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HomeMy WebLinkAboutPRE21000355_Meeting SummaryPREAPPLICATION MEETING FOR Shattuck Ave Short Plat PRE 21-000355 CITY OF RENTON Department of Community & Economic Development Planning Division October 28, 2021 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235, 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 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: October 18, 2021 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Shattuck Short Plat 1. The fire flow requirements 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. It appears that there are no existing fire hydrants within 300-feet of all proposed homes and a minimum of one would be required to be add ed. 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 will be granted for any existing homes that are removed or retained. 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. Dead end streets that exceed 150-feet in length require an approved hammerhead turnaround. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 28, 2021 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Shattuck Ave Short Plat 2103 Shattuck Ave S, Renton, WA PRE21-000355 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 # 7222000175. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Talbot Hill 350 Pressure Zone. 2. There is an existing ¾ -inch water meter serving the existing site (facility ID number MTR- 007211). 3. There is an existing 12-inch water main (Talbot Hill 350 Pressure Zone) (see City water project plan no. W- 059908) in Talbot Rd S, which can deliver a maximum flow rate of 5,400 gallon per minute. The static water pressure is approximately 66 psi at ground elevation 197 feet (existing water meter). There is an existing 8-inch water main (West Talbot Hill 300 Pressure Zone) (see City water project plan no. W- 113202) in Shattuck Ave S, which can deliver a maximum flow rate of 2,000 gallon per minute. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements: a. One in Shattuck Ave S within the landscaping strip in the southwest frontage of the site (Facility ID No. HYD-S-00152) (West Talbot Hill 300 Pressure Zone) . b. One in Shattuck Ave S approximately 50 ft north to the site (Facility ID No. HYD-S-00479) (West Talbot Hill 300 Pressure Zone). 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: Shattuck Ave Short Plat PRE21-000355 Page 2 of 5 October 28, 2021 2 a. Installation of a dead end, 8-inch minimum diameter water main extension of approximately 400 feet to the westernmost parcel from the existing 12-inch water main in Talbot Rd S. b. Installation of new fire hydrants. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. c. A separate water service (1-inch) and meter is required for each lot. d. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA), if applicable. e. The existing ¾ inch domestic water service must be cut, capped, and abandoned at the main line. Cut and cap of the existing ¾” service shall be done by City forces under a separate permit. 6. Design and construction requirements for the required improvements are as follows: a. A 15-foot-wide public water easement is required for any public water main, hydrants, and water meters located outside City Right of Way. b. Meters shall be located in the public right of way, placed in landscape strips, and shall not be installed within driveways. c. The sizing of each water meter and of the private service line to each home shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). d. A minimum of 1-inch water meter is required if the home is served by sprinkler systems. e. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary sewer and storm utilities. Clearance is measured from outside edge to outside edge of pipe. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. 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 structural cannot be installed over the water main unless the water main is installed inside a steel casing. a. The development is subject to applicable water system development charges (SDC’s). The development is also subject fees for water connections, cut and caps, and purity tests. 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. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton b. The SDC fee for water is based on the size of the new domestic water service to each lot. The current water fee is $ 4,450 per 1-inch service. c. The drop-in meter fee is $ 460 per 1-inch meter. d. A system development charge credit will be applied to the existing service that will be cut and capped. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ concrete gravity wastewater main located within Shattuck Ave S (see record dwg: S-002207). The existing house is connected to sewer stub of Facility ID No. SLAT-16561. Shattuck Ave Short Plat PRE21-000355 Page 3 of 5 October 28, 2021 3 3. The plans submit with the pre-application show a sewer main extension from Shattuck Ave S to the project site. A minimum of 8-inch extension conforming to the standards in RMC 4-6-040 will be required. Additionally, a 15-foot-wide public sewer easement, executed by all parties of interest, will be required with the civil construction permit. 4. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 5. A conceptual utility plan will be required as part of the land use application for the subject development. 6. The development is subject to a wastewater system development charge (SDC) fee. SCD 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. The current sewer fee is $ 3,450 per 1-inch meter, and $ 17,250 per 1-1/2-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The developer will receive a credit for the existing homes if demoed. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton Surface water 1. There is a City of Renton 12-inch concrete stormwater main (Facility ID No. 703248) along the east side of Shattuck Ave S and an associated Type 1 catch basin (Facility ID No. 135860) to the southwest of the project site. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2017 City of Renton Surface Water Manual (2017 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2017 RSWDM will be required. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard area (matching Forested site conditions). The site is located in the Black River basin and Rolling Hills Creek sub basin. 3. Drainage report and drainage plans based on 2017 RSWDM are required to be provided. 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 2017 RSWDM. 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. Special inspection from the building department is required. 5. Any new storm conveyance 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 the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 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 extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit construction. 7. The site is located in the Moderate Coalmine Hazard area. Shattuck Ave Short Plat PRE21-000355 Page 4 of 5 October 28, 2021 4 8. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 9. Erosion control measures to meet the City requirements shall be provided. 10. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 11. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 12. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cityo fRenton TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) Shattuck Ave S is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 40 feet with an existing paved width of approximately 22 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required. b) Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 13-foot paved road, 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements, 6.5’ dedication would be required for this project on Shattuck Ave S. c) Talbot Rd S is classified as collector arterial, to meet the City’s complete street standards for Collector Arterial, a minimum ROW width of 83 feet is required. Since the existing ROW width of Talbot Rd S to the east of the project site is 83 feet and wider, no dedication would be required. 2. The project proposes to subdivide the existing parcel into 8 new residential Lots accessing through Shattuck Ave S and Talbot Rd S, which requires a public residential access to connect Shattuck Ave S and Talbot Rd S along the northern property line of the existing parcel per RMC 4-6-060. The new public residential access will require a minimum ROW width of 53 feet, 20’ paved fire lanes, half street improvements including 0.5 feet of cub and gutter, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements. 3. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. Shattuck Ave Short Plat PRE21-000355 Page 5 of 5 October 28, 2021 5 b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. Street lighting and trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 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. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2021 transportation impact fee is $10,861.69. b. The current property contains one single family home, the developer will receive one credit for the existing home. 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: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 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 fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 28, 2021 TO: Pre-Application File No. 21-000355 FROM: Jill Ding, Senior Planner SUBJECT: Shattuck Avenue Short Plat 2103 Talbot Rd S (Parcel No. 7222000175) 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, 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 the existing parcel into 8 residential lots, one combination stormwater/shared driveway tract and one shared driveway. The subject property is located at 2103 Talbot Rd S (parcel no. 7222000175) between Shattuck Ave S and Talbot Rd S. The project site totals 60,548 square feet (1.39 acres) in area and is currently developed with a single-family residence and associated detached accessory structures, proposed for removal. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8). The proposed lot sizes would range from 5,000 SF to 6,556 SF. Access the four lots located on the eastern have of the project site is proposed via an approximately 50-foot wide combination stormwater/shared driveway tract. Access to the lots on the western side of the project site is proposed via an irregularly shaped shared driveway tract that would have a width of approximately 33 feet at the intersection with Talbot Rd S and narrows to 20 feet towards the east end of the shared driveway. The project site is mapped with moderate coal mine hazard areas and protected slopes (slopes with grades that exceed 40 percent). Current Use: The project site is currently developed with a single-family residence and associated detached accessory structures, which are proposed for removal. 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). Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family Shattuck Ave Short Plat Page 2 of 5 October 28, 2021 residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. After the deduction of the 15,753.6 sq. ft. total area proposed for shared driveways from the gross area of 60,548 square feet, the project site would have a net site area of 44,794.4 sq. ft. or 1.03 net acres, an 8-lot short plat on the 1.03 net acre site would result in a net density of 7.77 du/ac (8 lots / 1.03 acres = 7.77 du/ac), which is within the permitted density range. 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. A Density Worksheet would be required at the time of formal preliminary short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth –The minimum lot size in the R-8 zone is 5,000 sq. ft. The minimum lot width is 50 feet for interior lots and 60 ft. for corner lots and the minimum lot depth is 80 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW) of no less than 80-percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. Lots 1 and 7 would be considered corner lots and subject to the 60 foot minimum lot width required. Lot 7 does not comply with the 60-foot minimum width required for corner lots and Lot 8 does not provide the 50-foot minimum width required for interior lots. In addition, proposed Lot 6 does not comply with the minimum 80 -foot depth requirement. Any subdivision proposal would be required to demonstrate compliance with minimum lot size, width and depth requirements at the time of formal application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one- and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Compliance with the building standards for the new single-family residences would be reviewed 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-8 zone are: Front yard: 20 feet for the primary structure, except when all vehicle access is taken from an alley, then 15 ft ; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Please note that lots with frontage on both a public street and a shared driveway are classified as corner lots and therefore are subject to corner lot yard standards (Lots 1 and 7 in this layout would be considered corner lots, and subject to the front and secondary front yard setback requirements). Compliance with the setbacks for the proposed new single-family homes will 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 Shattuck Ave Short Plat Page 3 of 5 October 28, 2021 the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4- 040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. Access/Driveways/Parking: Access to the eastern portion of the project site is proposed via an approximately 50- foot wide combination shared driveway tract/stormwater tract and access to the western portion of the project site is proposed via an irregularly shaped shared driveway that would have a width of approximately 33 feet at the intersection of Talbot Rd S that tapers to 20 feet in width. Shared driveways and dead end streets are limited in application and may only be permitted by the Administrator where, due to demonstrable physical constraints, no future connection to a larger street pattern is physically possible. Alley access is the preferred street pattern for all new residential development in Residential Medium Density land use designations such as the R-8 zone. Shattuck Ave Short Plat Page 4 of 5 October 28, 2021 The property appears to have the width to accommodate a 12-foot wide paved alley, 53-foot wide residential access street, and residential lots containing at least 80-feet of depth. The proposal should be revised to provide a 53-foot wide residential access street providing a through street connection from Shattuck Ave S to Talbot Rd S. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building permit review. Each lot is required to accommodate off street parking for a minimum of two vehicles. Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Critical Areas: The project site is mapped with a Moderate Coal Mine Hazard Area as well as a Protected Slope (slope with a grade greater than 40 percent). A geotechnical report prepared by a licensed professional engineer would be required with the formal land use application assessing the onsite coal mine hazard and protected slope. Environmental Review: Short plats are typically exempt from State Environmental Policy Act (SEPA) review, however, the proposed project may be subject to Environmental Review, in accordance withRMC 4-9-070H.3, if it is determined that protected slopes are located on the project site. Permit Requirements: The proposal would require Administrative Short Plat approval and may require Environmental (SEPA) Review. The 2021 fees would total is $7,360.50 ($5,410 Short Plat + $1,600 SEPA + $350.50 Technology Fee = $7,360.50). Any modifications requested would be an additional $273 ($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 be payable prior to building permit issuance. Fees change periodically and the fee in effect at the time of building permit issuance would be required. For informational purposes, the fees in effect at the date of this letter 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. Shattuck Ave Short Plat Page 5 of 5 October 28, 2021 • A Renton School District Impact Fee of $7,681.00 (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 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.