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HomeMy WebLinkAboutPRE22-000305_Mobile Home Park Expansion_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Valley View Mobile Home Park 4-Lot Expansion 16405 Maple Valley Hwy PRE 22-000305 September 8, 2022 Contact Information: Planner: Brittany Gillia, 425.430.7246, bgillia@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, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: August 23, 2022 TO: Brittany Gillia, Associate Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Valley View Mobile Home Park 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A minimum of one new fire hydrant is required. Water is provided by Cedar River Water District. A water availability certificate is required from the water district. Water mains and fire hydrants have gone through preliminary review with the fire department. 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. 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 or looped roadway. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 8th, 2022 TO: Brittany Gillia, Associate Planner FROM: Yong Qi, Civil Engineer III, Plan Review SUBJECT: Valley View Mobile Home Pads Addition 15010 135th Ave SE PRE22-000156 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 parcels # 2323059029. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. Water service for this area is provided by Cedar River Water & Sewer District. Provide a water availability from Cedar River Water & Sewer District within the building permit submittal. SEWER COMMENTS 1. Sewer service for this area is provided by Cedar River Water & Sewer District. Provide a sewer availability from Cedar River Water & Sewer District within the building permit submittal. STORM DRAINAGE COMMENTS 1. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2022 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site falls within Flow Control Duration Standard area (matching Forested site conditions). The project site is located in the Lower Cedar River Basin and Summerfield Creek sub basin. 2. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site Valley View Mobile Home Pads Addition – PRE22-000305 Page 2 of 4 September 8, 2022 shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 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. 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 2022 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. 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 2022 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. 6. Critical areas are present onsite or adjacent to the site that may affect stormwater review. The project site is within the Erosion Hazard, Regulated Shoreline, Wetland, and Seismic Hazard areas. 7. 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. 8. Erosion control measures to meet the City requirements shall be provided. 9. 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. 10. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is 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) fee. Fees will be charged based on the rate at the time of construction permit issuance. a) The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. b) The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. TRANSPORTATION/STREET COMMENTS 1. Since the overall valuation of the project is estimated to be less than $175,000, in accordance with RMC 4-6-060, no street frontage improvements or right of way dedication are required. However, if during Building Permit review it is determined that the additions exceed an overall valuation of $175,000, the project may become subject to further transportation review. Valley View Mobile Home Pads Addition – PRE22-000305 Page 3 of 4 September 8, 2022 GENERAL COMMENTS 1. 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. Demo of any existing structures on the project site(s). 2. 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 fee schedule. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000140 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 8, 2022 TO: Pre-Application File No. 22-000305 FROM: Brittany Gillia, Associate Planner SUBJECT: Valley View Mobile Home Park 4-Lot Expansion 16405 Maple Valley Hwy 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 www.rentonwa.gov. Project Proposal: The subject property is located at 16405 Maple Valley Hwy (APN 2323059029). The applicant is proposing to add four (4) new lots to an existing mobile home park, Valley View Mobile Home Park, that is located on a parcel split between two jurisdictions- the mobile home park property is on the north side of the parcel and within Renton city limits. There is a long pipe stem portion on the south end of the parcel that is located within Unincorporated King County. The entire parcel is 510,581 sq ft (11.72 acres) and the portion residing within Renton city limits is located in the Residential-8 (R-8) zone and in the Residential Medium Density land use designation. In order to accommodate the proposed lots, the applicant would remove two existing structures: a clubhouse and a storage structure. Access to each new lot appears to be proposed along the existing private roadway that serves the existing mobile homes and would accommodate a 25’x56’ mobile home with two (2) parking stalls. The applicant is proposing to have the property re-zoned to Residential Mobile Home (RMH) and to provide private street improvements, including asphalt or concrete streets, sidewalks, and new connections to Cedar River Water and Sewer district. There is a stream and several wetlands mapped on the parcel and the applicant has not clarified if they are proposing to remove any trees. Current Use: The parcel is currently functioning as a Mobile Home Park and is developed with several mobile homes and detached accessory structures that may be removed for the proposal. Zoning/Density Requirements: The subject property is located within the Residential-8 (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 1 net acre. The Residential Medium Density Land Use designation is intended to implement the R-8 zone. Development in the R-8 zone is intended to create Valley View Mobile Home Park 4-Lot Expansion Page 2 of 7 September 8, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000305 opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single-family neighborhoods. It is intended to accommodate uses that are compatible with and support a high-quality residential environment and add to a sense of community. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. In the R-8 zone, each legal lot has a maximum of one (1) dwelling with one (1) accessory dwelling unit. The Mobile Home Park use is nonconforming within the R-8 zone and would not be able to be expanded. According to RMC 4-10-060, Nonconforming Uses, “No additional building, whether temporary or permanent, shall be erected upon a property with a nonconforming use for purposes of expanding or extending a nonconforming use.” To pursue a rezoning classification and change the Comprehensive Plan land use designation for the site, the applicant would need to have their request evaluated through a Comprehensive Plan Amendment. 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. Public and private alleys are not deducted for the purpose of net density calculation. 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 gross land area of 510,581 square feet, the 58 dwelling proposal arrives at a gross density of approximately 4.99 du/ac (58 units / 11.72 gross acres = 6.06 du/ac). The mobile home park use is currently legally non-conforming and would not be allowed to expand or introduce new dwelling units. If the applicant would propose a subdivision, a completed density worksheet would be required with the land use application. 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 Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. See RMC 4-2-110C “Development Standards for Residential Manufactured Home Park Zoning Designation” for standards that would apply if a rezone were granted. Based on the submittal materials provided by the applicant, the proposal would not change the parcel dimensions. The applicant would need to demonstrate compliance with the minimum lot size, width, and depth requirements of the zone based on the definitions of lot size, width, and depth as found in RMC 4-11-120, at the time of formal land use 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 Valley View Mobile Home Park 4-Lot Expansion Page 3 of 7 September 8, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000305 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 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. See RMC 4-2-110C “Development Standards for Residential Manufactured Home Park Zoning Designation” for standards that would apply if a rezone were granted. In the R-8 zone, manufactured homes are only allowed if they comply with the Residential Design and Open Space Standards found in RMC 4-2-115. Compliance with the building standards for the new dwellings would be required to be demonstrated at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for primary structures in the R-8 zone are: Front yard: 20 feet for the primary structure; Secondary front yard: 15 feet; Rear yard: 25 feet; and Side yards: 5 feet. See RMC 4-2-110C “Development Standards for Residential Manufactured Home Park Zoning Designation” for standards that would apply if a rezone were granted. The provided materials did not include information on the existing “lots” present on the subject parcel. The proposed homes appear to comply with minimum setback standards for the R-8 zone. Compliance with the setback standards for the new homes would be required to be demonstrated at the time of building permit review. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Street trees and landscaping are required within the Right of Way on public streets. 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 per subsection L2 of RMC 4-4-070 shall be planted within right of way planting strips pursuant to the standards in subsection F.2 of RMC 4-4-070, provided there shall be a minimum of one street tree planted per lot. Where there is insufficient right of way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. See RMC 4- 2-110C “Development Standards for Residential Manufactured Home Park Zoning Designation” for standards that would apply if a rezone were granted. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect, a certified nurseryman or other certified professional. Significant Tree Retention: Application materials identify that there are mature trees on the site. When 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. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. Valley View Mobile Home Park 4-Lot Expansion Page 4 of 7 September 8, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000305 In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4-4- 130H2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Valley View Mobile Home Park 4-Lot Expansion Page 5 of 7 September 8, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000305 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use 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 or grading plan. A fence and/or wall detail should also be included on the plan. A fence taller than 6 feet shall require a building permit or an explicit exemption from the Building Official. 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. Access/Parking: In the R-8 zone, each lot is required to accommodate off street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; 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. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I9, Joint Use Driveways. See RMC 4-2-110C “Development Standards for Residential Manufactured Home Park Zoning Designation” for standards that would apply if a rezone were granted. If the project is valued over $175,000, the project layout would need to be revised to comply with Renton’s Complete Street Standards. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Compliance with driveway standards would be verified at the time of building permit review. Critical Areas: According to COR Maps there is an unidentified stream, high erosion hazards, high seismic hazards and a regulated shoreline (CR-D: Cedar River Reaches) mapped on the project site. According to the applicant’s submittal, there may also be several unidentified wetlands on the west edge of the parcel. The applicant would be required to provide a wetland report, stream study, and geotechnical report at the time of formal land use application. The wetland report and stream study would be required to address compliance with any required wetland and/or Valley View Mobile Home Park 4-Lot Expansion Page 6 of 7 September 8, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000305 stream buffer requirements. The wetland buffer would be based on category of the wetland as well as wildlife function per the following table: The stream buffer would be based on the stream classification as noted in the table below: Stream Type Buffer Building Setback Type F 115 ft. 15 ft. Type Np 75 ft. 15 ft. Type Ns 50 ft. 15 ft. In addition, a geotechnical report would be required to be submitted with the land use application demonstrating that the proposed addition would comply with the erosion and seismic hazard area requirements. It is the applicant’s responsibility to determine whether any other critical areas are present on the site prior to formal land use application. Environmental Review: The construction of more than nine (9) dwelling units on the property will require Environmental Review in accordance with the State Environmental Policy Act WAC 197- 11-800. An environmental checklist must be submitted with the land use application. Permit Requirements: The proposal would require Preliminary Plat approval and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of 12 weeks. The 2022 plat application fee is $10,830.00 and the Environmental Review fee is $1,600.00. Each modification request is $260.00. A 5% technology fee would also be assessed at All Other Land Uses Wetland Category Buffer High wildlife function (8-9 points) Moderat e wildlife function (5-7 points) Low wildlife function (3-4 points) All Other Scores Category I – Bogs & Natural Heritage Wetlands 200 ft Category I - All others 200 ft 150 ft 115 ft 115 ft Category II 175 ft 150 ft 100 ft n/a Category III 125 ft 100 ft 75 ft n/a Category IV 50 ft n/a A 15-foot setback is required between buildings and critical area buffers Valley View Mobile Home Park 4-Lot Expansion Page 7 of 7 September 8, 2022 CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Pre- Applications\2022\PRE22-000305 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 Preliminary Plat Submittal Requirements sheet. 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 Plat application, and it’s associated fee, will be required following construction of the plat’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. Impact Fees: In addition to the applicable building and construction fees, impact fees would be required. Fees change periodically and the fees in effect at the time of building permit issuance would apply. For informational purposes, the 2022 impact fees are as follows: A Fire impact fee of $829.77 per each new detached dwelling unit, not including ADUs; A transportation impact fee of $10,861 per each new detached dwelling unit, not including ADUs; Renton School District Impact Fee of $2,659.00 (+5% administrative fee) per each new detached dwelling unit, not including ADUs, unless an exemption can be made under RMC 4-1-190.I.1.a; and A Parks Impact Fee currently assessed at $2,914.99 per each new detached dwelling unit, not including ADUs. A fee schedule listing all of the City’s Development related fees is available for your review at www.rentonwa.gov. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Brittany Gillia, Assistant Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Plat is valid for five years with a possible one-year extension (RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.