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HomeMy WebLinkAboutPRE22-000132_709 Renton_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR 709 Renton Ave S Short Plat 709 Renton Ave S PRE 22-000132 May 5, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.430.7024 Building Department Reviewer: Rob Shuey, 206.550.8523 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). M E M O R A N D U M DATE: April 26, 2022 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Remy Short Plat 1. The fire flow requirement for single-family homes is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears adequate existing fire hydrants will satisfy the minimum requirements. 2. The fire impact fees are applicable at the rate of $829.77 per single-family unit. This fee is paid at building permit issuance. Credit is granted for the removal of all existing homes. 3. Fire department apparatus access roadways are adequate as they exist from the city streets. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 28, 2022 TO: Brittany Gillia, Planner FROM: Scott Warlick, Engineering Specialist III SUBJECT: Utility and Transportation Comments for 3 lot short plat PRE22-000132 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) 3294700060. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Rolling Hills 490 Pressure Zone. 2. The static water pressure is approximately 86 psi at ground elevation of 290-feet. Because of the high-water pressure, a pressure reducing valve will be required to be installed on private property behind the domestic water meter. 3. There is an existing 8-inch water main located in Renton Ave S that can deliver a maximum flow capacity of 2000 gpm (see project file WTR2703824). 4. There are 3 existing ¾-inch domestic water meter serving the 3 existing homes at 709, 711, and 713 Renton Ave S on the subject property. The service line to each of the 3 meters is 1- inch. 5. There are existing fire hydrants within 300-feet of the property. • On the corner of Renton Ave S and S 7th St (HYD-S-00038). • On the east side of Renton Ave S (HYD-S-00097). 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm for homes under 3,600 SF and goes up to a minimum of 1,500 gpm for homes over 3,600 SF. 7. A separate water service (1-inch) and meter (minimum 3/4-inch) is required for each lot. The meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐way. Meters shall not be installed within 3 lot short platError! Reference source not found. – PRE22-000132 Page 2 of 5 driveways. The new water service shall be connected to the existing 8-inch City water main in Renton Ave S. 8. A minimum 1-inch meter is required if the new homes are served by sprinkler systems. 9. Installation of off-site and on-site fire hydrants, as required. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. 10. A water main extension is not anticipated, however, if the project changes resulting in a water main extension a civil construction plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 11. A conceptual utility plan will be required as part of the land use application for the subject development. 12. 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 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,500.00 per 1-inch service. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line. • Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter. • If abandoned, a water system redevelopment credit will apply for the existing meter. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch PVC gravity wastewater main located to the east of the property in Renton Ave S (record drawing: S-382411). 3. There is an 8-inch Vitrified Clay Pipe gravity wastewater main located to the west of the property (No record drawing available) 4. Two of the existing homes on the property appear to be connected to the 8-inch vitrified clay pipe located to the west. Because of the topography of the site the 2 existing side sewer connections will be allowed to be re-used. These lines will be required to be CCTV’d and possibly lined depending on the existing condition of the side sewer stubs. One new connection to the 8” main will be required for one of the lots. 3 lot short platError! Reference source not found. – PRE22-000132 Page 3 of 5 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee is $3,500.00 per 1-inch meter • A sewer system redevelopment credit will apply for the existing sewer service. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Surface Water 1. There is a City of Renton 8-inch concrete stormwater main to the east of the property that runs north along Renton Ave S (project file: SWP2703472). 2. The property has critical areas mapped on-site. The property contains moderate coalmine hazards, erosion hazard, regulated slopes of 25% to 40% and a moderate landslide hazard. 3. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (matching forested conditions). The site falls within the Black River drainage basin. 4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRent on 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 3 lot short platError! Reference source not found. – PRE22-000132 Page 4 of 5 8. Erosion control measures to meet the City requirements shall be provided. 9. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot. 10. Effective July 1, 2022, the City of Renton will be adopting a new stormwater manual which will be based on the 2021 King County Surface Water Design Manual. All projects vested on or after July 1, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee for new single family homes is $2,100 per home. • A credit will be applied for the existing homes. • The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Renton Ave S to the east. a. Renton Ave S is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 60-feet with an existing paved width of approximately 30-feet. To meet the City’s complete street standards for a residential access street, a minimum ROW width of 53-feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 10- foot travel lane with a 6-foot parking lane, a 0.5-foot curb, an 8 foot planting strip, a 5-foot sidewalk and 1-foot clear behind sidewalk. 2. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 3. 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%. Driveways 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'). 4. Refer to city code 4-6-060 regarding shared driveways. a. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround per subsection H of this Section. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. 5. Street lighting is not required from a project that consists of less than 4 residential units. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 3 lot short platError! Reference source not found. – PRE22-000132 Page 5 of 5 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2022 transportation impact fee is $10,861.69 per single family home. b. The current property contains Three single family home, the developer will receive a credit for the existing homes. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2022 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. AR I N J L EY Wr16 A s L --_ Z \ JONES AVE S KI W I V KEY MAP W EAVE U IENTON AVE s PARCEL: 807 PENTON AVE S 9470-0040 \ PARCEL: 329470-0050J / 801 PENTON AVE S I PARCEL: w 329470-0051 \ EAVE EAVE J 3J ONC WM u 4 J C d dHO —dHO P Td 0 dHO zH dHO dH0—dHO d d 0 j 321.5 LF 6t00 Z B CL-52 DI W POLYWRAPwASPHALTRENTONAVESiC1 ASPHALT DEDICATED PUBLIC RIGHT -OF WAY) 6 wM IP G P WM 2"S Pe4'G4N 4CW 1 — 8" 45' BEND (MJxMJ) W/ CONC. THRUST BLOCK 6+89.7, 1.WRT 1 — 8" 45' BEND (MJxMJ) W/ CONC. STA. 6+ 9'. "'LT RENTON AVE S THRUST BLOCK INSTALL: FIL 1 — 87TEE (Md x6" XFL) W/ CONC. THRUST BLOCK 1 — 8" GV (MuxinJ) 1 — 67GV (FLxMJ) 709 RENTON AVE S PARCEL: 329470- 0060 ASPHAL 4' CW 6 VCP R 4'cW 1 ". 4 4'.C,W., 7CBRWC©N7C-- m CR CO Gq oRINo4REBAR AND CAP YPE 1 o6.39 AN J 2 CjW`N,FOUNDCOC- M4. 79 6"IP N & S) II > 4 jn %°°. Jlr" Jm C 6 eo. i2 o 1 1 mc oeRc'o r \\\\\\\\\\ STA. ,.TRENTONAVE S o 804 RENTON AVE S INSTALL: W o 908 RENTON AVE s PARCEL: 1 — FH ASSEMBLY PER STD. DETAIL 310.10 W PARCEL: 329470- 0100 329470-0101 718 RENTON AVE S o PARCEL: z WATER NOTES: 3 29470- 0090 n 6QAPPROXIMATE LOCA7701V OF EXIS77NG SANITARY SEWER Q1 3' COVER MIN/MUM. (TYP.), UNLESS 07HERWISE SPECIFIED. SERVICE BASED ON AS —BUILT DRAWINGS (TYP.). SIDE SEWERS ARE AT APPROX. 2'-5' DEPTH. CONTRACTOR 2A REMOVE EXISTING FIREHYDRANT. SHALL P07HOLE IN ADVANCE TO DETERMINE EXACT LOCA77ON AND DEPTH. LOCATE WATER MAIN PIPE JOINT A 3Q CLOSE VALVE ANDREMOVEEX. VALVE BOX. (TYPICAL FOR MINIMUM OF 6' FROM SEWER CROSSING, OR AS APPROVED ABANDONED VALVES) BY ENGINEER. CONTRACTOR SHALL REPAIR DAMAGED SIDE SEWERS AT OWN EXPENSE AS FOLLOWS.• 04 314REPLACE EXIS77NG •" WATERSERVICEWITHNEW1" WATER SERVICE PER STANDARD DETAIL 320.1. (TYPICAL FOR ALL VITRIFIED CLAY- RE —SECTIONED WITH PVC PIPE SPOOL SERVICES) CONNECT NEW METER SETTER AND NEW AND FLEXIBLE FERNCO COUPLINGS COPPER TAIL PIECE TO CUSTOMER PRIVATE SERVICE LINE. 5Q P07HOLE IN THIS LOCA77ON AHEAD OF WATER MAIN CONCRETE.• RE—SEC7IONED WITH ROMAC SADDLE INSTALLA77ON TO ESTABLISH LINE AND GRADE. PVC: RE —SECTIONED WI7T,' RIGID COUPLINGS OR A ROMAC SADDLE 7Q EXIS77NG WATERMAIN MUST REMAIN AC77VE DURING CONSTRUC770N. INSTALL NEW WATER MAIN BELOW EXIS77NG WATER MAIN IF NECESSARY. i Y\ X ING UTILITIES J SHOWN RE ul-,800-424-55ONE- CALL REFERNCE ONLY. ACONTRACTOR OR PALL FIELD LOCATE ALL EXISTING O J' ILITIES A MINIMUMOF72 HOURS Know what'sbeim. PRIOR TO CONSTRUCTION. Call before you dig. Kai REVISION r GIN e - ..'4 A. PROPOSED SANITARY SEWER. SEE SHEET S-5. b 712 RENTON AVE S PARCEL: 329470-0091 MATCHLINE: SEE SHEET W- 7— O D RJ FH m GO T r mV LY CC 00 o 2040 zz 1 m N 1"=20' O 0-_ZZmELLOc CO co AffA 0m N HoVPMPROPOSEDSTORM DRAIN. SEE—` SHEET SW- 1. u REPLACE EXISTING MONUMENT no FFH, m o°o c n wA,, I o onn 705 RENTONAVES 701 RENTONAVESEDPARCEL: PARCEL: o 0 329470-0072 329470-0070 "'z o- C < n Fa n a zoz 11 nn o ml UPW NNDc ODC) oti n EAVE ao cn m z z C0m I Dcn y / yt •a. T1L 4 Fy dN0mac WM F, 24"C d i ASPHALT 1s z G)N 1 TOOT W, 9 CONNECT TO EXISTING 8" DI SEE SHEET W-21 FOR FITTING LHI SCHEDULE AND DETAILS ON 0 708 RENTON AVE s u f D W PARCEL: 706 RENTON AVE S o ^' A o329470-0081 PARCEL- o m m 329470-0082m0FFr-Tm FF W I < o - IW W WO A m O W000 0D no_ I z o? V, m 00r n W D \ a A o FF 00 o I PVLJ1 Vv P SSS AMERICAN SURVEYING & ENVIRONMENTAL, TLC (ASE) CONDUCTED AN AS - BUILT SURVEY TO LOCATE ALL WATER VALVES AND HYDRANTS. AS -BUILT DRAWING REDLINE MARKUPS WERE MAINTAINED BY LASER UNDERGROUND & EARTHWORKS, INC. BY THE ON -SITE CONSTRUCTION FOREMAN AND PROVIDED TO ASE TO PREPARE THE FINAL RECORD DRAWINGS. THE RECORD DRAWINGS REFLECT THE AS - CONSTRUCTED CONDITIONS BASED ON A COMBINATION OF FIELD SURVEY DATA AND THE AS -BUILT REDLINE MARKUP DRAWINGS PROVIDED BY LASER UNDERGROUND & EARTHWORKS, INC. AND SHOULD BE FIELD VERIFIED FOR ANY FUTURE USE. ALL WATER VALVES AND HYDRANTS WERE FIELD SURVEYED IN THEIR AS -BUILT LOCATIONS AND ACCURATELY REFLECTED HEREON. SURVEYED: BRH DESIGNED: AW DRAWN: AW CHECKED: AG BYDATE APPR APPROVED: AS PROPOSED STORM DRAIN. SEE SHEET SW-2. on GO ml m N cn I CD m0 I z n zs M. SCALEV VERTICAL HAVElsae TI 0 1 — 2 O HORIZONTAL NAD 1983/1991 RENTONONEINCHDATUMATFULLSDAE Planning/ Building/Public Works Dept. IF NOT ONE INCH SCALE ACCORDINGLY b Imn'- m c" 1224 S 7TH ST 0 o P \ PARCEL: m P 722140-0225mCHWD 0", m n AFFZWnm ` \\\\\ W P WM W< W , li \\\\\ o<n0 oo< I EDHL m FY < m S'C jHO— dHO- mom 1 00 W WATER VALVE 8"W p RIM=306. 41dTW- 304.51 a e 9 CONNECT TO EXIS77NG 8" DI Ou D SEE SHEET W-21 FOR Fl777NG o A SCHEDULE AND DETAILS 626 RENTON AVE S PARCEL: m 722140-0285 W 4\ow< C w n tav I Iraq/ In I SEE SHEET W-12 — .. — .. NOTE- ALL PIPE SHALL BE BAGGED AND SEALED FROM POINT OF DELIVERY THROUGH INSTALLA770N. DATE: RENTON HILL UTILITY REPLACEMENT PROJECT 06/19/ 17 FIELDBOOK PAGE RENTON AVE S DRAWING Na: STA. 5+ 50 TO STA.10+50 WA- 6 OF: SHEET: 14 88 WI 1010101214 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000132 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 5, 2022 TO: Pre-Application File No. 22-000132 FROM: Brittany Gillia, Associate Planner SUBJECT: 709 Renton Ave S Short Plat 709 Renton Ave S General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at www.rentonwa.gov. Project Proposal: The subject property is located at 709 Renton Ave S (APN 3294700060). The applicant is proposing to subdivide the existing 22,475 sq ft (0.52 acre) parcel into three (3) lots ranging between 7,000-8,000 sq ft. The project site is zoned Residential-8 (R-8) and located in the Residential Medium Density land use designation. Proposed access to each lot has not been specified. There are Moderate Coalmine Hazards, High Erosion Hazards, Moderate Landslide Hazards and Regulated Slopes (>25% & <=40%) mapped on the project site. Current Use: The parcel is currently developed with three single family homes that are each connected to sewer, water, and gas. All structures on site are proposed for removal. Zoning/Density Requirements: The subject property is located within the Residential-8 (R-8) zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per 1 net acre. The Residential Medium Density Land Use designation is intended to implement the R-8 zone. Development in the R-8 zone is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. Density: The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. Public and private alleys are not deducted for the purpose 709 Renton Ave S Short Plat Page 2 of 5 May 5, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000132 of net density calculation. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the gross land area of 22,475 square feet, the 3-lot proposal arrives at a gross density of approximately 5.81 du/ac (3 lots / 0.52 gross acres = 5.81 du/ac). Based on the submitted materials provided by the applicant, the project appears to meet density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. Based on the submittal materials provided by the applicant all three (3) of the proposed lots appear to comply with minimum lot size, width, and depth requirements of the zone. The applicant will need to demonstrate compliance with the minimum lot size, width, and depth requirements of the zone (following deduction of required ROW dedication), based on the definitions of lot size, width, and depth (RMC 4-11-120), at the time of formal land use application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a- half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum height for detached accessory structures is 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards for the new homes would be required to be demonstrated at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure except when all vehicle access is taken from an alley, then 15 ft; Rear yard: 25 feet; and Side yards: 5 feet. Submitted materials show proposed front yard setbacks for the new homes that align with the existing structures on site and do not meet current standards. The new homes would need to comply with setback regulations in effect at the time of building permit application. Compliance with the setback standards for the new homes would be required to be demonstrated at the time of building permit review. 709 Renton Ave S Short Plat Page 3 of 5 May 5, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000132 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. Street trees and landscaping are required within the Right of Way on public streets. 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 per subsection L2 of RMC 4-4-070 shall be planted within right of way planting strips pursuant to the standards in subsection F.2 of RMC 4-4-070, provided there shall be a minimum of one street tree planted per lot. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) Plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30 %) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30 percent of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. City of Renton tree retention regulations will be updated later this year. The project application will be required to comply with the regulations in effect at the time of formal land use application. 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 fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. 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 709 Renton Ave S Short Plat Page 4 of 5 May 5, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000132 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. Access/Parking: Access to the proposed lots is not specified in the submitted materials. Alley access is the preferred street pattern for all new residential development except in the Residential Low Density land use designation (RC, R-1, and R-4 zones) and the R-6 zone. All new residential development in an area that has existing alleys shall utilize alley access. New residential development in areas without existing alleys shall utilize alley access for interior lots. If the developer or property owner demonstrates that alley access is not practical, the use of alleys may not be required. The City will consider the following factors in determining whether the use of alleys is not practical: a. Size: The new development is a short plat. b. Topography: The topography of the site proposed for development is not conducive for an alley configuration. c. Environmental Impacts: The use of alleys would have more of a negative impact on the environment than a street pattern without alleys. d. If site characteristics allow for the effective use of alleys. Each lot is required to accommodate off street parking for a minimum of two vehicles. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. 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 any public sidewalk. Compliance with driveway standards would be verified at the time of building permit review. Critical Areas: According to COR Maps, Moderate Coalmine Hazards, High Erosion Hazards, Moderate Landslide Hazards and Regulated Slopes (>25% & <=40%) are mapped on the project site. Due to the presence of geological hazards, a geotechnical study will be required with the short plat 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. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. Environmental Review: Based on the proposal submitted by the applicant, the proposed project would be exempt from SEPA review. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2022 administrative short plat application fee is $5,410.00. Each modification request is $260.00. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan 709 Renton Ave S Short Plat Page 5 of 5 May 5, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000132 submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and it’s associated fee, will be required following construction of the plat’s infrastructure. 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. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2022 impact fees are as follows: A Fire impact fee of $829.77 per each new detached dwelling unit; A transportation impact fee of $10,861 per each new detached dwelling unit; Renton School District Impact Fee of $2,659.00 (+5% administrative fee) per each new detached dwelling unit unless an exemption can be made under RMC 4-1-190.I.1.a; and A Parks Impact Fee currently assessed at $2,914.99 per each new detached dwelling unit. A fee schedule listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Assistant Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.