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HomeMy WebLinkAboutPRE21-000352 Meeting SummaryPREAPPLICATION MEETING FOR Way Back Inn 3001 NE 16th St PRE 21-000352 CITY OF RENTON Department of Community & Economic Development Planning Division October 14, 2021 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: October 12, 2021 TO: Brittany Gillia, Assistant Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: Way Back Inn 1. Not enough information is provided to determine the fire flow requirements at this time. 2. The fire impact fees are applicable at the rate of $829.77 per townhome unit. Credit can be granted for any existing homes that are removed or retained. This fee is paid at building permit issuance. 3. This plan meets Fire department apparatus access roadways requirements DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 8, 2021 TO: Brittany Gillia, Planning FROM: Jonathan Chavez, Development Engineering SUBJECT: Way Back Inn APN: 7227801475 PRE21-000352 I have reviewed the pre-application submittal for the Way Back Inn project at 3001 NE 16th Street. The applicant is proposing 2 multi-family buildings, with a total of 5 dwelling units. EXISTING CONDITIONS The site is approximately .38 acre(s) in size. The site contains one single-family home and shed structure. Water Water service is provided by City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. The site is outside of the City’s wellhead protection areas. There is an existing 12-inch City water main located in NE 16th Street (see Water plan no. W-3640) and a new 12-inch water main in Jefferson Ave NE (W-4016) that can deliver a maximum total flow capacity of 3,000 gpm. The approximate static water pressure is 82 psi at the elevation of 378 feet. There is 1 existing 1-inch domestic water meter for the residence on the property. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch concrete gravity wastewater main located in NE 16th Street (see City plan no. S-1114). Storm There are 8-inch stormwater main located in NE 16ht Street, at the northwest corner of the property frontage. No stormwater infrastructure currently exists on-site. Streets Jefferson Avenue NE is a Residential Access Street with an existing right of way (ROW) width of 50 feet as measured using the King County Assessor’s Map. NE 16th Street is a Residential Access Street with an existing right of way (ROW) width of 60 feet as measured using the King County Assessor’s Map. There is an existing sidewalk located on both sides of the development. CODE REQUIREMENTS WATER The following water main improvements will be required to provide water service for domestic use and for fire protection to meet the fire flow demand: Way Back Inn – PRE21-000352 October 8, 2021 Page 2 of 6 1. Installation of a looped water main around townhome buildings with fire flow greater than 2,500 gpm. 2. The City of Renton is currently constructing the roadway, stormwater and water main capital improvements project in Jefferson Ave NE. It is anticipated that the improvements will be completed in the summer of 2021. 3. A 15-foot utility easement will be required for any water main and for related appurtenances that are not located within the public right-of-way. 4. A minimum 10-foot setback is required from the building foundation to the water main. 5. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 6. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. a. Fire sprinkler system can be fed off the individual domestic water service, provided that backflow requirements are met. 7. Installation of a separate water service and meter for each unit. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. 8. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. 9. Installation of a separate water meter for landscape irrigation. 10. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. 11. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure is over 80 psi. 12. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 13. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 14. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. A civil plan showing the preliminary water main extension shall be submitted with the land use application. 15. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 16. 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. Way Back Inn – PRE21-000352 October 8, 2021 Page 3 of 6 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. The existing side sewers (if applicable) will be required to be cut and capped at the main during demolition of the properties. New side sewers shall be installed to serve each unit. The existing stubs are old concrete stubs and may not be re-used. 2. A separate side sewer will be required for each unit (if this will be a unit lot subdivision). All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. 3. 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. 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. b. A redevelopment credit of the wastewater system development charges will be applied to the meter(s) to existing homes, if applicable, if they are abandoned and capped at the main line. SURFACE WATER 1. A drainage report complying with the current version of the City of Renton Surface Water Design (RSWDM) Manual will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWDM. 2. Maintenance access is required for the proposed stormwater tract and shall be designed and installed in accordance with the City adopted SWDM. 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. 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. Way Back Inn – PRE21-000352 October 8, 2021 Page 4 of 6 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. 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. 7. Erosion control measures to meet the City requirements shall be provided. 8. 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. 9. 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. 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. To meet the City’s complete street standards for Jefferson Ave NE, a residential access street, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot bioretention planter strip, a 5-foot sidewalk, street trees, and storm drainage improvements. a. The City of Renton is constructing the frontage improvements along the east side of Jefferson Avenue NE. Dedication of 1.5-feet will still be required along Jefferson Avenue NE in order to meet the minimum ROW width standard of 53- feet. 2. To meet the City’s complete street standards and the Sunset Area Surface Water Master Plan for NE 16th Street, a residential access street, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, a 11.5-foot bioretention planter strip, a 5-foot sidewalk, street trees and storm drainage improvements. a. The curb line and frontage improvements will match the improvements being provided as part of the City’s NE 16th St-Jefferson Ave NE Stormwater Green Connection Capital Improvement Project (CIP). This includes the following: a pavement width of 26-32-foot minimum, a .5-foot curb, a 6.5-11.5-foot bioretention planter, a 5-foot sidewalk, street trees and storm drainage improvements. Applicant can request a copy of the CIP plans for reference. 3. Street grades shall not exceed 15 percent. 4. This project is located in the R-8 zone. Alley access will be required. Minimum ROW for a public alley is 16-feet, with a 12-foot paved width. Way Back Inn – PRE21-000352 October 8, 2021 Page 5 of 6 5. 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. 6. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. 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. c. 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. d. Driveways shall not be closer than 5-feet to any property line. 7. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 9. The transportation impact fee is based on the type of land use. For a single-family homes, 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 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 Way Back Inn – PRE21-000352 October 8, 2021 Page 6 of 6 fee schedule. 1 2 3 4 5 OPEN SPACE 2,052 SF IN COMPLIANCE WITH CITY OF RENTON STANDARDS Know what'sCall below. before you dig. R WAY BACK INN SE 1/4 OF SW 1/4 OF SECTION 4, T. 23 N., R. 05 E., W.M CITY OF RENTON, KING COUNTY WASHINGTON 1375 NW MALL ST, SUITE 3 ISSAQUAH, WA 98027 PHONE: (425) 821-5038 NORTH DISCREPANCIES: EXISTING UTILITY NOTE: CONTRACTOR RESPONSIBILITY: UTILITY DISTRICT INFORMATION: SITE DATA: PROJECT TEAM: TAX PARCEL: VICINITY MAP BUILDING SETBACKS: CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000352 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 14, 2021 TO: Pre-application File No. 21-000352 FROM: Brittany Gillia, Assistant Planner SUBJECT: Way Back Inn 3001 NE 16th St Parcel # 7227801475 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The applicant is proposing the construction of two new townhome structures with a total of 5 units (3 units in one building and 2 units in the other building) and a 2,052 square foot open space area at the property located at 3001 NE 16th St (APN 7227801475). The 16,517 square foot (.39 acre) project site is zoned Residential-14 (R-14) zone and is located within the Residential High Density (HD) comprehensive plan land use designation. There is an existing single-family home and existing accessory structure on site both of which are proposed for removal. Vehicular access to the site is proposed via a 12 foot alley that runs east to west on the southmost edge of the parcel. There are no critical areas mapped on the subject site. Current Use: The property contains one (1) existing single-family structure and one (1) detached accessory structure that are both 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 the zone are compatible with one another and can be integrated together into a quality Way Back Inn, PRE21-000352 Page 2 of 7 October 14, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000352 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, but not including alley 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 0.38 acres, a 5 dwelling proposal arrives at a gross density of roughly 13.2 du/ac (5 dwelling units / 0.38 acres = 13.2 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 or site plan review should it be determined that a land use permit is necessary. 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. The existing lot meets dimensional standards noted above. 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. The proposed structures meet the setback standards noted above. Setbacks for the new structures would be verified for compliance at the time of building permit review or site plan review should it be determined that a land use permit is necessary. 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 lot coverage requirements would be verified at the time of building permit application or site plan review should it be determined that a land use permit is necessary. 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 submitted materials do not indicate the Way Back Inn, PRE21-000352 Page 3 of 7 October 14, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000352 proposed building height. The applicant would be required to demonstrate compliance with the height requirements of the zone at the time of building permit application or site plan review should it be determined that a land use permit is necessary. 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 one acre or smaller in size, open space(s) shall be at least thirty feet (30') in at least one dimension. 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 or site plan review should it be determined that a land use permit is necessary. Refer to RMC 4-2-115 in its entirety for all applicable design and open space standards. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables 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 five (5) 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. Compliance with the refuse and recyclable standards for multi-family use must be demonstrated at the time of building permit application or site plan review should it be determined that a land use permit is necessary. See RMC 4-4-090 for additional information and standards. Way Back Inn, PRE21-000352 Page 4 of 7 October 14, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000352 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 or site plan review should it be determined that a land use permit is necessary 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). 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. 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: Way Back Inn, PRE21-000352 Page 5 of 7 October 14, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000352 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 and two City-owned street trees are located near the north property line; 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 or site plan review should it be determined that a land use permit is necessary 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 submitted materials do not include enough information to demonstrate compliance with the parking standards. Parking requirements would be verified at the time of permit application. 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 a 12’ alley stemming off of Jefferson Ave NE. 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. The proposed alley must be dedicated as public right Way Back Inn, PRE21-000352 Page 6 of 7 October 14, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000352 of way. Please note: several properties to the immediate south of the project site have approved land use entitlements (LUA19-000163, LUA20-000077) indicating alley access running north-south which conflicts with the proposed east-west alley access. Access to the project will need to demonstrate continuity with the approved existing entitlements. Compliance with street requirements and minimum standards shall be demonstrated at the time of building permit review or site plan review should it be determined that a land use permit is necessary. 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 5 multifamily residential dwelling units on a project site is exempt from Environmental (SEPA) Review in accordance with local modification set forth in RMC 4-9-070G.1b. The proposed development would no longer be exempt from environmental review if further investigation of the site results in the identification of designated critical areas. 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 6-8 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 $4,737 per new multi-family dwelling unit (+5% administrative fee); and Way Back Inn, PRE21-000352 Page 7 of 7 October 14, 2021 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2021\PRE21-000352 • 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, the applicant is required to have the application materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Assistant Planner at bgillia@rentonwa.gov for pre- screening. Expiration: Upon approval, a building permit is valid for one year with a possible one year extension. It is the responsibility of the owner to monitor the expiration date.