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HomeMy WebLinkAboutPRE24-000125_Meeting SummaryDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Planning Division | 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200 |www.rentonwa.gov PREAPPLICATION MEETING FOR Truc Viet Village 19221 and 19225 Talbot Rd S, Renton, WA 98055 PRE 24-000125 May 16, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Sam Morman, 425-430-7383, smorman@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 206.550.8523, rshuey@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies to engineers, architects, and contractors who will work on the project. You will need to submit an PDF copy of this packet when you apply for land use and/or environmental permits. When the project application is ready for submittal, you may email the project planner to start the prescreen process. Similarly, you may contact the assigned planner if there are any questions regarding submittal requirements. 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, Development Engineering Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). M E M O R A N D U M DATE: May 13, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Truc Viet Village 1. The preliminary fire flow is 2,000 gpm for the proposed duplex units and 1,500 gpm for the condo units with fire sprinkler systems. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of each of the buildings. One hydrant is required within 50-feet of all fire department connections for the fire sprinkler systems. 2. Fire impact fees are applicable at the rate of $579.41 per multifamily unit and $421.98 per duplex unit. This fee is paid at the time of building permit issuance. Credit is available if any existing structures are removed or retained. 3. Approved fire sprinkler and fire alarm systems are required throughout all the condo buildings. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department for fire sprinklers and fire alarms. Please note that in Renton NFPA 13R fire sprinkler systems are only allowed up to a maximum of 12,000 square feet. 4. Fire department apparatus access roadways are required within 150- feet of all points on all buildings. Fire lane signage required for the on- site roadways. The required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. The maximum grade allowed is 15 percent. An approved turnaround or looped roadway is required as the private roadway is over 150 feet long. 5. Proposed change of use of existing single family home to community recreation space has not been evaluated at this time. THE DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 16, 2024 TO: Jill Ding, Senior Planner FROM: Sam Morman, Civil Engineer II SUBJECT: Truc Viet Village 19221 Talbot Rd S PRE24-000125 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 0622059001 and 0622059061. 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. The static water pressure is approximately 102 PSI at ground level of 114 feet. 3. The site is not located within the City’s Wellhead Protection Area Zone. 4. A 12” water main extension will be required for this project. See below for requirements. 5. There are three existing ¾-inch domestic water meters serving parcels 0622059001 & 0622059061 that connect into the existing 16” DI water main within Talbot Rd S. See below for summary. • Facility ID Number MTR - 006720 • Facility ID Number MTR - 016475 • Facility ID Number MTR - 016476 6. There are two existing fire hydrants located on the east side of Talbot Rd S. Approximately 46 feet east of the project property line. See below for summary. • Hydrant ID Number HYD-S-00779 • Hydrant ID Number HYD-S-00432 7. 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 2,000 GPM for the condo units and 1,500 GPM for the condo units with fire sprinkler systems. 8. Based on the information provided with the pre-application submittal documents, 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 the items that follow. • Approximately 165-feet of 12” water main extension along Talbot Rd S • Installation of a looped on-site water main extension (minimum 8-inch in diameter or larger) connecting to the new 12-inch water main in Talbot Rd S. • The existing water service connection for the existing single-family residence to remain will need to connect into the new on-site water main. • A 15 feet wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. A minimum 10-foot setback is required from the building foundation to the new water main. • Installation of additional fire hydrants around the building as required by the Fire Authority. i. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of each building. One fire hydrant is required within 50-feet of all fire department connections for the fire sprinkler systems. • Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development if they are not already equipped with one. • Installation of a new water meter for each building. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code (UPC). The applicant will need to confirm the proposed number of fixtures. Water Meters 2” in size or less will be installed by City forces and a water meter permit is required. • Installation of a fire sprinkler stub with a double check detector assembly (DCDA) is required for backflow prevention to the condo buildings. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA will be installed inside the building per City Standard Plan 360.5. A plumbing permit is required. • All condo buildings will have a fire sprinkler riser room with direct a required direct outside access. The domestic water meters for the condo buildings will have a double check valve assembly (DCVA) installed within the fire sprinkler riser room per City Standards. • A Pressure Reducing Valve (PRV) may be required if the static pressure of the proposed development exceeds 80 PSI, located on private property downstream of the water meters per COR Std Plan 340.4. • Installation of a separate water meter for landscape irrigation if required. i. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. ii. DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. iii. A plumbing permit is required. 9. 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 2019 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 structures cannot be installed over the water main unless the water main is installed inside a steel casing. 10. A conceptual utility plan will be required as part of the land use application for the subject development. 11. 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 2024 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water meter(s) to serve the project. The current water fee for a single 1-inch meter is $4,850 per meter, 1-1/2 inch meter is $24,250, a 2-inch meter is $38,000, 3-inch meter is $77,600 and 4-inch meter is $121,250. • 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, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. Fee is payable at permit issuance. For service lines larger than 2”, the contractor is responsible for materials and installation. • 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 provided and installed by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. • The SDC fee for fire service is based on the size of the fire service lines to serve the project. • Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at construction permit issuance. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cit yofRenton Sanitary Sewer 1. The project is within the City of Renton’s sanitary sewer service area. 2. There is an 8-inch PVC gravity wastewater main located in Talbot Rd S (record drawing S-229702). 3. There is a 12-inch PVC gravity wastewater main located in S 192nd St (see record drawing S-229701). 4. A new 8” minimum PVC wastewater main extending onto the project site to serve the proposed buildings will be required. a. A 15-foot wide easement is required for any public sewer main located outside City right-of- way. 5. All sanitary sewer manhole structures outside of the right-of-way shall be fully accessible by City maintenance vehicles. 6. A separate side sewer will be required for each building. 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%. 7. A conceptual utility plan will be required as part of the land use application for the subject development. 8. 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 2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. • The current sewer fee is $3,650.00 per 1-inch meter, $18,250 per 1-1/2-inch meter, $29,200 per 2-inch meter, $58,400 per 3-inch meter, and $91,250 per 4-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Surface Water 1. There is an existing 24-inch stormwater main located in Talbot Rd S (see record drawing S-216401). 2. There is an existing surface water ditch along the frontage in S 192nd St. 3. The site contains critical areas that may impact surface water requirements such as regulated slopes, wetlands, and on-site streams. 4. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. The site falls within the Flow Control Duration Standard Matching Forested Site Conditions. The site falls within the Black River drainage basin and the Upper Springbrook Creek sub basin. 5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details are available online in the City of Renton website https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton 6. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced 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. 7. 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. 8. 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. 9. Erosion control measures to meet the City requirements shall be provided. 10. The development falls within the R-1 zone which has a maximum impervious surface area of 25%, and maximum building coverage of 20%. 11. 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. 12. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. • The current SDC fee is charged per square foot of new impervious surface at $0.92 per square foot, but not less than $2,300. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof Renton Transportation 1. Per City code 4-6-060 frontage improvements are required for new construction in excess of $175,000. The proposed project fronts S 192nd St to the north, Talbot Rd S to the east, and private property on all other sides. • The proposed project extends to S 192nd St to the north. Existing right-of-way (ROW) is approximately 50 feet according to the King County assessor map. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. Dedication of approximately 1.5-feet will be required pending final survey. • Talbot Rd. S is classified as a collector arterial street. Existing right-of-way (ROW) is approximately 60 feet according to the King County assessor map. Per RMC 4-6-060, the minimum right of way width for a collector arterial street is 83’. The minimum paved roadway width for a collector arterial is 46-feet (23-feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space, street trees and storm drainage improvements. i. However, there are established travel lanes along this section of Talbot Rd. S. The City would support a modification to an alternative street section that would retain the existing lane width from the road centerline to the western fogline along Talbot Rd. S where fronting the property. Behind the fogline, the remaining street section would consist of a 5-foot bike lane, a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, and 2-feet of clear space. A right of way dedication of approximately 11.5- feet would be required pending final survey. • A private internal road may serve as access for this site. It will need to provide adequate fire access as required by the RRFA. 2. Street grades shall not exceed 15 percent. 3. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. 4. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 5. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. • The 2024 transportation impact fee for senior housing is $3,694.69 per dwelling. • Unless noted otherwise in the Fee Schedule, the 2024 transportation impact fee is $8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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. All construction utility 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=968701 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 2023 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: May 16, 2024 TO: Pre-Application File No. PRE24-000125 FROM: Jill Ding, Senior Planner SUBJECT: Truc Viet Village – 19221 and 19225 Talbot Rd S, Renton, WA 98055 Parcel Nos. 0622059001 and 0622059061 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, Development Engineering 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 subject property consists of two (2) parcels located on the west side of Talbot Rd S just south of S 192nd St at 19221 and 19225 Talbot Rd S. The project site totals approximately 5.6 acres in area and is zoned Residential-1 dwelling units per acre (R-1). The proposal is to develop the site with 60 independent senior housing units for independent Buddhism retirees who required limited medial assistance. The proposed development would include six (6) duplexes, eight (8) buildings with six (6) dwelling units in each building, and the reconfiguration of an existing residence into a gathering space. Each of unit would include one (1) garage parking space and an additional 12 surface parking spaces are proposed throughout the development. Access is proposed via one curb cut from Talbot Rd S. The site is mapped with wetlands, a stream (Springbrook Creek), and sensitive and protected slopes. Current Use: Currently the site is used as a trout farm and contains several single family residences and outbuildings. All but one structure are proposed for removal. 1. Zoning /Land Use Designation, and Overlays: Per RMC 4-11-010, an Assisted Living Facility is defined as a facility containing two (2) or more dwelling units where residents live in private units and receive assistance with limited aspects of personal care, such as taking medication, bathing, or dressing. Staff is on duty twenty four (24) hours per day to ensure the welfare and safety of residents. Dwelling units include a full kitchen (sink, oven or range, and refrigerator) or a kitchenette, a bathroom, a living area, and may include a call system. On the premises, facilities include: a professional kitchen, common dining room, recreation area(s), activity Truc Viet Village Page 2 of 9 May 16, 2024 room, and a laundry area. Meals may be provided multiple times daily in a common dining area. This definition does not include: convalescent centers, congregate residences, boarding and lodging houses, adult family homes, and group homes I and II. Assisted Living Facilities are permitted through an Administrative Conditional Use Permit in the R-1 zone. 2. Density Requirements: The density range allowed in the R-1 zone is no minimum and up to one (1) dwelling unit per net acre. Pursuant to RMC 4-9-065, the maximum density for assisted living in the R-1 zone is up to 18 units per net acre. It is unclear how much area would be deducted for required right-of-way dedications and existing critical areas; therefore, net site area could not be calculated. Based on the gross site area, the proposal for 60 assisted living units would result in a gross density of 10.7 dwelling units per acre (60 units / 5.6 acres = 10.7 du/ac) which would be allowed on the subject site. The applicant will be required to demonstrate compliance with the density requirements of the R-1 zoning classification (18 du/acre) using the net site area. 3. Development Standards: The property is located within the Residential Low Density (RLD) land use designation and the Residential-1 (R-1) zoning classification. The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-1 standards” herein). These standards are available online: https://www.codepublishing.com/WA/Renton/. The proposal appears to comply with the following development standards. Maximum Number of Dwellings – The maximum number of assisted living dwelling units per lot is equal to maximum net density of the zone coupled with any approved density bonus pursuant to RMC 4-9-065, Density Bonus Review. Minimum Lot Size, Width and Depth – The minimum lot size in the R-1 zone is 1 acre. The minimum lot depth is 200 feet. The minimum lot width is 100 feet for interior lots and 110 feet for corner lots. The existing lot appears to comply with the lot dimensional requirements for the R-1 zone. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-1 zone are 30 feet for the front yard, 30 feet for the rear yard, 15 feet for side yards, and 30 feet for secondary front yards. The applicant would be required to demonstrate compliance with the setback requirements of the R-1 zone at the time of formal application. Building Height – The maximum wall plate height is 32 feet and 3 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. The applicant would be required, at the time of formal land use application, to provide elevations demonstrating compliance with the R -1 height requirements. Truc Viet Village Page 3 of 9 May 16, 2024 Building Coverage – The R-1 zone allows a maximum building coverage of 20% of the lot area. Building coverage requirements for the site would be verified at the time of formal land use application. Impervious Surface Coverage – The maximum impervious surface would be limited to 25%. Impervious surface requirements for the site would be verified at the time of formal land use application. 4. Residential Design and Open Space Standards: Residential development in the R-1 zone would be exempt from compliance with the Residential Design Standards outlined in RMC 4- 2-115. 5. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). 6. Refuse and Recycling Areas: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. Architectural design of any structure enclosing an outdoor refuse or recyclables deposit area or any building primarily used to contain a refuse or recyclables deposit area shall be consistent with the design of the primary structure(s) on the site as determined by the Administrator. Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at least twelve feet (12') wide for haulers. In addition, the gate opening for any separate building or other roofed structure used primarily as a refuse or recyclables deposit area/collection point shall have a vertical clearance of at least eleven feet (11'), but no more than fourteen feet (14'). Weather protection of refuse and recyclables shall be ensured by using weather-proofed containers or by providing a roof over the storage area. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recyclable standards for multi-family use must be demonstrated at the time of formal land use application. 7. 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. 8. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The minimum on-site landscape width required along street frontages is 10 feet and shall contain trees, shrubs, and landscaping. Street trees in the ROW planter will also be required. A fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual Truc Viet Village Page 4 of 9 May 16, 2024 barrier, is required along common property lines when a multi-family residential zone or use abuts a less intensive residential zone. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements. A conceptual landscape plan demonstrating compliance with the landscape standards shall be submitted at the time of land use application. 9. 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, properties subject to an active land development permit shall comply with minimum tree credit retention requirements of a minimum of 30 credits per net acre. Tree credit s 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: 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 Truc Viet Village Page 5 of 9 May 16, 2024 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/planting plan and tree retention and tree credit worksheet prepared by an arborist or landscape architect would be reviewed at the time of the land use application. 10. Parking: The following parking requirements apply to Assisted Living and Convalescent Center Uses: Use Ratio Number of Spaces Required Assisted living: Min/Max: 1 space per residential unit of assisted living, plus dedicated parking spaces for facility fleet vehicles. 60 spaces, plus dedicated spaces for fleet vehicles Compliance with the required parking ratios would be reviewed at the time of formal land use application. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. It should be noted that the parking regulations specify standard stall dimensions of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. Up to 40 percent of stalls may be compact spaces designated for employee parking, and up to 30 percent of stalls may be compact spaces if designated for all users. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Please refer to Truc Viet Village Page 6 of 9 May 16, 2024 landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would be required to provide bicycle parking based on one -half (0.5) bicycle parking space per one dwelling unit for an Assisted Living facility. For an Assisted Living Facility bicycle parking shall be provided for secure extended use and shall protect the entire bicycle and its components and accessories from theft and weather. Acceptable examples include bike lockers, bike check-in systems, in-building parking, and limited access fenced areas with weather protection. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. However, designated bicycle parking spaces within individual garages can count toward the minimum requirement. Please review RMC 4-4-080F.10 and RMC 4-4-080F.1 for further general and specific bicycle parking requirements. 11. Access/Driveways: Access to the site is proposed via a dead end access off of Talbot Rd S. The proposed access layout would need to be revised to provide a looped road with a second access point onto Talbot Rd S. The width of any driveway shall not exceed thirty feet (30') exclusive of the radii of the returns or the taper section, the measurement being made parallel to the centerline of the street roadway. There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted subject to the other requirements of this Section. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end. Please review RMC 4- 4-080I for further driveway requirements. 12. Critical Areas: There are wetlands and one stream (Springbrook Creek) mapped on the project site. The applicant would be required to submit a Wetland Report and Stream Study with the application materials that classifies and delineates the wetlands and stream in compliance with the current Critical Areas Regulations (RMC 4-3-050). An independent peer review would likely be required, at the expense of the applicant, given the extensive critical areas on site. Additionally, there are sensitive and protected slopes mapped on site. The applicant would be required to provide a geotechnical report demonstrating the proposal would not increase the threat of the geological hazard to adjacent or abutting properties beyond pre- development conditions; the proposal will not adversely impact other critical areas; and the development can be safely accommodated on the site. Additionally, geotechnical studies by licensed professionals, such as a geotechnical engineer and/or engineering geologist, shall be required. The required studies shall demonstrate the following review criteria can be met: (a) The proposal will not increase the threat of the geological hazard to adjacent or abutting properties beyond pre-development conditions; and (b) The proposal will not adversely impact other critical areas; and (c) The development can be safely accommodated on the site. Truc Viet Village Page 7 of 9 May 16, 2024 13. Environmental Review: The construction of nine (9) or more dwelling units on a project site would be subject to Environmental (SEPA) Review in accordance with WAC 197-11-800. 14. Conditional Use Permit Approval: The following criteria would be considered when making a decision on the Conditional Use Permit: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 5. Parking: Adequate parking is, or will be made, available. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. 15. Site Plan Review: Per RMC 4-9-200, site plan review is required for any assisted living facility. The purpose of the site plan review process is to analyze the detailed arrangement of project elements to mitigate negative impacts where necessary to ensure project compatibility with the physical characteristics of a site and with the surrounding area. Site plan review ensures quality development consistent with City goals and policies. Site plan review analyzes elements including, but not limited to, site layout, building orientation and design, pedestrian and vehicular environment, landscaping, natural features of the site, screening and buffering, parking and loading facilities, and illumination to ensure compatibility with potential future development. Decisional criteria for site plan approval are itemized in RMC 4-9-200.E.3. 16. Permit Requirements: The proposal would require Hearing Examiner Site Plan Review, a Conditional Use Permit and Environmental (SEPA) Review. All land use permits would be processed within an estimated time frame of 12 weeks. The 2024 application fees are as follows: Hearing Examiner Site Plan Review is $4,270, Hearing Examiner Conditional Use Permit Review is $3,710, and SEPA Review (Environmental Checklist) is $1,800. The fee for any Code Modifications are $290 each. 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 application submittal can be found on the City’s Permit Center website (www.Rentonwa.gov). The City now requires electronic plan submittal for all applications. In addition to the required land use permits, separate construction and building permits may be required. Truc Viet Village Page 8 of 9 May 16, 2024 17. Waivers of Submittal Requirements: The submittal checklist is not an exhaustive list of submittal requirements and may be modified in cases where additional information is required to complete the review of an application. In addition, non-applicable submittal requirements may be waived. The applicant should contact the assigned Project Manager if there are any questions regarding submittal requirements. 18. 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. 19. Public Meeting: Please note a neighborhood meeting, according to RMC 4-8-090, is required for: a. Preliminary plat applications; b. Planned urban development applications; and c. Projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator. The intent of this meeting is to facilitate an informal discussion between the project developer and the neighbors regarding the project. The neighborhood meeting shall occur after a pre- application meeting and before submittal of applicable permit applications. The public meeting shall be held within Renton city limits, at a location no further than two (2) miles from the project site. 20. Public Outreach Sign: Preliminary plats, Planned urban development applications, and projects estimated by the City to have a monetary value equal to or greater than ten million dollars ($10,000,000), unless waived by the Administrator require the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. 21. Impact 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 2023 impact fees are as follows: • A Fire Impact fee of $579.41 per new multi-family dwelling unit and $421.98 per duplex unit; • A Transportation Impact fee of $6,184.59 per new multi-family unit and $6,987.79 per new townhouse unit; • A Parks Impact fee of $2,222.84 per dwelling unit; and • A Renton School District Impact fee of $4,257.00 per dwelling unit (plus and additional 5% processing fee). Truc Viet Village Page 9 of 9 May 16, 2024 The city’s 2023-2024 fee schedule is available for your review on the City’s website. 22. 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 Jill Ding, Senior Planner, at 425-430-6598 or jding@rentonwa.gov to submit prescreen materials and subsequent land use application. 23. Expiration: Upon conditional use permit approval, the approval is valid for two years with a possible two-year extension. It is the applicant’s responsibility to monitor the expiration dates.