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HomeMy WebLinkAboutMeeting SummaryPREAPPLICATIONMEETINGFORGreen7LotShortPlat500$NE2ndStreetPRE17-000166CITYOFRENTONDepartmentofCommunity&EconomicDevelopmentPlanningDivisionApril13,2017ContactInformation:Planner:JillDing,425.430.6598PublicWorksPlanReviewer:RohiniNair,425.430.7298FirePreventionReviewer:CoreyThomas,425.430.7024BuildingDepartmentReviewer:CraigBurnell,425.430.7290Pleaseretainthispacketthroughoutthecourseofyourprojectasareference.Considergivingcopiesofittoanyengineers,architects,andcontractorswhoworkontheproject.Youwillneedtosubmitacopyofthispacketwhenyouapplyforlanduseand/orenvironmentalpermits.Pre-screening:Whenyouhavetheprojectapplicationreadyforsubmittal,callandscheduleanappointmentwiththeprojectmanagertohaveitpre-screenedbeforemakingalloftherequiredcopies.Thepre-applicationmeetingisinformalandnon-binding.Thecommentsprovidedontheproposalarebasedonthecodesandpoliciesineffectatthetimeofreview.Theapplicantiscautionedthatthedevelopmentregulationsareregularlyamendedandtheproposalwillbeformallyreviewedundertheregulationsineffectatthetimeofprojectsubmittal.Theinformationcontainedinthissummaryissubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,PlanningDirector,DevelopmentServicesDirector,DepartmentofCommunity&EconomicDevelopmentAdministrator,PublicWorksAdministratorandCityCouncil). Fire&EmergencyservicestDepartmentMEMORANDUMDATE:4/13/201711:00AMTO:JillDing,SeniorPlannerFROM:CoreyThomas,PlanReview/InspectorSUBJECT:(Green7-lotShortPlat)PRE17-0001661.Thefireflowrequirementforasinglefamilyhomeis1,000gpmminimumfordwellingsupto3,600squarefeet(includinggarageandbasements).Ifthedwellingexceeds3,600squarefeet,aminimumof1,500gpmfireflowwouldberequired.Aminimumofonefirehydrantisrequiredwithin300-feetoftheproposedbuildingsandtwohydrantsifthefireflowgoesupto1,500gpm.Theexistingfirehydrantsarenotwithin300feetoftheproposednewlot.Aminimumofonenewhydrantwillberequired.ApplicantshallprovideawateravailabilitycertificatefromKingCountyWaterDistrict90.2.Thefireimpactfeesarecurrentlyapplicableattherateof$718.56persinglefamilyunit.Thisfeeispaidatbuildingpermitissuance.Creditwillbegrantedforanyexistinghomesthatareremovedorretained.3.Firedepartmentapparatusaccessroadwaysarerequiredtobeaminimumof20-feetwidefullypaved,with25-feetinsideand45-feetoutsideturningradius.Fireaccessroadwaysshallbeconstructedtosupporta30-tonvehiclewith75-psipointloading.Accessisrequiredwithin150-feetofallpointsonthebuildings.Deadendstreetsthatexceed150-feetinlengthrequireanapprovedhammerheadtypeturnaround.Ifapplicantdesirestoinstallonlya16-feetwideroadway,theymustapplyforavarianceandapprovalwouldbeconditionedthatthenewhomesonLots2and3wouldbeequippedwithanapprovedresidentialfiresprinklersystem. DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTMEMORANDUMDATE:April13,2017TO:JillDing,SeniorPlannerFROM:RohiniNair,CivilPlanReviewerSUBJECT:UtilityandTransportationCommentsforGreenShortPlatPRE17-000166NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnon-bindingandmaybesubjecttomodificationand/orconcurrencebyofficialCitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.Ihavecompletedapreliminaryreviewfortheabove-referencedproposal.Thefollowingcommentsarebasedonthepre-applicationsubmittalmadetotheCityofRentonbytheapplicant.WATER1.TheproposeddevelopmentiswithintheWaterDistrict90’swaterservicearea.2.FireHydrantsshallmeettherequirementsofRentonFireAuthority.3.WateravailabilitycertificatefromtheWaterDistrict90mustbeprovidedtotheCityduringthelanduseapplication.4.ApprovedwaterplansfromtheWaterDistrict90mustbeprovidedduringtheutilityconstructionplanreview.H:\cED\planning\currentPlanning\PREAPPS\2017Preapps\17-000166.Jill\CivilPre-Appcomments(revisedaftermeeting).docx GreenShortPlat—PRE17-000166Page2of4April13,2017SANITARYSEWER1.SewerserviceshallbeprovidedbytheCityofRenton.2.Thereisexisting8inchsewermainonHoquiamAveNE.8inchdiametersewermainextensionisrequiredontheNE2ndStreetfrontage,whichwillhavetobelocatedtoprovidefutureservicetopropertieslocatedupstream.Thesewermainissomewhatdeep,approximately23feetandyouwillneedtoextendacrossNE2ndStreetfrontage,atminimumslopesothatthesewerwillbeabletoservethemaximumnumberofpropertiestothewest.3.Eachlotshouldbeservedbyindividualsidesewers.Gravityserviceisdesirable.Forcemainmayberequiredwheregravityservicewillnotbeavailable.4.Thedevelopmentissubjecttoawastewatersystemdevelopmentcharge(SDC)fee.TheSDCfeeforsewerisbasedonthesizeofthenewdomesticwatertoservethenewhomeoneachlot.ThesewerSDCfeefora¾-inchor1-inchmeteris$2,540.00(2017rate).Thefeeissubjecttochangeandthefeethatiscurrentatthetimeofissuanceoftheutilityconstructionpermitwillbeapplicable.5.TheCentralPlateauInterceptorSpecialAssessmentDistrictfee(SAD)feewillbeapplicableontheproject.TheSADfeeratewhenitwasestablishedin2009was$351.95plusinterestperlot.Asof4/12/2017,theSADfeerateperlotis$495.10plusadditionalinterestperdayof$0.05111.Theratethatwillbeapplicableontheissuancedayoftheutilityconstructionpermitwillbeapplicableonthisproject.SURFACEWATER1.Adrainagereportcomplyingwiththe2017CityofRentonSurfaceWaterDesignManualwillberequired.BasedontheCity’sflowcontrolmap,thesitefallswithintheFlowControlDurationStandard(ForestedSiteConditions).ThesiteislocatedintheLowerCedarRiverdrainagebasin.StormwaterBMPsapplicabletotheindividuallotsmustbeprovidedandinformationshouldbeincludedinthelanduseapplicationsubmittal.Allstormwaterimprovementsasperthedrainagereviewalongwithstormwaterimprovementsinthefrontagearerequiredtobeprovidedbythedeveloper.2.Ageotechnicalreportisrequired.SeeRMC4-8-120.D.7Table18forinformation.GeotechreportshouldalsoincludeInformationonthewatertableandsoilpermeability,withrecommendationsofappropriateflowcontrolBMPoptionswithtypicaldesignsforthesitefromthegeotechnicalengineer,shallbesubmittedwiththeapplication.Thegeotechreportmustincludeinformationwhetherthesoilissuitableforinfiltration(informationregardingsuitabilityoffullinfiltrationorlimitedinfiltration),andrecommendedstormwaterBMP.Thegeotechreportshouldalsoincludeanyerosioncontrolrecommendationsofthelicensedgeotechnicalengineerpreparingthereport.H:\CED\Planning\CurrentPlanning\PREAPPS\2017Preapps\17-000166.Jill\CivilPre-AppComments(revisedaftermeeting).docx GreenShortPlat—PRE7-000166Page3of4April13,20173.Surfacewatersystemdevelopment(SDC)feewillbeapplicableatthetimeofutilityconstructionpermitissuance.ThecurrentSDCrateforsinglefamilyresidenceis$1,608.00perdwelling.Theratethatiscurrentatthetimeoftheutilityconstructionpermitissuancewillbeapplicableontheproject.4.ConstructionStormWaterGeneralPermitfromtheDepartmentofEcologyisrequiredforprojectswithdisturbanceexceedingoneacre.TRANSPORTATION1.Paymentofthetransportationimpactfeeisapplicableonthesinglefamilyhousesatthetimeofbuildingpermitissuance.Thecurrenttransportationimpactfeerateis$5,430.85persinglefamilyhouse.Thetransportationimpactfeethatiscurrentatthetimeofbuildingpermitwillbeapplicable,payableatissuanceofbuildingpermit.2.NE2ndStreetisaresidentialstreetwithanavailablerightofway(ROW)widthof60feet.Streetfrontageimprovementsincludingpavedtravelroadwaywidthof32feettomatchexistingpavedwidthalongthecorridor,0.5feetwidecurbs,5feetwidesidewalk,8feetwidelandscapedplanterbackofsidewalk,drainageimprovements,andstreetlightsarerequiredtobeprovidedonNE2ndStreet.Therequiredminimumrightofwayofthepublicstreetshallextendtoincludethe8feetwidelandscapedplanterthatwillbelocatedatthebackofthesidewalk.Rightofwaydedicationwillbeapplicable,subjecttosurvey,inthePerRMC4-6-060,halfstreetfrontageimprovementswillberequiredtobebuiltonNE2ndStreetfrontagebythedeveloper.3.HoquiamAveNEisaresidentialstreetwithanavailablerightofway(ROW)widthof30feet.Streetfrontageimprovementsincludingpavedtravelroadwaywidthof32feetfromtheexistingcurbontheoppositesideofthestreet,0.5feetwidecurb,5feetwidesidewalk,8feetwidelandscapedplanterbackofsidewalk,drainageimprovements,andstreetlightsarerequiredtobeprovidedonHoquiamAveNE.Therequiredminimumrightofwayofthepublicstreetshallextendtoincludethe8feetwidelandscapedplanterthatwillbelocatedatthebackofthesidewalk.Rightofwaydedicationwillbeapplicable,subjecttosurvey.PerRMC4-6-060,halfstreetfrontageimprovementsarerequiredtobebuiltonHoquiamAveNEfrontagebythedeveloper.Removetheexistingcurbandsidewalknorthofthesiteandhavethesubjectshortplatinstallanewsidewalkandcurbtolineupwiththenewcurbalongthefrontageofthesite.4.Residentialstreetintersectionsshallhaveaminimumturningradiusof25feet(RMC4-6-060).5.Streetlightingisrequiredtobeprovidedbyresidentialprojectswithmorethan4dwellingunits.6.ShareddrivewaytoservefourlotsandIndividualdrivewaystoservetheremaining3lotsareproposedtoservetheproject.Coderequiresminimumfivefeetseparationbetweendrivewayandadjacentpropertyline.ShareddrivewayshouldmeettherequirementsofRMC4-6-060.H:\CED\Planning\CurrentPlanning\PREAPPS\2017Preapps\17-000166.JiII\civilPre-AppComments(revisedaftermeeting).docx GreenShortPlat—PRE17-000166Page4of4April13,2017RefertoRMC4.4.080.1forindividualdrivewayrequirements.ThedrivewaysshouldbelocatedasfarawayaspossiblefromthestreetintersectionofNE2ndStreetandHoquiamAveNE.Maximumwidthofsinglefamilydrivewaysfortwocargarageis16feet.7.Allutilitiesservingthesitearerequiredtobeundergrounded.UndergroundingofutilitiesshallbeaspertherequirementsofRMC4-6-090.GENERALCOMMENTS1.Thefeeslistedarefor2017.Thefeesthatarecurrentatthetimeoftherespectivepermitissuancewillbelevied.PleaseseetheCityofRentonwebsiteforthecurrentdevelopmentfeeschedule.2.Retainingwallsthatare4’ortallerfrombottomoffootingandstormwaterdetentionvaultswillrequireaseparatebuildingpermit.Structuralcalculationsandplanspreparedbyalicensedengineerwillberequiredaspartofthebuildingpermitreview.3.AllcivilplansshallconformtothecurrentCityofRentonsurveyanddraftingstandards.CurrentdraftingstandardscanbefoundontheCityofRentonwebsite.4.Aseparateplansubmittalwillberequiredforaconstructionpermitforutilityworkandstreetimprovements.AllplansshallbepreparedbyalicensedCivilEngineerintheStateofWashington.H:\CED\Planning\CurrentPlanning\PREAPPS\2017Preapps\17-000166.JiIl\CivilPre-AppComments(revisedaftermeeting).docx DEPARTMENTOFCOMMUNITY—“RentonEANDECONOMICDEVELOPMENTMEM0RANDUMDATE:April13,2017TO:Pre-ApplicationFileNo.17-000166FROM:JillDing,SeniorPlannerSUBJECT:Green7LotShortPlat,5008NE2ndStreetGeneral:Wehavecompletedapreliminaryreviewofthepre-applicationfortheabove-referenceddevelopmentproposal.Thefollowingcommentsondevelopmentandpermittingissuesarebasedonthepre-applicationsubmittalsmadetotheCityofRentonbytheapplicantandthecodesineffectonthedateofreview.Theapplicantiscautionedthatinformationcontainedinthissummarymaybesubjecttomodificationand/orconcurrencebyofficialdecision-makers(e.g.,HearingExaminer,Community&EconomicDevelopmentAdministrator,PublicWorksAdministrator,PlanningDirector,DevelopmentServicesDirector,andCityCouncil).ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequitedbyCitystafformadebytheapplicant.TheapplicantisencouragedtoreviewallapplicablesectionsoftheRentonMunicipalCode.TheDevelopmentRegulationsareavailableforpurchasefor$50.00plustax,fromtheFinanceDivisiononthefirstfloorofCityHalloronlineatwww.rentonwa.govProjectProposal:Thesubjectpropertyiscomprisedofonerectangularshapedparceladdressedas5008NE2Street(parcelno.1523059219)locatedtoatthenorthwestcorneroftheintersectionofNE2ndStreetandHoquiamAvenueNE.Theproposalistosubdividetheprojectsiteintosevenlotsforthefutureconstructionofsinglefamilyresidences.Anexistingresidenceisproposedtoberemoved.Thesubjectpropertytotals50,534squarefeet(1.16acres)inarea,andiszonedResidential-S(R-8).Theproposedlotswouldhaveareasrangingfrom5,017squarefeetto6,151squarefeet.Previouspre-applicationmeetingsfora5lotshortplatwereheldonthispropertyonAugust4,2016(PRE6-000523)andJanuary15,2015(fileno.PRE4-001646)andapreviousshortplatapplicationwasfiledunderLUAO7-127,whichhassinceexpired.AccesstoLots1-4wouldbeprovidedviaashareddrivewayoffofHoquiamAvenueNE,accesstoLot5wouldbeprovidedviaaresidentialdrivewayoffofHoquiamAvenueNE,andaccesstoLots6and7wouldbeprovidedviadrivewaysoffofNE2’Street.Nocriticalareasaremappedontheprojectsite.CurrentUse:Thesiteisanexistingsinglefamilyresidence,whichisproposedtoberemoved.Zoning/DensityRequirements:ThesubjectpropertyiszonedResidential-S(R-8),thedensityrangeallowedintheR-8zoneisaminimumof4.0toamaximumof8.0dwellingunitsperacre(du/ac).Thearealocatedwithindedicatedright-of-way,privateaccesseasements/tracts,andcriticalareaswouldbedeductedfromthegrosssiteareatodeterminethe“net”siteareapriortocalculatingdensity.Theapplicantsubmittedadensityworksheetwiththepre-applicationmaterials.Afterthedeductionof11,271squarefeetofright-of-waydedicationandsharedh:\ced\planning\currentplanning\preapps\2017preapps\17-000166.jill\16-000166(r-87lotshortplat).doc Green7LotShortPlat,PRE17-000166Page2of5April13,2017drivewayarea,thesitewouldhaveanetareaof39,263squarefeet(0.90acres).Theproposalfor7lotswouldresultinanetdensityof7.78dwellingunitsperacre,whichiswithinthedensityrangepermittedintheR-8zone.DevelopmentStandards:TheprojectwouldbesubjecttoRMC4-2-11OA,“DevelopmentStandardsforSingleFamilyZoningDesignations”effectiveatthetimeofcompleteapplication(notedas“R-8standards”herein).MinimumLotSize,WidthandDepth—TheminimumlotsizepermittedintheR-8zone,is5,000squarefeetforparcelsbeingsubdivided.Forshortplatsofparcelssmallerthanoneacre,onelotmaybeallowedtobe4,500squarefeetinareaprovidedallotherlotsmeetthe5,000squarefootminimumlotarea(thissectionisnotapplicabletothesubjectpropertyastheprotectsitetotalsoveranacre;thereforealllotsmustmeettheminimumlotsizeof5,000squarefeet).Minimumlotwidthis50feetforinteriorlotsand60feetforcornerlots;minimumlotdepthis80feet.Allproposedlotsappeartocomplywiththeminimumarea,width,anddepthrequirementsoftheR-8zone.BuildingStandards—TheR-8standardsallowamaximumbuildingcoverageof50%ofthelotarea.Accessorystructuresarealsoincludedinbuildinglotcoveragecalculations.Theproposal’scompliancewiththebuildingstandardswouldbeverifiedatthetimeofbuildingpermitreview.BuildingHeight—Themaximumwallplateheightis24feetand2stories.Roofswithapitchequaltoorgreaterthan4:12mayprojectanadditionalsix(6)verticalfeetfromthemaximumwallplateheight;commonrooftopfeatures,suchaschimneys,mayprojectanadditionalfour(4)verticalfeetfromtheroofsurface.Non-exemptverticalprojections(e.g.,decks,railings,etc.)shallnotextendabovethemaximumwallplateheightunlesstheprojectionissteppedbackone-and-a-half(1.5)horizontalfeetfromeachfaçadeforeachone(1)verticalfootabovethemaximumwallplateheight.Buildingheightwouldbeverifiedatthetimeofbuildingpermitreview.Setbacks—Setbacksaretheminimumrequireddistancebetweenthebuildingfootprintandthepropertyline.TherequiredsetbacksfortheR-8zoneare:Frontyard:20feetfortheprimarystructure.Rearyard:20feet.Sideyards:5feet.Sideyardsalongstreets:15feetSetbackswouldbeverifiedatthetimeofbuildingpermitreview.BuildingDesignStandards—TheproposedstructurewouldbesubjecttotheResidentialDesignStandardsoutlinedinRMC4-2-115.Theproposal’scompliancewiththeresidentialdesignstandardswouldbeverifiedatthetimeofbuildingpermitreview.Access/Parking:AccesstoLots1-4isproposedviaashareddrivewayoffofHoquiamAvenueNE,accesstoLot5isproposedviaaresidentialdrivewayoffofHoquiamAvenueNEandaccesstoLots6and7isproposedviaresidentialdrivewaysoffofNE2KStreet.Shareddrivewaysmaybeallowedforaccesstofour(4)orfewerresidentiallots,provided:h:\ced\planning\currentplanning\preapps\2017preapps\17-000166.jilI\16-000166(r-87lotshortplat).doc Green7LotShortPlat,PRE17-000166Page3of5April13,2017a.Atleastoneofthefour(4)lotsabutsapublicright-of-waywithatleastfifty(50)linearfeetofproperty;andb.Thesubjectlotsarenotcreatedbyasubdivisionoften(10)ormorelots;andc.ApublicstreetisnotanticipatedbytheCityofRentontobenecessaryforexistingorfuturetrafficand/orpedestriancirculationthroughtheshortsubdivisionortoserveadjacentproperty;andd.Theshareddrivewaywouldnotadverselyaffectfuturecirculationtoneighboringproperties;ande.Theshareddrivewayisnomorethantwohundredfeet(200’)inlength;andf.Theshareddrivewayposesnosafetyriskandprovidessufficientaccessforemergencyvehiclesandpersonnel;andg.Maintenance:TheapplicantshallensuretheshareddrivewaycanbecontinuallymaintainedtominimumstandardslistedinthissectionbytheownersofthelotsservedbythedrivewaytothesatisfactionoftheCityofRenton,priortotherecordingoftheshortplat.h.Covenants,ConditionsandRestrictions:Covenants,conditionsandrestrictions,whichareapprovedbytheAdministrator,shallberecordedwiththeKingCountyRecorder’sOffice.Theapplicantshallprovideacopyoftherecordeddocument.Thesecovenantsshallprovidefor,ataminimum,thefollowing:i.Maintenance,repair,operation,andpaymentoftaxesforthecommonlyownedtractandfacilities;andii.Thesecovenantsshallrunwiththelandandbeirrevocableandbindingonallthepropertyowners,includingtheirassigns,heirs,andsuccessors.Shareddrivewaysshallbewithinatract;thewidthofthetractandpavedsurfaceshallbeaminimumofsixteenfeet(16’);theFireDepartmentmayrequirethetractandpavedsurfacetobeuptotwentyfeet(20’)wide.TheshareddrivewaymayberequiredtoprovideaturnaroundperRMC4-6-060H.Nosidewalksarerequiredforshareddriveways;however,drainageimprovementspursuanttoCityCodearerequired(i.e.,collectionandtreatmentofstormwater),aswellasanapprovedpavementthickness(minimumoffourinches(4”)asphaltoversixinches(6”)crushedrock).Themaximumgradefortheshareddrivewayshallnotexceedfifteenpercent(15%),exceptforwithinapprovedhillsidesubdivisions.Driveways:Themaximumdrivewayslopescannotexceed15%,providedthatdrivewaysexceeding8%aretoprovideslotteddrainsatthelowerendofthedriveway.Ifthegradeexceeds15%,avarianceisrequired.Themaximumwidthofsingleloadedgaragedrivewaysshallnotexceedninefeet(9’)anddoubleloadedgaragedrivewaysshallnotexceedsixteenfeet(16’).Landscaping—Exceptforcriticalareas,allportionsofthedevelopmentareanotcoveredbystructures,requiredparking,access,circulationorserviceareas,mustbelandscapedwithnative,drought-resistantvegetativecover.Theminimumon-sitelandscapewidthrequiredalongstreetfrontagesis10feet.Wherethereisinsufficientright-of-wayspaceornopublicfrontage,streettreesarerequiredinthefrontyardsubjecttoapprovaloftheAdministrator.Aminimumoftwo(2)treesaretobelocatedinthefrontyardpriortofinalinspection.Inaddition15feetoflandscapingisrequiredaroundtheperimeterofstormwaterdetentionponds,thislandscapingshallbelocatedoutsideofanyfencing.Pleaserefertolandscaperegulations(RMC4-4-070)forh:\ced\planning\currentplanning\preapps\2017preapps\17-000166.jilI\16-000166fr-S7lotshortplat).doc Green7LotShortPlat,PRE17-000166Page4of5April13,2017furthergeneralandspecificlandscaperequirements.AconceptuallandscapeplanshallbesubmittedatthetimeofShortPlatapplicationandpreparedbyaregisteredLandscapeArchitect,acertifiednurserymanorothercertifiedprofessional.SignificantTreeRetention:Ifsignificanttrees(greaterthan6-inchcaliperor8-caliperinchesforaldersandcottonwoods)areproposedtoberemoved,atreeinventoryandatreeretentionplanalongwithanarboristreport,andtreeretentionworksheetshallbeprovidedwiththeformallanduseapplicationasdefinedinRMC4-8-120.Thetreeretentionplanmustshowpreservationofatleast30%ofsignificanttrees,andindicatehowproposedbuildingfootprintswouldbesitedtoaccommodatepreservationofsignificanttreesthatwouldberetained(RMC4-4-130H1.a).Whentherequirednumberofprotectedtreescannotberetained,replacementtrees,withatleastatwo-inch(2’)caliperoranevergreenatleastsixfeet(6’)tall,shallbeplantedatarateoftwelve(12)caliperinchesofnewtreestoreplaceeachprotectedtreeremoved.TheAdministratormayauthorizetheplantingofreplacementtreesonthesiteifitcanbedemonstratedtotheAdministrator’ssatisfactionthataninsufficientnumberoftreescanberetained.Inadditiontoretaining30percentofexistingsignificanttrees,eachnewlotwouldberequiredtoprovideaminimumtreedensityof2treesper5,000squarefeetoflotareaonsite.Protectedtreesthatdonotcontributetoalot’srequiredminimumtreedensityshallbeheldinperpetuitywithinatreeprotectiontract.Significanttreesshallberetainedinthefollowingpriorityorder:PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andothersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.TheAdministratormayrequireindependentreviewofanylanduseapplicationthatinvolvestreeremovalandlandclearingattheCity’sdiscretion.AformaltreeretentionplanwouldbereviewedatthetimeofShortPlatapplication.EnvironmentalReview:ShortPlatswithnocriticalareasarecategoricallyexemptfromEnvironmental(SEPA)ReviewinaccordancewithWAC197-11-800.PermitRequirements:TheproposalwouldrequireShortPlatapproval.TheShortPlatapplicationwouldbereviewedwithinanestimatedtimeframeofsixtoeightweeks.ThecurrentfeeforaShortPlatis$5,150($5,000ShortPlatfee+$150TechnologyFee=$5,150).DetailedinformationregardingthelanduseapplicationsubmittalisavailableontheCity’swebsitewww.rentonwa.gov.PublicInformationSign:Theapplicantwillberequitedtoinstallapublicinformationsignontheproperty.Detailedinformationregardingthelanduseapplicationsubmittalrequirementsisprovidedintheattachedhandouts.OncePreliminaryShortPlatapprovalisobtained,theapplicantmustcompletetherequiredimprovementsanddedications,aswellassatisfyanyh:\ced\planning\currentplanning\preapps\2017preapps\17-000166.jill\16-000166(r-87lotshortplat).doc Green7LotShortPlat,PRE17-000166Page5of5April13,2017conditionsofthepreliminaryapprovalbeforesubmittingforFinalShortPlatreview.Oncefinalapprovalisreceived,theplatmayberecorded.Thenewlycreatedlotsmayonlybesoldaftertheplathasbeenrecorded.Fees:Inadditiontotheapplicablebuildingandconstructionfees,impactfeeswouldberequired.Suchfeeswouldapplytoallprojectsandwouldbecalculatedatthetimeofbuildingpermitapplicationandpayablepriortobuildingpermitissuance.Thefeesfor2017areasfollows:•TransportationImpactFee-$5,430.85pernewsingle-familyhouse;•ParkImpactFee-$2,740.07pernewsingle-familyhouse;and•FireImpactFee-$718.56pernewsingle-familyhouse.Ahandoutlistingtheimpactfeesisattached.ARentonSchoolDistrictImpactFee,whichiscurrently$6,432.00pernewhome,wouldbepayablepriortobuildingpermitissuance.AlloftheCity’sDevelopmentrelatedfeesareavailableontheCity’swebsite,www.rentonwa.gov.Note:Whentheformalapplicationmaterialsarecomplete,theapplicantisstronglyencouragedtobringanelectroniccopyoftheapplicationmaterialstobepre-screenedatthe6thfloorfrontcounterpriortosubmittingthecompleteapplicationpackage.PleasecalloremailJillDing,SeniorPlannerat425-430-6598orjding@rentonwa.govforanappointment.Expiration:Uponapproval,theshortplatisvalidfortwoyearswithapossibleoneyearextension.h:\ced\planning\currentplanning\preapps\2017preapps\17-000166.jiIl\16-000166(r-87lotshortplat).doc