HomeMy WebLinkAboutPreApp Meeting Summary_PRE20-000134PREAPPLICATION MEETING FOR
Shoychin Short Plat
1248 Redmond Pl NE
PRE20-000134
CITY OF RENTON
Department of Community & Economic Development
Planning Division
July 16, 2020
Contact Information:
Planner: Angelea Weihs, 425.430.7312, aweihs@rentonwa.gov
Public Works Plan Reviewer: Scott Warlick, 425.430.7216, swarlick@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonRFA.org
Building Department Reviewer: Craig Burnell, 425.430.7290, cburnell@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:July 9, 2020
TO:Angelea Weihs, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Shoyin 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. It appears adequate hydrants and fire flow exist in this area.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit.
This fee is paid at building permit issuance. Credit will be granted for any existing homes that
are removed or retained.
3. Fire department apparatus access roadways are adequate from existing city streets.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 9, 2020
TO: Angelea Weihs, Planner
FROM: Scott Warlick, Engineering Specialist III
SUBJECT: Utility and Transportation Comments for Shoychin Subdivision
1248 Redmond Pl NE
PRE20-000134
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)
3307800010. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Highlands 565 Pressure
Zone.
2. The static water pressure is approximately 55 psi at ground elevation of 438 feet.
3. There is an existing 8-inch water main located in N 12
th St that can deliver a maximum flow
capacity of 2,500 (see project file WTR2700000).
4. There is an existing ¾-inch domestic water meter (UBRef#430446) serving the existing home
at 1248 Redmond Pl NE.
5. There are existing fire hydrants within 300 feet of the property.
On the west side of the cul-de-sac in Redmond Pl NE (HYD-NE-01057).
Along the property’s southern frontage to the west on NE 12th St (HYD-NE-01061).
6. 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 for homes under 3,600 SF and goes up to a minimum of
1,500 gpm for homes over 3,600 SF.
7. A separate water service (1-inch) and meter (minimum 3/4-inch) is required for each lot. The
meter will be installed by City forces and a water meter permit is required. The sizing of the
meter and of the private service line to the buildings shall be in accordance with the most
recent edition of the Uniform Plumbing Code Meters shall be placed in landscape strips, or
behind the sidewalk, and within the right-of-way. Meters shall not be installed within
driveways. The new water service shall be connected to the existing 8-inch City water main in
NE 12th St.
8. A minimum 1-inch meter is required if the new homes are served by sprinkler systems.
Shoychin Subdivision –PRE20-000134
Page 2 of 5
9. Installation of off-site and on-site fire hydrants, as required. The location and number of
hydrants will be determined by the Fire Authority based on the final fire flow demand and
final site plan.
10. A water main extension is not anticipated, however, if the project changes resulting in a water
main extension a civil construction 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.
11. A conceptual utility plan will be required as part of the land use application for the subject
development.
12. 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 2020 Development Fees Document on the
City’s website. Fees will be charged based on the rate at the time of construction permit
issuance.
The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee is $4,400.00 per 1-inch service.
Water service installation charges for each proposed domestic water service is
applicable. Water Service installation is $2,875.00 per 1-inch service line.
Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter.
If abandoned, a water system redevelopment credit will apply for the existing meter.
The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Sanitary Sewer
1. The project is within the City of Renton’s sanitary sewer service area.
2. There is an 8-inch gravity wastewater main located on-site (record drawing: S-304303).
3. The existing home on Lot 1 is connected to the city sewer.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee
for sewer is based on the size of the new domestic water to serve the project. Current fees
can be found in the 2020 Development Fees Document on the City’s website. Fees will be
charged based on the rate at the time of construction permit issuance.
The current sewer fee for is $3,400.00 per 1-inch meter
A sewer system redevelopment credit will apply for the existing sewer service.
Final determination of applicable fees will be made after the water meter size has
been determined.
The full fee schedule can be found at:
Shoychin Subdivision –PRE20-000134
Page 3 of 5
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Surface Water
1. There is a City of Renton 12-inch stormwater main to the south of the property that runs west
along NE 12th St (record drawing: R-304308).
2. There is a 12-inch private stormwater main to the west of the property in Redmond Pl NE
(record drawing: R-30430A
3. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water
Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2017 Renton
Surface Water Design Manual (RSWDM) to determine what type of drainage review is
required for this site. The site falls within the City’s Flow Control (matching forested
conditions) Standard. The site falls within the May Creek drainage basin.
4. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The
current City of Renton Standard Details are available online in the City of Renton website
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRent
on
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the RSWDM that is current at
the time of civil construction permit application. Separate structural plans will be required to
be submitted for review and approval under a separate building permit for the detention
and/or water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate
the new runoff created by this development to the maximum extent feasible. On-site BMPs
shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the
2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be
included with the land use application, as applicable to the project. The final drainage plan
and drainage report must be submitted with the utility construction permit application.
7. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement
#9 and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
8. Erosion control measures to meet the City requirements shall be provided.
9. The development falls within the R-8 zone which has a maximum impervious surface area of
65% per lot.
10. 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 SCD fee for new single family homes is $1,900 per home.
A credit will be applied for the existing home.
The full fee schedule can be found at:
Shoychin Subdivision –PRE20-000134
Page 4 of 5
https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed project fronts NE 12th St to the south and Redmond Pl NE to the west.
a. NE 12
th St is classified as a collector arterial street, with an existing right-of-way (ROW)
width of approximately 60 feet with an existing paved width of approximately 40 feet.
To meet the City’s complete street standards for collector arterial streets, a minimum
ROW width of 83 feet is required. Per RMC 4-6-060 half of street improvements as
taken from the ROW centerline shall be required and include a 30 foot paved road
(15 feet each side), a 8-foot parking lane, a 0.5 foot curb, an 8 foot planting strip, and
a 8 foot sidewalk. Dedication of approximately 11.5 feet will be required.
b. Redmond Pl NE is a private access drive
2. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
3. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall
provide slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9')
and double-loaded garage driveway shall not exceed sixteen feet (16').
4. Street lighting is not required from a project that consists of less than 4 residential units.
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 construction permit issuance.
a. The 2020 transportation impact fee is $7,820.42 per single family home.
b. The current property contains one single family home, the developer will receive a
credit for the existing home.
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical,
phone, and cable services, etc.) along property frontage or within the site must be
underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION.
The construction of these franchise utilities must be inspected and approved by a City of
Renton inspector.
2. 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.
Shoychin Subdivision –PRE20-000134
Page 5 of 5
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 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.
K:\Preapps\2018\PRE18000664_NE 1st St Short Plat
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:July 16, 2020
TO:Pre-Application File No. 20-000134
FROM:Angelea Weihs, Associate Planner
SUBJECT:Shoychin Short Plat
Parcel #3307800010
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, 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 is proposing to subdivide an existing parcel into two lots and one open space tract.
The subject property is located at 1248 Redmond Pl NE near the intersection of Redmond Pl NE (private road) and
NE 12th St (APN 3307800010). The project site totals 35,330 square feet (0.81 acres) in area and is currently
developed with a single-family home, which is proposed to be retained. The site has a Comprehensive Plan Land
Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8). The applicant
is proposing to retain the existing home and construct one new single-family home on proposed Lot 2. The
proposed lot sizes are 16,588 SF for Lot 1 and 18,742 SF for Lot 2. Access to two of the lots is proposed via an
existing driveway extending off of NE 12th St. COR maps did not indicate the presence of any critical areas on the
site. Various easement are present 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, which is proposed to be retained.
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 private access easements) and critical areas
would be deducted from the gross site area to determine the “net” site area prior to calculating density. Using the
gross area of 35,330 square feet, a 2-lot proposal arrives at a net density of roughly 2.47 du/ac (2 lots / 0.81 acres
Shoychin Short Plat, PRE20-000134
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July 16, 2020
K:\Preapps\2020\PRE20000134_Shoychin Short Plat
= 2.47 du/ac), which does not fall within the permitted density range; however, the area of private access tract
would need to be deducted to calculate net density. 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
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 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 for the existing home on proposed Lot 1 would be required to be
demonstrated at the time of formal land use application. Compliance with the building standards for the new
single-family residence 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 are classified as
corner lots and therefore are subject to corner lot yard standards.
Compliance with the setbacks for existing structures shall be demonstrated at the time of preliminary short plat
application submittal. The existing house does not appear to meet the rear yard setback requirement and
therefore would be classified as legally non-conforming. The proposed short plat shall not increase the non-
conformity of the existing home unless a variance is obtained. Compliance with the setbacks for the proposed
new single-family home will be verified at the time of building permit review.
Access/Driveways/Parking: Access to proposed Lots 1 and 2 is shown via an existing driveway extending off of NE
12th St. Shared driveways may be allowed for access to four (4) or fewer residential lots, provided:
a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or
greater than the lot width requirement of the zone;
Shoychin Short Plat, PRE20-000134
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July 16, 2020
K:\Preapps\2020\PRE20000134_Shoychin Short Plat
b. The subject lots are not created by a subdivision of ten (10) or more lots;
c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or
pedestrian circulation through the short subdivision or to serve adjacent property;
d. The shared driveway would not adversely affect future circulation to neighboring properties;
e. The shared driveway is no more than three hundred feet (300') in length; and
f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and
personnel.
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. If a
shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall
be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract
and planted with a mixture of trees, shrubs, and groundcover. The shared driveway may be required to include a
turnaround per subsection H of RMC 4-6-060. The maximum grade for the shared driveway shall not exceed fifteen
percent (15%), except for within approved hillside subdivisions.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. Each lot is required to accommodate off street parking for a minimum of two vehicles.
Compliance with the shared driveway and access standards would be verified at the time of formal land use
application. 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.
Shoychin Short Plat, PRE20-000134
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July 16, 2020
K:\Preapps\2020\PRE20000134_Shoychin Short Plat
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.
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.
Easements: Various easements are present on the subject site, including a 200 foot wide transmission line
easement granted to City of Seattle. The applicant would be required at the time of formal Land Use application
to demonstrate the feasibility of constructing home outside of the City of Seattle easement. Compliance with
easement requirements and setbacks for the new single family residence would be verified at the time of formal
land use application and building permit review.
Environmental Review: Except when located in sensitive areas (such as wetland or protected slopes) or lands
covered by water, short plats of 9 or fewer residential lots are 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 2020 administrative short plat application fee
is $5,544.00 ($5,280.00 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 new 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
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July 16, 2020
K:\Preapps\2020\PRE20000134_Shoychin Short Plat
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. The applicant is
responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the
land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov).
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 2020 impact fees are as follows:
A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit.
A Parks Impact Fee based on $3,945.70 per each new detached dwelling unit.
A Fire Impact fee of $829.77 per each new detached dwelling unit.
Renton School District Impact Fee is $6,862.00 per each new detached dwelling unit (plus an additional 5%
service fee).
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 call Angelea Weihs, Associate Planner at 425-430-7312 for an appointment.
Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M).
It is the responsibility of the owner to monitor the expiration date.
205.3’ S 89°52’18" ETNEMESAE YTILITU ’01PROPOSED LOT 1LOT AREA: 16588.15 s.f.(1687+490) / 16588.15= 13% < 50% MAX.LOT COVERAGE:NEW PROPERTYLINE’0.002E "24’70°00 N ’50.0911 9 0 .93 ’ S 1 0 °4 5 ’22" E
R E D M ON D P L A C E N O RT H EA S T E "32’00°98 S ’62.961Tract BOpen Space0654563 & 5605333 .oN.ceR15’ Public Sewer Easement.COSSA NGISED PUHTRONYAW PUHTRON 7685180089 AW ,EUVELLEB6537-642 )524( :ENOHPMOC.NSM@AKSELROD :LIAM-EA1SITE PLANISSUE DATE: 05.20.20REVISIONS DATE:PROPOSED SUBDIVIDE SITE PLANSCALE 1"=20’-0"VADIM & ALLA SHOYCHIN1248 REDMOND PL. NERENTON, WA 98056(206) 354-4773SITE ADDRESS:PARCEL #: 3307800010 OWNER16210 SE 24th ST.Bellevue, WA EXISTING LOTZONING R-8 LOT AREA: 35,330.0 s.f. ’00.68EXIST. HOUSE FOOTPRINT: 1687 s.f. ’50.401EXIST. COVERED DECK: 490 s.f.PROPOSEDNEW HOUSEfootprint1300 s.f.PROPOSED LOT 2LOT AREA: 18741.85 s.f.1300 / 18741= 7% < 50% MAX.LOT COVERAGE:NEW HOUSE FOOTPRINT: 1300 s.f.NEW HOUSE AREA:1st. FLOOR LIVING AREA 860 s.f.2nd. FLOOR LIVING AREA 1220 s.f.TOTAL LIVING AREA 2080 s.f.2 CARS GARAGE 440 s.f.W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)MNEW 1-INCHWATER SERVICEEXISTING 8-INCHWATER MAIN