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HomeMy WebLinkAboutPRE_StaffComments_220915_v1 PREAPPLICATION MEETING 19917 Subdivision 19917 – 108th Ave SE PRE22-000304 CITY OF RENTON Department of Community & Economic Development September 15, 2022 Contact Information: Planner: Andrew Van Gordon, 425.430.7286, avangordon@rentonwa.gov Public Works Plan Reviewer: Jonathan Chavez, 425.430.7288, jchavez@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Building Department Reviewer: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the assigned planner to have the documents pre- screened. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Community & Economic Development Administrator, Public Works Administrator, and City Council). M E M O R A N D U M DATE: August 31, 2022 TO: Andrew Van Gordon, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Wong Short Plat 1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of on e fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A minimum of one new fire hydrant is required. Water is provided by Soos Creek Water District. A water availability certificate is required from the water district. 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 is granted for the removal or retention of the one existing home. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Proposed access roadway of only 10-feet wide will not be approved. C:\Users\AVanGordon\AppData\Local\Temp\Engineering Comments PRE22000304_9821844\Engineering Comments PRE22000304.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 6th, 2022 TO: Andrew Van Gordon, Associate Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: Siu Mei Short Plat 19917 108th Avenue SE PRE22-000304 I have reviewed the Pre-Application submittal for the Siu Mei Short Plat at 19917 108th Avenue SE (KC Parcel ID: 0522059016). The applicant is proposing to subdivide the existing lot into two lots, and retain the existing home. EXISTING CONDITIONS The Site is approximately .54 acres in size and is rectangular in shape. The existing site is developed with an existing single family residence and a large amount of vegetation throughout the parcel. Water Water service is provided by Soos Creek Water and Sewer District. Sewer Sewer service is provided by Soos Creek Water and Sewer District. Storm The site contains an existing single family home and a large amount of vegetation. The existing home sits along the 108th Avenue SE frontage. There is an existing stormwater conveyance ditch along the 108th Avenue SE frontage. The City of Renton does not have mapping information for this storm system as it is not located within the City of Renton limits. The applicant is encouraged to contact the City of Kent for record drawings of the storm drainage system in 108th Avenue SE. There is no existing stormwater conveyance system on the project site. The existing topography is generally flat. Streets The proposed development also fronts 108th Avenue SE on the east property line. 108th Avenue SE right of way is located in the City of Kent and is a WSDOT maintained road (SR 515) with an existing ROW width of approximately 80 feet, according to the King County Assessors Map. Siu Mei Short Plat – PRE22-000304 Page 2 of 4 September 6, 2022 C:\Users\AVanGordon\AppData\Local\Temp\Engineering Comments PRE22000304_9821844\Engineering Comments PRE22000304.docx CODE REQUIREMENTS WATER 1. Please obtain a water availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire Authority. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SEWER 1. Please obtain a sewer availability certificate from Soos Creek Water and Sewer District and provide it with the construction permit submittal. 2. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District. 3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to permit issuance. SURFACE WATER 1. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface Water Design Manual (RSWDM) 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 Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. Detailed plans for any proposed grading operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 3. Maintenance access is required for any proposed stormwater facility and shall be designed and installed in accordance with the City adopted SWDM. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site 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. 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 vaults. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 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. 7. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site Siu Mei Short Plat – PRE22-000304 Page 3 of 4 September 6, 2022 C:\Users\AVanGordon\AppData\Local\Temp\Engineering Comments PRE22000304_9821844\Engineering Comments PRE22000304.docx BMP sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full dispersion and full infiltration BMPs. 8. A geotechnical soils report for the site is required per the 2022 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRento n. 11. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00 for each new lot. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. 108th Avenue SE is located in the City of Kent. The applicant should contact the City of Kent and WSDOT to determine frontage improvement requirements along the 108th Avenue SE frontage and for access review/approval. 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. 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. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. The transportation impact fee is based on the type of land use. For a single-family dwelling, the 2022 transportation impact fee is $10,861.69. Transportation impact fees are subject to change based on the calendar year the building permit is issued. 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. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: Siu Mei Short Plat – PRE22-000304 Page 4 of 4 September 6, 2022 C:\Users\AVanGordon\AppData\Local\Temp\Engineering Comments PRE22000304_9821844\Engineering Comments PRE22000304.docx a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 3. All 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: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 15, 2022 TO: Pre-Application File No. 22-000304 FROM: Andrew Van Gordon, Associate Planner SUBJECT: 19917 Subdivision – 19917 – 108th Ave SE (Parcel number 0522059016) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available online at https://www.codepublishing.com/WA/Renton/. Project Proposal: The project area is located at 19917 – 108th Ave SE (Parcel number 0522059016). The property has street frontage on 108th Ave SE. The property is located within the Residential-4 (R-4) zone. The site area is approximately 23,335 square feet (0.53 acre). The property is currently improved with a detached dwelling and a garage that appears to be connected to the dwelling via a breezeway. The proposal is to subdivide the lot into two (2) residential lots with access to both lots via a private 10-foot (10’) wide access easement from 108th Ave SE. Lot A is proposed to be 10,600 square feet and Lot B is proposed to be 12,735 square feet. Current Use: The project area is currently developed with a detached dwelling and a garage that appears to be connected to the dwelling via a breezeway. The existing dwelling is proposed to be retained on Lot A with the garage being removed for the benefit of the private access easement. Zoning/Land Use: The subject property is located within the Residential-4 (R-4) zoning classification. The Residential Low Density 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 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. 19917 Subdivision Page 2 of 7 September 15, 2022 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 density of four (4) dwelling units with no minimum density. Based on the approximate gross land area of 0.53 acre, the two (2) lot proposal arrives at a gross density of approximately 3.77 du/ac (2 lots / 0.53 gross acres = 3.77 du/ac). The gross density would result in 3.77 du/ac; however, the applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. A density worksheet deducting street improvements identified in the preapplication meeting and this memo would be required with the land use application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein). Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet and 80 feet for corner lots; minimum lot depth is 100 feet. Submitted plans would need to show compliance with the required lot size and dimensional standard with the land use application. It appears that both lots would meet these requirements. Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the buildings shall be not more than three (3) stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and- a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. The maximum wall plate height for detached accessory structures is 12 feet and the total floor area must be less than that of the primary structure. Accessory structures are also included in building lot coverage calculations. New development would need to comply with the maximum building coverage, impervious surface requirements, and building height regulations of the zone at the time of building permit review. Existing development proposed for retention would also be required to comply with building and coverage limitations and would be reviewed for compliance at the time of land use application. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-4 zone are: Front yard: 30 feet for the primary 19917 Subdivision Page 3 of 7 September 15, 2022 structure; Rear yard: 25 feet; Side yards: combined 20 feet with not less than 7.5 feet on either side; and secondary front yards: 30 feet. Within subdivisions, the minimum front yard and secondary front yard setback may be reduced to no less than twenty feet (20') provided the applicant can demonstrate to the Administrator’s satisfaction that the setback reduction is necessary to preserve and maintain a landmark tree within a tree protection tract, as each term is defined in RMC 4-11-200, Definitions T. An arborist report, pursuant to RMC 4-8-120D1, shall be prepared and provided to the City for review and concurrence, demonstrating that the setback reduction and project proposal serve to preserve the critical root zone of the tree within a tree protection tract. Compliance with required setbacks for new development would be verified at the time of building permit application. Existing development proposed for retention would be reviewed for compliance at the time of land use application. Of note, utilities and access easements are not permitted. The setback for the residence from a shared driveway would be 30 feet. See “Access/Parking” below for additional information regarding access requirements. There is not enough space between the residence and the northern property line to accommodate a shared drive and the required setback unless a unit lot subdivision is proposed. See “Unit Lot Subdivisions” below for additional information. 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. Access/Parking: Access to both lots is proposed from 108th Ave SE via a private access easement. Each lot is required to accommodate off street parking for a minimum of two (2) vehicles. The maximum width of single loaded garage driveways shall not exceed nine feet (9’) and double loaded garage driveways shall not exceed 16 feet. Maximum driveway slopes shall not exceed 15 percent; provided, that driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Driveways shall not be closer than five feet (5’) to any property line except as allowed per RMC 4-4-080I9, Joint Use Driveways. Utilities and access easements are not permitted. Shared driveway tracts for access up to four residential units may be allowed in the following instances: a. At least one lot 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; 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. 19917 Subdivision Page 4 of 7 September 15, 2022 Shared driveways shall be within a tract and have a minimum paved surface of 20 feet in width. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8’) wide landscaped strip, also within a tract, and planted with a mixture o f trees, shrubs, and groundcover with 0.5-foot-wide curb shall be provided between the shared driveway and neighboring properties. See RMC 4-6-060J for full share driveway standards. Landscaping: With the exception of critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. A conceptual landscape plan shall be provided with the land use application as prepared by a licensed Landscape Architect, a certified nurseryman or other certified professional. Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the outside of the fence unless otherwise determined through the site plan review or subdivision review process. Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements. Significant Tree Retention: A review of COR Maps shows 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 19917 Subdivision Page 5 of 7 September 15, 2022 TREE SIZE TREE CREDITS Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Protected trees within a subdivision shall be retained in the order of priority listed in RMC 4 -4- 130H2. Protection of trees or groves by placement within a dedicated tract (Tier 1) is the highest priority. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4- 130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan 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 19917 Subdivision Page 6 of 7 September 15, 2022 allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Unit Lot Subdivisions: Subdivisions in the R-4 intended for the purpose of new single-family development, including existing single-family dwelling when integrated, are eligible for a cottage house unit lot subdivision. Unit lot subdivisions of nine (9) or fewer unit lots shall be processed as a short plat. Unit lot subdivisions shall be subject to Site Plan Review; SEPA Exempt Development exemptions shall not apply. See “Site Plan Review” below for more information. Individual lots created for cottage house unit lot subdivisions are exempt from the following standards of RMC 4-2-110A, Development Standards for Residential Zoning Designations (Primary and Attached Accessory Structures): maximum net density, minimum lot size, minimum lot width, minimum lot depth, yard setbacks, maximum building coverage, and maximum impervious surface area. See RMC 4-7-090, Unit Lot Subdivisions for full requirements. A cottage house development shall meet the development standards of RMC 4-2-110G, “Development Standards for Residential Development (Cottage House Development). A cottage house unit lot subdivision would permit a reduction in yard setbacks. This could allow for the retention of the existing residence with a shared driveway adjacent to the northern property line. Of note, if a cottage house unit lot subdivision is completed, the second residence could be no greater than 1,000 gross square feet in size. Additionally, cottage housing developments have different parking requirements than a standard detached dwelling. See RMC 4-4-080F10d, Cottage House Developments for parking requirements. Site Plan Review: Site plan review is required for unit lot subdivisions. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding are. Site plan review ensures quality development consistent with the City goals and policies. Site Plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with the potential future development. Decision criteria for site plan approval are itemized in RMC 4-9-200E3. Critical Areas: According to COR Maps, the property is within the Springbrook Wellhead Protection Area Zone 1 Modified. The overall purpose of the wellhead protection regulations is to protect aquifers used as potable water supply sources by the City from contamination by hazardous materials. Some uses are restricted that store, handle, treat, use, or produce substances that pose a hazard to groundwater quality. If fill is used, then a fill source statement is needed. A hydrogeologic study prepared by a qualified professional may be required (at the applicant’s expense) with the formal land use application Environmental Review: Short Plats are generally exempt from State Environmental Policy Act (SEPA) review. However, the project may be subject to Environmental Review, in accordance with RMC 4-9-070 H.3., if it is determined that designated critical areas or their buffers are located on the property. Permit Requirements: The proposal would require administrative short plat approval. The application would be reviewed within an estimated time frame of six to eight weeks. The 2022 19917 Subdivision Page 7 of 7 September 15, 2022 fees would total $5,680.50 ($5,410 Preliminary Short Plat + $270.50 Technology Fee (5%) = $5,680.50). Each modification request is $260.00. A 5% technology fee added to the total cost of the reviews would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use permit application submittal requirements can be found on the Short Plat Submittal Requirements checklist. Other informational applications and handouts can be found on the City’s Digital Records Library. The City requires electronic plan submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short Plat application, and its associated fee, will be required following construction of the subdivision’s infrastructure. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080, Permit Classification. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Fees: In addition to the applicable building and construction fees, impact fees would be required. The fee in effect at the time of residential building permit issuance will apply. For informational purposes, the 2022 impact fees are as follows: • A Transportation Impact Fee assessed at $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee assessed at $2,914.99 per each new detached dwelling unit subdivision. • A Fire Impact Fee assessed at $829.77 per each new detached dwelling unit. • A Kent School District Impact Fee assessed at $5,818.09 (plus a 5% processing charge) per each new detached dwelling unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal land use application materials are complete, the applicant shall have the application materials pre-screened prior to submitting the complete application package. Please contact Andrew Van Gordon, Associate Planner at avangordon@rentonwa.gov or (425) 430-7286 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one-year extension (RMC 4-7-070M). It is the responsibility of the owner to monitor the expiration date.