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HomeMy WebLinkAboutPRE_PRE22-000147_220519_v1 PREAPPLICATION MEETING Mia Short Plat 12711 SE Petrovitsky Rd PRE22-000147 CITY OF RENTON Department of Community & Economic Development May 20, 2022 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: May 10, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Mia Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of on e fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A minimum of one new fire hydrant is required. Water is provided by Soos Creek Water District. A water availability certificate is required from the water district. Water mains shall be extended into and through the site. A minimum of one new fire hydrant is required. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit will be granted for the removal/retention of the 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. Maximum grade is 15 percent. Dead end streets over 150-feet long require an approved hammerhead turnaround. Looped roadways are encouraged to be connected to other proposed roadways. Turnaround can be eliminated if the roadway is looped via neighboring proposed roadway. AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 19, 2022 TO: Andrew Van-Gordon, Senior Planner FROM: Nathan Janders, Civil Engineer SUBJECT: Mia Short Plat 12637 SE Petrovitsky Road PRE22-000147 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 0739000090. 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 Soos Creek Water and Sewer District. 2. Applicant shall obtain a water availability certificate from the District and provide it with the land use application. 3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to civil construction permit issuance. Sanitary Sewer 1. Water service is provided by Soos Creek Water and Sewer District. 2. Applicant shall obtain a water availability certificate from the District and provide it with the land use application. 3. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. 4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to civil construction permit issuance. Surface Water 1. There is an existing 12-inch stormwater main on the south side of SE Petrovitsky Road (no record drawing available). 2. 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 Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Soos Creek drainage basin. 3. Critical areas near the site that may impact storm drainage include: 100 year floodplain and a wetland. 4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 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.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as 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 development falls within the R-4 zone which has a maximum impervious surface area of 50% per lot. 10. Effective June 22, 2022, the City of Renton will be adopting a new stormwater manual which will be based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 11. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee for a single family residence is $2,100 per lot. • A credit will be applied if the existing home is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $150,000. The proposed project fronts SE Petrovitsky Road to the north and private property on all other sides. • The proposed project fronts SE Petrovitsky Road along the North property line. SE Petrovitsky Road is classified as a 5-lane Principal Arterial street with an existing ROW of approximately 84-feet per the King County Assessors Map. Per RMC 4-6-060, the minimum ROW width for a 5-lane Principal Arterial street is 103-feet that includes a 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 the back of walk, street trees and storm drainage improvements. Approximately 9.5 feet of dedication will be required. i. However, staff has reviewed this portion of SE Petrovitsky Road and determined that the existing curb-curb width is acceptable. Therefore improvements, from the back of existing curb, shall include an 8-foot planting strip, an 8 foot sidewalk, a 2 foot clear space at the back of walk, street trees and storm drainage improvements. Approximately 2.5 feet of dedication is required pending final survey. A modification is required to be submit with the land use application. • The proposed project fronts an unimproved portion of SE 176th St along the southern property line. SE 176th St is classified as a Residential Access street with an existing ROW of approximately 50 feet per the King County Assessor Map. 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. i. However, as there is not an existing roadway a minimum half street shall be installed including a 20-foot paved road, a 0.5 foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. The established curbline along the north side of SE 176th St to the east shall be maintained provided at least 13 feet of pavement is provided from the curbline to the ROW centerline. Dedication of approximately 11.5 feet will be required. The extension of 176th St shall extend to the western extent of the half street due to the wetland buffer encapsulating the unimproved ROW continuing west. To facilitate a continued connection of 176th St west a residential access street shall be installed from the half street to the western property line. Residential access street shall meet the standards per RMC 4-6-060 as listed above. • The proposed project depicts a shared driveway connecting to SE Petrovitsky Road. Instead of a shared driveway, the applicant shall provide a half public street along the eastern property line connecting with the extension of SE 176th St to the south. Per RMC 4-6-060, the minimum right-of-way width for a half street is 35 feet consisting of a minimum 20 foot paved road, 0.5 foot curb, 8 foot planting strip, 5 foot sidewalk, street trees and storm drainage improvements. 2. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). 3. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city code 4-6-060 for types of turnaround allowed. • In lieu of a turn-around, the City would consider a temporary emergency access road connecting the half street to SE Petrovitsky Road acceptable provided the road is 20 feet wide, gated, and meets the residential street pavement standards. 4. All new and proposed electrical or communication utilities are required to be installed underground per RMC 4-6-090. 5. Street lighting is not required for a project that consists of 4 or less residential units. See RMC 4-6-060 for street lighting requirements. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2022 transportation impact fee is $10,861.99 per single family home. • The current property contains one single family home, the developer will receive a credit for the existing home if it is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR enton General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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 construction utility 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2022 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: May 19, 2022 TO: Pre-Application File No. 22-000147 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Mia Short Plat – 12711 SE Petrovitsky Rd (Parcel number 0739000090) 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 project area is located at 12711 SE Petrovitsky Rd (Parcel number 0739000090). The property has street frontage on SE Petrovitsky Rd to the north, and SE 176th St (unopened right-of-way) to the south. The property is located within the R-4 zone. The combined site area is approximately 55,172 square feet (1.26 acres) and is currently improved with a detached dwelling. The proposal is to subdivide the project area into five (5) residential lots. Access to the lots is proposed from a shared driveway. The proposed lot sizes range from 9,800 square feet (Lot 1) to 9,005 square feet (Lot 2 through Lot 4). Current Use: The project area is currently developed with a detached dwelling. Per the provided documentation the existing structure would be demolished. Zoning/Density Requirements/Land Use: 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 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 rights-of-way, legally recorded private access easements and critical areas (i.e. very high landslide hazard areas, protected slopes (except evaluate on a case-by-case bases those protected slopes created by previous development, wetlands, Class 1 to 4 streams and lakes or floodways) would be deducted from the gross site area to determine the “net” site Mia Short Plat, PRE22-000147 Page 2 of 6 May 19, 2022 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 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 approximate gross land area of 1.26 acres, the five (5) lot proposal arrives at a gross density of approximately 3.96 du/ac (5 lots / 1.26 gross acres = 3.96 du/ac). The gross density would result in 3.96 du/ac; however, the applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. A density worksheet deducting street improvements identified in the preapplication meeting and this memo would be required with the land use 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. Submitted plans would need to show compliance with the required lot size and dimensional standard with the 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 (3) 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 and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. New development 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. When a lot abuts an alley, the rear yard shall always be the yard abutting the alley. Compliance with required setbacks for the new development would be verified at the time of building permit application. Access/Parking: Access to all lots is proposed via a shared driveway. Each lot is required to accommodate off street parking for a minimum of two vehicles. 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 Mia Short Plat, PRE22-000147 Page 3 of 6 May 19, 2022 dwelling unit. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080 I.9 Joint Use Driveways. Half street improvements may be allowed for a residential access street by the Administrator when it is determined that the adjacent parcel of property has the potential for future development and dedication of the right-of-way necessary for the completion of the street right- of-way. The right-of-way for the half street improvement must be a minimum of thirty-five feet (35') with twenty feet (20') paved. A curb, planting strip area, and sidewalk shall be installed on the development side of the street according to the minimum design standards for public streets. If the street is permitted a cul-de-sac, then the right-of-way for the half of the cul-de-sac shall be dedicated, with installation of a temporary hammerhead turnaround. The property shall also dedicate easements to the City for street lighting and fire hydrants. Additional easements shall be provided for the franchise utilities outside of the dedicated right-of-way. A shared driveway would not be supported by Planning. A public street is anticipated for the adjoining property (12727 SE Petrovistky Rd) as the Castro Short Plat (LUA22-000053) will construct a public right-of-way to half street standards. Connection would be from an extended SE 176th St. Additionally full access to SE Petrovitsky would not be permitted. Planning will support half street improvements along the eastern property line to complete the half street improvement required for the adjacent Castro Short Plat (LUA22-000053) with access from an extended SE 176th St. To limit potential impacts to the wetland (as determined with a critical area report and wetland delineation), SE 176th St would likely not be extended further than the western edge of the proposed north/south right-of-way. An east/west spur built to full residential access standards to the western property line would be needed to facilitate the grid street pattern to connect existing and new development. 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; 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, streetlights, 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 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. Mia Short Plat, PRE22-000147 Page 4 of 6 May 19, 2022 Significant Tree Retention: Staff review of aerial images of the site identifies there are 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 and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the Short Plat application. Please note the tree retention regulations will be updated this year. New developments will be subject to tree credit requirements that require retention of larger trees. 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 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. Mia Short Plat, PRE22-000147 Page 5 of 6 May 19, 2022 Critical Areas: According to COR Maps, there are no critical areas on the property. The property is within approximately 110 feet of a wetland which is identified as a Category I wetland on the application materials. An applicant shall be required to conduct a study to determine the categorization of the wetland if the subject property or project area is within two hundred feet (200') of a wetland even if the wetland is not located on the subject property, but it is determined that alterations of the subject property are likely to impact the wetland in question or its buffer. If there is a potential Category I or II wetland within three hundred feet (300') of a proposal, the City may require an applicant to conduct a study even if the wetland is not located on the subject property, but it is determined that alterations of the subject property are likely to impact the wetland in question or its buffer. Critical area buffers for Category I wetlands for subdivisions range from 115 feet to 200 feet with an additional 15-foot structure setback. Wetland categorization and a wetland assessment will be required as the project is within 200 feet of an off-site wetland where alterations of the property are likely to impact the wetland and/or its buffer. An evaluation by an independent qualified professional regarding the applicant’s analysis and the effectiveness of any proposed mitigating measures or programs may be required. The evaluation shall be paid at the applicant’s expense. Staff may elect to have the wetland report reviewed by the City’s contracted qualified wetland professional. All costs of third-party review would be the responsibility of the applicant. 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 designated critical areas or their buffers are located on the property. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2022 fees would total $5,680.50 ($5,410 Preliminary Short Plat + $270.50 Technology Fee (5%) = $5,680.50). 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 its associated fee, will be required following construction of the subdivision’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II 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 assessed at $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee assessed at $2,914.99 per each new detached dwelling unit. Mia Short Plat, PRE22-000147 Page 6 of 6 May 19, 2022 • A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee assessed at $2,659.00 (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. 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.