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HomeMy WebLinkAboutPRE19-000005_SummaryPREAPPLICATION MEETING FOR Nile Point Short Plat PRE19-000005 CITY OF RENTON Department of Community & Economic Development Planning Division January 31, 2019 Contact Information: Planner: Jeffrey Taylor, 425.430.7246, JTaylor@Rentonwa.gov Public Works Plan Reviewer: Rohini Nair, 425-430-7298, RNair@Rentonwa.gov Fire Prevention Reviewer: Cory Cappelletti, 425.430.7057, CCappelletti@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). Page | 2 M E M O R A N D U M DATE: January 24, 2019 TO: Jeffrey Taylor, Assistant Planner FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: Nile Point 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 certificate from King County Water District 90 will be required to assure the demand can be met. It appears the existing fire hydrants are within the required distance. 2. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is given if the existing house is demolished. This fee is paid at time of building permit issuance. Page | 3 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 30, 2019 TO: Jeffrey Taylor, Current Planning FROM: Rohini Nair, Plan Review SUBJECT: Nile Point Short Plat 603 Nile Ave NE PRE18-000905 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) 1023059170 (address 603 Nile Ave NE). The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The site is located in the King County Water District 90 water service area. 2. A water availability certificate from King County Water District 90 should be provided with the land use submittal. 3. Fire hydrants shall meet the requirements of Renton Fire Authority. 4. Plans approved by King County Water District 90 shall be routed to the City for final review prior to construction permit issuance. The plans should be approved by Renton Fire Authority also. SEWER 1. The site is located in the City of Renton sewer service area. 2. There is an existing 8” PVC sewer located near the south west portion of the site. Reference Project File S- 318718 in COR Maps for record drawings. 3. There is an existing 8” PVC sewer located to the south east of the property at the intersection of NE 6th St and Nile Ave NE. Applicant will need to extend the 8- inch diameter sewer main to the north along Nile Ave NE for the whole frontage length. 4. Each lot will require an individual sewer service line. The service lines shall be designed and installed in accordance with the City standards. The service line shall flow by gravity to the main where possible. The minimum service line size is 6” and the minimum slope is 2%. 5. The existing home is served by a private on-site septic system. The septic system shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. 6. 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. Information regarding the number and size of domestic water meters required for the project should be provided to the City during the Page | 4 construction permit stage. The 2019 wastewater SDC fee for a 1-inch meter install is $3,100.00 per meter. Each lot shall have a separate meter. The SDC fee rate that is current at the time of issuance of the construction permit will be applicable on the project. 7. The development is located in the East Renton Sewer Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. A SAD fee of $316.80 will be collected for each lot. S AD fees are due at the time of construction permit issuance. SURFACE WATER 1. A drainage report and drainage plan complying with the current Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the Maycreek 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 east to west. There is no on-site stormwater conveyance system. There is an existing 15-inch diameter stormwater main (refer to record drawing R-318723) located along a portion of NE 6th Street frontage. There is an open drain along the remaining frontage on NE 6th Street. There is currently no strormwater conveyance in the Nile Ave NE frontage 3. Site is located outside of any Aquifer Protection Zone area. 4. Storm drainage improvements along the entire length of NE 6th Street f frontage and Nile Ave NE frontage are required to conform to the City’s street and stormwater conveyance standards. New storm drains 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 any offsite tributary areas. 5. Residential projects that have new plus replaced pollution generating impervious surface exceeding 5,000 SF are 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 rate and design infiltration rate), 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. A Construction Stormwater General Permit from the Washington Department of Ecology is required for projects that disturb more than one acre. 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. 11. The 2019 Surface water system development fee is $ $1,800.00 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. Page | 5 TRANSPORTATION 1. Nile Ave is a Collector street with an available right of way (ROW) width of 60 feet. As per RMC 4-6-060 the minimum ROW width required on a minor arterial is 83 feet for 2 lanes (94 feet for 3 lanes) with street improvements as per RMC 4-6-060. However, Transportation section has a corridor plan for Nile Ave. Transportation plan for this corridor includes a half street paved width of 22 feet off the center line of the road, 0.5 feet wide curb, 8 feet wide landscaped planter, 5 feet wide sidewalk, and 1 feet clear width back of sidewalk. Right of way dedication necessary to include all the half street frontage improvements and the 1 feet clear width back of sidewalk within the right of way should be provided. The developer is required to provide the ROW dedication of approximately 6.5 feet and construct the half street and frontage improvements. Lane striping and markings to provide a thru lane and right turn drop lane with a right turn arrow at the intersection is required to be provided. The street section with survey information, showing all the street and frontage improvements, and labelling the ROW dedication should be included with the land use submittal. 2. NE 6th Street located south of the site is classified as a residential street. Per the King County Assessor’s Map, the existing half street right of way width is approximately 30.5’. Per RMC 4-6-060, a minimum paved with of 26 feet is required on residential street. Frontage improvements on the side of street fronting the site including gutter at the pavement end ( gutter width is included in the 26 feet pavement width), 0.5 feet wide curb at edge of street pavement, 8 feet wide landscaped planter adjacent to curb, 5 feet wide sidewalk, and drainage, are required to be provided by the developer. All the half street frontage improvements including the curb, planter, and sidewalk within the ROW are required to be provided by the developer and should be within the ROW. If all the half street frontage elements cannot be included within the existing ROW, then additional ROW dedication will be required accordingly. The street section showing and labelling the widths of all the frontage elements, existing ROW, and any applicable ROW dedication should be submitted with the land use application. ROW dedication width is subject to survey information provided by the developer. 3. A 35’ intersection radius is required at the intersection corner of Collector street (Nile Ave NE) and residential street (NE 6th Street). 4. Single family driveways from NE 6th Street is proposed for the access to the 2 houses of the short plat. 5. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. d. Driveways shall not be closer than 5-feet to any property line. 6. Per RMC 4-6-060, a project with less than 4 residential units is exempt from street lighting. 7. ADA compliant street corners, ADA compliant curb ramps are required to be provided on all frontages and site access intersections. 8. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. If the number of proposed trips estimated by the applicant engineer using the current ITE Trip Generation book is more than 20 trips in either morning peak or evening peak, then level of service study is required. A 2 lot short plat is not estimated to generate trips that will require traffic impact analysis. 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10. All utilities serving the site and any existing overhead utility in the frontages are required to be undergrounded. Page | 6 11. The transportation impact fee is based on the type of land use. For a single family dwelling, the 2019 transportation impact fee is $7,820.42. Transportation impact fees are subject to change based on the calendar year of the building permit application. 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. d. Minimum 15 feet wide easement is required for any City utility located outside public right of way. 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: 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. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. 7. 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. Page | 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 31, 2019 TO: Pre-Application File No. 19-000005 FROM: Jeffrey Taylor, Assistant Planner SUBJECT: Nile Point 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 a property located at 603 Nile Avenue NE (APN 1023059170) into two (2) lots. The property is 20,037 square feet (0.46 acres) in area and is developed with a 2,940 square foot single-family home and two small detached accessory structures. The property has a Comprehensive Plan Land Use Designation of Residential Low Density, and a zoning designation of Residential – 4 (R-4) dwellings per net acre (du/ac). The proposal would retain the existing single family home on one of the two lots. The propo sal does not clarify if the detached accessory structures would remain, however the proposed lot line would intersect the eastern most accessory structure, requiring removal. The eastern lot would contain the existing single family home, access off of Nile Avenue via an existing curb cut, and measure approximately 95x100 feet (9,500 sq. ft.). The western lot would access off of NE 6th Street, and measure approximately 100x100 feet (10,000 sq. ft.). The new home on the western lot would be constructed with a detached ADU. Current Use: The project site is currently developed with a single-family home and associated detached accessory structures. Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. The R-4 zone does not have a minimum density, but has a maximum of 4.0 dwelling units per net acre. One dwelling unit with one detached accessory dwelling unit per lot is allowed in the R-4 Zone with an approved conditional use permit, provided the design is consistent with the architectural character of the primary structure and the property owner will occupy the principal dwelling or the ADU. The property owner shall file an affidavit affirming that the owner will occupy the principal dwelling or the ADU. Additionally, prior to the issuance of building permits the owner shall record a notice on the property title. The notice shall bear the notarized signature of all property owners liste d on the property title and include: the legal description of the property, a copy of the approved site/floor plan, and the applicability of the restrictions and limitations regarding ADUs in RMC Title IV. Page | 8 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. 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. ADUs shall not be included in density calculations. 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-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. The minimum lot width is 70 feet for interior lots and 80 feet for corner lots; the minimum lot depth is 100 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-4 zone, one parcel may be allowed to be eight thousand (8,000) square feet. The proposed lots appear to meet the minimum requirements for the R-4 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-4 Zone has a maximum building coverage of 35%. In addition, the maximum impervious surface coverage is 50%. The lot coverage of the primary residential structure combined with all accessory buildings shall not exceed the maximum lot coverage of the Zoning District. The lot coverage of accessory dwelling units shall not be calculated towards maximum building/lot coverage. The maximum size of an accessory dwelling unit is 800 square feet or 75% of the primary residence, whichever is smaller. The square foot calculation shall not include porches, exterior stairs, or garages. The total floor area of all accessory buildings shall not be greater than the floor area of the primary residential uses. The ADU and primary dwelling building height is restricted to 32-feet from grade plane to the highest wall plate. The primary dwelling is limited to three stories. Roofs with a pitch equal to or greater than 4:12 may project an additional 6 vertical feet. Additionally, the structure shall not be taller than the primary dwelling. The proposed ADU must be architecturally compatible with the primary structure. Plans submitted with a formal application should indicate such compatibility. 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 applicant did not provide floor plans, elevations, or building pads as part of the submittal. Staff cannot comment on the compliance of the proposed houses or ADU(s). Compliance with the building standards would be required to be demonstrated at the time of building permit review or conditional use permit for lots with ADUs. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required minimum setbacks for primary dwellings in Zone R-4 are: Front/Secondary Front Yard Setback: 30 feet Rear Yard Setback: 25 feet Side Yard Setback: Combined 20 ft. with not less than 7.5 ft. on either side The required minimum setbacks for accessory dwelling units in Zone R-4 are: Front/Secondary Front Yard Setback: Front setbacks applied to the primary structure also apply to accessory structures. The minimum front yard setback is 30 feet; minimum secondary front yard street setback is 30 feet. Accessory structures shall not be located between the primary structure and a street. Rear Yard Setback: Determined through administrative review, to be no less than 10 ft. and no greater than 25 ft. Page | 9 Side Yard Setbacks: 5 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. Compliance with the setbacks for existing structures shall be demonstrated at the time of preliminary short plat application submittal. Setbacks for ADUs shall be identified at the time of conditional use permit. Access/Driveways/Parking: Access to the various lots have been proposed via individual driveways. One existing driveway would be retained off of Nile Avenue NE and one new driveway is proposed off of NE 6th Street. 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 Page | 10 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, the project site is mapped with regulated slopes (15% - 25%) throughout the site. Steep slopes are a Geological Hazard therefore, a geotechnical study may be required to be provided by a qualified professional. The study shall demonstrate that the proposal will not increase the threat of the geological hazard to adjacent properties beyond the pre-development conditions, the proposal will not adversely impact other critical areas, and the development can be safely accommodated on the site. In addition, the study shall assess soil conditions and detail construction measures to assure building stability. 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, provided no wetlands are identified on the project site. Permit Requirements: The proposal would require administrative short plat approval and an administrative conditional use permit for the proposed ADU(s). Please note that conditional use permit(s) for the ADU(s) can be processed concurrently with your short plat approval. The application(s) 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). The administrative conditional use permit fee for 2019 is $1,617.00 ($1,540.00 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. 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. Page | 11 The following development fees are reduced by half (50%) for new ADUs:  Building permit fees;  Combination building permit fees;  Building plan check fee;  Electrical permit fees for single-family and duplex;  Mechanical permit fees;  Plumbing permit fees;  Administrative Conditional Use Permit fees;  Water Service and wastewater Fees (excluding Fire Service Fees);  Storm Water System Development Charges for new single family residences;  Water construction permit fees;  Wastewater and surface water construction permit fees; and  Transportation and park impact fees for ADUs. Fees for ADUs will be modified through December 31, 2020. Please note that all fees quoted above are quoted in full. When calculating the total cost of development please reduce applicable quoted fees by 50% for each new accessory dwelling unit only. 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 Jeffrey Taylor, Assistant Planner at jtaylor@rentonwa.gov or 425 -430-7246 for an appointment. Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M). The conditional use permit(s) are valid for two years with a possible one year extension. It is the responsibility of the owner to monitor the expiration date.