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HomeMy WebLinkAboutPRE_StaffComments_240516_v1DEPARTMENT 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 Ken Ng Residence New Lot 12047 SE 184th St PRE24-000123 May 16, 2024 Contact Information: Planner: Andrew Van Gordon, 425-430-7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425-430-7384, hhuynh@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 to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: April 30th, 2024 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Ng 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. Water is supplied from Soos Creek Water District. A water availability certificate is required to be provided. 2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit. This fee is paid at building permit issuance. No charge/fee for the existing home that may be 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 all the buildings. Dead end access roadways require an approved fire apparatus turnaround. Dead end access exceeding 300 feet requires a full 90 - foot diameter cul-de-sac. Dead end access roadway is measured beginning at 120th Avenue Southeast. Access as proposed does not meet minimum fire department requirements. Dead end access roadways that exceed 500 feet require all new homes be equipped with an approved fire sprinkler system per local city ordinance. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 14th, 2024 June 20, 2011 TO: Andrew Van Gordon, Planning FROM: Huy Huynh, Development Engineering SUBJECT: 12047 SE 184th St PRE24-000123 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 6199600060. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. A copy of the water main improvements plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as part of the review of the project plans. SEWER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. A copy of the sewer main improvement plans shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. Page 2 of 4 3. If the existing homes on the sites are served by private on-site septic systems, the septic systems shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. Surface Water 1. There is an existing 12in polyethylene storm pipe fronting the property (facility ID #162722). There is an existing stormwater catch basin fronting the property (facility ID 163878 – record drawing R- 355201) 2. Critical areas on site that may impact surface water: non-fish bearing creek. 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 City’s Flow Control Duration Standard Area matching Forested Conditions. The site falls within the Soos Creek drainage basin and Soos Creek Main subbasin. The site does not fall within the City’s Aquifer Protection Area (APA). 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. Any new storm conveyance 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. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. 9. Erosion control measures to meet the City requirements shall be provided. 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 is charged of new impervious surface is $2,300 per dwelling. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. Page 3 of 4 a. SE 184th St is classified as Residential Access, 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 ft 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 8 foot planting strip, and a 5 foot sidewalk. No dedication will be required. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section. 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Joint use driveways are allowed for access up to 2 lots provided that each lot abuts a public right-of-way. Refer to the shared driveway requirements as outlined in RMC 4-4-080I. Joint use access to the driveway shall be assured by easement or other legal form acceptable to the City. 5. 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. 6. Per RMC 4-6-060 street lighting is not required for a project that consists of four (4) or less residential units. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. The 2024 transportation impact fee for SFR is $12,208.54. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo= CityofRenton. GENERAL COMMENTS 1. A frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. Page 4 of 4 b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up- to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2024 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: May 16, 2024 TO: Pre-Application File No. 24-000123 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Ken Ng Residence New Lot – 12047 SE 184th St (APN 6199600060) 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, Development Engineering 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 proposes to subdivide 12047 SE 184th St (APN 6199600060) into four (4) lots for the benefit of detached dwellings. It is unclear how access is proposed to all the individual lots. Current Use: Per the provided documents a detached dwelling, barn and a vacant mobile home are located on the property. The barn and mobile home are proposed for removal with the existing detached dwelling to remain on Lot 4. Existing access appears to be through a joint use driveway with 12045 SE 184th St. The project site has a gross acreage of 123,274 square feet (2.82 acres) and is located within the Residential – 4 (R-4) zoning classification. Per City of Renton (COR) Maps, a High Erosion Hazard area and an unnamed stream are located near the southwest corner of the property. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the R-4 zoning classification. The Residential Low Density (RLD) Comprehensive Plan Designation is intended to implement the R-4 zone. The R-4 zone is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. The R-4 allows a maximum density of four (4) dwelling units per net acre with no minimum. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Detached dwellings are permitted within the R-4 zone. Ken Ng Residence New Lot Page 2 of 8 May 16, 2024 2. Development Standards: The project would be subject to RMC 4-1-110A, Development Standards for Residential Zoning Designations effective at the time of complete application (noted as “R-4 standards” herein). Density – The area of public rights-of-way, legal 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 streams and lakes or floodways) would be dedicated from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g. 4.5678 becomes 4.56). Calculations for minimum or maximum density which 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 R-4 zone has a maximum density of four (4) dwelling units per acre with no minimum. Based on the approximate gross land area of 2.82 acres, the four (4) lot proposal arrives at a gross density of approximately 1.41 du/ac (4 lots / 2.82 gross acres = 1.41 du/ac). A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. A completed density worksheet would be required with the land use application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet. In order to ensure compliance with Tier 1 requirements for Tree Preservation, pursuant to RMC 4-4-130H.2.a, lot size and lot dimensions of the zone may be decreased by a maximum of 10 percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4-130H.1.a, Minimum Tree Retention Requirements. Minimum lot width is 70 feet (70’) with a minimum lot depth of 100 feet (100’). The minimum lot width for corner lots is 80 feet (80’) with a minimum lot depth of 100 feet (100’). It is unclear why Lot 3 is below 9,000 square feet as it doesn’t appear that an exception is applicable. Lots will not be permitted to access from SE 184th St. As such, Lot 1 and Lot 2 as designed would not meet the minimum depth requirement. It also appears that Lot 4 is a flag lots. Flag lots may be permitted for new plats to achieve the minimum density within the zoning code when there is no other feasible alternative to achieving the minimum density (RMC 4-7-170G, Flag Lots, When Allowed). As the R-4 zone has no minimum density a flag lot would not be permitted. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-4 standards allow a maximum building coverage of 35 percent (35%) of the lot area. The maximum impervious surface permitted is 50 percent (50%). The maximum wall plate height is 32 feet (32’), and the building shall not be more than three (3) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six vertical feet (6’) from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four vertical feet (4’) from the roof surface. Non-exempt vertical Ken Ng Residence New Lot Page 3 of 8 May 16, 2024 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 horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) 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 also be required to comply with building and coverage limitations and 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-4 zone are: Front yard and secondary front yard: 30 feet (30’); Side yard: combined 20 feet (20’) with not less than seven and a half feet (7’6”) on either side; Rear yard: 25 feet (25’). The minimum front yard setback may be reduced to 20 feet (20’) if parking is provided in the rear yard of the lot with access from a public right- of-way or alley. Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to no less than 20 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 4-8-120D.1, 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 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. 3. 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 should be reviewed in their entirety prior to submitting permit applications. Compliance with building design requirements would be verified at the time of building permit review. 4. 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 Standards. 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 Ken Ng Residence New Lot Page 4 of 8 May 16, 2024 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 10-foot (10’) on-sight landscaping strip would be required along SE 184th St. 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. Please be aware that frontage improvements will be required which would include street trees. 5. Significant Tree Retention: A review of COR Maps appears to show 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. 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 Ken Ng Residence New Lot Page 5 of 8 May 16, 2024 TREE SIZE TREE CREDITS 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 4-4-130H.2. 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. 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- 130H.1.e can be met. Tree retention standards shall be applied to the developable areas, as defined in RMC 4-11- 040, Definition 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. 6. Fences/Retaining 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 Ken Ng Residence New Lot Page 6 of 8 May 16, 2024 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. 7. Parking: Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. 8. Access/Driveways: Based on the lot dimensions on the site plan it appears that Lot 1 and Lot 2 would access from SE 184th St with Lot 4 accessing from SE 184th St via a pipestem. It is unclear how Lot 3 would be accessed, as it appears to be landlocked. 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 4-4-080I.9, Joint Use Driveways. Shared driveways may be allowed for access to four (4) or fewer residential lots provided: a. At least one (1) 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 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 300 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 16 feet (16’) in width; the Fire Department may require the tract and paved surface to be up to 20 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 separate tract and planted with a mixture of trees, shrubs and groundcover, as required in RMC 4-4- 070, Landscaping. The shared driveway may be required to include a turnaround per subsection H of RMC 4-6-060, Street Standards. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed 15 percent (15%), except for within approved hillside subdivisions. Ken Ng Residence New Lot Page 7 of 8 May 16, 2024 Individual lot access to SE 184th St would not be permitted. A shared driveway a minimum of 16 feet (16’) in width would be required; the Fire Department may require the access and paved surface to be at least 20 feet (20’) wide. If the shared driveway abuts a property not included in the subdivision, an eight-foot (8’) wide landscaping strip would be required along the shared property line. All lots shall access off the shared driveway. Setbacks from the shared driveway would be classified as front yard setbacks. Of note, it appears that current access is through a joint use driveway with 12045 SE 184th St. It would need to be shown that access to 12045 SE 184th St is maintained to applicable standards. Compliance with applicable requirements would be determined at the time of land use permit review. 9. Critical Areas: Per COR Maps, a High Erosion Hazard area and an unnamed stream are located near the southwest corner of the property. Due to the presence of geological hazards, a geotechnical study would be required at the time of land use permit application. The study shall specifically address if the proposal will increase the threat of the geological hazard to adjacent or abutting properties beyond pre- development conditions; and the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. Additionally, because of the unnamed stream a stream study pursuant to RMC 4-8-120, Submittal Requirements - Specific to Application Type would be required. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. 10. Environmental Review: Short plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the proposal would require environmental review pursuant to RMC 4-9-070, Environmental Review Procedures. A stream is located on the project site; WAC 197- 11-800 (3) does not apply. An Environmental Checklist must be submitted with the proposal and the City’s Environmental Review Committee is required to issue a Threshold Determination prior to any issuance for permits on the site. 11. Permit Requirements: The proposal would require administrative short plat approval and Environmental Review. The application would be reviewed within an estimated time frame of eight (8) weeks. The 2024 fees would total $8,274.00 ($6,080.00 Preliminary Short Plat + $1,800.00 Environmental Review + $394.00 Technology Fee (5%) = $8,274.00). Each modification request is $290.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. 12. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. Ken Ng Residence New Lot Page 8 of 8 May 16, 2024 13. 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. 14. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2022 impact fees are as follows: • A Fire impact fee of $421.98 per each new detached dwelling. • A transportation impact fee of $11,485.67 per each new detached dwelling. • Renton School District Impact Fee of $2,161.00 (+5% administrative fee) unless an exemption can be made under RMC 4-1-190.I.1.a per each new detached dwelling. • Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe nton 15. 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 Andrew Van Gordon, Associate Planner at 425-430-7286 or avangordon@rentonwa.gov to submit prescreen materials and subsequent land use application. 16. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one (1) year extension (RMC 4-7-070M, Expiration Period). It is the applicant’s responsibility to monitor the expiration dates.