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HomeMy WebLinkAboutPRE24_000054_Staff_CommentsDEPARTMENT 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 Fredericksen Subdivision 10838 SE 173rd St. PRE 24-000054 05/02/2024 Contact Information: Planner: Mariah Kerrihard, 425.430.7238, mkerrihard@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 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, 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 16, 2024 TO: Mariah Kerrihard, Assistant Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: SE 173rd Street 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. There is one existing hydrant that can meet the minimum requirement. 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 Benson Road South. Access as proposed does not meet minimum fire department requirements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 2nd, 2024 June 20, 2011 TO: Mariah Kerrihard, Planning FROM: Huy Huynh, Development Engineering SUBJECT: 10838 SE 173RD St PRE24-000054 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 1626800025. 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 concrete storm pipe fronting the property (facility ID #107130). There is an existing stormwater ditch fronting the property (facility ID #156716) 2. 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 Black River drainage basin and Panther Creek subbasin. The site does not fall within the City’s Aquifer Protection Area (APA). 3. 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 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the 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. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum 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. 6. 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. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. 8. Erosion control measures to meet the City requirements shall be provided. 9. 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 per square foot of new impervious surface at $0.92 per square foot, but not less than $2,300. • 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 173rd 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. Per RMC 4-6-060 street lighting is not required for a project that consists of less than four (4) residential units. 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. 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. 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: Page 4 of 4 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2024\PRE24-000054 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 2, 2024 TO: Pre-Application File No. PRE24-000054 FROM: Mariah Kerrihard, Assistant Planner SUBJECT: Fredericksen Subdivision – 10838 SE 173rd St 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 10838 SE 173rd St into two (2) residential lots. One lot will contain the existing structure and have dimensions of 65 feet wide by 120 feet deep (7,800 sq ft). The other new lot will measure 55 feet wide by 120 feet deep (6,600 sq ft). The site has street frontage along SE 173rd St (to the south). According to City of Renton (COR) Maps, a majority of the site contains an unclassified coalmine hazard, and a portion of the site contains regulated slopes (>15% & <=25%) on the northern portion of the property. Current Use: According to the King County Department of Assessments, 10838 SE 173rd St contains a 1,370 square foot single family dwelling that was built in 1951 and a detached 250 square foot garage. The lot size is 14,400 square feet. The existing dwelling and all other onsite structures are proposed to be retained. The remainder of the site is vacant. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-14 (R-14) zoning classification. The density range allowed in the R-14 zone is a minimum of seven (7) dwelling units with a maximum of 14 dwelling units per net acre. The Residential High Density (RHD) Land Use designation is intended to implement the R-14 zone. The R-14 zone is established to encourage development and redevelopment of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi- family developments. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged such as yards for private use, common open space areas, and landscaped areas that enhance a Fredericksen Subdivision Page 2 of 8 May 2, 2024 neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. Detached dwelling units are permitted within the R-14 zone and one (1) ADU is permitted per legal lot1. 2. 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-14 standards” herein). Density – The area of public rights-of-way, legally recorded private access easements and critical areas (such as protected slopes, Class 1 to 4 streams, etc.) would be deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate the proposed density of the project, any area of public road, private driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. 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-14 zone is 3,000 square feet for lots for detached dwellings. The minimum lot width is 30 feet and 40 feet for corner lots. The minimum lot depth is 60 feet. Based on the provided drawings, the proposed lots are meeting these requirements. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Building Standards – The R-14 standards allow a maximum building coverage of 65% of the lot area. The maximum impervious coverage in the R-14 zone is 80%. The maximum wall plate height is restricted to 24 feet but can be increased up to 32 feet subject to administrative conditional use permit approval. The buildings shall be not more than three (3) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum 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. See RMC 4-2-110B for development standards for detached accessory buildings. 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. If the applicant keeps the existing home, then the setbacks, impervious 1 “Missing middle” house bills for housing (E2SHB 1110) and accessory dwelling units (EHB 1337). Fredericksen Subdivision Page 3 of 8 May 2, 2024 coverage, and building coverage would be reviewed for compliance during preliminary short plat review. The proposal’s compliance with the building standards would be verified at the time of building permit review for the new residences to be located on all lots. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement or tract. The required setbacks for the R- 14 zone are as follows: front yard: 15 feet, except when all vehicle access is taken from an alley then 10 feet; rear yard: 10 feet; side yards: four feet (4’) for detached units; and secondary front yards: 15 feet. When a lot abuts an alley, the rear yard shall always be the yard abutting the alley. The Community and Economic Development Administrator or designee may modify the rear yard provision through the site development plan review process where it is determined that specific portions of the required on-site perimeter landscaping strip may be developed and maintained as a usable public open space with an opening directly to a public entrance. In the R-14 zone to ensure adequate vehicular maneuvering area, except for alley-accessed garages, the vehicle entry for a garage or carport shall be set back twenty feet (20') from the property line where vehicle access is provided; all other facades of a garage shall be subject to the applicable zone’s minimum setback. Setbacks would be required to meet the minimum standards and setback dimensions for the existing home and would need to be identified as part of the Short Plat application materials. Setbacks would be vested at time of complete Short Plat application submittal. Setbacks would be verified at the time of building permit review. 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: All new primary dwelling units within the R- 14 zone are required to meet applicable standards within RMC 4-2-115 Residential Design and Open Space Standards. In addition, any retained dwelling units included in the development must also comply with these standards. The standards of the Site Design subsection are required to be addressed at the time of subdivision application. When new dwelling units are created in the R-14 zone any retained dwelling units included in the development shall comply with the standards of this section. The proposal’s compliance with the residential design standards would be verified at the time of building permit review. 4. Refuse and Recycling Areas: Single-family and two (2) attached residences (duplexes) shall be exempt from these requirements for refuse and recyclables deposit areas. Single-family residences that comprise a cottage house development do not qualify for the exemption in compliance with RMC 4-4-090. 5. Landscaping: Except for 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, with a mix of trees, shrubs, and groundcover. 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. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan shall Fredericksen Subdivision Page 4 of 8 May 2, 2024 be provided with the land use application as prepared by a licensed Landscape Architect or other certified professional. Please be aware that frontage improvements will be required. 6. Significant Tree Retention: 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 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: Fredericksen Subdivision Page 5 of 8 May 2, 2024 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. According to the site plan, numerous trees are proposed for removal. 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. 7. 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 the wall and bottom of wall elevations. A fence and/or wall detail should also be included on the plan. A retaining wall that is four (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. 8. Access/Driveways: The existing access is shown as a driveway off SE 173rd St. Access to the proposed lot was not provided in the submittal documents. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. Detached homes require a minimum of 2.0 per dwelling unit. Tandem parking is allowed. The maximum width of single loaded garage driveways shall not exceed nine feet (9') and double loaded garage driveways shall not exceed sixteen feet (16'). Driveways shall not be closer than five feet (5') to any property line. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed sixteen (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 entering the garage/residence or crossing any public sidewalk. If the grade exceeds 15%, a variance is required. 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. Fredericksen Subdivision Page 6 of 8 May 2, 2024 Compliance with driveway standards would be verified at the time of building permit review. Each single-family lot with a detached dwelling is required to accommodate off street parking for a minimum of two (2) vehicles. The applicant shall demonstrate compliance with access standards at the time of formal short plat application. Compliance with individual driveway and parking standards would be verified at the time of building permit review. 9. Critical Areas: The City of Renton’s maps identify an unclassified coalmine hazard and regulated slopes (>15% & <=25%) on the northern portion of the property. No other critical areas are identified on-site. Due to the presence of geological hazards, a geotechnical study may be required at the time of building permit application. The study shall specifically address if the proposal will not 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, the applicant shall complete an analysis on Coal Mine Hazards in the area pursuant to RMC 4-8-120D.7 Geotechnical Report. 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: Projects consisting of nine (9) units or less and that will not impact a critical area are exempt from Environmental (SEPA) Review. Based on the proposal submitted by the applicant, the proposed project would be exempt from SEPA review. 11. Site Plan Approval: Per RMC 4-9-200, site plan review is required for any development in the Residential-14 (R-14) zone, per RMC 4-9-070G outlines developments that are exempt from review. However, there are exceptions. One exception applies to proposals for new dwelling units within Residential-10 (R-10) and Residential-14 (R-14) zones if the proposal also includes existing dwelling units. In such cases, the development would be subject to review. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. 12. Permit Requirements: The proposal would require approval of an administrative short plat and site plan review. The administrative short plat request would be reviewed within an estimated time frame of six to eight weeks. The 2024 preliminary short plat fee is $6,080.00 and the site plan review fee is 5% of the permit fee. Each modification request is $290.00. All fees have 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 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, Fredericksen Subdivision Page 7 of 8 May 2, 2024 and its associated fee, will be required following construction of the subdivision’s infrastructure. 13. Public Notice Requirements: The applicant will be required to install a public information sign on the property. Once the Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Public Information Sign – Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. 14. 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. 15. 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 assessed at $421.98 per each new detached dwelling unit; • A transportation impact fee assessed at $11,485.67 for each new detached dwelling unit; • Renton School District Impact Fee $2,161.00 (+5% administrative fee) per each new detached dwelling unit; • Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling unit subdivision. A handout listing all the City’s Development related fees is available for your review at the following link: 2023-2024 Fee Schedule. 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 Mariah Kerrihard, Assistant Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Preliminary Short Plat is valid for five (5) years. One single- year extension may be granted to an applicant who files a written request with the Administrator at least 30 days before the expiration of the preliminary short plat, provided the Administrator finds that the applicant has obtained issuance of a construction permit and Fredericksen Subdivision Page 8 of 8 May 2, 2024 has made sustained progress towards final construction, engineering, and surveying necessary to record a final plat (RMC 4-7-080M). It is the applicant’s responsibility to monitor the expiration dates.