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HomeMy WebLinkAboutPRE_StaffComments_240314_v1DEPARTMENT 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 Sanmohan Preliminary Short Plat APN 0522059136 PRE 24-000063 March 14, 2024 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Huy Huynh, 425.430.7384, hhuynh@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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: March 5, 2024 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Sanmohan 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 hydrant will be required to be installed. Water is supplied from Soos Creek Water District. A water availability certificate is required to be provided. 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. The maximum grade is 15 percent. Dead end access roadways require an approved fire apparatus turnaround. Dead end access exceeding 300 feet requires a full 90-foot diameter cul-de-sac. Dead end access roadway is measured beginning at SE 192nd Street. Access as proposed does not meet minimum fire department requirements. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 12th, 2024 June 20, 2011 TO: Andrew Van Gordon, Planning FROM: Huy Huynh, Development Engineering SUBJECT: 192XX 102nd Ave SE 192XX 102nd Ave SE PRE24-000063 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 0522059136. 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 civil construction permit submittal. 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 permit issuance. SEWER 1. Sewer 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 civil construction permit submittal. 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 permit issuance. PRE 24-000063 Page 2 of 4 Mar 12th, 2024 Surface Water 1. There is no public stormwater conveyance system fronting the property. 2. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 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 Area matching Forested Conditions. The site falls within the Black River drainage basin and Upper Springbrook Creek subbasin. The site does not fall within the City’s Aquifer Protection Area (APA). 3. 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 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.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. Any new storm conveyance installed on or off-site 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. 7. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design Manual Section C.1.3. Any removal of existing underground storage tanks and/or contaminated soils will be required to meet all local, State and Federal requirements. 8. Erosion control measures to meet the City requirements shall be provided. 9. 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 is charged per square foot of new impervious surface at $0.92 per square foot, but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton TRANSPORTATION 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts 102nd Ave SE to the West. • The site fronts 102nd Ave SE, a residential access street, on the east side of the property. The available right of way (ROW) width on the frontage of 102nd Ave SE is 20 feet. Per PRE 24-000063 Page 3 of 4 Mar 12th, 2024 RMC 4-6-060, the minimum right of way width for Residential Access Street is 53’. Half street improvements as taken from the ROW centerline will be required and include a minimum 26 foot paved road (13 feet from center), 0.5 feet of curb, an 8-foot planting strip, and 5-foot sidewalk. ▪ However, the property falls within the Benson Hill Planning Area. The plan requires a through road along the west property line to extend 102nd Ave SE. The project will be required to provide a half Residential Access street which includes a minimum 35 foot ROW, 20 foot paved road, a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. Dedication of a minimum 35 feet will be required. 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 a single loaded garage driveway shall not exceed nine feet (9’) and double-loaded garage driveway shall not exceed sixteen feet (16’). 3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 4. Streetlighting is required for a project that consists of more than 4 residential units. See RMC 4- 6-060 for street lighting requirements. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2024 transportation impact fee is $12,208.54 per single family home. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo= CityofRenton GENERAL COMMENTS 1. A 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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right- of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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 PRE 24-000063 Page 4 of 4 Mar 12th, 2024 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2020 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. H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 14, 2024 TO: Pre-Application File No. 24-000063 FROM: Andrew Van Gordon, Associate Planner SUBJECT: Sanmohan Preliminary Short Plat Parcel number 0522059136 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, Development Engineering Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton. Project Proposal: The applicant proposes to subdivide APN 0522059136 into three (3) residential lots and an access tract. The subdivision is for the benefit of detached dwellings. The property has street frontage along 102nd Ave SE to the west. The lot is located within the Residential – 4 (R-4) zone. The site area is approximately 61,149 square feet (1.41 acres). Access to the proposed lots is via a 30-foot-wide shared driveway tract at the northwest corner of the property. Current Use: The project area is currently improved with a detached accessory structure (shed) to be demolished. Per City of Renton (COR) Maps, critical areas and/or their buffers are not present on the site. 1. Zoning /Land Use Designation, and Overlays: The subject property is located within the Residential-4 (R-4) zoning classification. The Residential Low Density (RLD) Land Use designation is intended to implement the R-4 zone. The R-4 zone is established to promote urban single family residential neighborhoods serviceable by urban utilities and containing open space amenities. The R-4 designation serves as a transition between rural designation zones and higher density residential zones. It is intended as an intermediate lower density residential zone. Detached dwellings are permitted within the R-4 zone. 2. 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). Sanmohan Preliminary Short Plat Page 2 of 7 March 14, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates 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 basis 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 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. The R-4 zone has a maximum net density of four (4) dwelling units per acre with no minimum net density. Based on the approximate gross land area of 1.41 acres, the three (3) lot proposal arrives at a gross density of approximately 2.13 du/ac (3 lots / 1.41 gross acres = 2.13 du/ac). A density worksheet was not included with the pre-application submittal materials; therefore, staff was unable to verify compliance with the density requirements. The gross density would result in 2.13 du/ac. 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 would be required with the land use application. 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 (70’); minimum lot width for corner lots is 80 feet (80’); minimum lot depth is 100 feet (100’). In order to ensure compliance with Tier 1 requirements for Tree Preservation Priority, pursuant to RMC 4-4- 130H.2.a, lot size and lot dimensions of the zone may be decreased by a maximum of 10 percent (10%), provided the applicant can demonstrate to the Administrator’s satisfaction that the reduction is necessary to ensure the preservation of all significant trees, as defined in RMC 4-11-200, required for retention within dedicated tract(s), pursuant to RMC 4-4- 130H.1.a, Minimum Tree Retention Requirements. Of note, per RMC 4-7-170G, “Flag Lots, When Allowed” flag lots may be permitted for plats to achieve the minimum density within the zoning code when there is no other feasible alternative to achieving the minimum density. The R-4 zone has no minimum density so flag lots are not permitted. Lot 3, as designed, would not be permitted as it is a flag lot. Compliance with minimum lot size, width and depth standards would be verified at the time of land use application. Building Standards – The R-4 standards allow a maximum building coverage of 35 percent (35%) of the lot area. The maximum impervious coverage in the R-4 zone is 50 percent (50%). The maximum wall plate height is restricted to 32 feet (32’), 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 vertical feet (4’) 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 horizontal feet (1.5’) from each façade for each one vertical foot (1’) above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet (12’) and the total Sanmohan Preliminary Short Plat Page 3 of 7 March 14, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates 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 (30’); Secondary front yard (applies to corner lots): 30 feet (30’); Rear yard: 25 feet (25’); Side yard: combined 20 feet (20’) with not less than seven and a half feet (7.5’) on either side. Compliance with required setbacks for new development would be verified at the time of building permit application. 3. Residential Design and Open Space Standards: Future single-family building permits would be subject to the RMC 4-2-115, Residential Design and Open Space Standards. Requirements related to garages, entries, modulation, windows/doors, scale, bulk, and character, roof forms, eaves, architectural detailing, and materials/color should be reviewed in their entity prior to submitting permit applications. Compliance with lot configuration requirements would be verified at the time of land use application. Compliance with building design requirements would be verified at the time of building permit review. 4. 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 a mixture of trees, shrubs, and landscaping. Street trees in the ROW planter would 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 Standards. 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, 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. Please be aware that frontage improvements will be required. 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 Sanmohan Preliminary Short Plat Page 4 of 7 March 14, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. 5. Significant Tree Retention: A review of COR Maps appears to show 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 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 4-4-130H.2. 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: Sanmohan Preliminary Short Plat Page 5 of 7 March 14, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates 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. 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- 130H.1.e 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. 6. Fences/Retaining 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. 7. Access/Driveways: Access is proposed via a shared driveway, from 102nd Ave SE, abutting the northern property line. 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- 080I.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 Sanmohan Preliminary Short Plat Page 6 of 7 March 14, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates right-of-way. A curb, planting strip area, parking lane, and sidewalk shall be installed on the development side of the street according to the minimum design standards for public streets. 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. It is anticipated that a public street will be necessary for future traffic in this area as neighboring properties redevelop. It is anticipated that SE 194th PL will connect to 102nd Ave SE approximately two (2) lots to the south of the project property. Per subdivision standards found in RMC 4-7-160, Residential Blocks – General Requirements and Minimum Standards blocks shall be deep enough to allow two (2) tiers of lots. A half street placed on the southern portion of the parent lot would create two (2) tiers of lots between the SE 194th Pl extension and the half-street. In lieu of dedication and construction of a full width residential access street, the department would support partial street improvements to include dedication and construction along the southern property line of the parent lot of 41 feet (41’) of public right-of-way with 26 feet (26’) paved roadway (two (2) 10-foot (10’) wide travel lands plus a six-foot (6’) wide parking lane), eight-foot (8’) wide planter strip and five-foot (5’) wide sidewalk along the north side of the street with half-foot (0.50’) wide curbs on both sides. Compliance with access and driveway requirements would be verified at the time of land use application. 8. Critical Areas: Per COR Maps there are no critical areas or associated buffers on the property. 9. 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. 10. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of eight weeks. The 2024 fees would total $6,384.00 ($6,080.00 Preliminary Short Plat + $304.00 Technology Fee (5%) = $6,384.00). Each modification request is $290.00. 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. 11. 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. 12. 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: Sanmohan Preliminary Short Plat Page 7 of 7 March 14, 2024 H:\CED\Planning\Current Planning\Admin Docs\templates\Staff Report Templates • A Fire impact fee assessed at $421.98 per each new detached dwelling unit. • A transportation impact fee assessed at $11,485.67 per each new detached dwelling unit. • A Kent School District Impact Fee assessed at $0.00 per each new detached dwelling unit. • Parks Impact Fee currently assessed at $3,276.44 per each new detached dwelling unit. A handout listing all of the City’s Development related fees is available for your review at https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=0&repo=CityofRe nton 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 Andrew Van Gordon, Associate Planner at 425-430-7286 or avangordon@rentonwa.gov to submit prescreen materials and subsequent land use application. Expiration: Upon approval, the Short 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.