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HomeMy WebLinkAboutPRE25-000141_Staff_Comments_250529DEPARTMENT 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 Soos Creek Trail Phase 5a 12500 SE 188th Pl (APN 3323059057) 18613 124th Ave SE (APN 3323059073) (APN 3323059010) PRE 25-000141 May 29, 2025 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 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). DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 29th, 2025 TO: Mariah Kerrihard, Planner FROM: Huy Huynh, Civil Engineer SUBJECT: Soos Creek Trail Parcel 0305500310 PRE25-000141 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be subject to modification and/or concurrence by official City decision- makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 0305500310, 3323059057, 3323059010, 3323059073. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within Soos Creek Water and Sewer District. 2. A water availability certificate from Soos Creek shall be provided with the land use application. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. Sanitary Sewer 1. The project is within Soos Creek Water and Sewer District. 2. A sewer availability certificate from Soos Creek shall be provided with the land use application. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek shall be routed to the City for final review prior to construction permit issuance. Surface Water 1. There is an existing 24-in public surface water main located on parcel 3323059073. There is an existing 12-in private surface water main located on parcel 3323059010. 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 Matching Forested Site Conditions. The site falls within the Soos Creek drainage basin. 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. On site critical areas that effect stormwater review include wetland, seismic hazard, and flood hazard. 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. Basic water quality treatment will be required for parcels with single family (including duplex) land use, while enhanced basic water quality treatment will be required for parcels with multifamily land use (triplex and greater). 6. 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. 7. 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. 8. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided. 10. The development falls within the R-14 zone which has a maximum impervious surface area of 80% per lot. 11. A construction stormwater permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 12. 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 $0.94 for every sqft of new impervious surface, no less than $2,350. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts 124th Ave SE to the west. • 124th Ave SE is is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 30-feet with an existing paved width of approximately 20- feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53-feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a 26-foot paved road (13- feet each side), a 0.5-foot curb, an 8-foot planting strip, and a 5-foot sidewalk. Dedication amount varies based on final survey. 2. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 3. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2025 transportation impact fee for the project per net new AM/PM Peak Hour Person Vehicle Trip is $6,987.79 per trip . https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 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. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000141 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 29, 2025 TO: Pre-Application File No. 25-000141 FROM: Mariah Kerrihard, Associate Planner SUBJECT: Soos Creek Trail Phase 5a (APNs 3323059057, 3323059073, 3323059010, and 133273TR-L) 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, King County Parks, is proposing a 0.625-mile (3,300 LF) trail extension from the existing northern terminus and adding a new light pole feature on the north side of SE 192nd St. This project is a King County Parks regional trail project. The trail, walkway, and associated open space shall be consistent with the Parks, Recreation, and Natural Areas Plan. The work is proposed on four (4) parcels (APNs 3323059057, 3323059073, 3323059010, and 133273TR-L) near the intersection of SE 192nd St and 124th Ave SE. This would extend the regional trail from SE 192nd St northward to the cul-de-sac on SE 186th St. The project proposes the trail to be placed on King County Roads right-of-way (SE 192nd St), King County Parks property, Tract L of the Canyon Terrace HOA, and City of Renton property. New non-pollution generating pavement is approximately 40,000 square feet and the current estimated excavation is 3,305 cubic yards (cy) and the estimated fill for the project is 2,500 cy. Trail widths shall be a maximum width of twelve feet (12’). Trails shall be constructed of permeable materials which protect water quality, allow adequate surface water and ground water movements, do not contribute to erosion, are located where they do not disturb nesting, breeding, and rearing areas, and designed to avoid or reduce the removal of trees. Access to the sites would remain the via the existing entrances off of SE 188th Pl, 124th Ave SE, and SE 186th St. According to City of Renton (COR) Maps, multiple critical areas are present on the four (4) parcels including a high seismic hazard, Springbrook Wellhead Protection Area Zone 2, wetlands (unclassified), Big Soos Creek (Type F), a floodway, and a special flood hazard area. There was a total of 152 trees assessed within the study area Soos Creek Trail Phase 5a Page 2 of 7 May 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000141 including twenty-one (21) trees in poor or very poor health. There was no in-water work proposed. Current Use: APN 3323059057 is developed with the Boulevard Lane Park and associated parking improvements. The majority of the parcel is undeveloped and encumbered with critical areas. APN 3323059010 and 133273TR-L are vacant land. APN 3323059073 is developed with a detached dwelling with access from 124th Ave SE. 1. Zoning /Land Use Designation, and Overlays: APN 3323059057 has a Comprehensive Plan Land use designation of Residential Low Density (LD) and is zoned Resource Conservation (RC). The RC zoning designation is primarily intended to provide a very low- density residential zone that endeavors to provide some residential use of lands characterized by extensive critical areas or lands with agricultural uses. It is also intended to provide separation between areas of more intense urban uses and critical lands or agricultural uses; encourage or preserve very low-density residential uses; reduce the intensity of uses in accordance with the extent of environmentally sensitive areas such as floodplains, wetlands and streams, aquifers, wildlife habitat, steep slopes, and other geologically hazardous areas; allow for small-scale farming to commence or continue; and provide viable uses within urban separators. APN 3323059073 and APN 3323059010 have a Comprehensive Plan land use designation of Residential Low Density (LD) and is zoned Residential-4 (R-4). The Residential-4 Zone (R-4) is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. It is intended to implement the Residential Low Density Comprehensive Plan designation. The Residential-4 (R-4) allows a maximum density of four (4) dwelling units per net acre. 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. Based on the materials submitted with the preapplication request, the existing park is classified as a “Neighborhood Park” per RMC 4-11-160. The use “Neighborhood Park” is permitted outright in the RC and R-4 zones. 2. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations “(RC)” and “(R-4)” effective at the time of complete application. 3. 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, with the exception of areas for required walkways and driveways and shall contain trees, shrubs, and landscaping. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6- 060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall Soos Creek Trail Phase 5a Page 3 of 7 May 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000141 be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, streetlights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small- sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. Landscaping shall meet all applicable requirements of RMC 4-4-070, “Landscaping”. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. 4. 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 Soos Creek Trail Phase 5a Page 4 of 7 May 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000141 TREE SIZE TREE CREDITS 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 independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application if trees are proposed for removal. 5. 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 or grading plan. Within commercial zones the maximum height of any fence, hedge, or retaining wall within the front yard and secondary front yard shall not exceed 48 inches (48”) in height within 15 feet (15’) of the front yard property line or within any part of the clear vision area. Chain link fencing shall be coated with black, brown, gray or green bonded vinyl. Fences, hedges and retaining walls shall not stand in or in front of any required landscaping. If a new or replacement fence is proposed within 15 feet (15’) of a public street on a site that is nonconforming to street frontage landscape requirements per RMC 4-4-070F.1, the site shall be brought into conformance. 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. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Soos Creek Trail Phase 5a Page 5 of 7 May 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000141 Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. 6. Refuse and Recycling Areas: Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards.” There are general requirements for all uses for location, signage, screening, and setbacks for collection areas and specific requirements. Refuse and recyclables deposit areas can be centralized or dispersed throughout the site, but they must be easily accessible for users and collection trucks. Outdoor refuse and recyclable deposit areas and collection points shall not be located in any required setback or landscape areas. Collection points shall be located in a manner so that hauling trucks do not obstruct pedestrian or vehicle traffic on-site, or project into any public right-of-way. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. All new developments shall provide on-site refuse and recyclable deposit areas and collection points for collection in compliance with RMC 4-4-090, Refuse and Recyclables Standards. The size of these areas shall be dependent on the size and number of the proposed uses. A narrative should be provided as part of the land use application that identifies refuse and recycling locations, whether existing or proposed along the trail route. The proposal should also include details on the location and design of these areas to ensure compliance with accessibility requirements. Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened. A six-foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. In cases where Zoning Code fencing provisions conflict with the six-foot (6') wall or fence requirement, the Zoning Code provisions shall rule. Containment shall be provided if the site infiltrates to a Zone 1 Wellhead Protection Area. 7. Parking: Vehicle and bicycle parking for the proposal should be considered. The applicant would be required to submit a parking analysis at the time of the formal land use application, demonstrating that the proposal would have sufficient parking space for the use. 8. Access/Driveways: Access is proposed to remain the same for each of the parcels within the scope of work. Driveway widths are limited by the driveway standards, in RMC 4-4-080I. No changes are proposed to the existing access point. 9. Critical Areas: According to City of Renton (COR) Maps the subject site is mapped with a High Seismic Hazard, a High Erosion Hazard, a wetland, a Type F stream (Big Soos Creek), a floodway, Springbrook Wellhead Protection Area Zone 2 and a Special Flood Hazard Area (100-year flood) FEMA Zone –AE. A portion of the project is located within the floodplain (FEMA Zone – AE). Flood Hazard Data shall be submitted with formal land use application pursuant to RMC 4-8-120D. Development proposals and other alterations shall not reduce the effective base flood storage volume of the floodplain. If grading or other activity reduces the effective storage volume, compensatory storage shall be created on the site or off the site if legal Soos Creek Trail Phase 5a Page 6 of 7 May 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000141 arrangements can be made to assure that the effective compensatory storage volume will be preserved over time. Future improvements would be required to comply with Flood Hazard Area standards related to flood proofing, compensatory storage, and construction techniques capable of resisting hydrostatic and hydrodynamic loads. All new construction and substantial improvements shall be anchored to prevent flotation, collapse, or lateral movement of the structure resulting from hydrodynamic and hydrostatic loads including the effects of buoyancy. The applicant must provide Flood Hazard information, Biological Assessment, Geotechnical Analysis with the land use application. It is the applicant’s responsibility to ascertain if any other critical areas or environmental concerns are present on the site during site development or building construction. A geotechnical study shall be provided by a qualified professional with the land use application if slopes are to be worked within, where city approval would be required for work in sensitive or protected slope areas. The study shall demonstrate that the proposal would not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal would not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure stability. A Type F stream has been identified on-site to the west. Type F streams require a 115- foot buffer with a 15-foot building setback. A stream study would be required with the building permit application to demonstrate compliance with buffer requirements. If impacts are proposed to the stream or buffer area a preliminary mitigation plan and a supplemental stream study would also be required. The stream buffer and building setback should be shown on the site plan. Wetlands are identified in the City of Renton (COR) maps. A wetland delineation was provided applicant’s preapplication submittal which identifies a Category 1 wetland on the site. Category 1 wetlands have a minimum buffer requirement of 115 feet (low habitat function) and maximum buffer requirement of 200 feet (high habitat function). The wetlands identified on the property within the subject proposal’s area is regulated under RMC 4-3-050 Critical Areas Regulations. The applicant shall provide updated wetland reconnaissance and identification, and preliminary mitigation plans to offset impacts for those wetlands and/or buffer areas that may be impacted by the proposal as part of the land use submittal. 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: The proposed project may not be exempt from Environmental (SEPA) review due to the wetlands (unclassified), Big Soos Creek (Type F), floodway, and a special flood hazard area. Therefore, an environmental checklist is a submittal requirement. 11. 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. Soos Creek Trail Phase 5a Page 7 of 7 May 29, 2025 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2025\PRE25-000141 12. Permit Requirements: The proposed project would require a Critical Areas Exemption (CAE). Critical Area Exemptions may be reviewed in 2-4 weeks and require no fee. Environmental Review applications are reviewed in an estimated time frame of 6-8 weeks once a complete application is accepted. The 2025 application fee for SEPA review is $1,856. There is an additional 5% technology fee at the time of land use application. In addition to the required land use permits, separate construction, building and sign permits may be required. 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. The review of these permits may occur concurrently with the review of the land use permits but cannot be issued prior to the completion of any appeal periods. If no appeals or reconsideration requests are filed within 14 days of the effective date of the decision to approve the application, the applicant may obtain building and construction permits. 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 permit issuance would apply. For informational purposes, the 2025 impact fees are as follows: • A transportation impact fee per net new AM/PM Peak Hour Person Vehicle Trip is $6,987.79 per trip; 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=City ofRenton 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 Mariah Kerrihard, Associate Planner, at 425-430-7238 or mkerrihard@rentonwa.gov to submit prescreen materials and subsequent land use application. 16. Expiration: The critical area exemption is valid for two (2) years from the date of approval. It is the applicant’s responsibility to monitor the expiration dates.