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HomeMy WebLinkAboutPRE22-000267_Mohr Estate Subdivision Meeting Summary_220811DEPARTMENT 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 Mohr Estate Subdivision 16224 SE 144th St PRE 22-000267 August 11, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425.430.7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: July 22, 2022 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Mohr Estate Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A minimum of one new fire hydrant is required. Water is provided by King County Water District 90. A water availability certificate is required from the water district. 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 is granted for any existing homes that are retained or removed. 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. Maximum grade is 15 percent. Dead end streets over 150-feet long require an approved turnaround. Dead end access over 300-feet require a full 90-foot diameter cul-de-sac type turnaround. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 11, 2022 June 20, 2011 TO: Brittany Gillia, Associate Planner FROM: Yong Qi, Development Engineer SUBJECT: Mohr Estate Subdivision 16224 SE 144th St., Renton, WA PRE22-000267 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 # No: 1457500156. 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 King County Water District 90’s water service area. 2. A water availability certificate from King County Water District 90 should be provided with the land use application. 3. Approved water plan from Water District 90 will be required to be provided during the construction permit stage. 4. Fire hydrants shall be provided per the requirements of Renton Regional Fire Authority (RRFA). Sewer 1. Sewer service is provided by the City of Renton. 2. There is an existing 8’’ PVC gravity wastewater main and associated sewer manholes within 162nd Ave SE along the west property line (see Record Dwg: S-361317), which is connected to the existing 12’’ PVC gravity wastewater main at the intersection of 162nd Ave SE and SE 144th St(see Record Dwg: S-361318). 3. The existing project site is currently served by a private on-site septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 4. The project will be required to extend the existing 12” diameter sewer main in SE 144th St along the entire frontage of the subject property. A new 8” diameter sewer main will need to be Mohr Estate Subdivision PRE22-000267 Page 2 of 5 August 11, 2022 2 installed within the proposed project road/cul-de-sac in order to serve the proposed lots of the subdivision. All proposed project sewer mains shall be installed within public rights-of-way (existing or proposed) unless otherwise authorized by the City of Renton. All sewer mains shall conform to the standards in RMC 4-6-040. 5. Each new single-family home shall be served by its own, individual 6’’ diameter side sewer stub. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to a wastewater system development charge (SDC) fee. 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. o The current sewer fee is $ 3,500 per 1-inch meter. o Final determination of applicable fees will be made after the water meter size has been determined. o The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton 8. Since the project site is within Central Plateau Interceptor Special Assessment District fee (SAD) area, the SAD fee will be applicable on the project. The SAD fee rate is $358.48 per dwelling unit. SAD fees are due at the time of construction permit issuance.” SURFACE WATER 1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site falls within the Flood problem Flow Control Standard. The developed 100-year peak discharge rate must match the existing site conditions in order to prevent aggravation of a downstream erosion problem. This is in addition to meeting the Flow Control Duration Standard matching forested site conditions. The project site is located in the Lower Cedar River Basin and Orting Hills sub basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 2022 RSWDM. 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. Special inspection from the building department is required. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as Mohr Estate Subdivision PRE22-000267 Page 3 of 5 August 11, 2022 3 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 6. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The project site is within the high erosion hazard areas, and there is a wetland adjacent to the north of the project site. There is a stormwater channel (Facility ID No. 450293) passing through the project site from the north to southwest. 7. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 8. Erosion control measures to meet the City requirements shall be provided. 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 can no longer be used for privately maintained on-site BMPs, with the exception of full dispersion and full infiltration BMPs. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. 1) The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. 2) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) SE 144th St to the south of the project site 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 40 feet. To meet the City’s complete street standards for Residential Access streets with bike lane, per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a 10-foot westbound travel lane, 5’ westbound bike lane, 0.5 feet of cub, an 8-foot planting strip, and 5-foot sidewalk and 1.5’ clear space, street trees and storm drainage improvements. No ROW dedication would be required. b) 162nd Ave SE to the west of the project site is classified as a residential access street with an existing right-of-way (ROW) width of approximately 60 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 13-foot paved road, 0.5 feet of cub and gutter, an 8- foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. However, the City has determined that a fee-in-lieu for frontage improvements of 162nd Ave SE is acceptable, the full fee schedule can be found at: Mohr Estate Subdivision PRE22-000267 Page 4 of 5 August 11, 2022 4 https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9552123&dbid=1&repo=CityofR enton. 2. For dead end roads in excess of 150 feet, an approved fire access turnaround is required. See city code 4-6-060 for types of turnaround allowed. 3. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. 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. 7. A traffic study meeting City of Renton traffic study guidelines is required at the land-use submittal. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis will be required. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. Unless noted otherwise in the Fee Schedule, for a single-family dwelling unit, the 2022 transportation impact fee is $10,861.69. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). Mohr Estate Subdivision PRE22-000267 Page 5 of 5 August 11, 2022 5 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 11, 2022 TO: Pre-Application File No. 22-000267 FROM: Brittany Gillia, Associate Planner SUBJECT: Mohr Estate Subdivision – 16224 SE 144th St (APN 1457500156) 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 16224 SE 144th St (APN 1457500156). The applicant is proposing to subdivide the existing 186,872 square foot (4.29 acre) site into twelve (12) lots with an average size of 12,500 square feet. The property has a Comprehensive Land Use designation of Residential Low Density (RLD) and is located within the Residential-4 (R-4) zone. Access to the lots is proposed via a new cul-de-sac running north-south through the center of the project and connecting to SE 144th St. No trees are identified on the proposed materials. The site is mapped with high erosion hazards through the center of the parcel and there is a wetland mapped approximately 35 feet to the north of the site. Current Use: The project site is currently occupied with a single family home and an associated accessory structure. Zoning/Density Requirements/Land Use: The subject property is located within the Residential- 4 (R-4) zoning classification. The density range allowed in the R-4 zone is a maximum of 4 dwelling units per net acre with no minimum. The Residential Low Density Land Use designation is intended to implement the R-4 zone. The R-4 zone is established to promote urban detached dwellings serviceable by urban utilities and containing open space amenities. Development within the R-4 zone is intended to be an intermediate lower density residential zone. Detached dwelling units are a permitted use within the R-4 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 Mohr Estate Subdivision Page 2 of 8 August 11, 2022 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 4.29 acres, the twelve (12) lot proposal arrives at a gross density of approximately 2.8 du/ac (12 lots / 4.29 gross acres = 2.8 du/ac). A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the net 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 plat 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-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet and 80 feet for corner lots; minimum lot depth is 100 feet. Submitted plans would need to show compliance with the required lot size and dimensional standard with the plat land use application. Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings shall be not more than three 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 the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. New detached dwellings would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone 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-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards: combined 20 feet with not less than 7.5 feet on either side; and secondary front yards: 30 feet. When a lot abuts an alley, the rear yard shall always be the yard abutting the alley. Compliance with required setbacks for the new detached dwellings would be verified at the time of building permit application. Access/Parking: Access to all lots is proposed via a cul-de-sac stemming off of SE 144th St. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. 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 entering public or private streets, alleys, sidewalks, and/or pedestrian pathways (CI-151). Mohr Estate Subdivision Page 3 of 8 August 11, 2022 Detached dwellings are required to provide a minimum of two (2) parking spaces per dwelling unit. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080 I.9 Joint Use Driveways. The proposal is abutting 162nd Ave SE, an unimproved section of right of way, along the west property line. Half street improvements would be required along SE 144th St. The preliminary plat proposal would need to comply with the City’s Complete Street Standards. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter would also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right- of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. 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 are 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. If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least thirty-percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. Mohr Estate Subdivision Page 4 of 8 August 11, 2022 Tree Credit Requirements: With the exception of interior remodels not involving any building addition, removal of trees, or alteration of impervious areas, properties subject to an active land development permit shall comply with all of the following minimum tree credit requirements, and apply the tree credit value table at (H.1.b.v). i. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre. ii. Either tree retention or a combination of tree retention and supplemental tree planting (with new small, medium, or large tree species) shall be provided to meet or exceed the minimum tree credits required for the site. iii. Supplemental tree planting shall consist of new small, medium, or large species trees, as defined in RMC 4‐11‐200, Definitions T. The supplemental trees shall be planted with a minimum size of two‐inch (2") caliper, or evergreen trees with a minimum size of six feet (6') tall. The Administrator shall have the authority to approve, deny, or restrict the tree species for proposed supplemental trees. iv. Within subdivisions, location of supplemental tree replanting shall be prioritized within tree tract(s) versus individual lots. v. Tree credit value for each tree, existing or new, is assigned as shown in the following table: Mohr Estate Subdivision Page 5 of 8 August 11, 2022 All significant trees required to be retained shall be preserved in the priority order listed below, with Priority One trees being the highest priority. Applications that propose retention of lower priority trees in lieu of Priority One trees must demonstrate in writing to the Administrator’s satisfaction that: (1) all reasonable efforts have been taken to preserve trees utilizing the highest priority possible, (2) that retention of higher priority trees is not feasible or practical for the project site, and (3) that the project proposal meets or exceeds the purposes and intent of this Section. Significant trees shall be retained in the following priority order: Priority One i. Landmark trees; ii. Significant trees that form a continuous canopy; iii. Significant trees on slopes greater than twenty percent (20%); iv. Significant trees adjacent to critical areas and their associated buffers; v. Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and vi. Trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two i. Healthy tree groupings whose associated undergrowth can be preserved; ii. Other significant native evergreen or deciduous trees; and iii. 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 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. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal arborist report, tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be required at the time of the Preliminary Plat 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 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 Mohr Estate Subdivision Page 6 of 8 August 11, 2022 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, the site is mapped with High Erosion Hazards. A wetland is mapped approximately 35 feet to the north of the project site. 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. Wetlands require the following buffers and additional 15-foot structure setback based on a wetland report prepared by a qualified professional: 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. A Wetland Assessment would be required at the time of land use application Mohr Estate Subdivision Page 7 of 8 August 11, 2022 to identify the boundaries and functions of the wetland and to assess the potential impacts the project may impose to the nearby critical areas. 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: Preliminary plats (subdivisions resulting in 10 or more lots) exceed the City’s adopted State Environmental Policy Act (SEPA) flexible threshold exemption for minor new construction. An environmental determination will be made by the Renton Environmental Review Committee. This determination is subject to appeal by either the project proponent, by a citizen of the community, or another entity having standing for an appeal. An environmental checklist must be submitted with the land use application. Permit Requirements: The proposal would require Preliminary Plat approval and Environmental (SEPA) Review. Preliminary plats require a public hearing with a Hearing Examiner decision. The applications would be reviewed concurrently with an estimated time frame of twelve (12) weeks. The 2022 fee for a Preliminary Plat is $10,830 and the Environmental Review Fee is $1,600. 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 Preliminary 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. Once Preliminary Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Plat review. A Final Plat application, and its associated fee, would be required following construction of the subdivision’s infrastructure. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign: Public Information Signs are required for all 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. Neighborhood Meeting Requirement: Preliminary plat applications require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer- neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see RMC 4-8-090A for the complete neighborhood meeting requirements. 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 would apply. For informational purposes, the 2022 impact fees are as follows: Mohr Estate Subdivision Page 8 of 8 August 11, 2022 • 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. • A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit. • An Issaquah School District Impact Fee assessed at $20,291.00 (plus a 5% administrative fee) per each new detached dwelling unit. A handout 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, Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Preliminary Plat is valid for five (5) years with a possible one-year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.