Loading...
HomeMy WebLinkAboutPRE_PRE22-000192_220721_v1 PREAPPLICATION MEETING VEC at 84 13223 – 84th Ave S PRE22-000192 CITY OF RENTON Department of Community & Economic Development July 21, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425.430.7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the assigned planner to have the documents pre- screened. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: July 7, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: VEC on 84th Short Plat/townhomes 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of on e fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 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. Credit will be granted for the one existing home that is removed or retained. 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. A full 90-foot diameter cul-de-sac is required for streets over 300-feet dead end. All new homes/townhomes are required to be fire sprinklered as the dead end street is over 500-feet long per city ordinance. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 20, 2022 TO: Andrew Van Gordon, Associate Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: Utilities & Transportation Comments for VEC at 84 13223 84th Ave S. PRE22-000192 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 2144800520. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The development is within the City of Renton’s water service area in the West Hill 495-hydraulic pressure zone. There is an existing 12-inch City water main in 84th Ave S (water plan Nos. W-0377 & W-0925) that can deliver a maximum flowrate of 2,700 gallons per minute (gpm). The static water pressure is 117 psi at ground level elevation 221 feet. 2. There is an existing ¾-inch water service to 13223 84th Ave S. 3. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre-application, the preliminary fire flow demand for the 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. 4. The maximum capacity of the existing 12-inch water main in 84th Ave S is 2,700 gpm. Looped water mains are required for flows over 2,500 gpm. 5. The following water system improvements will be required as part of the development: a. Installation of approximately 160 feet of a minimum 6-inch diameter on-site water main extending to lot 1 as shown on the conceptual extension diagram below. b. 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. VEC at 84 – PRE22-000192 July 20, 2022 Page 2 of 8 c. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final location and number of the hydrants shall be determined by the Fire Authority based on the final site plan. d. Installation of a separate domestic water meter and service line (minimum 1-inch in size) to each residence. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. A double check valve assembly (DCVA) is required behind the domestic water meter if the buildings are 3-story or more. e. Since the dead-end serving the project is greater than 500 feet, all new homes/townhomes are required to be fire sprinklered. f. Installation of DDCVA’s for backflow prevention for the fire sprinkler system if it is a common system to the building(s). Or, installation of a fire sprinkler system to each townhome building with a double check valve assembly (DCVA) for backflow prevention, if applicable. g. A 1-inch water meter is required for each townhome served by a sprinkler system. h. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure is over 80 psi. 6. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. VEC at 84 – PRE22-000192 July 20, 2022 Page 3 of 8 7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. 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. 10. Adequate separation between utilities is required. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 11. 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 that are current will be charged at the time of construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $4,500.00 per meter, 1-1/2 inch meter is $22,500.00 and a 2-inch meter is $36,000.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. A water system redevelopment credit will apply for the existing water meters if they are abandoned. d. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. f. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. SEWER 1. Sewer service is provided by City of Renton. 2. There is a 15-inch wastewater main located in 84th Ave S approximately 200 feet south of the property’s southeast property corner (S-293903). 3. The existing septic drainfield located at 13223 84th Ave S will need to be decommissioned and removed in accordance to Washington State Department of Health Requirements. 4. Public sewer main shall be extended approximately 340 feet to the north and to the terminus of the of the existing cul-de-sac. 5. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the townhome units. Any proposed sewer mains extended onsite will be private mains. 6. A separate side sewer will be required for each residence. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. Any residence which cannot achieve a gravity connection will need a private lift station(s). 7. 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. The 2022 sewer fee for a 1-inch meter install is $3,500.00 per meter, a 1-1/2 inch meter is $17,500 per meter and a 2- VEC at 84 – PRE22-000192 July 20, 2022 Page 4 of 8 inch meter is $28,000.00 per meter. A sewer system redevelopment credit will apply for the existing sewer services. SURFACE WATER 1. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the West Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. The site contains regulated slopes. The site topography slopes moderately from north to south. There is a 12-inch stormwater main in S 132nd Street north of the subject property and an 18-inch stormwater main in 84th Ave S east of the subject property. There is a stream onsite and adjacent to the south of the property that conveys runoff from the west to east and under 84th Ave S. The Applicant will need to ensure that this conveyance system is protected. 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. 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 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 2012 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full dispersion and full infiltration BMPs. 10. A Construction Stormwater Permit from Department of Ecology is not required since clearing and grading of the site does not exceed one acre. Any increase in scope or additional properties added into the proposal may require obtaining permit coverage. VEC at 84 – PRE22-000192 July 20, 2022 Page 5 of 8 11. A geotechnical soils report for the site is required per the 2022 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. 12. Erosion control measures to meet the City requirements shall be provided. 13. 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. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRento n. 14. 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 S 132nd Street along the north property line and 84th Ave S along the east property line. S 132nd Street is classified as a Collector Arterial Road. The existing ROW width is approximately 60 feet. To meet the City’s complete street standards for collector arterial streets, minimum ROW is 83 feet (2 lanes) or 94 feet (3 lanes). The project will be required to construct the following frontage improvements to mirror the Earlington Townhomes project to the north along the entire S 132nd Street frontage: a. 11.5 feet of ROW dedication. b. The Earlington Townhomes project to the north was constructed under the 2-lane scenario with a road transition at approximately halfway along the frontage from no parking lane to added parking lane (see attached sketch). The half street section will include (1) 10’ eastbound travel lane, (1) 5’ eastbound bike lane, 0.5’ curb, 8’ planter, 8’ sidewalk and 2’ clear space. VEC at 84 – PRE22-000192 July 20, 2022 Page 6 of 8 84th Ave S is classified as a Residential Access Street. The existing ROW width is approximately 108 feet and intersects Renton Ave S at an acute angle. To meet the City’s complete street standards for residential access streets, minimum ROW width is 53 feet. Since there is adequate right of way width and the existing road is located in a manner that allows for frontage improvements within the existing prism, no additional right-of-way dedication is required. a. The half street section will include 13’ pavement, 0.5’ curb, 8’ planter and 5’ sidewalk. 2. Per City code 4-6-060, frontage improvements for S 132nd Street shall include a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-foot clear space, street trees and storm drainage improvements. 3. Per City code 4-6-060, frontage improvements for 84th Ave S shall include a 0.5-foot curb, an 8- foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. 4. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way, with at least sufficient frontage to comply with the zoning width dimensions, and the subject lots are not created by a subdivision of ten (10) or more lots. Since the project is proposing more than 4 lots, shared driveways will not be allowed. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. 5. Per City code 4-6-060, a public residential street shall be extended from the cul-de-sac and terminate to the west at a point that connects to a public street at the VEC at 132nd project. The public residential street consists of a 53’ right-of-way with 26 feet of pavement width (2 – 10’ travel lanes and 1 – 6’ parking lane), 2 – 0.5’ curbs, 2 – 8’ planter strips and 2 – 5’ sidewalks. A half street may be considered in this scenario if the project connects in a manner that provides public circulation from 84th to 132nd through both projects due to the location of the critical areas and buffers. The section would be a modified section consisting of 26’ of pavement: 2 - 10’ travel lanes, 1 - 6’ parking lane, 2 - 0.5’ curbs, 8’ planter to the north, 5’ sidewalk to the north and 3’ clear zone to the south for a total ROW width of 43’. 6. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. a. Dead-end streets exceeding 300-feet must utilize a cul-de-sac meeting the requirements for emergency services access, including a 45-foot radius. Reference RMC 4-6-060H. The cul-de-sac shall have a design approved by the Administrator and Fire and Emergency Services. VEC at 84 – PRE22-000192 July 20, 2022 Page 7 of 8 b. Alleys cannot exceed 150 feet. No parking is allowed along the alley. 7. Street grades shall not exceed 15 percent. 8. 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. 9. 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. 10. 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. 11. 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. 12. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 13. The transportation impact fee is based on the type of land use. For a single-family dwelling, the 2022 transportation impact fee is $10,861.69. Transportation impact fees are subject to change based on the year the building permit is applied for. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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 VEC at 84 – PRE22-000192 July 20, 2022 Page 8 of 8 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. 7. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 21, 2022 TO: Pre-Application File No. 22-000192 FROM: Andrew Van Gordon, Associate Planner SUBJECT: VEC at 84 – 13223 – 84th Ave S (Parcel number 2144800520) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is located at 13223 – 84th Ave S (Parcel number 2144800520). The property has street frontage on S 132nd St and Renton Ave S to the north and 84th Ave S to the east. The property is located within the R-14 zone. The site area is approximately 35,785 square feet (0.82 acre) and is currently improved with a detached dwelling and detached garage. The proposal is to subdivide the property into seven (7) lots for the benefit of five (5) new townhomes, one (1) new detached dwelling and retain the existing detached dwelling; one (1) tract would be created for the benefit of common open space and a portion of the shared driveway serving Lot 1 through Lot 5. Access would be via two shared driveways: one for the benefit of Lot 1 through Lot 5 and the other for the benefit of Lot 6 and Lot 7. Driveway access would be from 84th Ave S. Current Use: The project area is currently developed with a detached dwelling and detached garage. The existing dwelling is proposed to be retained on Lot 7 while the detached garage would be demolished. Zoning/Density Requirements/Land Use: The subject property is located within the Residential- 14 (R-14) zoning classification. The density range allowed in the R-14 zone is a minimum of seven (7) dwelling units with a maximum of 14 dwelling units per net acre. The Residential High Density Land Use designation is intended to implement the R-14 zone. The R-14 zone is established 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 VEC at 84, PRE22-000192 July 21, 2022 Page 2 compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged such as yards for private use, common open space areas, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Townhomes and detached dwellings are permitted within the R-14 zone. Density: The area of public rights-of-way, legally recorded private access easements and critical areas (i.e. very high landslide hazard areas, protected slopes (except evaluate on a case-by-case bases those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways) 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. 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 approximate gross land area of 0.82 acre, the minimum number of dwelling units is six (6) (7 dwelling units per acre * 0.82 gross acre = 5.74 du). The maximum number of dwelling units is 11 (14 dwelling units per acre * 0.82 gross acre = 11.48 du) Based on gross density the proposal of seven (7) dwelling units meets zoning density requirements; however, the applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. A density worksheet deducting street improvements identified in the preapplication meeting and any critical areas noted in this memo would be required with the land use application. 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). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-14 zone is 3,000 square feet for lots for the benefit of detached dwellings. Lots for the benefit of attached dwellings do not have a minimum lot size. Minimum lot width is 30 feet and 40 feet for corner lots; minimum lot depth is 60 feet. Based on the provided drawings lots are meeting these requirements. Critical areas and their buffers are required to be placed in a tract and cannot be incorporated into lots. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Of note, townhomes within unit lot subdivisions are exempt from standards listed in RMC 4-7-090E.1. Building Standards – The R-14 standards allow a maximum building coverage of 65% of the lot area. The maximum impervious coverage in the R-14 zone is 80%. The maximum wall plate height is restricted to 24 feet but can be increased up to 32 feet subject to administrative conditional use permit approval. The buildings shall be not more than three (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 maximum wall plate height for detached accessory structures is 12 feet and VEC at 84, PRE22-000192 July 21, 2022 Page 3 the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Submitted plans would need to show compliance with required coverage limits with the land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The required setbacks for the R-14 zone are: Front yard: 15 feet, except when all vehicle access is taken from an alley then 10 feet; Rear yard: 10 feet; Side yards: four feet (4’) for detached units and the unattached sides of attached units, zero feet (0’) for the attached sides; and secondary front yards: 15 feet. When a lot abuts an alley, the rear yard shall always be the yard abutting the alley. The Community and Economic Development Administrator or designee may modify the rear yard provision through the site development plan review process where it is determined that specific portions of the required on-site perimeter landscaping strip may be developed and maintained as a usable public open space with an opening directly to a public entrance. In the R-14 zone to ensure adequate vehicular maneuvering area, garages and carports that are accessed through alleys shall be set back as follows: Nine-foot (9’) garage doors shall be at least 26 feet (26’) from the back edge of the alley or 16-foot (16’) garage doors shall be at least 24 feet (24’) from the back edge of the alley. Except for alley-accessed garages conforming to the previous requirements, the vehicle entry for a garage or carport shall be set back twenty feet (20') from the property line where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s minimum setback. Compliance with required setbacks would be verified at the time of land use application. Of note, Unit 1 through Unit 5 and the retained detached dwelling unit would not be meeting front yard setback requirements as they are less than 15-feet from the private access easement. Residential Design and Open Space Standards: All new primary dwelling units within the R-14 zone are required to meet applicable standards within RMC 4-2-115 Residential Design and Open Space Standards. The standards of the Site Design subsection are required to be addressed at the time of subdivision application. When new dwelling units are created in the R-14 zone any retained dwelling units included in the development shall comply with the standards of this section. The following are applicable subsections in the R-14 zone. • Lot Configuration o Development of more than four (4) structures shall incorporate a variety of home sizes, lot sizes and unit clusters. 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 easement or pipestems shall be prohibited. Submitted plans would need to incorporate a variety of home sizes, lot sizes and unit clusters. Compliance with these requirements would be reviewed at the time of land use application. • Garages o The visual impact of garages shall be minimized, while porches and front doors shall be the emphasis of the front of the home. Garages shall be located in a manner that minimizes the presence of the garage and shall not be located at the end of view corridors. Alley access is encouraged. If used, shared garages shall be within an acceptable walking distance to the housing unit it is intended to serve. VEC at 84, PRE22-000192 July 21, 2022 Page 4 Compliance with these requirements would be reviewed at the time of land use application. • Open Space o Standards for Common Open Space: Development of four (4) or more units: Required to provide common open space as outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain gardens, etc.) shall not be counted towards the common open space requirement. 1. For each unit in the development, three hundred fifty (350) square feet of common open space shall be provided. 2. Open space shall be designed as a park, common green, pea-patch, pocket park, or pedestrian entry easement in the development and shall include picnic areas, space for recreational activities, and other activities as appropriate. 3. Open space shall be located in a highly visible area and be easily accessible to the neighborhood. 4. 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. For sites larger than one acre in size, open space(s) shall be at least forty feet (40') in at least one dimension. For all sites, to allow for variation, open space(s) of less than the minimum dimension (thirty feet (30') or forty feet (40'), as applicable) are allowed; provided, that when all of a site’s open spaces are averaged, the applicable dimension requirement is met. 5. A pedestrian entry easement can be counted as open space if it has a minimum width of twenty feet (20') and within that twenty feet (20') a minimum five feet (5') of sidewalk is provided. 6. Pea-patches shall be at least one thousand (1,000) square feet in size with individual plots that measure at least ten feet by ten feet (10' x 10'). Additionally, the pea-patch shall include a tool shed and a common area with space for compost bins. Water shall be provided to the pea-patch. Fencing that meets the standards for front yard fencing shall surround the pea-patch with a one foot (1') landscape area on the outside of the fence. This area is to be landscaped with flowers, plants, and/or shrubs. 7. Grass-crete or other pervious surfaces may be used in the common open space for the purpose of meeting the one hundred fifty feet (150') distance requirement for emergency vehicle access but shall not be used for personal vehicle access or to meet off-street parking requirements. 8. Common open space areas shall have a maximum slope of five percent (5%). 9. Obstructions, such as retaining walls and fences, shall not be placed in common open spaces. VEC at 84, PRE22-000192 July 21, 2022 Page 5 A minimum of 2,450 square feet (seven (7) units x 350 square feet = 2,450 square feet) is required for common open space. Proposed open space is provided in two separate areas split by a shared driveway: one section is 1,241 square feet and the other is 800 square feet. They are not contiguous to the majority of dwellings as the 800 square feet section is adjacent to only Lot 2 and the 1,241 square feet section is adjacent to only Lot 5. Planning will support a contiguous common open space that is centralized to the majority of dwellings with a preference for dwelling fronts facing the common open space. Additional items, such as recreation areas, picnic areas etc. would be reviewed for compliance at the time of construction permit. o Standards for Private Yards: Developments of four (4) or more dwelling units: Each ground-related dwelling shall 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. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of common open space for each unit that is not ground related. Review for compliance with standards would be verified at the time of land use review. All seven units are required to meet standards. As proposed, it appears all units are meeting requirements. o Sidewalks, Pathways, and Pedestrian Easements: All of the following are required. 1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may disconnect from the road, provided it continues in a logical route throughout the development. Permeable pavement sidewalks shall be used where feasible, consistent with the Surface Water Design Manual. 2. Front yards shall have entry walks that are a minimum width of three feet (3') and a maximum width of four feet (4'). 3. Pathways shall be used to connect common parks, green areas, and pocket parks to residential access streets, limited residential access streets, or other pedestrian connections. They may be used to provide access to homes and common open space. They shall be a minimum three feet (3') in width and made of paved asphalt, concrete, or porous material such as: porous paving stones, crushed gravel with soil stabilizers, or paving blocks with planted joints. Sidewalks or pathways for parks and green spaces shall be located at the edge of the common space to allow a larger usable green and easy access to homes. 4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees are required along all pedestrian easements to provide shade and spaced twenty feet (20') on center. Shrubs shall be planted in at least fifteen percent (15%) of the easement and shall be spaced no further than thirty-six inches (36") on center. 5. For all homes that do not front on a residential access street, limited residential access street, a park, or a common green: Pedestrian entry VEC at 84, PRE22-000192 July 21, 2022 Page 6 easements that are at least fifteen feet (15') wide plus a five-foot (5') sidewalk shall be provided. It does not appear that this section is being met. Review for compliance with standards would be verified at the time of land use application. • Residential Design o Primary Entry: Entrances to homes shall be a focal point and allow space for social interaction. Front doors shall face the street and be on the facade closest to the street. When a home is located on a corner lot (i.e., at the intersection of two roads or the intersection of a road and a common space) a feature like a wrapped porch shall be used to reduce the perceived scale of the house and engage the street or open space on both sides. o Façade Modulation: Buildings shall not have monotonous facades along public areas. Dwellings shall include articulation along public frontages; the articulation may include the connection of an open porch to the building, a dormer facing the street, or a well-defined entry element. o Windows and Doors: Windows and front doors shall serve as an integral part of the character of the home. Primary windows shall be proportioned vertically rather than horizontally. Vertical windows may be combined together to create a larger window area. Front doors shall be a focal point of the dwelling and be in scale with the home. All doors shall be of the same character as the home. o Scale, Bulk and Character: A diverse streetscape shall be provided by using elevations and models that demonstrate a variety of floor plans, home sizes, and character. Neighborhoods shall have a variety of home sizes and character. o Roofs: Roofs shall represent a variety of forms and profiles that add character and relief to the landscape of the neighborhood. The use of bright colors, as well as roofing that is made of material like gravel and/or a reflective material, is discouraged. o Eaves: Eaves should be detailed and proportioned to complement the architectural style of the home. o Architectural Detailing: Architectural detail shall be provided that is appropriate to the architectural character of the home. Detailing like trim, columns, and/or corner boards shall reflect the architectural character of the house. o Materials and Colors: A diversity of materials and color shall be used on homes throughout the community. A variety of materials that are appropriate to the architectural character of the neighborhood shall be used. A diverse palette of colors shall be used to reduce monotony of color or tone. o Mailboxes and Newspapers: Mailboxes shall be located so that they are easily accessible to residents. They shall also be architecturally compatible with the homes. o Hot Tubs, Pools, and Mechanical Equipment: Hot tubs, pools, and mechanical equipment shall be placed so as to not negatively impact neighbors. VEC at 84, PRE22-000192 July 21, 2022 Page 7 o Utilities: Utility boxes that are not located in alleyways or away from public gathering spaces shall be screened with landscaping or berms. o Dumpster/Trash/Recycling Collection Area Review for compliance with the specific regulations of the above would be completed at review of the land use permit. If a cottage house unit lot subdivision is proposed it would need to meet the requirements of RMC 4-2-115F, “Cottage House Requirements”. Access/Parking: Access to all lots is proposed via shared driveways. Each lot is required to accommodate off street parking for a minimum of two vehicles. In the R-14, for lots abutting an alley, required parking shall be provided in the rear yard area for any unit, when alley access is available. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet for detached dwellings and two-dwelling unit uses; for all other residential uses the width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. 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 any public sidewalk. Detached dwellings and townhomes are required to provide a minimum of two (2) parking spaces per dwelling unit. Unit lot drives may be constructed to service unit lot subdivisions. Each unit lot drive may serve up to nine (9) unit lots. Each unit lot drive shall be accessed by a public street. The design of each unit lot drive shall meet the following standards: the paved roadway shall be a minimum of 16 feet (16’) wide; the Fire Department may require the paved roadway to be up to 20 feet (20’) wide; except for points of ingress/egress, curb shall be installed along the perimeter of the roadway; there shall be an eight-foot (8’) wide landscaping strip between the curb and a five-foot (5’) wide sidewalk along one side of the unit lot drive. The City may elect to have a unit lot drive dedicated a public roadway; however, the City may require the unit lot drive to be privately owned pursuant to RMC 4-7-090F.6.b, “Maintenance of Common Facilities”. The proposed driveway for the retained and proposed detached dwelling can be no greater than 16 feet (16’) in width. Unit lot drives would be supported over shared driveways. The location of unit lot drive access point(s) to the public street would be subject to approval of the Department of Community and Economic Development. A grid street pattern shall be used to connect existing and new development and shall be the predominant street pattern. Alley access is the preferred street pattern for all new residential development in the R-14 zone. New residential development in areas without existing alleys shall utilize alley access for interior lots. Alley access is the preferred method of access for the R-14 and would be supported over shared access. Of note, a subdivision by the same ownership is proposed on the parcels to the west. Public access connecting 84th Ave S to the western property line will be required for future access. 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 VEC at 84, PRE22-000192 July 21, 2022 Page 8 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; 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, streetlights, 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 land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. If a townhome unit lot subdivision is proposed individual unit lots are exempt from RMC 4-4-070F.1, “Street Frontage Landscaping Requirements” and RMC 4-4-070F.2, “Street Trees and Landscaping Required Within the Right-of Way on Public Streets.” 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. Significant Tree Retention: Staff review of aerial images of the site identifies there may be mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan 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 30% of significant trees. 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. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. In addition to retaining 30% 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. VEC at 84, PRE22-000192 July 21, 2022 Page 9 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. Trees located within public rights-of-way and shared driveways do not count towards tree retention standards. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. Please note the tree retention regulations will be updated this year. New developments will be subject to tree credit requirements that require retention of larger trees. 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 and grading plan with top of wall and bottom of wall elevations. 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. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. 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. Critical Areas: According to COR Maps, there are protected slopes on the northern and southern portion of the property. An unnamed non-fish bearing seasonal stream (Type Ns) is within 100 feet of the property. Submitted materials identify a Category III wetland on the southern portion of the property. Geologically hazardous areas are present on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, are required. The required study shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Per RMC 4-3-050 the City may require an independent secondary review of any valid geotechnical reports by a qualified specialists selected by the City, at the applicant’s expense. Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include increased buffers and/or increased setbacks from buffers. Buffers are established from the top, toe, and sides of slopes. Alterations to critical areas buffers is subject to RMC 4-3-050.I. Protected slopes also require a 15-foot building setback beyond the required buffer. Wetlands require the following buffers and additional 15-foot structure setback based on a wetland report prepared by a qualified professional: VEC at 84, PRE22-000192 July 21, 2022 Page 10 Critical Area Category or Type Critical Area Buffer Width Structure Setback beyond Buffer Wetlands All Other Land Uses: High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft. Category I – Bogs & Natural Heritage Wetlands 200 ft. Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft. Category II 175 ft. 150 ft. 100 ft. n/a Category III 125 ft. 100 ft. 75 ft. n/a Category IV 50 ft. n/a Alterations to wetland buffers may be permitted through buffer enhancement or buffer width averaging per RMC 4-3-050I. Wetland buffer widths shall be reduced by no more than 25% of the buffer requirement. Type Ns streams require a minimum buffer of 50 feet with an additional structure setback from the buffer of 15 feet. Alterations to stream buffers may be permitted in the case of degraded stream buffer width with enhancement or an averaged stream buffer width per RMC 4 -3-050I. Please note a stream study, prepared by a qualified biologist, would need to verify the classification and delineation of the stream. The city does not have a wetland biologist on staff and may send out stream studies and wetland reports to a secondary reviewer with all costs to be paid by the applicant. A stream study is required because of the presence of the Type NS stream within 100 feet of the lot. Critical areas and their buffers are required to be placed in a tract and cannot be incorporated into lots. 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: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the proposed project would be subject to Washington State Environmental Policy Act (SEPA) due to the presence of critical areas onsite. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. Unit Lot Subdivisions: Within the R-14 zone a cottage house or townhouse unit lot subdivision is permitted. Unit lot subdivisions are exempt from the following standards in RMC 4-2-110A, VEC at 84, PRE22-000192 July 21, 2022 Page 11 Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. An existing detached dwelling can be integrated into a proposed cottage house development. For more information, refer to RMC 4-7-090. Unit lot drives may be constructed to serve unit lot subdivision; each unit lot drive may serve up to nine (9) lots. Please refer to RMC 4-6-060K for unit lot drive requirements. A unit lot subdivision of nine (9) or fewer lots would be processed as a short subdivision. Additional development standards for cottage housing developments can be found in RMC 4-2- 110G. Of note, the maximum unit size is 1,500 square feet for cottages. At least 50% of all cottages in a development shall be less than 1,000 square feet. Requirements in RMC 4-2-110G do not apply to townhouse unit lot subdivisions. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the R- 14 zone. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding are. Site plan review ensures quality development consistent with the City goals and policies. Site Plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with the potential future development. Decision criteria for site plan approval are itemized in RMC 4-9-200E.3. Permit Requirements: The proposal would require administrative short plat approval, site plan review and an Environmental Review. The application would be reviewed within an estimated time frame of six to eight weeks. The 2022 fees would total $10,195.50 ($5,410 Preliminary Short Plat + $2,700.00 Site Plan Review + $1,600.00 Environmental Review + $485.50 Technology Fee (5%) = $7,360.50). Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews 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 checklist. 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. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II 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. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2022 impact fees are as follows: • A Transportation Impact Fee assessed at $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee assessed at $2,914.99 per each new detached dwelling unit. VEC at 84, PRE22-000192 July 21, 2022 Page 12 • A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee assessed at $2,659.00 (plus a 5% processing charge) 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. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one-year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.