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HomeMy WebLinkAboutPRE22-000339_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Duvall Short Plat 1902 Duvall Ave NE PRE 22-000339 October 20, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425.430.7382, njanders@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: October 17, 2022 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Duvall 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. Existing fire hydrants are adequate. 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/retention of one single family home. 3. Fire department apparatus access roadways are adequate as it exists. AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 20, 2022 TO: Brittany Gillia, Planner FROM: Nathan Janders, Civil Engineer SUBJECT: Duvall Short Plat 1902 NE 18th St PRE22-000339 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) 5169700020. 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 Highlands 565 Pressure Zone. 2. The static water pressure is approximately 61 psi at ground elevation of 424 feet. 3. There is an existing 12-inch water main located in Duvall Ave NE that can deliver a maximum flow capacity of 4,800 GPM (see water plan No. W-190506). 4. There is an existing 8-inch water main located In NE 18th St that can deliver a maximum flow capacity of 2,400 GPM (see water plan No. W-280804). 5. There is an existing, ¾-inch water service and meter serving the existing dwelling on the subject property. 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 single-family homes is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. 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 a separate water service (minimum 1-inch) and meter for each new single family residence. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. Installation of the service and water meter shall be done by City forces, a separate water permit is required. • If the existing house is demolished, then the existing ¾-inch water service shall be cut and capped at the main line by City forces. A water permit is required. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. 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 K of the City’s 2019 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 $4,450.00 per 1-inch meter. • Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, • Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter. • A credit will be applied to the existing services if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&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 8-inch gravity wastewater main located in Duvall Ave NE (see record drawing S-038102). 3. There is an 8-inch gravity wastewater main located in NE 18th St (see record drawing S-280803). 4. There is an existing 6-inch PVC sewer stub serving the property from NE 18th St. The stub may be re- used if it is in a location that is suitable for the project. 5. 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. 6. The existing septic system shall be decommissioned in accordance with King County Department of Health and City of Renton standards. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. 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 SDC fee 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 full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton 9. The development is within the Duvall Ave NE Sewer Extension SAD and is subject to SAD fees. All lots are subject to the SAD fee. The SAD is based on feet of frontage and has reached its maximum value of $8,878.47. Payment of this fee is required at time of civil construction permit issuance. Surface Water 1. There is an existing 12-inch stormwater main in the middle of Duvall Ave NE with a 12-inch branch and catch basin along the properties Duvall Ave NE frontage (see record drawing SD5 in project SWP2702952). 2. There is an existing catch basin and 8-inch stormwater main at the southwest corner of the properties frontage (see record drawing SD5 in project SWP2702952). 3. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the May Creek drainage basin. 4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 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. 7. 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. The development falls within the R-6 zone which has a maximum impervious surface area of 55% per lot. 10. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee for a single family residence is $2,100 per lot. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&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 Duvall Ave NE to the west, NE 18th St to the south and private property on all other sides. • Duvall Ave NE is classified as a Principal Arterial street. Existing right-of-way (ROW) width is 92 feet, however, the ROW is not centered and 42 feet of ROW front the site per the King County Assessors Map. Existing improvements include a paved roadway of 66 feet (33 feet from ROW centerline), a 0.5 foot curb, 6 foot sidewalk and 2.5 foot clear space at back of walk. To meet the City’s complete street standards for Principal Arterial streets with 5 lanes, minimum ROW is 103 feet. Per City code 4-6-060, minimum half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 9.5 feet is required pending final survey. • 18th Street NE is classified as a Residential Access street. Existing ROW width is 50 feet per the King County Assessors Map. Existing improvements include a paved roadway of 32 feet (16 feet from centerline), a 0.5 foot curb, 6 foot sidewalk and 2.5 foot clear space at back of walk. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Per City code 4-6-060, minimum half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. Given there is an existing established curbline, the planting strip and sidewalk would be installed at the back of curb. Dedication of approximately 4.5 feet is required pending final survey. 2. 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 maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 3. Instead of an access easement a shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight foot wide landscaped strip shall be provided between the shared driveway and neighboring properties. 4. All new and proposed electrical or communication utilities are required to be installed underground per RMC 4-6-090. 5. Street lighting is not required for a project that consists of 4 or less residential units. See RMC 4-6-060 for street lighting requirements. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2022 transportation impact fee is $10,861.99 per single family home. • The current property contains one single family home, the developer will receive a credit for the existing home if it is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton 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: October 20, 2022 TO: Pre-Application File No. PRE22-000339 FROM: Brittany Gillia, Associate Planner SUBJECT: Duvall Short Plat 1902 Duvall Ave NE (Parcel No. 5169700020) 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, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant is proposing to subdivide one (1) existing single-family parcel into two (2) lots. The project site is located at 1902 Duvall Ave NE (APN 5169700020) and is approximately 16,384 sq. ft. (0.38 acres) in area. The subject parcel is located in the Residential-6 (R-6) zone and the Residential Medium Density Comprehensive Plan land use designation. The existing 1,300 sq ft single-family residence is proposed to be partially demolished and would remain on proposed Lot 1. Proposed Lot 1 would have an area of 9,337 sq. ft. and would access off of NE 18th St via an existing driveway. Proposed Lot 2 would have an area of 7,047 sq. ft., and would take access from NE 18th St via an access easement proposed through Lot 1. There are no critical areas mapped on the project site. Current Use: The property is developed with an existing single-family home that is proposed for partial demolition (or full demolition if necessary) and a detached garage that is proposed to be demolished. Zoning/Density Requirements: The subject property is zoned Residential-6 (R-6). The minimum density in the R-6 zone is 3.0 dwelling units per net acre (du/ac) and the maximum density is 6.0 du/ac. Private access easements, critical areas and public right-of-way (including frontage dedications) are deducted from the total area to determine net density. For purposes of calculating net density: All fractions shall be truncated at two numbers past the decimal. Should a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should Duvall Short Plat, PRE22-000339 Page 2 of 7 October 20, 2022 a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. The proposal for two (2) lots on the 0.38 acre gross site area would result in a gross density of 5.3 dwelling units per acre (2 lots / 0.38 acres = 5.3 du/ac). The applicant would be required to submit a density worksheet demonstrating compliance with net density at the time of formal land use application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-6 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-6 is 7,000 square feet. For subdivided parcels that are less than one acre, one of the lots is allowed to be smaller than the required minimum lot size. This single lot is allowed to be 6,250 square feet in the R-6 zone. Minimum lot width is 60 feet for interior lots, or 70 feet for corner lots. Minimum lot depth is 90 feet. After required ROW dedication, it is unclear if the proposal would meet the minimum standards for lot size and width. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width, and depth criteria of the zone at the time of formal application. 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 not be more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a- half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Detached accessory structures are restricted to a maximum wall plate height of 12 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. The proposal’s compliance with the building standards for the existing home would be verified at time of land use review and compliance for the new home would be verified at the time of building permit review. 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-6 zone are: Front yard: 25 feet for the primary structure; Rear yard: 25 feet; Side yards: combined 15 ft. with not less than 5 ft. on either side. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Lots adjacent to both public ROW and driveway tract frontage are classified as corner lots. The submitted materials do not demonstrate compliance with secondary front yard building setbacks on proposed Lot 1. Setback compliance for the existing home would be verified at time of land use review and compliance for the new homes would be verified at the time of building permit review. The existing home would be required to meet setbacks prior to recording the short plat document. Residential Design and Open Space Standards: The Residential Design and Open Space Standards contained in RMC 4-2-115 would be applicable to any new residential structures. Duvall Short Plat, PRE22-000339 Page 3 of 7 October 20, 2022 Access /Parking: Access to proposed Lot 1 would be via the existing curb cut off of NE 18th St and access to Lot 2 is proposed via an access easement running through Lot 1 connecting to NE 18th St. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided: a. At least one of the four (4) lots 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; 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. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). The applicant is proposing to access proposed Lot 2 off of an access easement stemming off of NE 18th St., however, the lot layout does not comply with general requirements and minimum standards for residential access per RMC 4-6-060. The project layout would need to be revised to comply with the shared driveway standards. Compliance with access and street standards would be required to be demonstrated at the time of preliminary short plat application. Parking: Each lot is required to accommodate off-street parking for a minimum of two vehicles. Compliance with parking regulations would be verified at the time of building permit review. Driveways: Driveways exceeding 8% must provide slotted drains at the lower end of the driveway. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with the driveway regulations would be verified at the time of formal land use review. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed Duvall Short Plat, PRE22-000339 Page 4 of 7 October 20, 2022 height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Street trees and landscaping are required within the Right of Way on public streets. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover per subsection L2 of RMC 4-4-070 shall be planted within right of way planting strips pursuant to the standards in subsection F.2 of RMC 4-4-070, provided there shall be a minimum of one street tree planted per lot. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: 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. 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. Duvall Short Plat, PRE22-000339 Page 5 of 7 October 20, 2022 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: 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; Duvall Short Plat, PRE22-000339 Page 6 of 7 October 20, 2022 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 Short Plat application. Critical Areas: According to COR Maps, there are no critical areas mapped on the project site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Short plats are categorically exempt from Environmental (SEPA) Review except for lands covered by water or critical areas as designated in RMC 4-9-070H.2. The proposed short plat would no longer be exempt from environmental review if further investigation of the site results in the identification of designated critical areas. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2022 administrative short plat application fee is $5,410.00. Each modification request is $260.00. A 5% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and it’s associated fee, will be required following construction of the short plat’s infrastructure. Duvall Short Plat, PRE22-000339 Page 7 of 7 October 20, 2022 Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2022 impact fees are as follows: • A Fire impact fee of $829.77 per each new detached dwelling unit, not including ADUs; • A transportation impact fee of $10,861 per each new detached dwelling unit, not including ADUs; • Renton School District Impact Fee of $2,659.00 (+5% administrative fee) per each new detached dwelling unit, not including ADUs, unless an exemption can be made under RMC 4-1-190.I.1.a; and • A Parks Impact Fee currently assessed at $2,914.99 per each new detached dwelling unit, not including ADUs. A fee schedule listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.