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HomeMy WebLinkAboutStaffComments_PRE21-000390 PREAPPLICATION MEETING Hong Short Plat 6215 NE 4th St PRE21-000390 CITY OF RENTON Department of Community & Economic Development December 2, 2021 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@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, 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 assigned planner to have the documents pre- screened. 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, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: November 9, 2021 TO: Andrew Van Gordon, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Hong 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. Water is provided by King County Water District 90. A water availability certificate is required to be provided from them. 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 the removal of the one existing home. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end streets that exceed 150-feet in length require an approved hammerhead turnaround. A full 90-foot cul-de-sac is required for dead end roads over 300-feet long. Fire sprinklers are required for dead ends over 500 -feet long. Dead end accesses are not approved for over 700-feet long. This proposal shows an approximately 1,000-foot dead end access. Fire sprinklers are being proposed for all new homes as a variance for the full cul-de-sac type turnaround. This would be an approved variance. The homes would require fire sprinklers anyway due to the fact that the entire proposed plat is over 500-feet dead end, so this is a given anyway. The fire sprinklers would not be an approved variance for the extremely long dead end street however. At minimum, a gated, 20-foot wide, paved emergency access roadway would be required, connected to NE 4th Street, in addition to the hammerhead turnaround. No Parking Any Time signage would be required throughout both sides all roadways of 20 -feet width and on at least one side of roadways 30-feet in width. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 29, 2021 TO: Andrew Van Gordon Planner FROM: Nathan Janders, Civil Plan Reviewer SUBJECT: Hong Short Plat 6215 NE 4th St. PRE 21-000390 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 1423059062. 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 3rd St (see record drawing S- 391902). 3. A minimum 8-inch sewer main extension will be required to extend to the northernmost property line such that lot 6 and 7 are adequately served. 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. 4. 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. 5. 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. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. 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. 8. The Central Plateau Interceptor Area Special Assessment District (SAD) is applicable on the project. The SAD has reached it’s maximum assessment and is $538.48 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. 2. There is an existing stormwater ditch and culvert on the south side of NE 4th St conveying runoff from the east to a culvert conveying north across NE 4th St (no record drawing available). 3. 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. 4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated 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. 6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 7. Erosion control measures to meet the City requirements shall be provided. 8. The 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. 9. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 10. 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 for a single family residence is $2,000 per lot. b. 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. NE 4th St is classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 84 feet per the King County Assessors map. To meet the City’s complete street standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 66 foot paved road (33 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, a 2 foot clear space at back of walk, street trees and storm drainage improvements. Dedication of approximately 9.5 feet would be required pending final survey. i. However, there is a corridor improvement plan for NE 4th St that consists of a 66 foot paved road, a 10 foot landscaped sidewalk and storm drainage improvements. Dedication of approximately 1 foot is required for the street frontage. b. The proposed project fronts NE 3rd St along the west property line. NE 3rd St is classified as a Residential Access street with an existing ROW of approximately 47 feet per the King County Assessors map. 2. Access to the site is proposed via a new shared driveway and modification. The proposed modification is not supported, and access should be provided via a new public street extension from NE 3rd St connecting to NE 4th St along the eastern property line. In the east/west direction, the public street should provide a 47 foot ROW consisting of a 20 foot paved road, 0.5 foot curb, 8 foot planting strip, 5 foot sidewalk, street trees and storm improvements. In the north/south direction, the public street should provide a half Residential Access street consisting of a 26-foot paved road, with (on both sides of the roadway) a 0.5-foot curb and storm drainage improvements, and with (on the development side of the roadway) an 8-foot planting strip, a 5- foot sidewalk and street trees. 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. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 6. 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: December 2, 2021 TO: Pre-Application File No. 21-000390 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Hong Short Plat – 6215 NE 4th St (Parcel number 1423059062) 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 subject property is a lot located at 6215 NE 4th St (Parcel number 1423059062). The parcel has public street frontage on NE 4th St, abuts a NE 3rd St stub road, and is located within the R-4 Zone. The site area is approximately 100,188 square feet (2.30 acres) and is currently improved with a detached dwelling. The proposal is to subdivide the property into 7 lots. Access to the site is proposed from NE 3rd St in the southwest portion of the property via a shared driveway. The proposed lot sizes, based on the provided drawings, ranges from 9,160 square feet (Lot 4) to 10,258 square feet (Lot 5). Three tracts are proposed to address stormwater, access and landscaping. Current Use: The property is currently developed with a detached dwelling which is proposed to be removed. Zoning/Density Requirements: The subject property is located within the Residential-4 (R-4) zoning classification. The density range allowed in the R-4 zone is a maximum of 4.0 dwelling units per net acre with no minimum. The Residential Low Density Land Use designation is intended to implement the R-4 zone. The R-4 zone is established to promote urban detached dwellings serviceable by urban utilities and containing open space amenities. Development within the R-4 zone is intended to be an intermediate lower density residential zone. Detached dwelling units are permitted within the R-4 zone. Density: The area of public and private streets 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 driveway/easement, and/or critical area dedication must be known. All fractions which result from net density calculations Hong Short Plat, PRE21-000390 Page 2 of 5 December 2, 2021 shall be truncated at two (2) numbers past the decimal (e.g., 4.5678 becomes 4.56). Calculations for minimum or maximum density that result in a fraction that is 0.50 or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than 0.50 shall be rounded down to the nearest whole number. Based on the gross land area of 2.30 acres, the 7-lot proposal arrives at a gross density of approximately 3.04 du/ac (7 lots / 2.30 gross acres = 3.04 du/ac). Based on the gross density of 3.04 du/ac, the subject site would meet the density requirements of the zone. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential 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 and 80 feet for corner lots; minimum lot depth is 100 feet. Based on the pre-application submittal provided by the applicant, proposed lots appear to comply with minimum lot size, width, and depth requirements of the zone. Dedication along NE 4th St will be required along with dedication for extension of NE 3rd St and north/south public right-of-way; please keep in mind that minimum lot size requirements do not include dedication areas. The applicant will need to demonstrate compliance with the minimum lot size, width and depth requirements of the zone (following deduction of ROW), based on the definitions of lot size, width, and depth (RMC 4-11-120), prior to the City accepting the formal land use application. 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. The maximum wall plate height for detached accessory structures is 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. New detached dwellings would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone 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: combined 20 feet with not less than 7.5 feet on either side; and secondary front yards: 30 feet. Side yard along a street is defined as the yard requirement that is neither a front yard nor a rear yard, yet it abuts a street right-of-way or private street. New detached dwellings must comply with the secondary front yard setback requirements. Compliance with required setbacks for the new detached dwellings would be verified at the time of building permit application. Access/Parking: Access to the individual lots is proposed via residential driveways off of a shared driveway. Each lot is required to accommodate off street parking for a minimum of two vehicles. Hong Short Plat, PRE21-000390 Page 3 of 5 December 2, 2021 The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed fifteen percent (15%); provided, that 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. Detached dwellings are required to provide a minimum of two (2) parking spaces per dwelling unit. Cul-de-sac 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. 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 f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Planning will not support the shared driveway as it would require multiple deviations to permit and would not meet the goal of connectivity with a complete street system. NE 3rd St will be required to extend to the eastern property line with a public road running north/south intersecting with NE 4th St. The project will be required to meet curb/gutter/sidewalk improvements along NE 4th St. Compliance with driveway and parking standards would be verified at the time of building permit review. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover are to be located in this area when present. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right-of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right- of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. A conceptual landscape plan shall be provided with the land use Hong Short Plat, PRE21-000390 Page 4 of 5 December 2, 2021 application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. 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. Significant Tree Retention: Staff review of aerial image of the site identifies mature trees on the site. If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Please refer to Tree Retention and Land Clearing Regulations RMC 4-4-130 for further general and specific tree retention and land clearing requirements. In addition to retaining 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees that do not contribute to a lot's required minimum tree density shall be held in perpetuity within a tree protection tract. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. 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. Trees located within public rights-of-way and shared driveways do not count towards tree retention standards. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. 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 and grading plan with top of wall and bottom of wall elevations. 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. The maximum height of any fence or retaining wall is 72-inches subject to further height limitations in setbacks and Hong Short Plat, PRE21-000390 Page 5 of 5 December 2, 2021 clear vision areas noted in RMC 4-4-040D. 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. Critical Areas: According to COR Maps, there are no critical areas on the property. Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070 H.3., if it is determined that critical areas are located on the property. Permit Requirements: The proposal would require administrative short plat approval and may require an Environmental Review if it determined that critical areas are present on the site. The application would be reviewed within an estimated time frame of six to eight weeks. The 2021 fees, if Environmental Review is necessary, would total $7,360.50 ($5,410 Short Plat + $1,600 SEPA + $350.50 Technology Fee (5%) = $7,350.50). Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and it’s associated fee, will be required following construction of the subdivision’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II and Type III Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2022 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. • Issaquah School District Impact Fee is $20,291.00 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. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.