Loading...
HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_230905_v1PREAPPLICATION MEETING FOR Talbot Road Property PRE 22-000358 CITY OF RENTON Department of Community & Economic Development Planning Division November 10, 2022 Contact Information: Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 425.430.7235 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: November 1, 2022 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Talbot 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 on e fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are some existing fire hydrants that meets minimum code. 2. The fire impact fees are currently applicable at the rate of $8 29.77 per single family unit. This fee is paid at building permit issuance. Credit will be given for the removal/retention of one single family 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. Access is required within 150-feet of all points on the buildings. Maximum grade is 15 percent. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 10, 2022 June 20, 2011 TO: Jill Ding, Senior Planner FROM: Yong Qi, Civil Engineer III SUBJECT: Talbot Road Short Plat 2103 Shattuck Ave S, Renton, WA PRE22-000358 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 # 7222000175. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. The project is within the City of Renton’s water service area in the Talbot Hill 350 Pressure Zone. 2. There is an existing ¾ -inch water meter serving the existing site (facility ID number MTR- 007211). 3. There is an existing 12-inch water main (Talbot Hill 350 Pressure Zone) (see City water project plan no. W- 059908) in Talbot Rd S, which can deliver a maximum flow rate of 5,400 gallon per minute. The static water pressure is approximately 66 psi at ground elevation 197 feet (existing water meter). There is an existing 8-inch water main (West Talbot Hill 300 Pressure Zone) (see City water project plan no. W- 113202) in Shattuck Ave S, which can deliver a maximum flow rate of 2,000 gallon per minute. The static water pressure is approximately 44 psi at ground elevation 197 feet. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements: a. One in Shattuck Ave S within the landscaping strip in the southwest frontage of the site (Facility ID No. HYD-S-00152) (West Talbot Hill 300 Pressure Zone) . b. One in Shattuck Ave S approximately 50 ft north to the site (Facility ID No. HYD-S-00479) (West Talbot Hill 300 Pressure Zone). Talbot Road Short Plat PRE22-000358 Page 2 of 6 November 10, 2022 2 5. Based on the review of project information submitted for the pre-application meeting, in order to provide domestic and fire protection service to the development, developer constructed improvements will include but are not limited to the items that follow: a. Installation of approximately 440 feet of 8-inch minimum diameter (dead-end) water main within the new north access road from the existing 12-inch water main (350-zone) in Talbot Rd to the westerly property line of Tract A of the proposed subdivision. b. Installation of new fire hydrants. The location and number of fire hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. c. A separate water service (1-inch) and meter is required for each lot. d. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA), if applicable. e. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. f. The existing ¾ inch domestic water service must be cut, capped, and abandoned at the main line. Cut and cap of the existing ¾” service shall be done by City forces under a separate permit. 6. Design and construction requirements for the required improvements are as follows: a. A 15-foot-wide public water easement is required for any public water main, hydrants, and water meters located outside City Right of Way. b. Meters shall be located in the public right of way, placed in landscape strips, and shall not be installed within driveways. c. The sizing of each water meter and of the private service line to each home shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). d. A minimum of 1-inch water meter is required if the home is served by sprinkler systems. e. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary sewer and storm utilities. Clearance is measured from outside edge to outside edge of pipe. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. 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 K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations 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 water main. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 9. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. 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. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch service line and the Contractor will provide the materials and will install the service line and meter setter and meter box as part of the installation of the water main extension. b. Drop-in meter fee is $460 per 1-inch meter. c. Credit will be applied for the existing water service being abandoned. Talbot Road Short Plat PRE22-000358 Page 3 of 6 November 10, 2022 3 d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8’’ concrete gravity wastewater main located within Shattuck Ave S (see record dwg: S-002207). The existing house is connected to sewer stub of Facility ID No. SLAT-16561. 3. A minimum of 8-inch extension from Shattuck Ave S to the project site conforming to the standards in RMC 4-6-040 will be required. The proposed short plat needs to provide a sewer main extension between proposed lots 2 and 4 to the extreme south property line limits for future development of the lots to the south. A 15-foot-wide public sewer easement, executed by all parties of interest, will be required with the civil construction permit. 4. Sewer service to property of 2109 Talbot Rd S needs to be maintained. If the side sewer remains in its current alignment a private sewer easement will be necessary. 5. Each new single-family home shall be served by its own, individual 6’’ diameter side sewer stub. All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. 6. A conceptual utility plan will be required as part of the land use application for the subject development. 7. The development is subject to a wastewater system development charge (SDC) fee. 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 current sewer fee is $ 3,500 per 1-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The developer will receive a credit for the existing homes if demoed. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton SURFACE WATER 1. There is a City of Renton 12-inch concrete stormwater main (Facility ID No. 703248) along the east side of Shattuck Ave S and an associated Type 1 catch basin (Facility ID No. 135860) to the southwest of the project site. 2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2012 RSWDM) to determine what type of drainage review is required for this site. A drainage study complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard area (matching Forested site conditions). The site is located in the Black River basin and Rolling Hills Creek sub basin. 3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided. 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 2022 RSWDM. 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. Talbot Road Short Plat PRE22-000358 Page 4 of 6 November 10, 2022 4 5. Any new storm conveyance 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. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend 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 appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. 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 geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. 8. Erosion control measures to meet the City requirements shall be provided. 9. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site exceeds one acre. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals. The current City of Renton Standard details are available online at the City of Renton website: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information regarding project vesting. 12. The development is subject to a surface water system development charge (SDC) fee. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. b. The full schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton TRANSPOTATION 1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. a) Shattuck Ave S is classified as a residential access street, with an existing right-of-way (ROW) width of approximately 40 feet with an existing paved width of approximately 22 feet. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53 feet is required. Per RMC 4-6-060, half street improvements as taken from the ROW centerline will be required and include a minimum 13-foot paved road, 0.5 feet of cub, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements, 6.5’ dedication would be required for this project on Shattuck Ave S. Talbot Road Short Plat PRE22-000358 Page 5 of 6 November 10, 2022 5 b) Talbot Rd S is classified as collector arterial, to meet the City’s complete street standards for Collector Arterial, a minimum ROW width of 83 feet is required. Since the existing ROW width of Talbot Rd S to the east of the project site is vary, and the frontage improvements requirement are shown on the layout draft attached. 2. The project proposes to subdivide the existing parcel into 6 new residential Lots accessing through Shattuck Ave S and Talbot Rd S. However, the City of Renton does not support a through traffic between Shattuck Ave S and Talbot Rd due to complicate intersection operation at Talbot Rd S. A electrical gated fire access of approximately 36’ wide and a 16’ wide alley as shown in the layout (attached) is recommended. 3. Refer to City code 4-4-080 regarding driveway regulations. 4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. Street lighting and 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. 7. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2022 transportation impact fee is $10,861.69. b. The current property contains one single family home, the developer will receive one credit for the existing home. 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. 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 Talbot Road Short Plat PRE22-000358 Page 6 of 6 November 10, 2022 6 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 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. GRAPHIC SCALE 0 10 20 40 1 INCH = 20 FT. EXISTING 12" WATER (350-ZONE) NEW 8" WATER (APPROX. 440 FEET) CONNECT TO EXIST 12" W (350-ZONE)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W EXISTING 12" WATER (300-ZONE) LOW-PRESSURE NEW 1" WATEDR SERVICE FOR EACH LOT (TYPICAL)NEW HYDRANT AT END OF WATER MAIN PRE22-000358 Talbot Road Short Plat - 2103 Talbot Rd S Conceptual Water Extension Layout GRAPHIC SCALE 0 10 20 40 1 INCH = 20 FT. 40' PUBLIC ROW WIDTH, FROM SOUTH TO NORTH: 5' SIDEWALK, 8' PLANTER, 0.5 CURB, 26' PAVEMENT (TWO 10' TRAVEL LANES, 6' PARKING), 0.5' CURB. ADDITIONAL DEDICATION MAY BE REQURIED DEPENDING ON THE TOPO LIMITATION ON THE NORTH SIDE REQUIRED FRONTAGE IMPROVEMENTS: PER RMC 4-6-060, FROM CENTERLINE OF ROW, HALF STREET IMPROVEMENTS WILL BE REQUIRED AND INCLUDE A MINIMUM 13-FOOT PAVED ROAD, 0.5 FEET OF CUB, AN 8-FOOT PLANTING STRIP, AND 5-FOOT SIDEWALK; 20' MINIMUM WIDTH OF PAVEMENT IS REQUIRED, THE IMPROVEMENT TO THE WEST OF THE ROW CENTERLINE MAY BE REQUIRED 6.5' 6.5' RIGHT OF WAY DEDICATION 40'16' WIDE ALLEY ROW, ADDITIONAL DEDICATION MAY BE REQURIED DEPENDING ON THE TOPO LIMITATION ON THE SOUTH SIDE16' MINREQUIRED FRONTAGE IMPROVEMENTS: FROM CENTER LINE ROADWAY TO THE PROPOERTY SIDE, CITY WOULD SUPPORT A MODIFICATION FRONTAGE IMPROVEMENT: 16' PAVEMENT, 0.5' CURB, 8' PLANTING STRIP, 8' SIDEWALK, AND 1' CLEARANCE MINIMUM REQUIRED FRONTAGE IMPROVEMENTS: PER RMC 4-6-060, FROM CENTERLINE OF ROADWAY, HALF STREET IMPROVEMENTS WILL BE REQUIRED AND INCLUDE A MINIMUM 13-FOOT PAVED ROAD, 0.5 FEET OF CUB, AN 8-FOOT PLANTING STRIP, AND 5-FOOT SIDEWALK 36' PUBLIC ROW WIDTH, 20' EMERGENCY ACCESS, 8' PLANTING STRIP, 5' SIDEWALK, AND ELECTRICAL GATE INCLUDED; ADDITIONAL DEDICATION MAY BE REQURIED DEPENDING ON THE TOPO LIMITATION ON THE NORTH SIDE 36' DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 10, 2022 TO: Pre-Application File No. 22-000358 FROM: Jill Ding, Senior Planner SUBJECT: Talbot Road Property 2103 Talbot Rd S (Parcel No. 7222000175) 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 the existing parcel into six (6) residential lots and one stormwater tract. The subject property is located at 2103 Talbot Rd S (parcel no. 7222000175) between Shattuck Ave S and Talbot Rd S. The project site totals 60,548 square feet (1.39 acres) in area and is currently developed with a single-family residence and associated detached accessory structures, 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 5,875 SF to 10,374 SF. Access to the lots is proposed via a half street on the north side of the project site. The project site is mapped with moderate coal mine hazard areas and protected slopes (slopes with grades that exceed 40 percent). Current Use: The project site is currently developed with a single-family residence and associated detached accessory structures, which are proposed for removal. 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). 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. Talbot Road Property Page 2 of 5 November 10, 2022 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. No information regarding the area of the proposed half street or other areas of right-of-way dedication was included with the submitted pre-application materials. Based on a gross side area of 1.39 acres, the proposal for 6 lots would result in a gross density of 4.32 dwelling units/acre, which is within the density range permitted in the R -8 zone. For parcels in the R-8 zone, the maximum density shall be six (6) dwelling units per net acre when alleys are not part of the proposed or existing street configuration, and alleys are considered practical. 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 short plat application. The applicant would be required to demonstrate compliance with the net density requirements of the zone at the time of formal application. Minimum Lot Size, Width and Depth –The minimum lot size in the R-8 zone is 5,000 sq. ft. The minimum lot width is 50 feet for interior lots and 60 ft. for corner lots and the minimum lot depth is 80 feet. Additionally, the subdivision regulations require new residential lots to contain a minimum width at their foremost points (where the front property line meets ROW) of no less than 80-percent of the required lot width and no new lots shall have a depth-to-width ratio greater than four to one. The lots as proposed would comply with the minimum lot size, width, and depth requirements of the R-8 zone, with proposed Lot 6 being a corner lot. Any subdivision proposal would be required to demonstrate compliance with minimum lot size, width and depth requirements 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. Compliance with the building standards for the new single-family residences would be reviewed 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. Lot 6 would be considered a corner lot, subject to the front and secondary front yard setbacks. Compliance with the setbacks for the proposed new single-family homes will be verified at the time of building permit review. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4- 040. Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet Talbot Road Property Page 3 of 5 November 10, 2022 (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: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention and land clearing requirements. In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant trees with larger trees being worth more tree credits. TREE SIZE TREE CREDITS New small species tree 0.25 New medium species tree 1 New large species tree 2 Preserved tree 6 – 9 caliper inches 4 Preserved tree 10 – 12 caliper inches 5 Preserved tree 12 – 15 caliper inches 6 Preserved tree 16 – 18 caliper inches 7 Preserved tree 19 – 21 caliper inches 8 Preserved tree 22 – 24 caliper inches 9 Preserved tree 25 – 28 caliper inches 10 Preserved tree 29 – 32 caliper inches 11 Preserved tree 33 – 36 caliper inches 12 Preserved tree 37 caliper inches and greater 13 Significant trees shall be retained in the following priority order: Talbot Road Property Page 4 of 5 November 10, 2022 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; significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown down if removed. 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. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met. Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. Access/Driveways/Parking: Access to the proposed lots would be provided via a half street proposed on the north side of the project site. Alley access is the preferred street pattern for all new residential development in Residential Medium Density land use designations such as the R-8 zone. The property appears to have the width to accommodate a 12-foot wide paved alley, residential access street, and residential lots containing at least 80- feet of depth. Additionally, a 6-foot wide parking lane should be provided along the half-street to ensure the required 20-foot wide emergency vehicle lane is not obstructed by on-street parking. The proposal should be revised to provide an alley loaded layout. 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. 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. Critical Areas: The project site is mapped with a Moderate Coal Mine Hazard Area as well as a Protected Slope (slope with a grade greater than 40 percent). A geotechnical report prepared by a licensed professional engineer would be required with the formal land use application assessing the onsite coal mine hazard and protected slope. Environmental Review: Short plats are typically exempt from State Environmental Policy Act (SEPA) review, however, the proposed project may be subject to Environmental Review, in accordance withRMC 4-9-070H.3, if it is determined that protected slopes are located on the project site. Permit Requirements: The proposal would require Administrative Short Plat approval and may require Environmental (SEPA) Review. The 2022 fees would total $7,360.50 ($5,410 Short Plat + $1,600 SEPA + $350.50 Technology Fee = $7,360.50). Any modifications requested would be an additional $273 ($260 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 Talbot Road Property Page 5 of 5 November 10, 2022 submittal can be found on the City’s permitting page at permitting.rentonwa.gov and clicking on “Land Use”, 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: Public Information Signage is required for Short Plat applications. 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 be payable prior to building permit issuance. Fees change periodically and the fee in effect at the time of building permit issuance would be required. For informational purposes, the fees in effect at the date of this letter are as follows: • A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit. • A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit. • A Fire Impact fee of $829.77 per each new detached dwelling unit. • A Renton School District Impact Fee of $2,659.00 (plus a 5% processing charge) 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 send a copy of the application materials via email prior to submitting the complete application package. Please contact Jill Ding, Senior Planner at jding@rentonwa.gov or 425-430-6598 before sending any documents associated with the project. 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.