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HomeMy WebLinkAboutPRE_StaffComments_220908_v1 PREAPPLICATION MEETING Sapa View Short Plat 1728 Lake Ave S PRE22-000192 CITY OF RENTON Department of Community & Economic Development September 8, 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: August 23, 2022 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Sapa View 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 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. One existing fire hydrant meets the minimum requirements. 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 given for the removal of one single family home. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 7, 2022 TO: Andrew Van Gordon, Associate Planner FROM: Michael Sippo, Civil Engineer 3 SUBJECT: Sapa View Short Plat 1728 Lake Ave S PRE22-000300 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 3340401345. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the West Talbot Hill 300 Pressure Zone. 2. The static water pressure is approximately 90 psi at ground elevation of 90 feet. 3. There is an existing 8-inch water main located in Lake Ave S that can deliver a maximum flow capacity of 2,100 GPM (see water plan No. W-319803). 4. There are 2 existing fire hydrants within 300 feet of the property with one of the hydrants located directly along the property’s frontage. 5. There is an existing 3/4-inch water service to the existing residence at 1728 Lake Ave S. 6. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm for homes under 3,600 SF and goes up to a minimum of 1,500 gpm for homes over 3,600 SF. 7. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow. • Installation of approximately 200 feet of 8-inch water main along the new half-street roadway (see Transportation comments below). • As determined by the RFA installation of a minimum 1 fire hydrant. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. • A 15 foot wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. • A separate water service (1-inch) and meter is required for each lot. The meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code. Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐way. Meters shall not be installed within driveways. • A minimum 1-inch meter is required if the new homes are served by sprinkler systems. • Water mains shall have a minimum 10 foot horizontal and 1.5 foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • The existing ¾ inch domestic water services must be cut, capped and abandoned at the main line. 8. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project . The current water fee is $4,500.00 per 1-inch meter. • Drop-in meter fee is $460.00 per 1-inch meter. • A credit will be applied to the existing service if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9802044&dbid=1&repo=CityofR enton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in Lake Ave S (see record drawing S- 00220B). 3. The plans submitted with the pre-application do not show a sewer main extension. A minimum 140 feet of 8-inch extension conforming to the standards in RMC 4-6-040 will be required along the new half-street to provide gravity sewer service to the 3 proposed parcels. 4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. The existing side sewer shall be cut and capped. 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. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee for is $3,500.00 per 1-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The developer will receive a credit for the existing homes if demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9802044&dbid=1&repo=CityofR enton 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. The current 2022 City of Renton Surface Water Design Manual (RSWDM) can be accessed from the City of Renton website. 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 Black River Drainage Basin and the Rolling Hills Creek drainage sub basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWDM. 2. Critical areas on site that effect stormwater include high coal mine hazard, high landslide hazard and regulated slopes. Note that erosion hazard areas are located west of the site, downstream of the west end of the property. 3. There is an existing 18-inch public storm water main on the east side of Lake Ave S and an existing parallel 8-inch public storm water main on the east side of Lake Ave S (see record drawing D-212401). 4. The plans submitted with the pre-application do not show a stormwater main extension. Stormwater main will be required to be extended along the new public half-street to provide gravity stormwater service to the 3 proposed parcels and upstream parcels for future connection. 5. If pipes are proposed on private property, a 15-foot wide public easement executed by all parties of interest shall be required with the civil construction permit and it must be demonstrated that existing structures do not impose in the easement area. 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 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. 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 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.1.2.9.1.D of the 2022 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. A geotechnical soils report for the site is required per the standards found in section C.1.3 of the 2022 RSWDM. Information on the water table and soil permeability with recommendations of appropriate on site BMP’s per Core Requirement #9 and Appendix C shall be included in the report. The geotech report should include information on the type of soil, presence of fill, suitability of infiltration and evaluation and recommendations as they relate to the high coal mine and landslide hazard areas. 10. 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. 11. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 12. Erosion control measures to meet the City requirements shall be provided. 13. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is $2,100 per single family residence. • The current SDC fee is $0.84 per square foot of new impervious surface but not less than $2,100. • The developer will receive a credit for any existing home that is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9802044&dbid=1&repo=CityofR enton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts Lake Ave S to the west and private property on all other sides. • Lake Ave S is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 60 feet and an existing paved width of approximately 24 feet. According to City GIS mapping, the roadway appears to be off-center to the west from the ROW centerline to the west. 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 of street improvements as taken from the ROW centerline shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 11.5 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. No dedication will be required. 2. New public half-street improvements will be required along the northern portion of the property per City code 4-6-060. The public half-street improvements shall consist of: • 43’ of new right-of-way to be dedicated as a portion of the short plat recording. • The 43’ right-of-way section will consist of: 3.0’ buffer along the northern property border for grading and landscaping, 0.5’ curb and gutter, 26’ paved width (2 – 10’ travel lanes, 1 – 6’ parking lane), 0.5’ curb and gutter, 8’ planter and 5’ sidewalk. • A temporary hammerhead turnaround contained within the short plat and public easements on private property until a time a through-street is connected. 3. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. • There shall be no more than one driveway for each 165-feet of street frontage. 4. 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. 5. Access to each of the three lots may be granted via a shared driveway for short plats less than 4 units. Private access roads shall consist of a minimum of a 24-28 foot tract with a 20-foot pavement width for emergency services access and must provide a turnaround in compliance with City code 4- 6-060I. Since the applicant is proposing to have the private street located at the north property line adjacent to other residences not associated with the project, a minimum 8’ wide landscaping strip is required between the driveway and adjoining properties. Renton Fire Authority may allow for the paved surface to be reduced to 16 feet in width in a case-by-case circumstances, thus reducing the tract width to 24 feet in places. The private street must be installed prior to recording the final plat. 6. Street grades shall not exceed 15 percent. 7. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 8. Street lighting is required for a project that consists of more than four (4) residential units or 5,000 square feet of commercial. See RMC 4-6-060 for street lighting requirements. Street trees are required to meet current City standards. 9. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 10. 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. 11. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. • The 2022 transportation impact fee for single family homes is $10,861.69 per single family home. • The developer will receive a credit for each existing home if demoed. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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 construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. 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: September 8, 2022 TO: Pre-Application File No. 22-000300 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Sapa View Short Plat – 1728 Lake Ave S (Parcel number 3340401345) 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 1728 Lake Ave S (Parcel number 3340401345). The property has street frontage on Lake Ave S. The property is located within the Residential-6 (R-6) zone. The site area is approximately 29,400 square feet (0.67 acre) and is currently improved with a detached dwelling. The proposal is to subdivide the project area into three (3) residential lots with an access and utilities easement for the benefit of Lot 2. Access to Lot 1 and Lot 3 is from Lake Ave S. The proposed lot sizes range from 9,476 square feet (Lot 3) to 10,188 square feet (Lot 2). Current Use: The project area is currently developed with a detached dwelling. The existing dwelling is proposed to be retained on Lot 1 with access from Lake Ave S maintained. Zoning/Land Use: The subject property is located within the Residential-6 (R-6) zoning classification. The Residential Medium Density Land Use designation is intended to implement the R-6 zone. The R-6 zone is established for single family dwellings. Development in the R-6 zone is intended to be single family residential at moderate density. Detached dwellings are permitted within the R-6 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 basis those protected slopes created by previous development, wetlands, Class 1 to 4 st reams 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 Error! Reference source not found. Page 2 of 7 September 8, 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. The minimum density is three (3) dwelling units with a maximum of six (6) dwelling units in the R-6. Based on the approximate gross land area of 0.67 acre, the three (3) lot proposal arrives at a gross density of approximately 4.47 du/ac (3 lots / 0.67 gross acres = 4.47 du/ac). The gross density would result in 4.47 du/ac; 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 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-6 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-6 zone is 7,000 square feet for parcels being subdivided. Minimum lot width is 60 feet and 70 feet for corner lots; minimum lot depth is 90 feet. For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size. If all other parcels meet the required minimum lot size standard of the zone, one parcel may be allowed to meet the reduced minimum lot size. Within the R-6 one lot can be reduced to 6,250 square feet. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. It appears that Lot 1 and Lot 3 meet dimensional requirements. However, Lot 2 would not be permitted. See Residential Lots below for more information. Building Standards – The R-6 standards allow a maximum building coverage of 40% of the lot area. The maximum impervious coverage in the R-6 zone is 55%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two (2) 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 development 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. Existing development proposed for retention would be reviewed for compliance at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-6 zone are: Front yard: 25 feet for the primary structure; Rear yard: 25 feet; Side yards: combined 15 feet with not less than 5 feet on either side; Error! Reference source not found. Page 3 of 7 September 8, 2022 and secondary front yards: 25 feet. Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree within a tree protection tract, as each term is defined in RMC 4-11-200, Definitions T. An arborist report, pursuant to RMC 4-8-120D1, shall be prepared and provided to the City for review and concurrence, demonstrating that the setback reduction and project proposal serve to preserve the critical root zone of the tree within a tree protection tract. Compliance with required setbacks for the new development would be verified at the time of building permit application. Existing development proposed for retention would be reviewed for compliance at the time of land use application. Residential Design and Open Space Standards – Future single-family building permits would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. Access/Parking: Access to all lots is proposed to be from Lake Ave S. 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 15 percent; 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. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I9, Joint Use Driveways. Half street improvements may be allowed for a residential access street by the Administrator when it is determined that the adjacent parcel of property has the potential for future development and dedication of the right-of-way necessary for the completion of the street right- of-way. The right-of-way for the half street improvement must be a minimum of thirty-five feet (35') with twenty feet (20') paved. A curb, planting strip area, and sidewalk shall be installed on the development side of the street according to the minimum design standards for public streets. If the street is permitted a cul-de-sac, then the right-of-way for the half of the cul-de-sac shall be dedicated, with installation of a temporary hammerhead turnaround. The property shall also dedicate easements to the City for street lighting and fire hydrants. Additional easements shall be provided for the franchise utilities outside of the dedicated right-of-way. Utilities and access easements are not permitted. Shared driveway tracts for access up to four residential unitis may be allowed in the following instances: a. At least one lot abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; Error! Reference source not found. Page 4 of 7 September 8, 2022 e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Residential half-street improvements would be required along the northern property line as the adjacent parcels have the potential for future in-fill development. Forty feet (40’) of right-of- way to include 26 feet of pavement (two 10-foot-wide travel lanes and one 6-foot-wide parking lane) with an eight-foot (8’) planting strip, five-foot (5’) sidewalk and curbing on the developing side with a curb on the opposite side. A temporary cul-de-sac or hammerhead turnaround would be required due to the half-street improvements being between 150 feet and 300 feet in length. A concept site plan with a potential layout is attached to this memo. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk; 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. 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: Application materials identify that there are mature trees on the site. When 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. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. Error! Reference source not found. Page 5 of 7 September 8, 2022 TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4 -4- 130H2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and 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: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Error! Reference source not found. Page 6 of 7 September 8, 2022 The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan 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. Residential Lots: Flag lots may be permitted for new subdivisions to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. Lot 2 is a flag lot. Based on gross density, the number of dwelling units needed to meet minimum density would be two (2) (3 du x 0.67 acre = 2.01, rounded down to 2). A subdivision above minimum density could not be approved if a flag lot is proposed. Critical Areas: According to COR Maps, there are Medium and High Coal Mine Hazard and High Landslide Hazard areas on the property A geotechnical study prepared by a licensed professional, such as a geotechnical engineer and/or engineering geologist, shall be required. An evaluation by an independent qualified professional regarding the analysis and the effectiveness of any proposed mitigating measures or programs may be required. This shall be paid at the applicant’s expense, and the Administrator shall select the third-party review professional. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070 H.3., if it is determined that designated critical areas or their buffers are located on the property. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2022 fees would total $5,680.50 ($5,410 Preliminary Short Plat + $270.50 Technology Fee (5%) = $5,680.50). 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 Error! Reference source not found. Page 7 of 7 September 8, 2022 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, Permit Classification. 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 subdivision. • 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.