the City of Renton’s water service area in the 435-hydraulic zone. • The site is located in the Aquifer Protection Area, Modified Zone 1 and Zone 2. • There is an existing 16-inch water main (see City water project plan no. W-2825) in Aberdeen Ave NE, which can deliver a maximum flowrate of 4,500 gallons per minute. The static water pressure is about 60 psi at ground elevation 294 feet. • There is an existing 8-inch main within a City-owned utility easement in NE 26th Place and along the south property line of tax lot 3343902061 and also across tax lot 3343902062 (refer to City water project plan no. W-2162 and W-2730). The 8-inch water line can deliver 2,100 gallons per minute and the static water pressure is about 73 psi at ground elevation of 264 feet. • There are no existing fire hydrants within 300 feet of both tax lots. 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 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. 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: WB Residences PRE21-000340 Page 2 of 6 September 22, 2021 1. 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: a. Installation of 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. A minimum of one new fire hydrant will be required as none exist now. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan b. The rear home may be required to be sprinkled due to the length of street/driveway exceeding 500’. c. Installation of 1-inch minimum domestic water service and meter to each new lot. The sizing of the meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. A minimum 1-inch meter is required if the new home is served by a sprinkler system. d. If there are any lot line changes, the location of the 8-inch water main will need to be accounted for in an easement. If the property lines are left as they currently are, a 7.5 ft. set back from the edge of the easement for all structures is required. e. Subject to payment of applicable water system development charges and water meter installation fees for the new lots. 2. A 15-foot utility easement will be required for the new hydrants, water mains and water meters within the property. 3. A conceptual utility plan will be required as part of the land use application for the subject development. 4. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 5. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 6. 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. a) The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,450.00 per meter. b) The SDC fee for fire service is based on the size of the fire service line to serve the project (if applicable). c) A credit will be issued for any water service that is abandoned. d) Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line. This is payable at construction permit issuance. e) Drop-in meter fee is $460.00* per meter for a 1-inch meter. This is payable at permit issuance. f) Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. WB Residences PRE21-000340 Page 3 of 6 September 22, 2021 SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 15-inch wastewater main located in NE 26th Pl within a public sewer easement that also crosses the 2062, 2061 and 2120 parcels (see City plans no. S-216237 & S- 216228). 3. The developer will need to show how they propose to serve the new homes with sanitary sewer service to each of the units. 4. A separate side sewer will be required for each residential building. All new side sewers shall be a minimum of 4” (6” min for stub to ROW or easement & 4” from stub to house). All side sewers shall flow by gravity to the main at a minimum slope of 2%. Currently there appears to be existing sewer stubs for the 2120 parcel and no sewer stubs for the for the 2124 parcel. The 2120 parcel shall connect to one of the stubs and cab and abandon the other. The 2124 parcel will likely require a new stub. 5. If there are any lot line changes, the location of the interceptor line will need to be accounted for in an easement. If the property lines are left as they currently are, a 7.5 ft. set back from the edge of the easement for all structures is required. 6. The development is subject to a wastewater system development charge (SDC) fee. The 2021 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 $3,450.00 per meter. 7. The site is in the East Kennydale Special Assessment Districts (SADs) based on a per lot basis. The East Kennydale SAD total (including interest) for 2 lots ($666.68 per lot): $1,333.36. 8. The site is in the East Kennydale Frontage Special Assessment Districts (SADS) based on a per lot basis. The East Kennydale Frontage SAD total (including interest) for 2 lots ($5,266.25 per lot): $10,532.50. SURFACE WATER 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 May Creek Drainage Basin, Lower May Creek Drainage Sub-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 site topography slopes moderately from the southeast to the northwest on the 2124 parcel and south to north on the 2120 parcel with the steeper topography on at the neighboring 2061 parcel where driveway improvements are shown. The topography contains landslide hazard areas and regulated slopes ranging from 15%-40%+. There is also a wetland located on the 2061 parcel that may affect siting of storm drainage facilities. There is an existing 24-inch PVC stormwater main that runs through the same utility corridor as the water and sewer running along NE 26th Pl and through the 2062, 2120 and 2061 parcels (see City plan no. D-216204). 3. The site is located within Zone 1 Modified and Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities and open conveyance systems may require a liner in accordance with the design criteria in Sections 6.2.4 and 1.2.3.3 of the 2017 City of Renton Surface Water Design Manual. 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 WB Residences PRE21-000340 Page 4 of 6 September 22, 2021 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. If there are any lot line changes, the location of the interceptor line will need to be accounted for in an easement. If the property lines are left as they currently are, a 7.5 ft. set back from the edge of the easement for all structures is required. 6. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 7. 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. 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.1.3 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. 9. A Construction Stormwater Permit from Department of Ecology is not required since clearing and grading of the site does not exceed one acre. If additional properties are brought into the application and the project exceeds one acre then the applicant must obtain permit and provide proof prior to Civil Permit issuance. 10. 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. 11. Erosion control measures to meet the City requirements shall be provided. 12. 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. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. 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 Aberdeen Ave NE along the west property line(s). Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. 2. The proposed development also fronts NE 26th Pl along the south property line of the stem lot. NE 26th Pl is classified as a Residential Access Street. Existing right-of-way (ROW) width is approximately 39 feet. 3. To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4 -6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a WB Residences PRE21-000340 Page 5 of 6 September 22, 2021 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage improvements. The City’s transportation group has determined and will support a lesser standard to match the established standard street section for Aberdeen Ave NE. The City established standard street section for Aberdeen Ave NE, which shall be installed by the developer as part of the proposed development, will allow a pavement width of 32-feet (16-feet from centerline), 8-foot planting strip, 5-foot sidewalk, 1-foot clearance at back of walk and 0.5-foot curb. This recommendation results in a total right of way width of 60 feet, requiring no ROW dedication. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4-9- 250C5d. 4. Since the improvements land entirely within an intersection and the dedication of right-of-way for NE 26th Pl (see below) from the flag-stem will occur, the extent of improvements will likely be a 25’ curb return tie-in with ADA landing for street crossing and placement of the improvements in the future aligned location. 5. To meet the City’s complete street standards for Residential Access streets, a minimum ROW is 53 feet. Dedication of 15’ of ROW (the entire flag-stem width) fronting NE 26th Pl will be required. Per City code 4-6-060, half sheet improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planning strip, a 5-foot sidewalk, street trees, and storm drainage improvements. The half street improvements will be required to tie directly into the existing NE 26th Pl improvements for the length of the street (approximately 300’) 6. The section of Aberdeen Ave NE along the development site is designated as a Neighborhood Greenway (Bicycle Boulevard) in the current update to the Renton Trails and Bicycle Master Plan. A Greenway would not include bike lanes but could include traffic calming, signage, pavement marking improvements to encourage bicycle travel. Therefore, an ultimate 32-foot width roadway is recommended to provide two travel lanes with parking on each side. 7. Access to each of the two lots may be granted via a shared driveway for lots less than 4 units. Private access roads shall consist of a minimum of a 24-28 foot tract with a 20-foot pavement width for emergency services access and must provide a turnaround in compliance with City code 4-6-060I and Renton Regional Fire Authority requirements. Since the applicant is proposing to have the private street located adjacent to other residences not associated with the project, a minimum 8’ wide landscaping strip is required between the driveway and adjoining properties. Renton Fire Authority may approve a driveway width of 16 feet in width in a case-by-case circumstances, thus reducing the tract width to 24 feet in places. The private street must be installed prior to recording the final plat. 8. Dead-end streets measured greater than 300 feet are required to utilize a cul-de-sac turnaround meeting the requirements for emergency services access, including a 90’ diameter turnaround. Reference RMC 4-6-060H. The cul-de-sac shall have a design approved by the Administrator and Fire and Emergency Services. 9. Street grades shall not exceed 15 percent. 10. 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. 11. 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. WB Residences PRE21-000340 Page 6 of 6 September 22, 2021 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. 12. Street lighting and street trees are required to meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 13. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 14. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 15. The transportation impact fee is based on the type of land use. For a single-family house, the 2021 transportation impact fee is $10,861.69. 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 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 2019 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 23, 2021 TO: Pre-Application File No. PRE21-000340 FROM: Jill Ding, Senior Planner SUBJECT: WB Residences 19XX NE 26th Pl (Parcel Nos. 3343902124, 3343902061, 3343902120) 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 subject consists of three properties located at the eastern terminus of NE 26th Place. The properties total 52,459 square feet (1.20 acres) in area. The zoning is Residential-8 (R-8). The proposal is to construct two single family residences on two of the existing lots. Access to the site is proposed via individual residential driveways off of NE 26th Place, a private street. There is a wellhead protection area (zone 1 modified and zone 2), protected and sensitive slopes, a moderate landslide hazard, and per a wetland study submitted with a previous pre-application (PRE15-000698) there is Category III wetland mapped on the project site. Current Use: The lots are vacant, however there is one accessory structure on parcel 3343902124, proposed for removal. Zoning: The area, including this property, has a Comprehensive Plan land use designation of Residential Medium Density (MD) and is zoned Residential-8 (R-8). Development Standards: Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Density – The density range permitted in the R-8 zone is a minimum of 4.0 up to a maximum of 8.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, shared driveways, and critical areas from the gross site area. For purposes of calculating net density: All fractions shall be truncated at two numbers WB Residence Preapplication Meeting September 23, 2021 past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. Not applicable, no subdivision is proposed. All lots are existing. Lot Size – The minimum lot size permitted in the R-8 is 5,000 square feet. The existing lots have areas of 14,535 square feet, 18,173 square feet, and 19,751 square feet . No subdivision is proposed, all existing lots exceed the minimum lot size requirement for the R-8 zone. Lot Width and Depth A minimum lot width of 50 feet is required for interior lots and 60 feet for corner lots. A lot depth of 80 feet is required. No subdivision is proposed, therefore this section is 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-8 zone are 20 feet for the front yard, 20 feet for the rear yard, secondary front yard 15 feet setback, and side yards are required to have a 5-foot setback. It appears that the proposed residence on parcel 3343902120 would not comply with the required front yard setback area. The setbacks for the new residences would be reviewed at the time of formal land use review. Building Height – The maximum wall plate height is 24 feet and 2 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. Building height would be verified at the time of formal land use review. Building Coverage – R-8 zone allows a maximum building coverage of 50% of the lot area and an impervious surface coverage of 65%. Building and impervious surface coverage requirements would be verified at the time of formal land use review. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. In addition, two trees are required in the front yard setback area of each lot when there are no street trees within the street right-of-way as referenced in the landscape regulations (RMC 4-4-070F). Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. None of the lots have frontage along a public street, therefore the 10-foot street frontage landscape strip would not be required. However, each lot would be required to provide two trees within the front yard setback. A conceptual landscape plan would be WB Residence Preapplication Meeting September 23, 2021 required at the time of building permit application showing two trees within the front yards of each lot. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 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. In addition to retaining 30 percent 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. 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. Fences/Retaining Walls – If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A fence taller than six feet (6') requires a building permit. New or existing fencing would need to comply with RMC 4-4-040. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information. Access/Parking: Access to the site is proposed via individual residential driveways off of NE 26th Place, a private street. Driveways: The maximum driveway slopes cannot exceed 15%, provided that driveways exceeding 8% are to provide slotted drains at the lower end of the driveway. If the grade exceeds 15%, a variance is required. Critical Areas: A wellhead protection area (zone 1 modified and zone 2), protected slopes (grades between 40% and 90%), sensitive slopes (grades between 25% and 40%), a moderate landslide hazard area, and a Category 3 wetland are mapped on the project site. The wellhead protection area standards specify that if any fill is proposed for the development of the single family residences, a fill source statement will be required. WB Residence Preapplication Meeting September 23, 2021 A geotechnical report is required due to the presence of protected slopes, sensitive slopes, and moderate landslide hazard area onsite. The report shall evaluate the slopes and provide recommendations appropriate for the development of two single family residences on the project site, which may include buffers. A 15-foot setback is required from the edge of the protected slope or required buffer area. The following buffer requirements apply to wetlands: All Other Land Uses: Building Setback: High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Wetland reports are valid for a period of 5 years, the original wetland delineation report submitted for the previous pre-application on the subject property would need to be updated. All critical areas and buffers are required to be placed in a Native Growth Protection Area easement (NGPE). If the proposed residences do not comply with the required wetland buffer areas, a critical areas variance would be required for the construction of the single family residences. Environmental Review: Environmental (SEPA) Review is required for projects that contain critical areas. Therefore Environmental (SEPA) would be required for this project. Permit Requirements: A Variance application would be reviewed within an estimated time frame of 6 to 8 weeks. The 2021 fees would total $3,076.50 ($1,330 Variance + $1,600 SEPA + $146.50 technology = $3,076.50). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Public Information Sign: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the accompanied public information sign handout. 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 payable prior to building permit issuance. The 2021 impact fees are as follows: • A Transportation Impact Fee based on $10,861.69 each new dwelling unit; • A Parks Impact Fee based on $2,914.00 per each new a dwelling unit; WB Residence Preapplication Meeting September 23, 2021 • A Fire Impact fee of $829.77 per each new dwelling unit; and • Renton School District Impact Fee is $7,681 (plus a 5% surcharge fee) per each new dwelling unit. Next Steps: When the formal application materials are complete, the applicant is required to have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov. Expiration: Any variance granted, unless otherwise specified in writing, shall become null and void in the event that the applicant or owner of the subject property for which a variance has been requested has failed to commence construction or otherwise implement effectively the variance granted within a period of two (2) years after such variance has been issued. For proper cause shown, an applicant may petition for an extension of the two (2) year period during the variance application review process, specifying the reasons for the request. The time may be extended but shall not exceed one additional year in any event. From: Robert Shuey Sent: Thursday, September 09, 2021 9:22 AM To: Jill Ding Subject: PRE21-000340 • Building Review Follow Up Flag: Follow up Flag Status: Flagged Jill, My only comment on this is that driveway slope may be an issue based on the topographic plan they provided. Have a great day, Rob Shuey CBO BUILDING OFFICIAL City of Renton l CED l Development Services Desk: 425-430-7290 l Fax: 425-430-7231 Cell: 206-550-8523 Email rshuey@rentonwa.gov COVID-19 UPDATE City Hall is currently closed to the public but we are still available to assist you. · Pay Invoice, Apply for Over-the-Counter Permit, Schedule an Inspection: Permitting Portal · Contact Staff o Building or General Permitting: permittech@rentonwa.gov or 425-430-7200 o Planning: planningcustomerservice@rentonwa.gov or 425-430-7294 o Public Works Permitting: pwpermitting@rentonwa.gov or 206-402-8626 o Code Compliance: Renton Responds or 425-430-7373.