HomeMy WebLinkAboutPre-app Mtg Summary - 19-0002961
CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre-Applications\2019\PRE19-000296\Working Files
PRE-APPLICATION MEETING FOR
Kim Renton Development
PRE19-000296
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 5, 2019
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Nate Janders, 425-430-7382, njanders@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
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).
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FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE: December 5, 2019
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Kim Renton Short Plat
16438 111th Ave SE
1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of
1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the
proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can be
counted toward the requirements as long as they meet current code including 5-inch storz fittings. A
minimum of one new hydrant shall be required as there are no hydrants within the required maximum
distance of 300-feet. A water availability certificate is required from Soos Creek Water District.
2. The fire impact fees are currently applicable at the rate of $964.53 per single family unit. Credit will be
granted for the removal or retention of the one existing home.
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. An approved hammerhead type turnaround is
required for roadways exceeding 150-feet dead end.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 5, 2019
TO: Alex Morganroth, Planner
FROM: Nate Janders, Plan Reviewer
SUBJECT: Kim Renton Short Plat
16438 111th Ave SE
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) 6197800080. 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. Obtain a water availability certificate from Soos Creek and provide it with the construction permit submittal.
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. Obtain a water availability certificate from Soos Creek and provide it with the construction permit submittal.
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. The site generally slopes west to east and there is an existing culvert and ditch along the eastern property
line.
2. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual
will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 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
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Forested Duration Flow Control Standard. The site falls within the Soos Creek drainage basin. The site contains
regulated slopes.
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 in order of
preference by feasibility as described in Section C.1.3 of the 2017 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. A geotechnical soils report for the site is required per the 2017 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.
7. Erosion control measures to meet the City requirements shall be provided.
8. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per lot.
9. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site
exceeds one acre. If required, applicant must obtain permit and provide proof prior to Civil Permit issuance.
10. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged
based on the rate at the time of construction permit issuance.
• The current SCD fee for new single family homes is $1,800 per home.
• 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 $150,000. The
proposed project fronts 111th AVE SE to the west and private properties to the north, east and south.
a. 111th AVE SE is classified as a residential access street 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. This site falls within the East Highlands Planning Area. A new residential access street is required through the
site along the south property line. The new road will run east-west connecting 111th AVE SE and 113th AVE SE.
Per RMC 4-6-060, the minimum right of way width for a residential access street is 53’. Per City code 4-6-060,
improvements shall include a pavement width of 26 feet, 0.5-foot curbs, 8-foot planting strips, 5-foot
sidewalks, street trees and storm drainage improvements.
a. Per RMC 4-6-060 half street improvements shall be required and include a 20-foot paved road, a 0.5
foot curb, an 8 foot planting strip, a 5 foot sidewalk and storm drainage improvements. A minimum
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dedication of approximately 33.5 feet will be required. However, due to proximity of the adjacent
homes the transportation department has requested an additional 4 ft of dedication for installation of
an extruded curb, guardrail and fence along the south side of the new roadway for the safety of
adjacent homes.
3. A turnaround is required when the street length is in excess of 150 feet. Refer to RMC 4-6-060.H for types of
turnarounds required.
4. 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 maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded
garage driveway shall not exceed sixteen feet (16').
5. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
6. Street lighting is required for a project that consists of more than 4 residential units. See RMC 4-6-060 for street
lighting requirements.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of
construction permit issuance.
a. The 2019 transportation impact fee is $7,820.42 per single family home.
b. The current property contains one single family home, the developer will receive a credit for the existing
home if it is demoed.
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. 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:
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 2019 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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 4, 2019
TO: Pre-Application File No. 19-000296
FROM: Alex Morganroth, Associate Planner
SUBJECT: Kim Renton Short Plat
16438 111th Ave SE
General: We have completed a preliminary review of the pre-application for the above-referenced development
proposal. The following comments on development and permitting issues are based on the pre-application
submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant
is cautioned that information contained in this summary may be subject to modification and/or concurrence by
official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works
Administrator, Planning Director, Development Services Director, and City Council). Review comments may also
need to be revised based on site planning and other design changes required by City staff or made by the applicant.
The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development
Regulations are available online at www.rentonwa.gov.
Project Proposal: The applicant is proposing to subdivide an existing parcel into either five lots and one driveway
tract. The subject property is located at 16438 111th Ave SE near the corner of SE 164th St and 111th Ave SE (APN
0088000370). The project site totals 94,425 sq. ft. (2.17 acres) in area and is currently developed with a single-
family home and a multiple accessory structures. PSE high-voltage power lines run over the eastern portion of the
site and an associated transmission line easement is located across approximately 1/2 of the site (see Assessor’s
map at end of Planning comments). The site has a Comprehensive Plan Land Use of Designation of Residential
Medium Density and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The applicant
is proposing to retain the existing home and accessory structures and construct new detached single-family homes
on each of the new lots. The proposed lots sizes are all approximately 5,500 sq. ft. in size. Access to four of the lots
is proposed via a new shared driveway tract off of 111th Ave SE. The fifth lot with the house proposed for retention
would continue to directly access 111th Ave SE via a new curb cut and driveway. COR maps indicates the presence
of sensitive slopes on the site. The applicant did not indicate any trees or vegetation on the site proposed for
removal.
Current Use: The project site is currently developed with a single-family home and associated detached accessory
structures.
Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density
range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The
Residential Medium Density Land Use designation is intended to create opportunities for new single family
residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8
zoning designation.
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The area of public and private streets (including driveway tracts) and critical areas would be deducted from the
gross site area to determine the “net” site area prior to calculating density. Using the gross area of 94,525 sq. ft., a
5-lot proposal arrives at a net density of roughly 2.3 du/ac (5 lots / 2.17 acres = 2.3 du/ac) which would be outside
the permitted density range of the R-8 zone. In the event the applicant can show that minimum density cannot be
achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density
requirements may be waived. for minimum or maximum density which result in a fraction that is one-half (0.50) or
greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is
less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would be
required at the time of formal short plat application. The applicant would be required to demonstrate compliance
with the net density requirements of the zone at the time of formal application.
Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family
Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein)
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for
parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot
depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be
smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the
zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. As proposed,
all lots appear to meet the requirements for the R-8 zone. It is the applicant’s responsibility to demonstrate
compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application.
Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum
impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings
shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six
(6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an
additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.)
shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5)
horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Detached
accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the
primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the
building standards would be required to be demonstrated at the time of building permit review for the new
homes. Compliance with the building standards for the existing home proposed to be retained would be required
to be demonstrated at the time of short plat application.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The
required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards:
5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are
relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone
shall apply. Compliance with the setbacks for existing structures shall be demonstrated at the time of preliminary
short plat application submittal. Compliance with setbacks for the homes lots would be required to be
demonstrated at the time of building permit application.
Access/Driveways/Parking: Access to the lots was proposed via a 28-foot wide shared driveway of off 111th Ave
Shared driveways may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided:
a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property;
and
b. The subject lots are not created by a subdivision of ten (10) or more lots; and
c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic
and/or pedestrian circulation through the short subdivision or to serve adjacent property; and
d. The shared driveway would not adversely affect future circulation to neighboring properties; and
e. The shared driveway is no more than two hundred feet (200') in length; and
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f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and
personnel.
Based on the City’s Benson Area Future Roads Plan, a new road is planned along the southern edge of the site in
order to provide an additional east-west connection between 111th Ave SE and 113th Ave SE. Therefore, the
proposed driveway tract would not be acceptable for access to the new lots. Please see the comments from
Development Engineering for requirements related to the planned future road. The applicant will need to
coordinate with PSE if any construction occurs within the transmission line easement.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Compliance with private driveway and parking standards would be verified at the time of building permit review.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location
must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on
the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing
to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a
retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed
height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040.
Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping
may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10')
of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or
no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum
of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be
provided with the formal land use application as prepared by a registered Landscape Architect or other certified
professional.
Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention
plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention
plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building
footprints would be sited to accommodate preservation of significant trees that would be retained. 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.
In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree
density of 2 trees per 5,000 square feet of lot area onsite.
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; and Significant
trees over sixty feet (60') in height or greater than eighteen inches (18") caliper.
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.
If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an
evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected
tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at
the time of the formal land use application if any trees are proposed for removal.
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Residential Design and Open Space Standards: All single family residences would be subject to the Residential
Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building
Permit Review.
Critical Areas: According to COR Maps, sensitive slopes are mapped on portions of the project site. It is the
applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present
on the site during site development or building construction.
Environmental Review: The project is Categorically Exempt from Environmental (SEPA) Review.
Permit Requirements: The proposal would require administrative short plat approval. The application would be
reviewed within an estimated time frame of six to eight weeks. The administrative short plat application fee for
2020 is $5,544.00 ($5,280.00 each plus a 5% Technology Surcharge Fee). Each modification request is $262.50
($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding
the land use application submittal can be found on the City’s website by clicking “Land Use Applications” on the
Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan
submittal for all applications.
Once 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 Notice: A minimum of one Public Information Sign is required for a Short Plat application. 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 (see land use forms on City website). The
applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated
with the sign.
Once 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.
Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would
apply to all projects and would be calculated at the time of building permit application and payable prior to building
permit issuance. The 2020 impact fees are as follows:
• A Transportation Impact Fee based on $7,820.42 each new dwelling unit;
• A Parks Impact Fee based on $3,945.70 per each new a dwelling unit;
• A Fire Impact fee of $829.77 per each new dwelling unit; and
• Renton School District Impact Fee is $6,877.00 per each new dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website for your review.
Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy
of the application materials pre-screened at the 6th floor front counter prior to submitting the complete
application package. Please contact Alex Morganroth, Associate Planner at amorganroth@rentonwa.gov or 425-
430-7219 for an appointment.
Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M).
It is the responsibility of the owner to monitor the expiration date.
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