HomeMy WebLinkAboutPre-app Mtg Summary - 19-000305.pdf1
PRE-APPLICATION MEETING FOR
Varma Short Plat
PRE19-000305
CITY OF RENTON
Department of Community & Economic Development
Planning Division
December 19, 2019
Contact Information:
Planner: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov
Public Works Plan Reviewer: Michael Sippo, 425-430-7293, msippo@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org
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).
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FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE:December 19, 2019
TO:Alex Morganroth, Senior Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Varma Short Plat
1. The fire flow requirement for the proposed single family homes is a minimum of 1,000 gpm for
homes under 3,600 square feet (including garage and basement areas) and goes up to a minimum
of 1,500 gpm for homes over 3,600 square feet. A minimum of one fire hydrant is required within
300-feet of each proposed home. A minimum of two fire hydrants are required within 300-feet of
the proposed homes if they exceed 3,600 square feet. A water availability certificate is required
from King County Water District 90. A minimum of one new fire hydrant will be required. The
hydrant on 156th is up to date and fed by an 8-inch water main, however it appears to be located in
the middle of the proposed new street intersection and will need to be relocated or replaced per
District 90. The hydrant on 158th is not up to code and is fed by 4-inch and 6-inch water mains.
This hydrant will not count towards any requirements above.
2. The fire impact fees are currently applicable at the rate of $829.77 per each individual home.
This fee is paid at time of building permit issuance. Credit is granted for the retention/removal of
the one existing home.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully
paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 75-psi point loading. Parking may have to be
restricted on one or both sides of the proposed streets in order to achieve the 20-foot minimum
requirement.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 19, 2019
TO:Alex Morganroth, Planner
FROM:Michael Sippo, Civil Plan Reviewer
SUBJECT:Utility and Transportation Comments for the
Varma 9-Lot Short Plat
13016 156th Ave SE, Renton WA 98059
PRE19-000305
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 reviewed the application for the Error! Reference source not found. located at Error! Reference source not
found. (APN‘s 366450-0205 and 366450-0185) and have the following comments:
EXISTING CONDITIONS
The site is approximately 3.22 acres in size and contains 2 parcels. The south parcel (0205 parcel) contains an
existing home fronting 156th Ave NE to the west, is rectangular in shape, and spans the distance between 156th
Ave NE and 158th Ave NE (unincorporated King County). The north parcel (0185 parcel) is also rectangular in shape,
fronts 156th Ave NE to the west and spans approximately half of the distance as the adjacent south parcel (also
bordering unincorporated King County). The 0205 parcel contains one existing home and is heavily forested
throughout the majority of the lot with the existing home fronting 156th. The 0185 parcel is vacant and consists
of mostly lawn/pasture with trees located along the east and south property line. Both parcels gently slope from
the north to the south.
Water Water service is provided by King County Water District #90. The site is located outside of an Aquifer
Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8” -inch PVC gravity
wastewater main located in 156th Ave NE (see City plan no. S-399902).
Storm There is an existing storm drainage ditch in 156th Ave NE along the east side of the street (fronting the
subject development site) that conveys runoff from the north to south. The existing property does not
contain stormwater facilities. Runoff from the existing site includes one home where no stormwater
infrastructure currently exists on-site. Runoff from the site sheet flows south and west into the ditch
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located on 156th Ave NE and continues south through a series of culverts before entering a conveyance
system located near the intersection of 156th and SE 133rd Street.
Streets 156th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60’ as measured
using the King County Assessor’s Map. 156th Ave SE is also a designated WA DOT Truck Route (FGT Class
T3) and shared bikeway. Fronting the subject site, 156th Ave SE consists of a King County rural road
section with approximately 11’ travel lanes, a 4 ‘ shoulder on the west half of the road and 1’ shoulder
with 4’ wide ditch on the east half of the road.
CODE REQUIREMENTS
WATER
1. A water availability certificate from King County Water District #90 is required as part of the Land use
Application.
2. The applicant shall provide a water availability certificate from King County Water District #90. A copy of
the approved King County Water District #90 plan shall be provided to the City prior to land use approval.
Water District 90 contact: http://www.kcwd90.com, phone number 425-255-9600.
3. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer
pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and
maintenance of the City mains.
4. A conceptual utility plan will be required as part of the land use application for the subject development.
SEWER
1. A new sewer main spanning the subject site western property frontage was constructed in 2018 as a
portion of the 156th Ave SE Sewer Extension Project (City of Renton project WWP2703999).
2. Proposed sewer main improvements are required to be shown on the composite utility civil plan
submitted with the Land Use Application. The required improvements shall extend a new 8”-inch sewer
main through the new public street within the project site. Required extension of the new 8”-inch sewer
main must be shown within the future public ROW and provides the required sanitary sewer service to
each new lot. The applicant will need to extend the existing 8-inch sewer main in 158th Ave SE from the
existing termination at 158th Ave SE and NE 2nd Pl to the northern boundary of parcel 3664500205. The
required extension is approximately 475 LF.
3. The existing side sewers serving the 2 subject parcels will be required to be capped and abandoned during
site development. New side sewers shall be installed to serve each individual property. The existing sewer
stubs can be used for the development if the proposed lot layout provides gravity service to the stubs.
4. The development is proposing connection of 9 new homes (9 new homes, 1 existing building to be
removed). No credit will be provided for the existing home because it is not currently connected to the
City sewer service.
5. The development is subject to applicable wastewater system development charges based on the size of
the new domestic water to serve each lot. These fees will be collected at individual lot building permit
application.
a. SDC fee for sewer is based on the size of the new domestic water meters to serve the project.
The current sewer fee for a 1-inch meter is $3,100.00 per meter. In 2020, the sewer fee will raise
to $3,400 per meter.
b. SDC fees are payable at construction permit issuance.
6. The Central Plateau Interceptor Area Special Assessment District fee (SAD) fee will be applicable to the
project. The SAD fee rate when it was established in 2009 The Central Plateau Interceptor has reached its
peak assessment. The SAD Fee for the project will be $538.48/lot.
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SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is
required for this site. A drainage study complying with the 2017 City of Renton Surface Water Manual will
be required. Based on the City’s flow control map, this site falls within the Duration Flow Control Standard
(Forest Conditions). The project also falls within a Flood Problem Flow Control Standard Area, and thus
shall meet the requirements of the Flood Problem Flow Control Standard. This standard includes matching
the Existing Site Conditions for the 100-Year Peaks, in addition to adherence to the Flow Control Duration
Standard Matching Forested site conditions. The site is located in the Lower Cedar River drainage basin
and Orting Hills sub basin. Drainage report and drainage plans based on 2017 City of Renton Surface Water
Manual are required to be provided. A preliminary drainage plan and drainage report, including the
application of flow control BMPs, shall be included with the land use application. The final drainage plan
and drainage report should be submitted with the utility construction permit application.
2. 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.
3. 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 land use application, as applicable to the project. The final drainage plan and drainage
report must be submitted with the utility construction permit application.
4. 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. New storm drains should be sized to accommodate
future runoff of all upstream tributary area.
5. 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.
6. 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.
7. 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.
8. The development is subject to stormwater system development charge (SDC) fee. The 2019 stormwater
SDC fee is $0.720 per square foot of new impervious surface, but no less than $1,800.00. This portion of
the fee will be assessed to all new impervious surface areas (frontage, streets, parking and sidewalks).
This rate will increase to $0.760 per square foot in 2020 and no less than $1,900. Additionally, each new
single family residence will be subject to a rate of $1,800 per lot in 2019 and will raise to $1,900 per lot in
2020. This is payable prior to issuance of the construction permit. The SDC fee that is current at the time
of issuance of the construction permit will be applicable.
TRANSPORTATION
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1.The proposed development fronts 156th Ave SE along the west property lines and 158th Ave SE along the
south parcel’s east property. 156th Ave SE is classified as a Minor Arterial Road and 158th Ave SE is located
within unincorporated King County. Existing right-of-way (ROW) width in 156th Ave SE is approximately
60 feet. To meet the City’s complete street standards for minor arterial streets, minimum right of way
width is 91 feet. Dedication of 15.5 feet of right of way would be required. Half-street frontage
improvements are required.
2.Per the adopted Renton Trails and Bicycle Master Plan, 156th Ave SE is designated as a bike route with
bike lanes planned on each side of the roadway.
3.CED staff in conjunction with Transportation Division concurrence has previously determined a street
section for 156th that includes a roadway with 3-lanes (one thru lane each direction, a two-way left turn
lane, and 5-foot wide bike lanes on each side) and frontage improvements of curb and gutter, 8-foot wide
planter strip, and 5-foot wide sidewalk is amenable. Therefore, the Transportation Division would support
a request for modification from Code required frontage improvements. The applicant may request a
modification and submit an application to the City for the modification of the street frontage
improvements as outlined in City code 4-9-250(C)(5)(d).
4.158th Ave SE is located within unincorporated King County. Connection of the new public street within
King County right-of-way will require permitting by King County and any such permits will need to be
provided to the City of Renton prior to civil construction permit. In the event that King County defers
frontage improvements to the City of Renton, the City will require half street frontage improvements
along the east frontage meeting the residential street classification requirements or functional equivalent.
5.The proposed development will be required to construct an interior public Residential Access Street per
RMC 4-6-060(F)(2) that spans the property between 156th Ave SE and 158th Ave SE with connections to
both existing streets. Minimum right-of-way width for the interior public street is 53’ consisting of (2) 10’-
wide travel lanes, (2) ½’-wide curbs, (2) 8’-wide planter strips, (1) 6’-wide parking lane and (2) 5’-wide
sidewalks. Half-street improvements are considered on a case-by-case basis (dependent on site
conditions) and consists, at a minimum, of 35’ of right-of-way with (2) 10’-wide travel lanes, (2) ½’-wide
curbs, (1) 8’-wide planter strip and (1) 5’-wide sidewalk. Half-street proposals will take into account access
locations, travel-lane alignment, parking lanes, sidewalk and planter strip continuity, right-of-way
continuity and likelihood of improvements being completed in the future.
6.ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection.
Ramps shall be oriented to provide direct pedestrian crossings.
7. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods.
A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles
per day. Generally this would apply to commercial sites that generate 20 vehicles per hour. Traffic study
guidelines are included with the pre-application packet.
8. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with
City standard plans 104.1 and 104.2.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
10. Street lighting as per current code standards is required to be provided.
11. Payment of the transportation impact fee is applicable on the construction of the development at the
time of application for the building permit. The current rate of transportation impact fee is $7,820.42 for
each new home. The transportation impact fee that is current at the time of building permit application
will be levied.
GENERAL COMMENTS
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1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities must be
inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-
way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required
with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
4. A civil construction permit for the site, utility and street improvements will require a separate plan
submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
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 2019 only and will be assessed based
on the fee that is current at the time of the permit application or issuance, as applicable to the permit
type. Please visit www.rentonwa.gov for the current development fee schedule.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired
through the building department.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:December 19, 2019
TO:Pre-Application File No. 19-000305
FROM:Alex Morganroth, Senior
SUBJECT:13016 156th Ave SE
Parcel #s 3664500205 and 3664500185
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
https://www.codepublishing.com/WA/Renton/.
Project Proposal: The applicant is proposing to subdivide the existing parcel into nine (9) lots and one tract. The
subject properties proposed for subdivision is located at 13016 156th Ave SE near the intersection of 156th Ave SE
and SE 132nd St (APN 3664500205 and 3664500185). The parcels total 3.22 acres in size. An existing home is
located on the west side of the parcel to the south and no structures are located on the other parcel to the north.
The existing home is proposed for removed. The parcels were annexed into the City of Renton from King County
in November of 2019. The site has a Comprehensive Plan Land Use of Designation of Residential Lower Density
(RLD) and a zoning designation of Residential-4 (R-4) dwelling units per net acre (du/ac). The size of the proposed
lots range from 11,543 SF to 14,375 SF. A 6,641 SF storm tract is proposed on the west side of the site. Access to
the lots are proposed via a new public residential access street off 156th Ave SE. According to COR Maps, no critical
areas are present on the project site. The applicant did not indicate the proposed removal of any trees or
vegetation on the project site; however, significant removal is expected based on the project layout.
Current Use: The site is currently developed with a single-family home.
Zoning/Density Requirements: The subject property is located within the R-4 zoning classification. A maximum of
4.0 dwelling units per acre is allowed in the R-4 zone. There is no minimum density for the R-4 zone. The
Residential Low Density Land Use designation is intended to provide transition to the rural area, or those
appropriate for larger lot housing within the Residential Low Density (RLD) land use designation to allow for a
range of lifestyles.
The area of public and private streets (including driveway tracts) and critical areas (excluding buffers) would be
deducted from the gross site area to determine the “net” site area prior to calculating density. In order to calculate
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the proposed density of the project, any area of public road, private easement, and/or critical area dedication
must be known. As proposed, the nine new lots would have a net density of approximately 3.56 du/ac (9
units/2.53 ac = 3.56 du/ac). Compliance with the density standards would be required to be demonstrated at
the time of formal land use application.
Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single
Family Zoning Designations” effective at the time of complete application (noted as “R-4 standards” herein)
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-4 zone, is 9,000 square feet for
parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum lot
depth is 100 feet. The proposed lots appear to meet the minimum size, width, and depth requirements for the
R-4 zone. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and
depth criteria of the zone at the time of formal land use application.
Building Standards – The R-4 standards allow a maximum building coverage of 35% of the lot area. The maximum
impervious coverage in the R-4 zone is 50%. The maximum wall plate height is restricted to 32 feet, and the
buildings shall be not more than three 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. 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 coverage calculations.
Compliance with the building standards for the new building 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-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards:
20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30 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. The setbacks would be measured from the new
property lines after roadway dedication.
Access/Parking: Access to the lots is proposed via a new Residential Access Street off of 156th Ave SE. The
proposed new street would be the full 53 foot width until approximately 200 feet into the site where the road
converts to a half-street.
Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). Each lot is
required to accommodate off street parking for a minimum of two vehicles.
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.
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Storm drainage facilities are required to comply with the minimum 15-foot perimeter landscaping strip on the
outside of the fence unless otherwise determined through the site plan review or subdivision review process.
Please refer to landscape regulations RMC 4-4-070 for further general and specific landscape requirements.
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.
Due to the apparent large number of significant trees on the site, staff recommends that the applicant explore
the feasibility of including a tree tract in order to protect the largest, most clustered/dense tree areas on the
site.
Critical Areas: According to COR Maps, no critical areas are located on the project. However, it is the applicant’s
responsibility to ascertain whether any critical areas are present on the site. Based on staffs experience with past
projects in the same area, wetlands are likely to be present on the site. Therefore a wetlands reconnaissance
survey would be required to be submitted with the land use application.
Environmental Review: Projects consisting of nine (9) units or less and that will not impact a critical area are
exempt from Environmental (SEPA) Review. Based on the proposal submitted by the applicant, the proposed
project would be exempt from SEPA review.
Permit Requirements: The proposal would require administrative short plat approval. The 2020 administrative
short plat application fee is $5,544 ($5,280 plus a 5% Technology Surcharge Fee). All fees are subject to change.
The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. Detailed
information regarding the land use application submittal can be found on the City’s new website by clicking
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“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. The applicant
is responsible for the procurement, installation and maintenance of the sign. Detailed information regarding the
land use application submittal requirements is provided on the City of Renton website (www.rentonwa.gov).
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 $3,945.07 per each new detached dwelling unit.
A Fire Impact fee of $829.77 per each new detached dwelling unit.
An Issaquah School District Impact Fee of $15,276.00 per each new detached dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website for your review.
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 Alex Morganroth, Senior Planner at amorganroth@rentonwa.gov or 425-
430-7219 for an appointment.
Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M).
It is the responsibility of the owner to monitor the expiration date.