HomeMy WebLinkAboutPre-app Mtg Summary - 21-000213.pdf1
PRE-APPLICATION MEETING FOR
Tim Construction Short Plat
PRE21-000213
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 24th, 2021
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Mike Sippo, 425-430-7298, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
Building Official: Rob Shuey, rshuey@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
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Renton Regional Fire Authority
M E M O R A N D U M
DATE: June 24, 2021
TO: Alex Morganroth, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Tim Construction Short Plat
1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to
3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a
minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required
within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm.
A minimum of one new fire hydrant is required.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee
is paid at building permit issuance. Credit is due for the removal of the one existing single-family
unit.
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. Maximum grade is 15 percent. Dead end streets over
150-feet long require an approved hammerhead turnaround.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 23, 2021
TO: Alex Morganroth, Senior Planner
FROM: Michael Sippo, Civil Engineer III, Plan Review
SUBJECT: Tim Construction 9-Lot Short Plat
3315 Talbot Rd S
PRE21-000213
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) 302305-9012. The
following comments are based on the pre-application submittal made to the City of Renton by the applicant.
WATER
• The project is within the City of Renton’s Talbot Hill water service area in the 350-hydraulic zone.
• The site is located outside of an Aquifer Protection Area.
• There is an existing 12-inch City water main located in Talbot Rd S that can deliver a maximum capacity of
4,500 gallons per minute (gpm) - (see Water plan no. W-0599).
• The static water pressure is approximately 112 psi at ground elevation of 92 feet
• There is existing water service(s) to the subject property:
o (1) 3/4-inch domestic water meter(s)
Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire
Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm
minimum for dwellings up to 3,600 square feet (including garage and basements) and 1,500 gpm minimum if
dwellings exceed 3,600 square feet..
The following developer’s installed water main improvements will be required to provide domestic and fire
protection service to the development including but not limited to:
1. Extension of about 410 feet of minimum 8-inch water main from the existing 12-inch water main in Talbot
Road S to the hammerhead turnaround and south to the furthest lots in the proposed plat. For fireflow
demand over 1,500 gpm, the diameter of the new main shall be 10-inch including 2 new hydrants within
300 feet of each lot.
2. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined
by the Fire Authority based on the final fire flow demand and final site plan.
3. Installation of a domestic water meter for each lot. The sizing of the meter(s) shall be in accordance with
the most recent edition of the Uniform Plumbing Code.
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4. Installation of a backflow prevention assembly on private property behind the domestic water meter. A
double check valve assembly (DCVA) is required for water meters for residential water use if a residential
fire sprinkler system is required and/or for 3-story buildings. DCVA’s with size 2-inch or smaller shall be
installed a meter box.
5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable.
6. 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 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. Retaining walls, rockeries or similar structures cannot be installed over
the water main unless the water main is installed inside a steel casing.
7. A conceptual utility plan will be required as part of the land use application for the subject development.
8. A pressure reducing valve (PRV) is required downstream of each domestic water meter because the static
water pressure exceeds 80 psi.
9. The development is subject to applicable water system development charges (SDC’s) and meter installation
fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The
development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can
be found in the 2018 Development Fees Document on the City’s website. Fees that are current will be
charged at the time of construction permit issuance.
10. The SDC fee for water is based on the size of the new domestic water to serve the project. The current 2021
water fee for a single 1-inch meter install is $4,450 per meter.
11. The subject property is within the (Valley General) Hospital and South Talbot Hill Water Special Assessment
District (SAD) #8406 as established by City ordinance #3790 with recording no. 8403260504. For preliminary
fire flow demand is 1,500 gpm or less, the following assessments will apply:
a. Area Charge of $0.034 per square foot x 117,176 SF = $3,983.98
b. Frontage foot charge of $16.00 per lineal foot of frontage x 311.17 LF = $4,878.72.
12. The development is subject to water system redevelopment fees based on the size of the existing meters
and if the existing meters are abandoned.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8-inch wastewater main located in the western portion of the subject property (see City
plan no. S-0166).
3. The developer will need to show how they propose to serve the new development with sanitary sewer
service to each of the lots. All lots shall be provided separate side sewer stubs. Side sewers shall be a
minimum 2% slope.
4. In order to serve the east lots, the sewer main will need to extend an adequate distance to the east to allow
perpendicular tee services into the sewer main and be located within a 15’ public sewer easement. Sewer
does not need to extend Talbot Road.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for s ewer is
based on the size of the new domestic water to serve the project. The current 2021 sewer fee for a 1-inch
meter install is $3,450 per meter. Each lot shall have a separate meter.
SURFACE WATER
1. A drainage report complying with the current 2017 Renton Surface Water Manual (2017 RSWDM) will be
required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard
area matching Forested Site Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A
– Flow chart to determine the type of drainage review required in the RSWM.
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2. Critical areas on site that may affect stormwater review include erosion hazard, landslide hazard, and steep
slopes.
3. There is an existing stormwater ditch located in the east side of Talbot Road S and 18-inch conveyance pipe
(reference City plan no-R-2288) which appears to discharge into an outfall at the southeast property corner
of the proposed development project. The drainage report shall include a full upstream and downstre am
analysis in accordance with the requirements outlined in the RSWM.
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 RSWM 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 will be required to help mitigate the new runoff created by this development. 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. Storm drainage improvements along all public street frontages are required to conform to the City’s street
standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with
standards found in Chapter 4 of the 2017 RSWDM and shall account for future runoff from the total
upstream tributary area.
7. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of
the site exceeds one acre.
8. 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 (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. Surface water system development fee is $2,000 for each new lot. This is payable prior to issuance of the
construction permit.
TRANSPORTATION
1. The proposed development fronts Talbot Road South along the west property line(s). Talbot Road South is
classified as a Collector Arterial Road and is identified in the Renton Trails and Bicycle Master Plan (January
2019) as having 6’ bicycle lanes and 8’ parking lanes in the future. The specific reference to Talbot Road is
on page 74. Existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street
standards for Collector Arterial streets, minimum ROW is 87 feet for a 2 lane roadway. Dedication of 13.5
feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include
a pavement width of 50 feet (25 feet from centerline), an 11-foot travel lane, 6-foot bicycle lane, 8-foot
parking lane, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage
improvements.
2. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-
end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for
emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6-
060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and
Emergency Services.
3. Frontage improvements along the new public road shall comply with the City’s complete street standards
and shall provide for 53-ft of right-of-way, including an 8-foot planter strip, 5-foot sidewalk and 0.5-foot
curb and gutter on both sides of the street.
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.
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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. Street lighting is required from a development that includes more than 4 residential units.
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 $10,861.69
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 existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage
or within the site must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
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 civil construction permits for utility and street improvements will require separate plan submittals. All
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil
plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal
requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014.
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 2021 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.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired
through the building department.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 24, 2021
TO: Pre-Application File No. 21-000213
FROM: Alex Morganroth, Senior Planner
SUBJECT: Tim Construction Short Plat
Parcel #3023059012
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 https://www.codepublishing.com/WA/Renton/.
Project Proposal: The applicant is proposing to subdivide an existing parcel into nine (9) lots and a two critical areas
tract. The subject property is located at 3315 Talbot Road S near the intersection of Talbot Rd S and S 32 nd St (APN
3023059012). The project site totals 117,176 square feet (2.69 acres) in area and is currently developed with a
single-family home and associated detached garage. The site has a Comprehensive Plan Land Use Designation of
Residential Medium Density (MD) and a zoning designation of Residential-6 (R-6) dwelling units per net acre (du/ac).
The applicant is proposing to demolish the existing home and accessory structure and construct nine (9) new
detached single-family homes on the new lots. Proposed lots range in size from 7,001 sq. ft. to 12,131 sq. ft. Access
to all lots is proposed via a new public street off of Talbot Rd S. Sensitive slopes, protective slopes and a high erosion
hazard are mapped on the project site. The applicant indicated the presence of wetlands on the site near the south
property line. Significant tree and vegetation removal is not proposed, but is anticipated based on the proposed
layout.
Current Use: The site is currently developed with a single-family home and detached accessory buildings.
Zoning/Density Requirements: The subject property is zoned Residential-6 (R-6). The minimum density in the R-6
zone is 3.0 dwelling units per net acre (du/ac) and the maximum density is 6.0 du/ac. Private access easements ,
critical areas and public right-of-way are deducted from the total area to determine net density. 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. In order to calculate the proposed density of the project,
any area of public road, private easement, and/or critical area dedication must be known.
As proposed, the nine (9) lots would yield a net density of approximately 3.35 du/ac (9 units/2.39 ac = 3.35 du/ac).
Once dedication requirements are determined, the applicant will need to subtract the ROW dedication from the
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gross acreage to obtain a final net density. Compliance with the density standards would be required to be
demonstrated at the time of formal land use application.
Please note that calculations 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.
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-6 standards” herein)
Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-6 is 7,000 square feet. Minimum
lot width for interior lots is 60 feet. Minimum lot width for corner lots is 70 feet. Minimum lot depth is 90 feet. The
majority of lots appear to meet the minimum standards for lot size, width, and depth, but it’s unclear if all lots
meet the requirements due to missing lot lines on the provided plat map. 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-6 standards allow a maximum building coverage of 40% of the lot are a. The maximum
impervious coverage in the R-6 zone is 55%. The maximum wall plate height is restricted to 24 feet, and the buildings
shall not be 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 are restricted to a maximum wall plate height of 12 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.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and
any private access easement or tract. The required setbacks for the R-6 zone are as follows: Front yard: 25 feet for
the primary structure; Rear yard: 25 feet; Side yards: combined 15 ft. with not less than 5 ft. on either side. Corner
lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yar d;
in place of a rear yard setback, the side yard setback of the zone shall apply. Lots adjacent to both public ROW and
driveway tract frontage are classified as corner lots. Setbacks for the lots will be verified at the time of formal short
plat application.
Access/Parking: Access to the lots is proposed via a new public residential access road with hammer head off of
Talbot Rd S. Based on the applicant’s proposal, it is unclear whether or not the hammerhead would be a part of the
public street or located in a tract. All lots would have driveways off of the new road.
Each lot is required to accommodate off street parking for a minimum of two vehicles.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, t he 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. Street trees and groundcover shall be planted
within right-of-way planting strips and there shall be a minimum of one stree t tree planted per lot. 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.
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Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the
outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please
refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements.
A conceptual landscape plan shall be provided with the 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.
Critical Areas: A high erosion hazard, protected slopes, and sensitives slopes, and moderate and high landslide
hazards have been identified on the project site by COR Maps. Just off site to the east COR Maps indicates an
unclassified coal mine hazard. Therefore, a geotechnical report with a coal mine hazard assessment shall be
prepared by a licensed geotechnical engineer and shall be submitted with the short plat application. A 15 foot
structure setback is required for protected slopes (40-90% slope).
In addition, the applicant indicated the presence of wetlands and a stream on the project site. If wetlands or streams
are present on or within 200 feet of the project, a wetlands report and delineation along with a stream study
prepared by a licensed biologist shall be submitted with the short plat application. Please note that the buffers
indicated in the submittal appear to be calculated prior to an update to the wetlands regulations in 2014 which
increased the minimum buffers. The current buffers are shown in the table below. 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.
If any impacts are proposed to the wetlands and or stream a wetland mitigation plan and/or supplemental stream
study would be required to be submitted with the application.
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Wetlands
Buffers
RMC 4-3-050
High Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7
points)
Low
Habitat
Function
(3-4
points)
All Other
Scores
Structure
Setback: 15
ft.1
Category I – Bogs &
Natural
Heritage Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Critical Areas such as wetlands and protected slopes are required to be placed in a Native Growth Protection
Tract.
Environmental Review: The project is subject to Environmental (SEPA) Review due to the presence of critical
areas on the site. Therefore an Environmental Checklist must be submitted with the land use application.
Environmental Review: Projects consisting of nine (9) units or less and that will not impact a critical area are
exempt from Environmental (SEPA) Review. Based on the proposal submitted by the applicant, the proposed
project would be exempt from SEPA review.
Permit Requirements: The proposal would require administrative short plat approval. The 2021 administrative
short plat application fee is $5,680.50 ($5,410 plus a 5% Technology Surcharge Fee). The 2021 Environmental
(SEPA) Review fee is $1,600.00. The 2021 fee for modification requests is $250 for each modification ($260 plus a
5% Technology Surcharge Fee). All fees are subject to change. The applications would be reviewed concurrently
within an estimated time frame of six to eight weeks. Detailed information regarding the land use application
submittal can be found on the City’s permitting page at permitting.rentonwa.gov and clicking on “Land Use”, 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. The applicant is
responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the land
use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov).
Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would
apply to all projects and payable prior to building permit issuance. The 2021 impact fees are as follows:
• A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit.
• A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit.
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• A Fire Impact fee of $829.77 per each new detached dwelling unit.
• An Renton School District Impact Fee of $7,681.00 per each new detached 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 shall contact Alex Morganroth, Senior
Planner at amorganroth@rentonwa.gov or 425-430-7219 to request an FTP link to submit the documents for a
prescreening. Prescreening of the documents takes approximately one week, after which time staff will either
accept the application or request additional information.
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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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 24, 2021
TO: Alex Morganroth, Senior Planner
FROM: Rob Shuey, Building Official
SUBJECT: Tim Construction Short Plat
Parcel #3023059012
1. Page 11 of the Geotech site evaluation, Seismic Design, refers to the 2015 International Building
Code. The city has adopted the 2018 International Building Code and all references, assumptions and
calculations shall be per the 2018 IBC.
CONNECT TOEXISTING 12"WATER MAINNEW 8" MAIN FOR HOMES LESSTHAN 1,000 GPM FIRE FLOWDEMAND OR NEW 10" MAIN FORHOMES WITH FIRE FLOWDEMAND UP TO 1,500 GPM.NEW HYDRANT (TYP)1-INCH WATER METERFOR EACH LOT INPLANTER STRIP ANDOUTSIDE OFDRIVEWAY (TYP)I. FITZ-JAMES, P.E. WATER UTILITY 06/14/21