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HomeMy WebLinkAboutPRE20000206_Meeting SummaryPREAPPLICATION MEETING FOR 106th Ave Development Plat PRE 20-000206 CITY OF RENTON Department of Community & Economic Development Planning Division September 17, 2020 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@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 project manager to have it pre-screened before formal submittal. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: September 10, 2020 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: 106th 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. Water is provided by Soos Creek Water District. A water availability certificate is required from them. 2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is paid at building permit issuance. Credit will be granted for any existing homes that are removed or retained. 3. Fire department apparatus access roadways are 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. Dead end streets that exceed 150-feet in length require an approved turnaround. Dead ends up to 300-feet long can use hammerhead type turnarounds. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: 09/17/2020 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer III, Plan Review SUBJECT: 106th Ave Development 16808 and 16816 106th Ave S PRE20-000206 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) 008700-0240 and 0245. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land use Application. 2. A copy of the water main improvements plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as part of the review of the project plans. 4. The site is located outside of an Aquifer Protection Area. SEWER 106th Ave Development– PRE20-000206 Error! Reference source not found.0 Page 2 of 6 1. The subject development is within the water service area of Soos Creek Water and Sewer District. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land use Application. 2. A copy of the sewer main improvement plans, shall be submitted to the City of Renton as a part of the City’s Civil Construction permit. 3. If the existing homes on the site are served by private on-site septic systems, the septic systems shall be abandoned in accordance with King County Department of Health regulations and Renton Municipal Code. SURFACE WATER 1. There are existing conveyance ditches and unknow sized culverts located of the east side of 106th Ave SE along the project’s frontage and flows from north to south. At the southwest of the project’s frontage there is a mapped 12” corrugated culvert leading to a catch basin. The conveyance ditches and culverts continue to run south to the intersection of 106th Ave SE and SE 172nd St where stormwater enters a private system. 2. A drainage report complying with the 2017 Renton Surface Water 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 and Panther Creek Drainage Sub-basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWDM. 3. The development is subject to a full drainage review and must demonstrate that the proposed project complies with all 9 core requirements and all 6 special requirements as outlined in the RSWDM. 4. Any the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment for the residential areas and enhanced basic water quality for the commercial areas. 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. Special inspection from the building department is required. 5. On-site BMPs satisfying Core Requirement #9 will be required for the site 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. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of flow control BMPs, shall be included with the 106th Ave Development– PRE20-000206 Error! Reference source not found.0 Page 3 of 6 land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 6. Any new storm conveyance 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. 7. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech report should discuss critical areas in the site and if there any wet season construction restrictions. 8. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 9. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 10. The development is subject to stormwater system development charge (SDC) fee. The 2020 stormwater SDC fee is $0.760 per square foot of new impervious surface, but no less than $1,900.00. This portion of the fee will be assessed to all new impervious surface areas (frontage, streets, parking and sidewalks). Additionally, each new single family residence will be subject to a rate of $1,900 per lot. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts 106th Ave SE along the west property line(s). Error! Reference source not found. is classified as a Residential Access Street. Existing right-of- way (ROW) width is approximately 60 feet. Meeting the City’s complete street standards for Residential Access Streets (53 feet) is dependent on the location of existing paved street within the right of way, right of way dedication may or may not be applicable – subject to survey information, however, based on preliminary review the street appears centered within the ROW and the current 60’ width is sufficient to build the improvements without a dedication. As per RMC 4-6-060, half street frontage improvements will be required to be built on 106th Ave SE frontage by the developer. Final determination of specific right-of-way dedication will be confirmed when the survey 106th Ave Development– PRE20-000206 Error! Reference source not found.0 Page 4 of 6 and preliminary engineering design is complete. Street frontage improvements including paved travel roadway width of 26 feet or paved width to match existing paved width along the corridor (the larger number is required), 0.5 feet wide curbs, 8 feet wide landscaped planters, 5 feet wide sidewalks, drainage improvements, and streetlights are required to be provided on 106th Ave SE. Right of way of the public streets should extend to the back of the sidewalk. 2. The applicant is required to provide the frontage improvements unless a waiver or modification of the street frontage improvements as outlined in City code 4-9- 250(C)(5)(d) is requested. 3. Access to the new development via private easement is not allowed. The development must access the site directly from the public right-of-way. 4. Per RMC 4-6-060 (J) shared driveways are only allowed to serve a maximum of 4 -lots. Since the project is proposing greater than 4 lots, a minimum of one (and potentially 2) public residential streets meeting RMC 4-6-060 (F) is required extending 168th Ave SE and possibly 169th Ave SE to the east depending on site layout. Where the new public street straddles the north (and potentially south) property lines with the neighboring 16638 and 16824 properties, the applicant will be required to construct half street improvements running east/west and potentially to the east property extent depending on the site layout: a. 35.5 feet of ROW dedication along the northern (and potentially southern) portions of the site. b. The half street section consists of: 1.5’ (min.) clear zone the north (with restoring commercial access to the property to the north, 0.5’ curb, 20’ of pavement, 0.5’ curb, 8’ planter and 5’ sidewalk. c. Lots located between the new half-public residential streets may be accessed via 20’ wide alleys located within tracts or right-of-way connecting the public half streets. 5. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45- ft outside turning radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 6. On and off-site ADA, curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 7. 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. 106th Ave Development– PRE20-000206 Error! Reference source not found.0 Page 5 of 6 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'). 8. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 9. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. 10. A traffic impact analysis is required when the 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. Traffic study guidelines are included with the pre- application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 11. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $7,820.42 per dwelling for single family residences, and $4,836.31 per dwelling for accessory dwelling unit. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issuance. GENERAL COMMENTS 1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along property frontage and 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. 106th Ave Development– PRE20-000206 Error! Reference source not found.0 Page 6 of 6 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. 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. Fees quoted in this document reflect the fees applicable in the year 2020 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 17, 2020 TO: Pre-Application File No. 20-000206 FROM: Jill Ding, Senior Planner SUBJECT: 106th Ave Development Plat 16808 & 16816 106th Ave SE (Parcel Nos. 0087000240 & 0087000245) 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 applicant is proposing to subdivide two existing parcels into 10 lots and construct new single family residences with detached garages and accessory dwelling units above the garages. The subject property is located at 16808 and 16816 106th Ave SE (parcel nos. 0087000240 and 0087000245) along the west side of 106th Ave SE. The project site totals 87,522 square feet (2.01 acres) in area and is currently developed with two single- family homes, proposed for removal. The site has a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of Residential-8 (R-8). The proposed lot sizes would range from 5,000 SF to 6,000 SF. Access to the proposed lots is proposed via a looped private street off of 106th Ave SE. COR maps did not indicate the presence of any critical areas on the site. Current Use: The project site is currently developed with two single-family homes, which are proposed for removal. Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The Residential Medium Density Land Use designation is intended to create opportunities for new single family residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing single family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8 zoning designation. The area of public and private streets (including driveway tracts and private access easements) and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. Using the gross area of 87,522 square feet, a 10-lot plat arrives at a gross density of 4.98 du/ac (10 lots / 2.01 acres = 4.98 106th Ave SE Development Plat Page 2 of 6 September 17, 2020 du/ac), which is within the permitted density range; however, the area of the shared driveway tract and any public right-of-way dedication would need to be deducted to calculate net density. Calculations for minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall be rounded down to the nearest whole number. A Density Worksheet would be required at the time of formal preliminary plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein). Accessory Dwelling Units - 1 ADU is permitted per legal lot. Unit size shall be determined by lot size and the size of the primary structure in accordance with RMC 4-2-110C; the total square footage of the ADU shall not exceed the size stated in the maximum unit size section of this table (below) or 75% of the total square footage of the primary structure, whichever is smaller: Lot Area: Maximum ADU Size* 3,000 sq. ft. or less 600 sq. ft. 3,001 – 4,999 sq. ft. or less 700 sq. ft. 5,000 – 6,999 sq. ft. or less 800 sq. ft. 7,000 – 8,999 sq. ft. or less 900 sq. ft. Greater than 9,000 sq. ft. 1,000 sq. ft. *The square foot calculation shall not include porches or exterior stairs. Garages attached to accessory dwellings shall be included in the square foot calculation, except for when the accessory dwelling is located above a garage.Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-8 zone is 5,000 square feet for parcels being subdivided. Minimum lot width is 50 feet for interior lots and 60 feet for corner lots; minimum lot depth is 80 feet. Please note that for short plats of parcels smaller than one acre, one parcel may be allowed to be smaller than the required minimum lot size, if all other parcels meet the required minimum lot size standard of the zone. In the R-8 zone, one parcel may be allowed to be four thousand five hundred (4,500) square feet. Staff was unable to verify compliance with the minimum lot width and depth requirements for the R-8 zone. The lot sizes proposed by the applicant would comply with the minimum lot size requireme nts. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone at the time of formal application. Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the buildings shall be not more than two stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one- and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. ADUs are subject to the maximum wall plate height discussed above, except that the ADU shall not be taller than the primary structure. Detached accessory structures must remain below a height of 15 feet. The gross floor area must be less than that of the primary structure. Accessory structures are also included in building lot 106th Ave SE Development Plat Page 3 of 6 September 17, 2020 coverage calculations. Compliance with the building standards for the new single-family residences and ADUs would be required to be demonstrated at the time of building permit review. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure, except when all vehicle access is taken from an alley, then 15 ft ; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Please note that lots with frontage on both a public street and a driveway are classified as corner lots and therefore are subject to corner lot yard standards. The ADU shall be set back an additional 5 feet parallel to and measured from the front facade of the primary structure and shall comply with the setbacks applied to the primary structure, as identified in RMC 4-2-110A, Development Standards for Residential Zoning Designations. ADUs shall not be permitted between the primary structure and the street unless approved in the conditional use permit process. Compliance with the setbacks for existing structures shall be demonstrated at the time of preliminary plat application submittal. Compliance with the setbacks for the proposed new single-family home will be verified at the time of building permit review. Access/Driveways/Parking: Access to the proposed lots is proposed via a private shared driveway off of 106th Ave SE. 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. The shared driveway may be required to include a turnaround per subsection H of RMC 4-6-060. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions.The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building permit review. Each lot is required to accommodate off street parking for a minimum of two vehicles with one additional space required for the Accessory dwelling unit. Shared driveways are not permitted for the access to more than 4 lots and are not permitted for preliminary plat applications with 10 or more lots. 106th Ave SE Development Plat Page 4 of 6 September 17, 2020 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. 106th Ave SE Development Plat Page 5 of 6 September 17, 2020 Critical Areas: According to COR Maps, no critical areas are mapped on the project site. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the site during site development or building construction. Environmental Review: Subdivisions of 10 or more residential lots are subject to Environmental (SEPA) Review. Permit Requirements: The proposal would require Preliminary Plat approval and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of 12 weeks. The 2020 Environmental Review and Preliminary Plat application fees would total $12,757.50 ($10,570.00 preliminary plat + $1,580.00 environmental review + 5,280.00 + $607.50 Technology Surcharge Fee = $12,757.50). Each modification request is $262.50 ($250.00 each plus a 5% Technology Surcharge Fee). All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s new website by clicking “Land Use Applications” on the Community & Economic Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications. Once Preliminary 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 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 Requirements: The applicant will be required to conduct a neighborhood meeting, install a public outreach sign, and install a public information sign prior to submitting the required land use application(s) and SEPA checklist per the following:  Neighborhood Meeting Requirement –Preliminary plat applications require the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300 feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4- 8-090A for the complete neighborhood meeting requirements.  Public Information Sign – Public Information Signs are required for all Type II and Type III Land Use Permits (Environmental Review and Preliminary Plats – 10 Lots or More, respectively), 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.  Public Outreach Sign –Preliminary plat applications require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the Public Outreach sign handout for more information and specifications. 106th Ave SE Development Plat Page 6 of 6 September 17, 2020 Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2020 impact fees are as follows:  A Transportation Impact Fee based on $7,820.42 per each new detached dwelling unit.  A Parks Impact Fee based on $3,945.70 per each new detached dwelling unit.  A Fire Impact fee of $829.77 per each new detached dwelling unit.  Renton School District Impact Fee is $6,862.00 per each new detached dwelling unit (plus an additional 5% service fee). A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Note: When the formal application materials are complete, the applicant is strongly encouraged to have the application materials pre-screened prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov to schedule an appointment. Expiration: Upon approval, the Preliminary Plat is valid for five years with a possible one year extension (RMC 4- 7-080L). It is the responsibility of the owner to monitor the expiration date.