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HomeMy WebLinkAboutC_PRE21-000083_Cyprus Lane Plat_Meeting Summary_210325_v1PREAPPLICATION MEETING FOR Cypress Lane Preliminary Plat PRE 21-000083 CITY OF RENTON Department of Community & Economic Development Planning Division March 25, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Nathan Janders, 425-430-7382, njanders@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 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 formal submittal. 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). M E M O R A N D U M DATE: March 11, 2021 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Cyprus Lane Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Water is provided by King County Water District 90. A water availability certificate is required to be provided to the city. Water mains and hydrants will have to be extended through the site to meet code. 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 granted for the retention or removal of the two existing homes. 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 type turnaround , specifically Lot 11. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 24, 2021 TO: Jill Ding, Senior Planner FROM: Nathan Janders, Civil Plan Reviewer SUBJECT: Cyprus Lane Short Plat 5816 NE 4th Pl PRE 21-000083 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 1123059021, 1123059023 and 1123059031. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. Water service is provided by King County Water District 90. 2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction permit submittal. 3. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 4. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an existing 8-inch gravity wastewater main located in NE 4th Pl (see record drawing S- 295103). 3. There is an existing 8-inch gravity wastewater main located in an easement (KC recording number 20031022001986) on parcel 112305914 (see record drawing S-310201). 4. There is an existing 8-inch gravity wastewater main located in Nile Ave NE to the north of the project (see record drawing S-318718) and to the south of the project (see record drawing S- 291704). 5. A minimum 8-inch sewer main extension will be required to extend to the northernmost property line at Orcas Ave NE and Pascoe Ave NE from either NE 4th Pl or a combination of NE 4th Pl and the sewer on parcel 112305914. Sewer main extensions shall be in accordance with RMC 4-6-060. Addition extension of the sewer main may be required depending on final configuration of public roads. Any sewer main on private property will require a 15 ft wide public utility easement. 6. A minimum 8-inch sewer main extension will be required along the full property frontage along Nile Ave NE. 7. Individual sewer stubs from the new sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-060 and City of Renton Standard Details. 8. The site is served by a private on-site septic system. The septic system(s) shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 9. A conceptual utility plan will be required as part of the land use application for the subject development. 10. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2021 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $3,450.00 per meter. b. Final determination of applicable fees will be made after the water meter size has been determined. 11. The East Renton Interceptor Special Assessment District (SAD) is applicable on the project. The SAD has reached it’s maximum assessment and is $316.80 per lot. Fees are due at the time of construction permit issuance. SURFACE WATER 1. The site is generally sloped from the northeast to the southwest. There is an outfall at the north property line abutting Orcas Ave NE. 2. There is an existing 12-inch public stormwater main on the south side of NE 4th Pl (see record drawing R-295106). 3. There is an existing 18-inch public stormwater main on the east side of Nile Ave NE (see record drawing R-310207). 4. 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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Lower Cedar River drainage basin. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.2.9.1.D 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. 7. 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online on the City of Renton website. 10. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 11. The development is subject to surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The current SDC fee is $0.80 per square foot of new impervious surface but not less than $2,000. b. The current SDC fee for a single family residence is $2,000 per lot. c. The developer will receive a credit for the existing home on the lot if demoed. TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. a. The proposed project fronts NE 4th Pl along the south property line. NE 4th Pl is classified as a Residential Access street with an existing ROW of approximately 28.51-feet, however the centerline is offset and approximately 12 feet of ROW fronts the property. Per RMC 4-6-060, the minimum right of way width for a Residential Access street is 53- feet that includes a 26-foot paved road (13 feet from centerline), a 0.5-foot curb, an 8- foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. Approximately 14.5 feet of dedication will be required pending final survey. b. The proposed project fronts Nile Ave NE along the west property line. Nile Ave NE is classified as a collector arterial street with an existing ROW of approximately 60 feet. Per RMC 4-6-060, the minimum right-of-way width for a Collector Arterial street with 2 lanes is 83 feet that includes a 46 foot paved road (23 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees and storm drainage improvements. i. However, the adopted Renton Trails and Bicycle Master Plan includes a modified street section for the portion of Nile Ave NE fronting the site. The street section reduces the pavement width to 44 feet (22 feet from centerline) which includes one 11 foot travel lane in each direction, one 12 foot two-way turn lane, one 5 foot bike lane in each direction and no on-street parking. The modified street standard requires a minimum ROW of 73 feet. Half street improvements shall include a pavement width of 22 feet, a 0.5 foot curb, an 8 foot planting strip a 5 foot sidewalk, a 1 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 6.5 feet will be required pending the final survey. A modification will be required. c. The proposed project fronts Pasco Ave NE along a portion of the easternmost side of the north property line. Pasco Ave NE is a residential access street with an existing ROW of approximately 30 feet. Pasco Ave NE shall be extended such that it connects to Orcas Ave NE with improvements as per code. Depending on the final lot configuration and street type a modification may be necessary for any reduction in street standards. 2. The project falls within the East Plateau Planning Area. The plan requires a through road for the extension of Orcas Place NE to Orcas Ave NE. The internal access road shall be a Residential Access street. Per RMC 4-6-060, the minimum right of way width for a Residential Access street is 53-feet that includes a 26-foot paved road (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. 3. 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'). 4. Street lighting is required along all public street frontages for projects with more than four lots. 5. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4-6-060.H for types of turnaround required. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 7. 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 2021 transportation impact fee is $10,861.69 per single family home. b. The developer will receive a credit for the existing home(s) if demoed. 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. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All 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. 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 25, 2021 TO: Pre-Application File No. 21-000083 FROM: Jill Ding, Senior Planner SUBJECT: Cypress Lane Plat 5816 NE 4th Pl & 510 Nile Ave NE Parcel Nos. 1123059021, 1123059023, & 1123059031 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 three existing parcels into fifteen (15) lots and two stormwater tracts. The subject property is located at 5816 NE 4th Pl and 510 Nile Ave NE (parcel nos. 1123059021, 1123059023. And 1123059031). According to King County Department of Assessments, the project site totals approximately 212,745 sq. ft. (4.88 acres) in area. Two existing homes and detached accessory structures are located on the project site and are proposed for removal. The site has a Comprehensive Plan Land Use of Designation of Residential Low Density (RLD) and a zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac). The size of the proposed lots range from approximately 9,201 sq. ft. to 14,220 sq. ft. Access to the proposed lots is proposed via a 53-foot wide public street connecting Orcas Ave NE to NE 4th Pl. No critical areas are mapped on the project site. Current Use: The site is currently developed with two single-family homes and detached accessory buildings, proposed for removal. Zoning/Density Requirements: There is no minimum density requirement. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, shared driveway tract, and critical areas from the gross site area. After the deduction of the proposed 38,629 sq. ft. public street from the 212,745 sq. ft. gross site area, the project site would have a net area of 174,116 sq. ft. (4.00 acres). The proposal for 15 lots on the 4.00 net acre site would Cypress Lane Plat, PRE21-000083 Page 2 of 5 March 25, 2021 result in a net density of 3.75 du/ac, which is within the density range permitted for the R-4 zone. A completed density worksheet, demonstrating compliance with the density requirements, would be required at the time of formal land use 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-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone, is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot depth is 100 feet. The proposed lots would have areas that range from 9,201 sq. ft. to 14,220 sq. ft. With the exception of Lots 5 and 6 (see access/parking section), as proposed, all lots appear to comply with the minimum size and area requirements of the R-4 zone. Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings shall be not more than three 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 for the new building 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. The required setbacks for the R-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards: 20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30 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. Setbacks for the existing residence would be verified at the time of formal land use application. Setbacks for the new residences would be verified at the time of building permit review. Access/Parking: Access to the proposed lots is proposed via a 53-foot wide public street connecting Orcas Ave NE to NE 4th Pl. New residential access streets are required to provide a minimum right-of-way width of 53 feet with 20-foot pavements width, curb and gutter, an 8-foot planting strip, and 5-foot sidewalks. Lots 5 and 6 appear to be flag lots. Flag lots may be permitted for new plats to achieve the minimum density within the Zoning Code when there is no other feasible alternative to achieving the minimum density. As there is no minimum density requirement in the R-4 zone, flag lots are prohibited. The proposed layout shall be revised to so that there are no flag lots proposed. 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 and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; 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; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and Cypress Lane Plat, PRE21-000083 Page 3 of 5 March 25, 2021 f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4 -4-070. The shared driveway may be required to include a turnaround. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Shared driveways are not permitted within preliminary plats. Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). Each lot is required to accommodate off street parking for a minimum of two vehicles. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Compliance with private driveway 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. 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: Cypress Lane Plat, PRE21-000083 Page 4 of 5 March 25, 2021 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: No critical areas are mapped on the project. However, it is the applicant’s responsibility to ascertain whether any critical areas are present on the site. Environmental Review: Projects consisting of more than nine (9) dwelling units are subject to Environmental (SEPA) Review. Permit Requirements: The proposal would require Preliminary Plat approval and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of 12 weeks. The 2021 Environmental Review and Preliminary Plat application fees would total $13,051.50 ($10,830.00 preliminary plat + $1,600.00 environmental review + $621.500 Technology Surcharge Fee = $13,051.50). Each modification request is $273 ($260.00 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 new 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 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 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 Requirements: The applicant will be required to conduct a neighborhood meeting, install a public outreach sign, and install a public information sign prior to submitting the required land use application(s) and SEPA checklist per the following:  Neighborhood Meeting Requirement –Preliminary plat applications require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300 feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4- 8-090A for the complete neighborhood meeting requirements.  Public Information Sign – Public Information Signs are required for all Type II and Type III Land Use Permits (Environmental Review and Preliminary Plats – 10 Lots or More, respectively), as classified by RMC 4-8- 080. Public Information Signs are intended to inform the public of potential land development, specific Cypress Lane Plat, PRE21-000083 Page 5 of 5 March 25, 2021 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.  Public Outreach Sign –Preliminary plat applications require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the Public Outreach sign handout for more information and specifications. 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 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.  A Fire Impact fee of $829.77 per each new detached dwelling unit.  An Issaquah School District Impact Fee of $18,213.00 (plus a 5% processing charge) 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 is strongly encouraged to send a copy of the application materials via email prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov or 425-430-6598 before sending any documents associated with the project. Expiration: Upon approval, the Preliminary 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.