HomeMy WebLinkAbout15615 City Pre-app notesHEGGER SHORT PLAT
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CITE( OF RENTON
Department of Community & Economic Development
Planning Division
October 8, 2015
Contact Information:
Planner: Clark H. Close, 425-430-7289
Public Works Plan Reviewer: Ann Fowler, 425-430- 7271
Fire Prevention Reviewer: Corey Thomas, 425-430-7024
Building Department Reviewer: Craig Burnell, 425-430-7290
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).
FIRE & EMERGENCY SERVICES "fir"Y"1
DEPARTMENT'�
M E M O R A N D U M
DATE: October 8, 2015
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: (Hegger Short Plat — 2525 Aberdeen Ave NE)
PRE15-000679
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.
2. The fire impact fees are currently applicable at the rate of $495.10 per single family
unit. Credit will be granted for the 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. Access is required within 150 -feet of all points on the buildings.
` Hammerhead type turnaround is required for dead end roads that exceed 150 -feet
long. Application for a variance to provide fire sprinklers in home on Lot 1 in lieu of a
turnaround will be considered.
DEPARTMENT OF COMMUNITYw• CITY, OF
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 8, 2015
TO: Clark Close, Senior Planner
FROM: Ann Fowler, Plan Review
SUBJECT: Hegger Short Plat
2525 Aberdeen Ave NE
PRE15-000679
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 3343902000.
The following comments are based on the pre -application submittal made to the City of Renton by the
applicant.
WATER
1. The proposed development is within the City's water service area and in the 435 -hydraulic zone.
There is an existing 16 -inch water main (see City water project plan no. W-2825) in Aberdeen
Ave NE, which can deliver a maximum flowrate of 5,900 gallons per minute. The static water
pressure is about 60 psi at ground elevation 294 feet.
2. There is an existing 3/4 -inch water meter serving the existing residence (#2525 Aberdeen Ave
NE) on the subject property (utility billing account ref#530539).
3. The following water main improvements will be required to provide water service for domestic
use and for fire protection for the subject development:
a. Extension of approximately 40 feet of 8 -inch water line stub across Aberdeen Ave NE
connecting to the existing 16 -inch water main in Aberdeen Ave N.E.
b. Installation of a fire hydrant at the proposed private access road.
c. Extension of about 190 feet of 6 -inch water main within the private access road from
the above new 8 -inch stub to the east property line of the last westerly lot (lot 1).
d. Installation of 1 -inch minimum domestic water service and meter to each new lot.
e. Subject to payment of applicable water system development charges and water meter
installation fees for the new lots.
4. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
Hegger Short Plat — Pre -App 15-000679
Page 2 of 3
October 8, 2015
General Design and Construction Standards for Water Main Extensions as shown in Appendix J
of the City's 2012 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main
5. This site is located in the Wellhead Protection Area Zone 2.
6. The development is subject to a water system development charge (SDC) fee. SDC fee for water
is based on the size of the new domestic water to serve the project. The current water fee for a
single 1 -inch meter install is $3,090.00 per additional lot. Credit will be given for the existing
home.
SEWER
1. Sewer service is provided by the City of Renton.
2. There is an existing 8" sanitary sewer main in Aberdeen Ave NE.
3. The proposed project needs to show how they propose to serve the new development with
sanitary sewer service to all of the lots.
4. 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. The current sewer
fee for a single 1 -inch meter install is $2,135.00 per additional lot. Credit will be given for the
existing home.
5. The site is in the East Kennydale and Aberdeen Ave NE Special Assessment Districts (SADs). The
SAD fee for the East Kennydale SAD is $666.88 per lot for the additional lots. Credit will be given
for the existing home. The Aberdeen Ave NE SAD fee is $8,660.03 per base lot. A portion of this
fee has been paid by the existing property owner. The balance owing for the base lot is
$3,498.71. This fee does not apply to any of the new lots.
SURFACE WATER
1. There are existing storm drainage facilities in Aberdeen Ave that stops at the north end of the
property line.
2. Stormwater main extension across the site frontage on Aberdeen Ave NE is required, which is
approximately 105 LF of 12 -inch main.
3. A drainage report complying with the City adopted 2009 King County Surface Water Manual and
City Amendments will be required. Based on the City's flow control map, the site falls within the
Flow Control Duration Standard matching Forested Site Conditions and is within the May Creek
Drainage Basin. Refer to Figure 1.1.2.A — Flow chart to determine the type of drainage review
required in the City of Renton 2009 Surface Water Design Manual Amendment.
4. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff
created by this development. The final drainage plan and drainage report must be submitted
with the utility construction permit application.
5. The site contains regulated slops of greater than 15% and 25%.
6. A geotechnical report for the site is required. Information on the water table and soil
permeability, with recommendations of appropriate flow control BMP options with typical
designs for the site from the geotechnical engineer, shall be submitted with the application.
7. Surface water system development fee is $1,350.00 for each new lot. This is payable prior to
issuance of the construction permit.
Hegger Short Plat — Pre -App 15-000679
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October 8, 2015
TRANSPORTATION
1.
Existing right-of-way width in Aberdeen Ave NE is approximately 60 feet. Aberdeen Ave NE is
classified as a collector arterial road. To meet the City's complete street standards for collector
arterial streets, minimum right of way width is 83 feet. Half street improvements would include
23 feet of paving from the centerline, installation of a 0.5 foot curb, gutter, an 8 -foot planter
a
strip, and an 8 -foot sidewalk per City code 4-6-060. Dedication of 11.5 feet of right of way would
be required. However, the City's transportation group has determined and will support a lesser
standard to match existing improvements along Aberdeen Ave NE. Recommendation will allow a
pavement width of 36 -feet (18 -feet of pavement from centerline), 8 foot planting strips, 5 -foot
sidewalks, 1 -foot clearance at back of walk and 0.5 -foot curb. This recommendation results in a
total right-of-way width of 65 feet, requiring 2 -1/2 -feet of ROW dedication. Applicant will need
to submit an application to the City requesting a modification of the street frontage
improvements as outline in City code 4-9-25005d.
2.
Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. 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').
3.
Access to each of the four lots may be granted via a private street for lots less than 6 units.
Private access roads shall consist of a minimum of a 26 -foot easement with a 20 -foot pavement
width for emergency services access and must provide a turnaround in compliance with City
code 4-6-0601. The private street must be installed prior to recording the final plat.
4.
Street lighting is required from a development that includes more than 4 residential units.
5.
A modification may be requested to provide sprinklers in Lot 1 in lieu of a turnaround.
6.
Payment of the transportation impact fee is applicable on the construction of the single family
houses at the time of application for the building permit. The current rate of transportation
impact fee is $2,214.44 per single family house. The transportation impact fee that is current at
the time of building permit application will be levied, payable at building permit issue.
GENERAL COMMENTS
1. All construction or service utility permits for drainage and street improvements will require
separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans
shall be prepared by a licensed Civil Engineer.
2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of
the drainage report, the permit application, an itemized cost of construction estimate, and
application fee at the counter on the sixth floor.
3. All sewer stubs, water services and storm connections are required to be provided to each lot
prior to recording of the short plat.
4. All utilities serving the site are required to be undergrounded.
5. Fees quoted in this document reflect the fees applicable in the year 2015 ONLY.
DEPARTMENT OF COMMUNITY �,Fs•�'"�"' :_ ry °F
AND ECONOMIC DEVELOPMENT Re
nton
M E M O R A N D U M
DATE: October 8, 2015
TO: Pre -Application File No. 15-.000679
FROM: Clark H. Close, Senior Planner
SUBJECT: Hegger Short Plat — 2525 Aberdeen Ave NE
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 for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The project site is located at 2525 Aberdeen Ave NE (King County parcel nos.
334390-2000 and 334390-2021) between NE 25th PI and NE 26th PI. The proposal is to
subdivide the subject property into 4 single-family residential lots with a shared driveway tract
located along the northern property line. According to the King County Quarter Section Map,
the subject site totals 0.6 acres (26,380 sf) in area. The parcels are zoned Residential -8 (R-8).
Proposed residential lot sizes range from 5,357 sf to 6,730 sf. Access to all lots would be from a
shared driveway tract to provide connection to Aberdeen Ave NE. The parcel slopes to the
northwest and contains regulated slopes and moderate landslide hazards. The site is located
within the Wellhead Protection Area Zone (Zone 2). No other critical areas were identified on
City of Renton (COR) Maps. The parcel was annexed into the City under Zirk Annexation in 1960,
per Ord. No. 1818 and has a Comprehensive Land Use designation of Residential Medium
Density. The new lots are intended for the eventual development of three additional detached
single-family homes.
Current Use: The site is developed with a single-family house built in 1962 within the easterly
portion of the site with mature landscaping throughout the property.
Zoning: The property is located within the Residential -8 (R-8) zoning designation. The R-8 zone
was established for single family residential dwellings allowing a range of 4 to 8 dwelling units
per net acre (du/ac). The R-8 is intended to implement the Residential Medium Density Land
Use designation. Development in the R-8 zone is intended to create opportunities for new single
family residential neighborhoods and to facilitate high-quality infill development that promotes
Hegger Short Plat, PRE15-000679
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October 8, 2015
reinvestment in existing single family neighborhoods. It is intended to accommodate uses that
are compatible with and support a high-quality residential environment and add to a sense of
community. Detached single family residential dwelling units are a permitted uses within the R-8
zoning designation.
Density: The area of private access easements, private roads, critical areas (wetlands, streams,
slopes in excess of 40 percent), and public right-of-way dedications are deducted from the total
area to determine the "net" site area prior to calculating density. The private access easement
was provided as part of the pre -application packet at 3,213 square feet at 16 feet wide by 189
feet long. If the proposed shared driveway tract is consistent with the adopted Renton
Municipal Code then the preliminary area of the shared driveway tract would be roughly 4,800
square feet. The net density of the site would be roughly 8 du/ac (4 units / 0.4954 acres). A final
density worksheet would be required at the time of formal land use application. The applicant
would be required to demonstrate compliance with the net density requirements of the zone
at the time of formal application.
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. The following table evaluates each lot and
compliance with the minimum standards.
Lot #
Size
Min. 5,000 sf
Width
Min. 50 ft / Corner 60 ft
Depth
Min. 80 ft
Compliance
1
6,730
63.61
106.27
Yes
2
5,602
63.00
88.47
Yes
3
5,545
63.00
87.57
Yes
4
5,357
63.00
87.57
Yes
The proposal appears to comply with the minimum lot width and depth requirements of the
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.
For short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than
the required minimum lot size indicated in subsection A of this Section, Residential
Development Standards. If all other parcels meet the required minimum lot size standard of the
zone, one parcel in the R-8 zone may be allowed to be 4,500 square feet (RMC 4-2-110D.34.c).
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. Detached accessory structures must remain below a height of 15 feet.
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 facade for each one (1) vertical
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October 8, 2015
foot above the maximum wall plate height (see Code Interpretation 73 (CI -73) for more
information about residential building height). The gross floor area must be less than that of the
primary structure. Accessory structures are also included in building lot coverage calculations.
Lot 4 has an existing home that does not appear to exceed the maximum building coverage
although no data was submitted. Verification of the building coverages would need to be
provided at time of short plat submittal. The proposal's compliance with the building
standards for the other lots would be verified at the time of building permit review for the new
residences to be located on all lots.
Setbacks — Setbacks are the minimum required distance between the building footprint and the
property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary
structure (except when all vehicle access is taken from an alley, then 15 feet and the vehicle
entry for a garage or carport shall be set back twenty feet (20') from the property line where
vehicle access is provided; all other facades of a garage shall be subject to the applicable zone's
minimum setback); Rear yard: 20 feet; Side yards: 5 feet; and Side yards along streets: 15 feet.
The application materials did not identify setback distances for the existing home to be retained
on Lot 4. Based on rough measurements by staff, the existing home on proposed lot 4 would
have a front yard setback of 19 feet, a north side yard setback along the shared driveway of 21
feet, a south side yard setback of 11 feet, and rear yard setback of 14 feet. All approximate
measurements for the existing home must comply with the setback minimums of the zone and
would be required to be identified on the Short Plat application materials. Setbacks for all
other lots (new residences) would be verified at the time of building permit review.
Lot Configuration — The proposed short plat would be subject to the Residential Design
Standards outline in RMC 4-2-115. One of the following is required:
1. Lot width variation of 10 feet minimum of one per 4 abutting street -fronting lots, or
2. Minimum of 4 lot sizes (minimum of 400 gross square feet size difference), or
3. A front yard setback variation of at least 5 feet minimum for at least every 4 abutting
street fronting lots.
The proposal would only have one public street -fronting lot. One of the above configuration
standards would need to be identified as part of a Short Plat application's project narrative and
identified as part of the project layout. It appears that Criteria 2 with the minimum variation of
lot sizes could be achieved with the proposal.
Building Design Standards — The proposed structure would be subject to the Residential Design
Standards outlined in RMC 4-2-115. Compliance with the residential design standards would be
verified at the time of building permit review.
Access/Parking: Access to the lots would be through a shared driveway tract from Aberdeen
Ave NE. Each lot is required to accommodate off street parking for a minimum of two vehicles.
Shared driveways are required to be completely within a tract. Per RMC 4-6-060J.1 Shared
driveways may be allowed for access to four (4) or fewer residential lots, 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
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October 8, 2015
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
f. The shared driveway poses no safety risk and provides sufficient access for emergency
vehicles and personnel.
The applicant has identified a 16 foot wide shared driveway across the first 189 feet of the
site, right on the north property line. 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. Per RMC 4-6-060H.2 an approved turnaround is required for dead end streets 150 feet
or longer. A required turnaround was not identified in the submitted layout. An application for
a variance to provide fire sprinklers in home on Lot 1 in lieu of a turnaround will be considered
by the Renton Fire Department. Otherwise, the lots would need to be reconfigured to meet the
minimum lot sizes and dimensions given the requirement for a turnaround.
As a result of the site's topography (regulated slopes identified by COR Maps between 15 to 40
percent) along the north property line, a retaining wall may be required to support the shared
driveway. Staff is recommending a minimum 4 -foot wide landscaping strip between the shared
driveway and north property line. This additional area may be needed for construction to allow
the road to be built without impacting the single family properties to the north.
Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a
variance is required. The maximum width of single loaded garage driveways shall not exceed 9
feet and double loaded garage driveways shall not exceed 16 feet.
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
drought -resistant vegetative cover. The minimum on-site landscape width required along street
frontages is 10 feet. Such landscaping shall include a mixture of trees, shrubs, and groundcover
as approved by the Department of Community and Economic Development.
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 tree spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a minimum
of one street tree planted per address. Any additional undeveloped right-of-way areas shall be
landscaped unless otherwise determined by the Administrator of the Department of Community
and Economic Development or designee. Broadleaf trees planted in residential zones must be a
minimum of one and one-half inches (1.5") in diameter (dbh). Conifer trees at the time of
planting must be fully branched and a minimum of six feet (6) in height. 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.
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
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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 formal land use application as
prepared by a registered Landscape Architect, a certified nurseryman or other certified
professional. The plan shall include, but is not limited to, the minimum 10 -foot on-site
landscaping strip and trees within the planting strip of each lot or within the front yard.
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 fence taller than 6 feet shall require a building
permit or an explicit exemption from the Building Official. 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 R M C 4-4-040.
Significant Tree Retention: An aerial image of the site identifies mature trees on the site. If
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, 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. Please refer to
landscape regulations RMC 4-4-130 for further general and specific tree retention and land
clearing requirements.
In addition to retaining 30 percent of existing significant trees, each new lot would be required
to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected
trees that do not contribute to a lot's required minimum tree density shall be held in
perpetuity within a tree protection tract.
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.
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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 Short Plat application.
Critical Areas: COR Maps identifies regulated slopes, moderate landslide hazards and a
Wellhead Protection Area Zone (Zone 2) on the site. Slopes of approximately 25 to 40 percent
are identified near the southwest corner of the site. The overall purpose of the protection
regulations is to protect aquifers used as potable water supply sources by the City from
contamination by hazardous materials. All proposals for new facilities within any zone of an
aquifer protection area must be reviewed for compliance with this RMC 4-3-050 prior to
issuance of any development permits for uses in which hazardous materials are stored, handled,
treated, used or produced or which increase the quantity of hazardous materials stored,
handled, treated, used, or produced. All fill material regarding quality of fill and fill material
source statement requirements, within aquifer protection areas, are required per RMC 4-3-
050H.8.
A geotechnical analysis for the site may be required to be provided by a qualified professional. If
the study is required, it must demonstrate that the proposal would not increase the threat of
the geological hazard to adjacent properties beyond the predevelopment conditions, the
proposal will not adversely impact other critical areas, and the development can be safely
accommodated on the site. In addition, the study would assess soil conditions and detail
construction measures to assure building stability. Critical Areas Regulations can be found under
RMC 4-3-050.
It is the applicant's responsibility to ascertain whether any additional critical areas or
environmental concerns are present on the site during site. If so, the proposal would need to be
revised accordingly.
Environmental Review: Except when located in sensitive areas or lands covered by water, short
plats of 9 or fewer residential lots are categorically exempt from Environmental (SEPA) Review.
If the project remains under these thresholds, a SEPA checklist would not be required for the
proposed short plat.
Permit Requirements: The proposal would require approval of an administrative short plat. The
administrative short plat request would be reviewed within an estimated time frame of six to
eight weeks. The 2015 fee for a short plat application is $2,000.00 plus a 3% technology
surcharge fee. Detailed information regarding the land use application submittal items have
been provided in the attached handouts or are also available online.
The applicant will be required to install a public information sign on the property. Detailed
information regarding the land use application submittal requirements is provided in the
attached handouts. 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
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permit application and payable prior to building permit issuance. The fees for 2015/2016 are as
follows and fees will be changing on January 1, 2016:
• A Transportation Impact Fee based on $2,214.44/$2,951.17 per each new single family
residence;
• A Parks Impact Fee based on $1,441.29/$1,887.94 per each new single family residence;
• A Fire Impact fee of $495.10/$495.10 per each new single family residence; and
• Renton School District Impact Fee is $5,541.00/$5,541.00 per each new single family
residence.
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 call Clark H. Close,
Senior Planner at 425-430-7289 for an appointment.
Expiration: Upon approval, the short plat is valid for two years with a possible one year
extension (RMC 4-7-070M).
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