HomeMy WebLinkAboutPRE22-000222_Amy Lay SHPL Meeting Summary_20220728PREAPPLICATION MEETING FOR
Amy Lay Short Plat
3901 Park Ave N
PRE 21-000145
CITY OF RENTON
Department of Community & Economic Development
Planning Division
July 28 2022
Contact Information:
Planner: Brittany Gillia, 425.430.7246, bgillia@rentonwa.gov
Public Works Plan Reviewer: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7290, 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: July 6, 2022
TO: Brittany Gillia, Assistant Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Lay Short Plat
1. The fire flow requirements 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. One existing fire hydrant will meet the minimum requirements.
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 are allowed to use
hammerhead type turnarounds. Dead end streets that are over 300-feet long are required to
have a full 90-foot diameter cul-de-sac. The proposed new dead-end street is over 300-feet
long so that a full cul-de-sac turnaround applies in this case. A variance to use a hammerhead
type turnaround may be applied for with the condition that all new homes shall be equipped
with approved residential fire sprinkler systems.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 20, 2022
TO: Brittany Gillia, Planning
FROM: Jonathan Chavez, Development Engineering
SUBJECT: Lay Short Plat
3901 Park Avenue N
PRE22-000222
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 3342700405.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
EXISTING SITE CONDITIONS
Water Water service is provided by the City of Renton. It is in the Kennydale 308 Pressure Zone.
There is an existing 12-inch water main in Park Ave N that can deliver 3,400 gallons per
minute. The approximate static water pressure is 81 psi at a ground elevation of 122’. There is
an existing 8-inch water main in Wells Ave N that can deliver approximately 1,200 gallons per
minute. The approximate static water pressure is 95 psi at a ground elevation of 88’. There is
an existing ¾-inch domestic water service and ¾-inch water meter to the existing single-family
residence (3901 Park Ave N) on the subject property.
Sewer Sewer service is provided by the City of Renton. There is existing 8-inch diameter sewer main
on Park Avenue N and Wells Ave N.
Storm This site contains steep slopes (regulated) and landslide hazard areas. The topography slopes
moderately from southeast to northwest. There is a conveyance system on Park Avenue N and
Wells Ave N.
Streets The proposed development fronts Park Avenue N along the east property line. Park Avenue N
is classified as a Collector Arterial. Existing right-of-way (ROW) width in Park Avenue NE is
approximately 50 feet.
Lay Short Plat - PRE22-000222
July 20, 2022
Page 2 of 5
CODE REQUIREMENTS
WATER
Based on the review of project information submitted for the pre-application meeting, Renton Regional
Fire Authority has determined that the preliminary fire flow demand for the proposed development is
1,000 gpm. The following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to:
1. Extension of approximately 160 linear feet of 8-inch water main from the existing 8-inch dead
end water main in Wells Ave N at the north property line west to the existing 8-inch dead end
main in 3836 Lake Washington Blvd N at the west property line. A conceptual utility plan is
attached.
2. A 15-foot utility easement will be required for the new water mains, hydrants, and water meters
within private property.
3. Installation of additional fire hydrant as required by the Fire Authority, if the proposed
residences on the new lots exceed 3,600 sf and if existing hydrants are located too far from
proposed buildings.
4. Installation of a new 1-inch water service and meter for Lots 2-4. The existing 3/4" water service
and meter for Lot 1 can remain if the home on Lot 1 remains.
5. A conceptual utility plan will be required as part of the land use application for the subject
development.
6. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix J
of the City’s 2012 Water System Plan.
7. Adequate separation between utilities is required. Minimum separation between water and
non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
8. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 2022 Development Fees Document on the City’s
website. Fees will be charged based on the rate at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The 2022 water fees are $4,500.00 per 1-inch meter.
b. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation fee is $2,875.00* per 1-inch service line. Fee is
payable at permit issuance.
c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter, and
$950.00 per 2-inch meter. Meters larger than 2-inches are set by the contractor and a
processing fee of $220 is required. Fee is payable at permit issuance.
d. A credit for the water system redevelopment fee will be issued for the existing water
service to be cut can capped as part of the project.
e. Final determination of applicable fees will be made after the water meter size has been
determined. SDC fees are assessed and payable at permit issuance.
Lay Short Plat - PRE22-000222
July 20, 2022
Page 3 of 5
SEWER
1. A sewer main extension will be required to serve the proposed project.
2. A 15-foot utility easement will be required for the new sewer mains and manholes within the
property.
3. The developer will need to show how they propose to serve the new development with sanitary
sewer service to each of the units.
4. A separate side sewer will be required for each new lot. All new side sewers shall be a minimum
of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. Current fees can be
found in the 2022 Development Fees Document on the City’s website. Fees will be charged
based on the rate at the time of construction permit issuance.
a. The 2022 Wastewater fees are $3,500.00 per 1-inch meter.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM)
will be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate
Flow Control Standard (Matching Existing Conditions). The site falls within the May Creek and
East Lake Washington Drainage Basins. Refer to Figure 1.1.2.A – Flow chart to determine the
type of drainage review required in the RSWM. All stormwater improvements as per the
drainage review along with stormwater improvements in the frontage are required to be
provided by the developer.
a. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is
based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater
requirements, on-site BMP sizing credits for modeling credits can no longer be used
for privately maintained on-site BMPs, with the exception of full dispersion and full
infiltration BMPs.
2. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2022
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.
3. Maintenance access is required for any proposed stormwater tracts and shall be designed and
installed in accordance with the City adopted SWDM.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be submitted for
review and approval under a separate building permit for the detention and/or water quality
vault.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
applicable to the project. The final drainage plan and drainage report must be submitted with
the utility construction permit application.
Lay Short Plat - PRE22-000222
July 20, 2022
Page 4 of 5
6. A geotechnical soils report for the site is required per the 2022 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9
and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
9. The 2022 Surface water system development fee is $2,100 per new single-family lot. Fees that
are current will be charged at the time of permit issuance.
TRANSPORTATION
1. The proposed development fronts Park Avenue N along the east property line. Park Avenue N is
classified as a Collector Arterial. Existing right-of-way (ROW) width in Park Avenue NE is
approximately 50 feet. To meet the City’s complete street standards for collector arterial
streets, minimum right of way width is 83 feet.
a. The Transportation Division has no plans to widen Park Avenue N at this time.
Development Engineering would support a modification request by the Applicant to
provide the following modified street improvements on Park Avenue N: maintain a
pavement width of 36 feet, install a 0.5-foot curb (match existing curb location directly
north of project property), an 8-foot planting strip, a 5-foot sidewalk, 2 feet of clear
space at back of walk, street trees and storm drainage improvements. Dedication to
accommodate these improvements will be required, pending field survey.
2. Street grades shall not exceed 15 percent.
3. 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.
4. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted
drains at the lower end with positive drainage discharge to restrict runoff from entering
the garage.
b. The maximum width of a single loaded garage driveway is 9-feet and the maximum
width of a double loaded garage driveway is 16-feet. If a garage is not present, the
maximum driveway width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
6. The transportation impact fee is based on the type of land use. For a single-family homes, the
2022 transportation impact fee is $10,861.69 per lot. Transportation impact fees are subject to
change based on the year the building permit is applied for.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
Lay Short Plat - PRE22-000222
July 20, 2022
Page 5 of 5
2. 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.
3. 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
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2022 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.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 28, 2022
TO: Pre-Application File No. PRE22-000222
FROM: Brittany Gillia, Associate Planner
SUBJECT: Amy Lay Short Plat
3901 Park Ave N
(Parcel No. 3342700405)
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 one (1) existing single-family parcel into
four (4) lots. The project site is located at 3901 Park Ave N (APN 3342700405) and is approximately
42,200 sq. ft. (0.97 acres) in area. The subject parcel is located in the Residential-6 (R-6) zone and
the Residential Medium Density Comprehensive Plan land use designation. The existing 3,000 sq
ft single-family residence is proposed to remain on proposed Lot 1. Proposed Lot 1 would have an
area of 12,974 sq. ft. and would access off of Park Ave N via an existing driveway. Proposed Lot 2
would have an area of 9,513 sq. ft., proposed Lot 3 would have an area of 9,563 sq. ft. and
proposed Lot 4 would have an area of 9,599 sq. ft. The three lots are proposed to take access from
Wells Ave N via a hammerhead shared driveway in an access easement. The site is mapped with
a Moderate Landslide Hazard and Steep Slopes.
Current Use: The property is developed with an existing single-family home and a detached
garage that are proposed to remain on site.
Zoning/Density Requirements: The subject property is zoned Residential-6 (R-6). The minimum
density in the R-6 zone is 3.0 dwelling units per net acre (du/ac) and the maximum density is 6.0
du/ac. Private access easements, critical areas and public right-of-way (including frontage
dedications) are deducted from the total area to determine net density. For purposes of
calculating net density: All fractions shall be truncated at two numbers past the decimal. Should
a calculation result in a fraction of a dwelling unit that is 0.50 or greater, the fraction shall be
rounded up to the nearest whole number, for example, 4.56 dwelling units becomes 5.0. Should
Amy Lay Short Plat, PRE22-000222
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July 28, 2022
a calculation result in a fraction that is less than 0.50, the fraction shall be rounded down to the
nearest whole number, for example, 4.49 dwelling units becomes 4.0 dwelling units. The proposal
for 4 lots on the 0.97 acre gross site area would result in a gross density of 4.1 dwelling units per
acre (4 lots / 0.97 acres = 4.1 du/ac). The applicant would be required to submit a density
worksheet demonstrating compliance with net density 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-6 standards” herein).
Minimum Lot Size, Width and Depth – The minimum lot size permitted in Zone R-6 is 7,000 square
feet. For subdivided parcels that are less than one acre, one of the lots is allowed to be smaller
than the required minimum lot size. This single lot is allowed to be 6,250 square feet in Zone R-6.
Minimum lot width is 60 feet for interior lots, or 70 feet for corner lots. Minimum lot depth is 90
feet. The lots appear to meet the minimum standards for lot size and width. However, Lot 3 does
not comply with the minimum lot depth standard of 90 feet. 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-6 standards allow a maximum building coverage of 40% of the lot area.
The maximum impervious coverage in the R-6 zone is 55%. The maximum wall plate height is
restricted to 24 feet, and the buildings shall not be 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. Detached accessory structures are restricted to a maximum wall plate height of 12
feet. The gross floor area must be less than that of the primary structure. Accessory structures
are also included in building lot coverage calculations. The proposal’s compliance with the
building standards for the existing home would be verified at time of land use review and
compliance for the new home would be verified at the time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the
property line and any private access easement or tract. The required setbacks for the R-6 zone
are: Front yard: 25 feet for the primary structure; Rear yard: 25 feet; Side yards: combined 15 ft.
with not less than 5 ft. on either side. 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. Lots adjacent to both public ROW and driveway tract
frontage are classified as corner lots. The submitted materials do not demonstrate compliance
with building setbacks on proposed Lot 2, 3, and 4. Setback compliance for the existing home
would be verified at time of land use review and compliance for the new homes would be
verified at the time of building permit review.
Residential Design and Open Space Standards: The Residential Design and Open Space Standards
contained in RMC 4-2-115 would be applicable to any new residential structures.
Access: Access/Parking: Access to proposed Lot 1 would be via Park Ave N and access to the other
three (3) lots is proposed via an extension of the public access road (Wells Ave N) that was stubbed
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July 28, 2022
to the property as part of the Lakeview Crest subdivision. The applicant is proposing to extend
the public residential access road with hammerhead. However, the current lot layout with a
hammerhead design at this location does not comply with general requirement and minimum
standards for residential lots under RMC 4-7-170. For example, proposed Lots 2 and 4 do not
comply with the minimum lot width required between side lot lines at their foremost points (i.e.,
the points where the side lot lines intersect with the street right-of-way line) as they are less
than eighty percent (80%) of the required lot width. In addition, the hammerhead design does
not comply with complete streets principles and design to enable safe and convenient access
and travel for all users including pedestrians, bicyclists, transit riders, and people of all ages and
abilities, as well as freight and motor vehicle drivers, and to foster a sense of place in the public
realm. Compliance with access and street standards would be required to be demonstrated at
the time of preliminary short plat application.
Parking: Each lot is required to accommodate off-street parking for a minimum of two vehicles.
Compliance with parking regulations would be verified at the time of building permit review.
Driveways: Driveways exceeding 8% must provide slotted drains at the lower end of the driveway.
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 the driveway
regulations would be verified at the time of formal land use 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 fence taller than 6 feet shall require a building permit or
an explicit exemption from the Building Official. 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. Street trees and landscaping are required within the Right of Way on public
streets. Minimum planting strip widths between the curb and sidewalk are established according
to the street development standards of RMC 4-6-060. Street trees and, at a minimum,
groundcover per subsection L2 of RMC 4-4-070 shall be planted within right of way planting strips
pursuant to the standards in subsection F.2 of RMC 4-4-070, provided there shall be a minimum
of one street tree planted per lot. 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, a certified nurseryman or other certified professional.
Significant Tree Retention: A Tree Retention/ Land Clearing (Tree Inventory) 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
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July 28, 2022
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 percent of existing significant trees, each new lot would be required to
provide a minimum tree density of 2 trees per 5,000 square feet of lot area onsite. Protected trees
that do not contribute to a lot's required minimum tree density shall be held in perpetuity within
a tree protection tract.
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. Minimum tree density standards will soon be
updated to reflect a new “minimum tree credit” regulation. Coordinate with your Current
Planning project manager to confirm the applicable tree standards at the time of land use
application. Compliance with minimum tree density standards would be verified at the time of
building permit application according to the code that is applicable at that time. This meeting
does not vest the proposal to code that was in effect at the time the meeting notes were
prepared.
Critical Areas: The site is mapped with Moderate Landslide Hazards and with Steep Slopes
(<=40%) Due to the presence of geological hazards, a geotechnical study may be required at the
time of land use application. 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: Short plats are categorically exempt from Environmental (SEPA) Review
except for lands covered by water or critical areas as designated in RMC 4-9-070H.2. The proposed
short plat would no longer be exempt from environmental review if further investigation of the
site results in the identification of designated critical areas.
Permit Requirements: The proposal would require administrative short plat approval. The
application would be reviewed within an estimated time frame of six to eight weeks. The 2022
administrative short plat application fee is $5,410.00. Each modification request is $260.00. A 5%
technology fee would also be assessed at the time of land use application. All fees are subject to
change. Detailed information regarding the land use permit application submittal requirements
can be found on the Short Plat Submittal Requirements. Other informational applications and
handouts can be found on the City’s Digital Records Library. The City requires electronic plan
submittal for all applications. Please refer to the City’s Electronic File Standards. A Final Short
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July 28, 2022
Plat application, and it’s associated fee, will be required following construction of the short plat’s
infrastructure.
Public Information Sign: Public Information Signs are required for all Type II and Type III 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. 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.
Fees change periodically and the fees in effect at the time of building permit issuance would apply.
For informational purposes, the 2022 impact fees are as follows:
• A Fire impact fee of $829.77 per each new detached dwelling unit, not including ADUs;
• A transportation impact fee of $10,861 per each new detached dwelling unit, not
including ADUs;
• Renton School District Impact Fee of $2,659.00 (+5% administrative fee) per each new
detached dwelling unit, not including ADUs, unless an exemption can be made under RMC
4-1-190.I.1.a; and
• A Parks Impact Fee currently assessed at $2,914.99 per each new detached dwelling unit,
not including ADUs.
A fee schedule listing all of the City’s Development related fees is available for your review at
www.rentonwa.gov.
Next Steps: When the formal application materials are complete, the applicant shall have the
materials pre-screened prior to submitting the complete application package. Please contact
Brittany Gillia, Associate Planner at 425-430-7246 or bgillia@rentonwa.gov to submit prescreen
materials and subsequent land use application.
Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension
(RMC 4-7-070M). It is the applicant’s responsibility to monitor the expiration dates.