Loading...
HomeMy WebLinkAboutPre-app Mtg Summary - 18-0006641 PRE-APPLICATION MEETING FOR 4612 NE 1st St Short Plat PRE18-000664 CITY OF RENTON Department of Community & Economic Development Planning Division November 29, 2018 Contact Information: Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov Public Works Plan Reviewer: Ann Fowler, 425-430-7382, afowler@rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425-430-7057, ccappelletti@rentonrfa.org 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). 2 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE: November 5, 2018 TO: Alex Morganroth, Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: 4612 NE 1st Street 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 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. The existing hydrant is more than 300 feet from lots 2 and 3 on your first plan and lot 2 on the second plan, so a hydrant will be required. 2. Fire impact fees are applicable at the rate of $829.77 per new residential unit. This fee is paid at time of building permit issuance. 3. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire access roads are required to be a minimum of 20-feet unobstructed width with turning radius of 25-feet inside and 45-feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade. 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 29, 2018 TO: Alex Morganroth, Planner FROM: Ann Fowler, Civil Engineer III, Plan Review SUBJECT: NE 1st Street Short Plat 4612 NE 1st Street PRE18-000664 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) 1523059115. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER  The project is within the City of Renton’s water service area in the Highlands 565-hydraulic zone.  The site is located outside of an Aquifer Protection Area.  There is an existing 8-inch City water main located in NE 1st Street that can deliver a maximum capacity of 2,300 gallons per minute (gpm) - (see Water plan no. W-3195).  The static water pressure is approximately 76 psi at ground elevation of 390 feet  There is an existing fire hydrant located at the northeast corner of Bremerton Ave NE and NE 1st St that is over 300 feet away from the proposed back and most northerly lot(s) of the short-plat.  There is existing water service(s) to the subject property: o (1) - 3/4-inch domestic water meter(s) Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 1,000 gpm if the buildings are less than 3,600 SF, and 1,500 gpm if the buildings exceed 3,600 SF. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: 1. Installation of a new fire hydrant along NE 1st St at the new access tract to the short-plat. A suggested conceptual water layout sketch is attached for reference. 2. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan 3. Installation of a 1-inch water service line and domestic water meter to each lot new lot, except for the existing house on the new lot 1 that has an existing ¾-inch meter. The meters shall be located along the frontage of NE 1st St and connected to the existing 8-inch water main in NE 1st St. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. 4 4. Installation of a backflow prevention assembly on private property behind the domestic water meter. A double check valve assembly (DCVA) is required for water meters for residential water use if a residential fire sprinkler system is required and/or for 3-story buildings. DCVA’s with size 2-inch or smaller shall be installed a meter box. 5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 6. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2018 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. 9. The 2019 SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter install is $4,050.00 per meter. 10. The development is subject to water system redevelopment fees based on the size of the existing meters and if the existing meters are abandoned. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in NE 1st Street (see City plan no. S-3195). 3. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the lots. All lots shall be provided separate side sewer stubs. Side sewers shall be a minimum 2% slope. 4. A wastewater main extension, minimum 8-inches in diameter, would be required for the 4-lot configuration. 5. The East Renton Sewer Interceptor Special Assessment District (SAD) fee is applicable to the proposed development. The SAD fee is $316.80 per lot. 6. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the project. The 2019 sewer fee for a 1-inch meter install is $3,100.00 per meter. Each lot shall have a separate meter. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. The existing site topography slopes moderately southwest. There is an existing 12-inch conveyance system in the south side of NE 1st Street with a catch basin on the north side of NE 1st Street at the approximate location of the proposed entrance to the plat, see record drawing R-319506. The drainage report shall include a full upstream and downstream analysis in accordance with the requirements outlined in the RSWM. 3. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWM that is current at the time of civil construction permit application. Separate structural plans will be required to be 5 submitted for review and approval under a separate building permit for the detention and/or water quality vault. 4. Connecting to the existing pond does not fulfill any water quality or flow control requirements of the project. The project must provide on-site flow control and water quality treatment facilities that meet the current standards found within the 2017 RSWDM. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to the maximum extent feasible to help mitigate the new runoff created by this development. 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. Storm drainage improvements along all public street frontages are required to conform to the City’s street standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for offsite tributary areas. 7. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 8. 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 (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. 9. Surface water system development fee is $1,800.00 for each new lot. This is payable prior to issuance of the construction permit. 10. As of 9/28/2018, the City of Renton has developed a new set of Surface Water Standard Plans to replace the existing set. These new Surface Water Standard Plans shall be used in all future drainage plan submittals. TRANSPORTATION 1. The proposed development fronts NE 1st Street along the south property line(s). NE 1st Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 51 feet on the east property frontage and 42 feet on the west property frontage. To meet the City’s complete street standards for residential access streets, minimum ROW is 53 feet. Dedication of 2 feet to 5.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. Applicant may request a street modification to keep the existing improvements in place. 2. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way, with at least sufficient frontage to comply with the zoning width dimensions, and the subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. 3. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead- end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6- 060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 4. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. 6 c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double- loaded garage driveway shall not exceed sixteen feet (16'). 5. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The 2019 rate of transportation impact fee is $7,820.42 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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 civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014. 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 2019 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 29, 2018 TO: Pre-Application File No. 18-000664 FROM: Alex Morganroth, Associate Planner SUBJECT: 4612 NE 1st St Short Plat 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, 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 applicant is proposing to subdivide an existing parcel into either four lots and one driveway tract or three lots and one driveway tract. The subject property is located at 4612 NE 1st St near the corner of Bremerton Ave NE and NE 1st St (APN 1523059115). The project site totals 34,174 square feet (0.78 acres) in area and is currently developed with a single-family home and associated accessory structure. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8) dwelling units per net acre (du/ac). The applicant is proposing to retain the existing home, demolish the existing accessory structure, and construct new detached single-family home on each of the new lots (either three or four lots). The proposed lot sizes range from 6,830 sq. ft. to 7,680 sq. ft. Access to the lots is proposed via a new shared driveway tract off of NE 1st St. COR maps did not indicated the presence of any critical areas on the site. The applicant did not indicate the planned removal any trees or vegetation on the site. Current Use: The project site is currently developed with a single-family home and associated detached accessory structure. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. The area of public and private streets (including driveway tracts) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Using the calculated net area of 29,794 square feet, a 4-lot proposal arrives at a net density of roughly 5.85 du/ac (4 lots / 0.68 acres = 5.85 du/ac) which would be within the permitted density range of the R-8 zone. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole 8 number. A Density Worksheet would be required at the time of formal short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. 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. As proposed, all lots, in both options, appear to meet the requirements for the R-8 zone. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. Compliance with the building standards 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 the R-8 zone are: Front yard: 20 feet for the primary structure; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Please note that lots with frontage on both a public street and a driveway tract (i.e. proposed Lots 1 and 4 in Option #1 and Lots 1 and 3 in Option #2) are classified as corner lots and therefore are subject to corner lot yard standards. Based on the submitted site plan, it is not clear whether the existing home on Lot 1 would meet the secondary front yard setback along the proposed driveway tract. Compliance with the setbacks for existing structures shall be demonstrated at the time of preliminary short plat application submittal. Access/Driveways/Parking: Access to the lots was proposed via a 28-foot wide shared driveway of off NE 1st St. Shared driveways may be allowed for access to four (4) or fewer residential lots (Per RMC 4-6-060J.1), provided: a. At least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and b. The subject lots are not created by a subdivision of ten (10) or more lots; and c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; and d. The shared driveway would not adversely affect future circulation to neighboring properties; and e. The shared driveway is no more than two hundred feet (200') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. The shared driveway may be required to provide a turnaround per RMC 4-6-060H. 9 The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building permit review. 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 In order to reduce the number of curb cuts and limit the potential for vehicle/pedestrian conflicts, all lots would be required to utilize the proposed driveway tract for access. Each lot is required to accommodate off street parking for a minimum of two vehicles. Compliance with driveway and parking standards would be verified at the time of building permit review. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. 10 Residential Design and Open Space Standards: All single family residences would be subject to the Residential Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. Critical Areas: According to COR Maps, no critical areas are mapped on the project site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: The project is Categorically Exempt from Environmental (SEPA) Review. 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 administrative short plat application fee for 2019 is $5,397.00 ($5,140.00 each plus a 5% Technology Surcharge Fee). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. In addition to the required land use permits, separate construction and building permits would be required. Public Notice: A minimum of one Public Information Sign is required for a Short Plat application. 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 (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after the plat has been recorded. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2019 impact fees are as follows:  A Transportation Impact Fee based on $7,820.42 each new dwelling unit;  A Parks Impact Fee based on $3,945.70 per each new a dwelling unit;  A Fire Impact fee of $829.77 per each new dwelling unit; and  Renton School District Impact Fee is $6,877.00 per each new dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front counter prior to submitting the complete application package. Please contact Alex Morganroth, Associate Planner at amorganroth@rentonwa.gov or 425- 430-7219 for an appointment. Expiration: Upon approval, the Short Plat is valid for two years* with a possible one year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date. *New codes anticipated to be in effect prior to the end of the year will extend this to 5 years.