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HomeMy WebLinkAboutPre-app Mtg Summary - 25-000143.docx PRE-APPLICATION MEETING FOR Bretzke Short Plat PRE25-000143 CITY OF RENTON Department of Community & Economic Development Planning Division May 29th, 2025 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Heather Bray, 425-430-7383, hbray@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org Building Official: Rob Shuey, 425-430-7290, 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). Renton Regional Fire Authority M E M O R A N D U M    DATE: May 19, 2025       TO: Alex Morganroth, Principal Planner       FROM: Corey Thomas, Lead Plans Review Inspector       SUBJECT: Bretzke 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. Water is provided by King County Water District 90. A water availability certificate is required. Looks like the existing water main is a looped 8 inch main. It appears that there is one existing fire hydrant that will meet the minimum requirements. 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 charges apply to the existing house that is to remain or if it is removed. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150 feet of all points on the buildings. The maximum grade is 15 percent. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: May 27th, 2025     TO: Alex Morganroth, Principal Planner     FROM: Heather Bray, Civil Plan Reviewer     SUBJECT: Bretzke Short Plat 5521 NE 10th St, Renton, WA 98059 PRE 25-000143      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 reviewed the application for the Bretzke Short Plat at 5521 NE 10th St APN 1023059358 and have the following comments: EXISTING CONDITIONS The site is approximately 1.91 acres in size and is irregular in shape. There is 1 existing single-family residence on site and an accessory shed structure. There are several trees and groundcover throughout the site, and lawn in the eastern portion of the property designated for the residence. Water Water service is provided by King County Water District 90. Sewer Wastewater service is provided by the City of Renton. There is an existing 10-inch PVC gravity wastewater main located in NE 10th St (see City plan no. S-327803). In addition, there is also an existing 8-inch PVC gravity wastewater main that extends through the project site (see City plan no. S-362009). There are two existing 6-inch side sewer stubs on-site (see City plan no S-362009). Storm There is an existing 12-inch stormwater main in NE 10th St (see City plan no. R-34903) and a surface water main on-site (see City plan no. R349403). The existing property has a 12-inch CPEP private drainage pipe from a previous short plat (see City plan no. R349403). Based on the current site topography, the site appears to sheet flow towards the southwest property line. The site contains sensitive slopes up to 40%, high erosion hazard areas, and wetlands. There is also a non-fish bearing, seasonal stream named Honey Creek to the west of the property within 25 feet of the property line. Streets NE 10th Street is a Residential Access Street with an existing right of way (ROW) width of 60.0-ft as measured using the King County Assessor’s Map and approximately 24.0-ft of asphalt paving. WATER COMMENTS A water availability certificate from King County Water District 90 is required as part of the land-use application. A copy of the approved KCWD 90 plans shall be provided to the City prior to civil construction permit approval. Contact KCWD 90 at (425) 255-9600 or info@kcwd90.com. Adequate horizontal and vertical separation between water main and other utilities (storm, sewer, vaults, power, gas, electrical, etc) shall be provided for the operations and maintenance of the City mains. A conceptual utility plan will be required as part of the land-use application for the subject development. SEWER COMMENTS Individual side sewers are required for each lot. All new sewer stubs shall be a minimum of 6-inch and shall run at a slope of at least 2% to the main. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. For lots where a gravity connection to the existing and proposed sewer main is not possible, individual grinder pumps and force mains will be required for each lot. The applicant shall make every effort to accomplish gravity side sewers. Should the applicant pursue grinder pumps, they will be required to demonstrate it is not feasible to adjust grading or pad elevations to accomplish gravity side sewers. The private force main should connect to a 6-inch sewer stub that is a minimum of 2% in slope dedicated specifically to the private force main. Private utility easements will be needed for any force main or gravity side sewer that passes through an adjacent lot prior to connecting to the existing sewer main. An improved access to the existing manholes must be maintained within the sewer access easement (see City plan no. S-362009). A conceptual utility plan will be required as part of the land use application for the subject development. 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 2025 Development Fees Document on the City’s website. The current sewer fee for a 1-inch meter install is $4,025.00 per meter. Fees will be charged based on the rate at the time of construction permit issuance. The full fee schedule can be found here. SURFACE WATER COMMENTS Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in the 2022 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (matching Forested site conditions). The site falls within the May Creek drainage basin. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. Storm drainage improvements along all public street frontages are required to conform to the City’s Street and stormwater conveyance standards. 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. New storm drains shall be designed to account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. All proposed stormwater facilities shall be designed in accordance with the current RSWDM 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 all proposed detention and/or water quality vaults. 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. Critical areas are present onsite or adjacent to the site that may affect stormwater review. There are slopes up to 40%, high erosion hazard, wetlands, and an adjacent creek. 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 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. Erosion control measures to meet the City requirements shall be provided. A Construction Stormwater General Permit from the Washington Department of Ecology will be required if site clearing equals one acre or more. The current City of Renton Surface Water Standard Plans shall be used in all drainage submittals. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. The 2025 Surface water system development fee is $2,350 per one new single-family house. The full schedule can be found here. TRANSPORTATION COMMENTS In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards: NE 10th Street is classified as a residential access street. Per RMC 4-6-060, the minimum right of way (ROW) width for a residential access street is 53-ft. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required, half street improvements as taken from the ROW centerline will be required and include a minimum 10-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. If a shared driveway is proposed as part of this development, it shall meet the design standards found in RMC 4-6-060. Shared driveways may be allowed for access to four (4) or fewer residential lots. Shared driveways shall be wholly in a tract. Shared driveways shall not be more than 200-ft in length. The paved surface shall be a minimum of 20-ft to meet Renton Regional Fire Authority standards. The maximum grade of the shared driveway shall not exceed 15%. Drainage improvements per City standards are required along the shared driveway. An access easement shall cover the entirety of the tract. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4-6-060 for types of turnarounds allowed. On-site and off-site curb ramps, sidewalk improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. Refer to City code 4-4-080 regarding driveway regulations. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. Street lighting per City standards will not be required along the project’s NE 10th Street frontage as the proposed development is less than 4 residential units. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods estimated by the applicant engineer using the current ITE Trip Generation book. The applicant engineer can contact the City to determine the extent of the traffic study that will be required for the project. If the peak trips exceed 20, a traffic impact study will be required to be included with the land use application. The transportation impact fee is based on the type of land use. For a single-family dwelling, the 2025 transportation impact fee is $11,485.67. Transportation impact fees are subject to change based on the calendar year the building permit is issued. GENERAL COMMENTS All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 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. a. Show all retaining walls on profile view. No walls shall be greater than 6’. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: Provide rim and invert elevations on all drainage and sewer structures. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required except for water lines which require 10-ft horizontal and 1.5-ft vertical. The stormwater line should be minimum 5 feet away from any other structure or wall or building. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. Fees quoted in this document reflect the fees applicable in the year 2025 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 & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 29, 2025     TO: Pre-Application File No. 25-000143     FROM: Alex Morganroth, Principal Planner     SUBJECT: Bretzke Short Plat – 5521 NE 10th St (APN 1023059358)     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 is proposing to subdivide the existing parcel into two (2) separate residential lots in order to construct one new single-family residence. An existing single-family residence is proposed to be retained on the site. The project site is located at 5521 NE 10th St (APN 1023059358) and encompasses 83,199 square feet (1.90 acres). The site has a Comprehensive Plan Land Use Designation of Residential Low Density and is within the Residential-4 (R-4) zoning designation. The proposed lots would be 9,048 sq. ft. and 11,806 square feet in size. Access to the proposed lots was shown on the site plan via individual driveways off of NE 10th St. According to City of Renton (COR) maps, a High Erosion Hazard, regulated slopes, wetlands, and a Type F stream (Honey Creek) are mapped on or within 100 feet (100’) of the site. Current Use: The site is currently developed with an 1,880 sq. ft. detached dwelling constructed in 1977 and a detached accessory building. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-4 (R-4) zoning classification. The Residential Low Density Land Use 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 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 Residential-4 (R-4) zone. Density: The area of public rights-of-way, shared driveway tracts, 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 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, shared driveway, and/or critical area dedication must be known. All fractions which result from net density calculations shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. The R-4 zone has a maximum density of four (4) dwelling units per acre with no minimum density. Development Standards: The project would be subject to RMC 4-2-110A , Development Standards for Residential Zoning Designations effective at the time of complete application (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size required in the R-4 zone is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet (70); minimum lot width for corner lots is 80 feet (80’); minimum lot depth is 100 feet (100’). Based on the submitted site plan the proposed lots appear to comply with the required minimum lot size, width and depth for the R-4 zone. Detailed information is required at the Short Plat submittal to confirm compliance with lot width, depth, and size requirements. The submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. Lot Coverage – The maximum building coverage permitted in the R-4 zone is 35% of the lot area. The maximum impervious surface coverage in the R-4 zone is 50 percent (50%). New development would need to comply with the maximum building coverage and impervious surface requirements of the zone at the time of building permit review. Existing development proposed for retention would also be required to comply with lot 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 and any private access easement or tract. For through lots, corner lots, and lots without street frontage, the front yard will be determined by the Planning Division Director. Minimum Front Yard 30 ft.  Minimum Secondary Front Yard 30 ft.  Minimum Freeway Frontage Setback 10 ft. landscaped setback from the property line.  Minimum Rear Yard 25 ft.  Minimum Side Yard Combined 20 ft. with not less than 7.5 ft. on either side.  Clear Vision Area In no case shall a structure over 42 in. in height intrude into the 20 ft. clear vision area defined in RMC 4-11-030.  Compliance with the required setbacks for new development would be verified at the time of the building permit application. Existing development proposed for retention would be reviewed for compliance at the time of the land use application. Building Height – The maximum wall plate height is restricted to 32 feet (32’), and 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 vertical feet (4’) 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 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. Building height shall not exceed the maximum allowed by the subject zoning district or the maximum allowed pursuant to RMC 4-3-020, Airport Related Height and Use Restrictions, whichever is less. New development would need to comply with the maximum building height regulations of the zone at the time of building permit review. 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. refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 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. All landscaping shall meet the requirements of RMC 4-4-070, Landscaping. 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. A review of COR Maps appears to show that there are mature trees on the site. 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. 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. 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  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 an independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. The submitted site plan does not identify any existing trees on the subject property. 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/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Retaining Walls: The applicant would be required to show all existing fencing on the submitted drawings. If the applicant intends to install any new fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and clear vision areas noted in RMC 4-4-040D. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Residential Design and Open Space Standards: Future single-family building permits would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. Compliance with building design requirements would be verified at the time of building permit review. Access/Parking: Access is proposed via individual driveways off of NE 10th St. Each lot is required to accommodate off-street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 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. Compliance with street access standards for the R-4 zone would be verified at the time of the formal Short Plat application. Compliance with parking, driveway spacing, safety, and design standards per RMC 4-4-080 and RMC 4-6-060 would be required at the time of formal application. Critical Areas: According to COR Maps, there are sensitive slopes (slopes greater than 25% up to 40%) and high erosion hazard areas on the property. The required study shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. The geotechnical study must meet the requirements set forth in the City of Renton Critical Areas Regulations, RMC 4-3-050. Per RMC 4-3-050 the City may require an independent secondary review of any valid geotechnical reports by a qualified specialists selected by the City, at the applicant’s expense. Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include increased buffers and/or increased setbacks from buffers. Buffers are established from the top, toe, and sides of slopes. Alterations to critical areas buffers is subject to RMC 4-3-050.I. Protected slopes also require a 15-foot building setback beyond the required buffer. Geologically hazardous areas are present on the site. Whenever a proposed development requires a development permit and a geologic hazard is present on the site of the proposed development geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, are required. Wetlands are present on the property. They require the following buffers and additional 15-foot structure setback based on a wetland report prepared by a qualified professional: Critical Area Category or Type Critical Area Buffer Width Structure Setback beyond Buffer  Wetlands   All Other Land Uses:   High Habitat Function (8-9 points) Moderate Habitat Function (5-7 points) Low Habitat Function (3-4 points) All Other Scores 15 ft.  Category I – Bogs & Natural Heritage Wetlands 200 ft.    Category I – Bogs & Natural Heritage Wetlands 200 ft.   Category I – All Others 200 ft. 150 ft. 115 ft. 115 ft.   Category II 175 ft. 150 ft. 100 ft. n/a   Category III 125 ft. 100 ft. 75 ft. n/a   Category IV 50 ft. n/a   Alterations to wetland buffers may be permitted through buffer enhancement or buffer width averaging per RMC 4-3-050I. Wetland buffer widths shall be reduced by no more than 25% of the buffer requirement. The wetland and its buffer will need to be placed in a tract via the subdivision and record a permanent and irrevocable covenant running with the land or deed restriction on the property title of any critical area management tract or tracts created as a condition of a permit. Such covenant or deed restriction(s) shall prohibit development, alteration, or disturbance within the tract except for purposes of habitat enhancement as part of an enhancement project which has received prior written approval from the City, and from any other agency with jurisdiction over such activity. A covenant running with the land shall be placed on the tract restricting its separate sale. Each abutting lot owner or the homeowners’ association shall have an undivided interest in the tract. Honey Creek, a fish bearing season stream (Type F) per COR Maps, is approximately 23 feet (23’) to the west of the parcel. Type F streams require a minimum buffer of 115 feet with an additional structure setback from the buffer of 15 feet. The submitted site plan does not show the location of the stream or its associated buffer. Alterations to stream buffers may be permitted in the case of degraded stream buffer width with enhancement or an averaged stream buffer width per RMC 4-3-050I. Please note a stream study, prepared by a qualified biologist, would need to verify the classification and delineation of the stream. The city does not have a wetland biologist on staff and may send out stream studies and wetland reports to a secondary reviewer with all costs to be paid by the applicant. A stream study is required because of the presence of the Type F stream within 100 feet of the lot. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. An administrative variance meeting the requirements of RMC 4-9-250B.1.7 would be required to reduce the buffer widths beyond prescribed allowances in RMC 4-3-050. ***The City is in the process of updating wetland buffer standards in accordance with new Department of Ecology guidelines. Wetland buffers are anticipated to increase.*** Environmental Review: The project would be subject to Washington State Environmental Policy Act (SEPA) due to the presence of critical areas onsite, in accordance with RMC 4-9-070H.3. Therefore, an environmental checklist is a submittal requirement. An environmental determination will be made by the Renton Environmental Review Committee. 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. Permit Requirements: The proposed project would require administrative short plat approval and Environmental (SEPA) Review. The land use review would include public notice and a two-week public comment period. The land use permits would be processed within an estimated time frame of 8 weeks. The application fees are as follows: $6,268 Preliminary Short Plat and $1,856.00 Environmental (SEPA) Review. Each modification request is $299.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of the 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 building permit must be obtained to build buildings and structures. A Construction Permit must be obtained to install utility lines, transportation improvements and undertake work in City rights-of-ways. Building and Construction Permits are separate permits. Public Information Sign: Public Information Signs are required for a Short Plat application. 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. 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 2025 impact fees are as follows: A Transportation Impact Fee assessed at $11,485.67 per each new detached dwelling unit. A Parks Impact Fee assessed at $3,276.44 per each new detached dwelling unit. A Fire Impact Fee assessed at $421.98 per each new detached dwelling unit. A Renton School District Impact Fee assessed at $1,003.00 (plus a 5% processing charge) per each new detached dwelling unit. 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=CityofRenton 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 , Principal Planner, at 425-430-7219 or amorganroth@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Short Plat is valid for five (5) years with a possible one-year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.