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HomeMy WebLinkAboutPre-app Mtg Summary - 21-000446.pdfCityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files PRE-APPLICATION MEETING FOR Petrovitsky Condominiums PRE21-000408 CITY OF RENTON Department of Community & Economic Development Planning Division January 13, 2022 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@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 Official: Rob Shuey, 425-430-7290, 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 making all of the required copies. 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). CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files FIRE & EMERGENCY SERVICES DEPARTMENT DATE: December 14, 2021 TO: Alex Morganroth, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Petrovitsky Condominiums 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Water is provided by Soos Creek Water District. A water availability certificate is required to be provided from them. 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. Maximum grade is 15 percent. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 11, 2022 TO: Alex Morganroth, Senior Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: Petrovitsky Condominiums 133rd Ave SE & Petrovitsky Road PRE21-000446 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) 2473360270. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service will be provided by Cedar River Water and Sewer District. Please obtain a water availability certificate from Cedar River Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Cedar River Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Cedar River Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Sewer service will be provided by Cedar River Water and Sewer District. Please obtain a sewer availability certificate from Cedar River Water and Sewer District and provide it with the construction permit submittal. 2. Review of the sewer plans will be conducted by Cedar River Water and Sewer District. 3. Plans approved by Cedar River Water and Sewer District shall be routed to the City for final review prior to permit issuance. SURFACE WATER 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files 2. There is an existing 12-inch stormwater main located in SE Petrovitsky Road which drains to an existing stormwater outfall to Molasses Creek and the existing on-site wetland. This site contains wetlands, classified streams, seismic hazard areas, and erosion hazard areas. 3. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 4. Maximum retaining wall height is 6-ft from finished grade. Based on the site topography, terraced retaining walls may be needed for the development. Retaining walls over 4-feet in height from footing require a separate building permit. Walls cannot exceed 4-feet in height along property frontages. 5. Maintenance access is required for any proposed stormwater tract and shall be designed and installed in accordance with the City adopted SWDM. 6. 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. 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 will be required to help mitigate the new runoff created by this development. 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. An offsite analysis will be required. Please ensure that the analysis report follows the guidelines outlined in section 1.2.2 of the RSWM. 10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued . 11. A Construction Stormwater Permit from Department of Ecology is required as clearing and grading of the site exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance. 12. 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. 13. Erosion control measures to meet the City requirements shall be provided. 14. 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. 15. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00 for each new lot. 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 SE Petrovitsky Road along the south property line(s). SE Petrovitsky Road is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 92 feet. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 125 feet for 7 lanes and 103 feet for 5 lanes. Dedication of 5.5 feet to 16.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 88 feet (44 feet from centerline) CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files for 7 lanes and 66 feet for 5 lanes, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. a. However, SE Petrovitsky Road is included in the City’s Renton Trails and Bicycle Master Plan. The City’s Transportation division has recommended an alternate street section for SE Petrovitsky Road, including an 8-foot planting strip behind the existing curb, a 12-foot wide paved shared bike/pedestrian path, a 2-foot strip back of the shared path, storm drainage, and street lighting will be required. To build this street section, approximately 12.5 feet of right-of-way will be required to be dedicated to the City on the west side of 134TH Ave SE (approximately the first 135 feet) and 2 feet dedication until the southwest corner of the subject property. The applicant can submit a street modification request with the land use application to provide the transportation recommended street section and the associated ROW instead of the code required. Final determination of specific right-of-way dedication will be confirmed when the survey and preliminary engineering design is complete. The half street frontage improvements will be required to be built on the SE Petrovitsky Road frontage by the developer. 2. The proposed development fronts 134th Ave SE along the east property line(s). 134th Ave SE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 49 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 2 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 planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. 134th Ave SE is within King County’s right-of-way. A separate ROW permit will be required to be obtained through King County for any work to be completed within their ROW. 3. The proposed development fronts SE 168th Street/135th Ave SE along the north/northeast property line(s). SE 168th Street/135th Ave SE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 58 feet. No ROW dedication 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 planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. The half street frontage improvements will be required to be built on the 168th/135TH Ave SE frontage by the developer. SE 168th Street/135th Ave SE is within King County’s right-of-way. A separate ROW permit will be required to be obtained through King County for any work to be completed within their ROW. 4. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Dr iveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double- loaded garage driveway shall not exceed sixteen feet (16') for residential driveways. d. The maximum width of the driveway for the medical facility shall not exceed thirty feet (30’). 5. Street grades shall not exceed 15 percent. 6. 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. 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 and will be reviewed during the construction utility permit review. 8. 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. 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files 10. The transportation impact fee is based on the type of land use. For a condominium/duplex, the 2022 transportation impact fee is $5,645.22 per unit. 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. 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 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 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Additional Building Permit Applications will be required for the following, but not limited to: 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). 7. Fees quoted in this document reflect the fees applicable in the year 20 22 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 13, 2022 TO: Pre-Application File No. 21-000443 FROM: Alex Morganroth, Senior Planner SUBJECT: Petrovitsky Condominiums Parcel# 2473360270 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, Development Services 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 linked here and are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The subject property is bordered by SE Petrovitsky Road on the south, SE 168 th St on the north, 135th Ave. SE on the northeast, and Renton Park to the west. The project site (APN 2473360270) totals 33.03 acres in area and is located within the Residential – 1 (R-1) zoning classification. The pre-application packet narrative indicates the proposal is to obtain Planned Urban Development and binding site plan approval for the future construction of 37 dwelling units including both single-family and duplex-style attached units. The project would include an access tract, critical areas tract, and multiple lots associated with the residential uses . Access to the lots is proposed via a thirty (30’) foot wide access tract providing a connection between 135th St SE to the south and SE 171st Pl to the north. COR maps indicates that Molasses Creek, a Type F stream, flows north/south through the middle of the site. Other critical areas mapped on the site include an unnamed Type Np stream, wetlands, a high seismic hazard and a high erosion hazard. A public trail for Renton Park runs along the west property line. The use of a binding site plan for the development of a site is only allowed within a commercial, industrial, or mixed-use zone. The R-1 zoning district is a residential zone and therefore utilizing the binding site plan process would not be feasible for the proposed project. Staff has reviewed and provided feedback on the project under the assumption that an alternative entitlement process would be used for the proposed project. Current Use: The subject property is vacant and densely vegetated with associated stream and wetland riparian areas. A public trail runs along the west property line associated with Renton Park (a King Co. Park). Zoning: The property is located within the Residential Low Density (RLD) land use designation. The parcel is zoned with a Residential – 1 (R-1) zoning designation. The purpose and intent of the R-1 zoning district per RMC 4-2-020C is to provide and protect suitable environments for residential development of lands characterized by pervasive critical areas where limited residential development will not compromise critical areas. It is intended to implement the Low Density Residential Comprehensive Plan designation. The zone provides for suburban estate single family and clustered single family residential dwellings, at a maximum density of one dwelling unit per net acre, and allows for small scale farming associated with residential use. Density bonus provisions, of up to eighteen (18) dwelling CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files units per acre, are intended to allow assisted living to develop with higher densities within the zone. It is further intended to protect critical areas, provide separation between neighboring jurisdictions through designation of urban separators as adopted by the Countywide Policies, and prohibit the development of incompatible uses that may be detrimental to the residential or natural environment. Attached dwellings – flats are not permitted in the R-1 zone. Detached dwelling units are permitted in the R-1 zone. The proposed attached dwelling units would not be permitted in the R-1 zone, regardless of the entitlement process utilized (see PUD code provisions restricted from modification RMC 4-9-150B.3). 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-1 standards” herein). Density – There is no minimum net residential density for within the R-1 zone. A maximum net residential density of one dwelling unit per net acre is permitted in the R-1 zone. Net density is calculated after the deduction of areas required for public right-of-way dedication, shared driveway tract, and critical areas from the gross site area. The density bonus provisions of RMC 4-9-065 are not applicable to units in the R-1 zone, except for assisted living facilities. A gross density of 1.12 acres was calculated based on a total of 37 dwelling units. Based on the proposal and lack of critical areas studies, the net density limitation cannot be quantified at this time. A density worksheet detailing how the project would meet density requirements would be required with the land use application. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-1 zone is 1 acre. A minimum lot width of 100 feet is required for interior lots and 110 feet for corner lots. A lot depth of 200 feet is required. Staff could not determine compliance with the minimum lot size, width and depth standards based on the site plan provided. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the R-1 zone at the time of formal application. For plats that create lots of a size large enough to allow future division under current lot size minimums and allow the potential to exceed current density maximums, covenants shall be filed as part of the final plat requir ing that future division of those lots in question must be consistent with the maximum density requirements as measured within the plat as a whole as of the time of future division, as well as the general lot size and dimension minimums then in effect. Building 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 -1 zone are 30 feet for the front yard, 30 feet for the rear yards, secondary front yard for corner lots would be required to have a 30 foot setback, and interior side yards are required to have a 15-foot setback. The setbacks for the new buildings would be reviewed at the time of land use permit review and applied at the time of building permit application. Building Height – The maximum wall plate height is 32 feet with 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. Building height would be verified at the time of building permit review. Building Coverage – R-1 zone allows a maximum building coverage of 20% of the lot area. Building coverage requirements would be verified at the time of building permit review. Impervious Surface Area – The maximum impervious surface would be limited to 25%. Impervious surface requirements would be verified at the time of building permit review. Residential Design Standards: New homes within the development would be subject to the Residential Design Standards outlined in RMC 4-2-115. Design requirements include utilizing a variety of housing architectural styles, exterior materials, colors, architectural detailing, and importantly, ensuring that garages are not a prominent feature of the new homes. The proposal’s compliance with the residential design standards would be verified at the time of building permit review. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. 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 shall be planted within planting strips and there shall be a minimum of one street tree planted per lot. 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. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained . The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of two (2) trees per 5,000 square feet of lot area onsite. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Retaining wall heights for residential development are limited to 6-feet in height for interior side yards and rear yards and 4-feet in height front yards and side or rear yards along a street. Terrace widths must be equal to the wall height and landscaped. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files Driveways and Parking: The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Except for joint use driveways, driveways shall not be closer than five feet (5') to any property line. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing a ny public sidewalk. To exceed fifteen percent (15%), a variance is required. Each lot would be required to provide a minimum of two (2) parking spaces. A maximum of 4 vehicles may be parked on a lot, including those vehicles under repair and restoration, unless kept within an enclosed building. Access: Access to the proposed lots is proposed via a 30-foot wide private street/tract connecting SE 171st Pl and 135th Ave SE. Private streets are not allowed. The applicant shall redesign to the project to ensure all lots have direct access to a public ROW, as required under RMC 4-7-170. Critical Areas: The project site contains geological hazards (seismic and high erosion hazards), streams, and wetlands. Due to the presence of geological hazards, a geotechnical study would be required at the time of land use application. The study shall specifically address if the proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. Based on the City’s COR maps, the site contains a Type F stream (Molasses Creek), and a Type Np stream. Due to the presence of a stream on the site a stream study would be required at the land use application. Type F streams require a 115 ft. buffer and a Type Np streams requires a 75 ft. buffer. Buffers are measured from the Ordinary High Watermark (OHWM) of the stream. A 15 ft. building setback is required from the edge of the buffer. Wetlands are also present on the project site according to COR Maps, therefore a wetland delineation would be required at the time of land use application. The following wetlands buffer would be applicable to the project, from https://www.codepublishing.com/WA/Renton/#!/Renton04/Renton0403/Renton0403050.html#4-3-050GRMC 4- 3-050. Wetlands, streams and their associated buffers are required to be placed within a Native Growth Protection Tract to protect the critical area from any proposed development for a non-exempt activity. If impacts are proposed to either the wetland and/or stream a wetland mitigation plan and/or supplemental stream study would be required to be submitted with the land use application. It is the applicant responsibility to ascertain whether or not there are additional critical areas located on site. Environmental Review: The proposal exceeds the City’s adopted categorical exemption thresholds (RMC 4-9-070G) and is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. In addition, the presence of critical areas on the site necessitates SEPA review. An environmental checklist must be submitted with the land use application. Planned Urban Development - There are two principal purposes of the planned urban development regulations: 1) To preserve and protect natural features of the land; and 2) To encourage innovation and creativity in the development of residential, business, manufacturing, or mixed use developments by permitting a variety in the type, design, and arrangement of structures and improvements. RMC 4-9-150 states that in approving a planned urban development, the City may modify any of the standards of chapters 4-2, 4-4, and 4-7 RMC and RMC 4-6-060, CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files except as listed in subsection B3 of this Section (i.e. uses, density, and procedures). All modifications including but not limited to development standards, parking, setbacks, etc. will be considered simultaneously as part of a planned urban development. Density and use cannot be modified through the PUD standards. Planned Urban Development Standards: Common Open Space – Open space shall be concentrated in large usable areas and may be designed to provide either active or passive recreation. Mixed Use (Residential Portions) – • Mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide a minimum area of common space or recreation area equal to fifty (50) square feet per unit. The common space area shall be aggregated to provide usable area(s) for residents. The location, layout, and proposed type of common space or recreation area shall be subject to approval by the Hearing Examiner. The required common open space shall be satisfied with one or more of the elements listed below. The Hearing Examiner may require more than one of the following elements for developments having more than one hundred (100) units. o Courtyards, plazas, or multipurpose open spaces; o Upper level common decks, patios, terraces, or roof gardens. Such spaces above the street level must feature views or amenities that are unique to the site and provided as an asset to the development; o Pedestrian corridors dedicated to passive recreation and separate from the public street system; o Recreation facilities including, but not limited to: tennis/sports courts, swimming pools, exercise areas, game rooms, or other similar facilities; or o Children’s play spaces. (Ord. 5676, 12-3-2012) • Required landscaping, driveways, parking, or other vehicular use areas shall not be counted toward the common space requirement or be located in dedicated outdoor recreation or common use areas. • Required yard setback areas shall not count toward outdoor recreation and common space unless such areas are developed as private or semi-private (from abutting or adjacent properties) courtyards, plazas or passive use areas containing landscaping and fencing sufficient to create a fully usable area accessible to all residents of the development. • Private decks, balconies, and private ground floor open space shall not count toward the common space/recreation area requirement • Other required landscaping, and sensitive area buffers without common access links, such as pedestrian trails, shall not be included toward the required recreation and common space requirement. Mixed Use (Non-residential Portions) • All buildings and developments with over thirty thousand (30,000) square feet of nonr esidential uses (excludes parking garage floorplate areas) shall provide pedestrian-oriented space according to the following formula: 1% of the lot area + 1% of the building area = Minimum amount of pedestrian -oriented space. See RMC 4-9-150.E.1.c for additional pedestrian-oriented space requirements. Open Space Orientation: The location of public open space shall be considered in relation to building orientation, sun and light exposure, and local micro-climatic conditions. Common Open Space Guidelines: Common space areas in mixed use residential and attached residential projects should be centrally located so they are near a majority of dwelling units, accessible and usable to residents, and visible from surrounding units. i. Common space areas should be located to take advantage of surrounding features such as building entrances, significant landscaping, unique topography or architecture, and solar exposure. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files ii. In mixed use residential and attached residential projects children’s play space sho uld be centrally located, visible from the dwellings, and away from hazardous areas like garbage dumpsters, drainage facilities, streets, and parking areas. Private Open Space – Each residential unit in a planned urban development shall have usable private open space (in addition to parking, storage space, lobbies, and corridors) for the exclusive use of the occupants of that unit (RMC 4-9-150E.2). Each ground floor unit, whether attached or detached, shall have private open space contiguous to the unit. The private open space shall be well demarcated and at least fifteen feet (15') in every dimension (decks on upper floors can substitute for the required private open space). For dwelling units that are exclusively upper story units, there shall be deck areas totaling at least sixty (60) square feet in size with no dimension less than five feet (5'). For dwelling units located above the sixth story, private open space may be provided by a shallow balcony accessed by a door with at least fifty percent (50%) glazing; any required private open space not provided by the balcony shall be added to the required common open space. See RMC 4-9-150.E for additional requirements related to private open space in PUDs. PUD Decision Criteria: The City may approve a planned urban development only if it finds that the following requirements are met. Demonstration of Compliance and Superiority Required – Applicants must demonstrate that a proposed development is in compliance with the purposes of the Planned Urban Deve lopment and with the Comprehensive Plan. The proposed development shall be superior to that which would result without a planned urban development and that the development will not be unduly detrimental to surrounding properties. Public Benefit – In addition, applicants shall demonstrate that a proposed development will provide identified benefits that clearly outweigh any adverse impacts or undesirable effects of the proposed planned urban development, particularly those adverse and undesirable impacts to surrounding properties, and that the proposed development will provide one or more of the following benefits than would result from the development of the subject site without the proposed planned urban development: 1. Critical Areas: Protects critical areas that would not be protected otherwise to the same degree as without a planned urban development; or 2. Natural Features: Preserves, enhances, or rehabilitates natural features of the subject property, such as significant woodlands, native vegetation, topography, or noncritical area wildlife habitats, not otherwise required by other City regulations; or 3. Public Facilities: Provides public facilities that could not be required by the City for development of the subject property without a planned urban development; or 4. Use of Sustainable Development Techniques: Design which results in a sustainable development; such as LEED certification, energy efficiency, use of alternative energy resources, low impact development techniques, etc.; or 5. Overall Design: Provides a planned urban development design that is superior to the design that would result from development of the subject property without a planned urban development. A superior design may include the following: a. Open Space/Recreation: i. Provides increased open space or recreational facilities beyond standard code requirements and considered equivalent to features that would offset park mitigation fees in Resolution 3082; and ii. Provides a quality environment through either passive or active recreation facilities and attractive common areas, including accessibility to buildings from parking areas and public walkways; or CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files b. Circulation/Screening: Provides superior circulation patterns or location or screening of parking facilities; or c. Landscaping/Screening: Provides superior landscaping, buffering, or screening in or around the proposed planned urban development; or d. Site and Building Design: Provides superior architectural design, placement, relationship or orientation of structures, or use of solar energy; or e. Alleys: Provides alleys for any proposed single family detached, semi-attached, or townhouse units. Additional Review Criteria – A proposed planned urban development shall also be reviewed for consistency with all of the following criteria: 1. Building and Site Design: a. Perimeter: Size, scale, mass, character and architectural design along the planned urban development perimeter provide a suitable transition to adjacent or abutting lower density/intensity zones. Materials shall reduce the potential for light and glare. b. Interior Design: Promotes a coordinated site and building design. Buildings in groups should be related by coordinated materials and roof styles, but contrast should be provided throughout a site by the use of varied materials, architectural detailing, building orientation or housing type; e.g., single family, detached, attached, townhouses, etc. 2. Circulation: a. Provides sufficient streets and pedestrian facilities. The planned urban development shall have sufficient pedestrian and vehicle access commensurate with the location, size and density of the proposed development. All public and private streets shall accommodate emergency vehicle access and the traffic demand created by the development as documented in a traffic and circulation report approved by the City. Vehicle access shall not be unduly detrimental to adjacent areas. b. Promotes safety through sufficient sight distance, separation of vehicles from pedestrians, limited driveways on busy streets, avoidance of difficult turning patterns, and minimization of steep gradients. c. Provision of a system of walkways which tie residential areas to recreational areas, transit, public walkways, schools, and commercial activities. d. Provides safe, efficient access for emergency vehicles. 3. Infrastructure and Services: Provides utility services, emergency services, and other improvements, existing and proposed, which are sufficient to serve the development. 4. Clusters or Building Groups and Open Space: An appearance of openness created by clustering, separation of building groups, and through the use of well-designed open space and landscaping, or a reduction in amount of impervious surfaces not otherwise required. 5. Privacy and Building Separation: Provides internal privacy between dwelling units, and external privacy for adjacent dwelling units. Each residential or mixed use development shall pro vide visual and acoustical privacy for dwelling units and surrounding properties. Fences, insulation, walks, barriers, and landscaping are used, as appropriate, for the protection and aesthetic enhancement of the property, the privacy of site occupants and surrounding properties, and for screening of storage, mechanical or other appropriate areas, and for the reduction of noise. Windows are placed at such a height or location or screened to provide sufficient privacy. Sufficient light and air are provided to each dwelling unit. 6. Building Orientation: Provides buildings oriented to enhance views from within the site by taking advantage of topography, building location and style. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2021\PRE21- 000446\Working Files 7. Parking Area Design: Provides parking areas that are complemented by landscaping and not designed in long rows. The size of parking areas is minimized in comparison to typical designs, and each area related to the group of buildings served. The design provides for efficient use of parking, and shared parking facilities where appropriate. Permit Requirements: The proposal would require administrative Short Plat approval (if proposed subdivision does not exceed nine (9) lots) and Environmental (SEPA) Review. If there are sufficie nt concerns by the residents in the area of the short plat, or by City staff to warrant a public hearing, then the short plat may be referred to the Hearing Examiner for public hearing and decision. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. The 2022 administrative application fees would total $7,360.50 ($5,410.00 short plat + $1,600.00 SEPA + $350.50 Technology Fee = $7,360.50). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Detailed information regarding the land use application submittal can be found on the City’s new 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. The City’s Electronic File Standards can also be found on the City’s website at https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can be found on the City’s website. In addition to the required land use permits, separate construction, building and sign permits would be required. Impact Fees: The following 2022 impact fees would be payable prior to the issuance of building permits: • A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit. • A Fire Impact fee of $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee of $7,681.00 per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Public Information Sign: A minimum of one Public Information Sign is required for a Short Plat application. The applicant is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov). Next Steps: When the formal application materials are complete, the applicant shall have the materials pre- screened virtually prior to submitting the complete application package. Please contact Alex Morganroth, Senior Planner at 425-430-7219 or amorganroth@rentonwa.gov to schedule a virtual prescreen appointment. Expiration: The administrative short plat decision will expire five (5) years from the date of approval. A single one year extension may be requested pursuant to RMC 4-7-070.M.