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HomeMy WebLinkAboutPRE18-000671_Nile_Estates_Meeting_SummaryPREAPPLICATION MEETING FOR Nile Avenue Estates PRE18-000671 CITY OF RENTON Department of Community & Economic Development Planning Division December 6, 2018 Contact Information: Planner: Jeffrey Taylor, 425.430.7246, JTaylor@Rentonwa.gov Public Works Plan Reviewer: Justin Johnson, 425-430-7291, JTJohnson@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: November 19, 2018 TO: Jeffrey Taylor FROM: Cory Cappelletti, Plans Review Inspector SUBJECT: 615 Nile Ave NE Short plat 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. The existing hydrants appears to be within the required 300 feet from all the lots. A water availability certificate from King County Water District 90 Water will be required. 2. Fire impact fees are applicable at the rate of $829.77 per new residential unit. This fee is paid at time of building permit issuance. Credit can be given for the house being demolished. Page | 3 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 6, 2018 TO: Jeffery Taylor, Planner FROM: Justin Johnson, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Nile Estates Short Plat PRE 18-000671 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 of the application for Scott Short Plat. The site address is 615 Nile Avenue NE. The King County Parcel Number is 1023059026. The applicant is proposing to subdivide the existing lot into four lots. WATER COMMENTS 1. Please obtain a water availability certificate from King County Water District 90 and provide it with the construction permit submittal. 2. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. The development is subject to system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The 2018 sewer SDC for a lot with a 3/4" or 1” water meter is $2,837.00 per lot. SDCs are due at the time of construction permit issuance. 2. The development is located in the East Renton Interceptor Special Assessment District (SAD). The development is subject to fees related to this SAD. A SAD fee of $316.80 plus interest will be collected for each lot. SAD fees are due at the time of construction permit issuance. Page | 4 3. Sewer service is provided by the City of Renton. There are two options the city will allow in order to serve a subdivision on this lot. a. There is an existing 8” PVC sewer located on the property to the south of the site. Reference Project File S-318718 in COR Maps for record drawings. Applicant will need to obtain an easement from the property located at 603 Nile Ave NE and extend the sewer from MH4171 to the middle of the property along the west side. From the newly set manhole the applicant will need to install an additional sewer main from the newly installed manhole running from west to east into Nile Ave NE. A 10 foot sewer easement shall be required for the sewer line located outside of the Right of Way. See attached potential option. b. 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 sewer main to the north along Nile Ave NE. This sewer extension shall be designed in order to serve the all lots within this subdivision as well as the properties 616 and 610 Nile Ave NE. See attached potential option. 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”. 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. STORM DRAINAGE COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual will be required. 2. There is no existing stormwater conveyance system on the project site. The site slopes from east to west. Storm drainage either disperses or infiltrates on site. There are no existing conveyance system within Nile Ave NE or NE 6th Pl. 3. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the Lower Cedar River drainage basin. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. 4. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 5. Storm drainage improvements along all public street frontages (new internal site streets and Nile Avenue NE) are required to conform to the City’s street standards. New storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. 6. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. 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 (infiltration rates), with Page | 5 recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. 8. The development is subject to stormwater system development charges (SDCs). The 2017 stormwater SDC is $1,608.00 per lot. The SDC will be collected for each new lot. SDCs are due at the time of construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. The 2018 transportation impact fee is $5,430.85 per single family home. Fees are payable at the time of building permit issuance for each individual home. 2. 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 the 1 feet clear width back of sidewalk within the right of way must be provided. The new curb, planter, and sidewalk will need to transition at the south end of the development site to match the existing cub line and sidewalk. The developer is required to provide the ROW dedication of approximately 6.5 feet and construct the frontage improvements. 3. The proposed development fronts NE 6th Pl. along the eastern property line and is classified as a Residential Access Road. Existing right-of-way (ROW) width is 60 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. No dedication of ROW will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. Street grades shall not exceed 15%. 4. The existing right of way width is approximately 60’. A right of way dedication of approximately 6.5’ along the Nile Avenue NE frontage would be required to provide a half right of way width of 45.5’. 5. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a double loaded garage driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways shall not be closer than 5’ to any property line. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along the 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. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. Page | 6 4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 7. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. Page | 7 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 6, 2018 TO: Pre-Application File No. 18-000671 FROM: Jeffrey Taylor, Assistant Planner SUBJECT: Nile Estates 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 615 Nile Avenue NE (APN 1023059026) in three or four lots. The property is 40,075 square feet (0.92 acres) in area and is developed with a 2,210 square foot single-family home and a small detached accessory structure. 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 first proposal would retain the existing single family home, and divide the parcel into three lots. The proposal does not clarify if the detached accessory structure would remain. The first lot would contain the existing single family home, access off of Nile Avenue, and measure 180x100 feet (18,000 sq. ft.). The second lot would access off of NE 6th Place, and measure 100x100 feet (10,000 sq. ft.). The third lot would access off of Nile Ave via a 20 foot wide, 100 foot long driveway tract, and measure 100x100 feet (10,000 sq. ft.). Homes would be constructed with detached ADUs. The second proposal would create four lots and remove the existing single-family home and detached accessory structure. The first lot would access off of Nile Avenue, and measure 90x100 feet (9,000 sq. ft.). The second lot would access off of Nile Avenue, or NE 6th place, and measure 90x100 feet (9,000 sq. feet). The third lot would access off of NE 6th place, and measure 100x100 feet (10,000 sq. ft.). The fourth lot would access off of Nile Avenue via a 20 foot wide, 100 foot long driveway tract, and measure 100x100 feet (10,000 sq. ft.). Homes would be constructed with detached ADUs. Current Use: The project site is currently developed with a single-family home and associated detached accessory structure. Zoning/Density Requirements: The subject property is located within the R-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, Page | 8 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 listed 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. 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. In order to create four lots the net area of the parcel would need to be approximately 38,800 square feet. The driveway tract would be subtracted from the gross area and would need to be dimensioned correspondingly to meet this minimum. 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. In proposal one (3 lots) all three lots appear to meet the minimum lot size, width, and depth. However, flag lots are not permitted in the City of Renton. The proposal would need to be revised to include a shared driveway tract with lot 1 and 3 accessing off this driveway. In proposal two (4 lots) all lots would need to access off of a shared driveway, rather than creating a flag lot. 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. Page | 9 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. 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. Please note that lots with frontage on both a public street and a driveway tract (i.e. proposed Lots 1 and 3 in proposal one) 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. 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 a 20 foot wide access driveway, Nile Avenue NE, and NE 6th Place. 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; 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, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround per subsection H of this Section. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. (Ord. 5841, 6-12-2017) Page | 10 In order to reduce the number of curb cuts and limit the potential for vehicle/pedestrian conflicts, all lots would be required to utilize a centrally located driveway tract for access in the second proposal and for lots 2 and 3 in the first proposal. Each lot is required to accommodate off street parking for a minimum of two vehicles. Compliance with driveway and parking standards would be verified at the time of building permit review. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet (10') of on-site landscaping is required along all public street frontages. Where there is insufficient right-of-way space or no public frontage, street trees are required in the front yard subject to approval of the Administrator. A minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan shall be provided with the formal land use application as prepared by a registered Landscape Architect or other certified professional. Significant Tree Retention: If significant trees are proposed to be removed, a tree inventory and a tree retention plan along with a tree retention worksheet shall be provided with the formal land use application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. In addition to retaining 30% of existing significant trees, the lot would be required to provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new trees to replace each protected tree removed. A formal tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of the formal land use application if any trees are proposed for removal. 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. Page | 11 Critical Areas: According to COR Maps, the project site is mapped with regulated slopes (15% - 25%) in the southwest corner. 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. Wetlands are present in the general area as such, a wetland reconnaissance shall be provided, clarifying the presence of wetlands on site. If wetlands are, determine to be located on or near the subject site, a wetland assessment and delineation would also be required. 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. The following development fees are reduced by half (50%) for new ADUs:  Building permit fees; Page | 12  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%. 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 two 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. *New codes anticipated to be in effect prior to the end of the year will extend this to 5 years.