Loading...
HomeMy WebLinkAboutPRE-APP_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 Talbot Hills 54X S 55th St, Renton, WA 98055 PRE 24-000146 May 30, 2024 Contact Information: Planner: Jill Ding, 425-430-6598, jding@rentonwa.gov Public Works Plan Reviewer: Michael Sippo, 425-430-7298, msippo@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org Building Department Reviewer: Rob Shuey, 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 14, 2024 TO: Jill Ding, Senior Planner FROM: Corey Thomas, Lead Plans Review Inspector SUBJECT: Westview/Talbot Hills Short Plat 1. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. 2. The fire impact fees are currently applicable at the rate of $421.98 per single family unit. This fee is paid at building permit issuance. 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 29, 2024 TO: Jill Ding, Senior Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Talbot Hills 4-Lot Short Plat Pre-App 640 S 55th St PRE24-000146 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) 3213059119. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Talbot Hill 350 hydraulic zone. a. Per January 24, 2023 email from Abdoul Gafour (City’s Water Utility Engineering Manager) to Lynn Ramsey (Development Coordinator with Soos Creek Water and Sewer District), the City has no objection for Soos Creek Water and Sewer District ot provide water service for a proposed 4-Lot Short Plat. The applicant will need to begin coordination for an interlocal agreement or similar mechanism with the City’s water department and Soos Creek during the land-use submittal process. If an agreement cannot be made or it is determined the City shall provide service, the below requirements will need to be met. 2. The static water pressure is approximately 40 psi at ground elevation of 256 feet. 3. The site is located outside the City’s Wellhead Protection Area Zones. 4. There is an existing 8-inch City water main located in S 55th St (see water plan No. W-377601) that ends approximately 300 feet west of the westerly property line of tax lot 3123059119. The 8-inch water line can provide a maximum capacity of 1,250 gallons per minute (gpm). 5. 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 for homes under 3,600 SF and goes up to a minimum of 1,500 gpm for homes over 3,600 SF. Talbot Hills 4-Lot Short Plat – PRE24-000146 Page 2 of 6 May 29, 2024 6. Based on the information provided with the pre-application submittal documents, the following developers 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: • Installation of approximately 420 feet of 8-inch diameter water main in S 55th St from the existing water main to the new public road to the development. • Installation of approximately 200 feet of 8-inch diameter water main within the plat extending to the end of Tract C for future connection to the property to the north. • Installation of fire hydrants. One hydrant is required within 150 feet and 300 feet of each lot. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. • A 15-foot wide public water easement is required for any public water main, hydrants and water meters located outside City right-of-way. • A separate water service (1-inch) and meter is required for each lot. The 1-inch “drop in” meter will be installed by City forces and a water meter permit is required. The sizing of the meter and of the private service line to the buildings shall be in accordance with the most recent edition of the Uniform Plumbing Code. Meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐way. Meters shall not be installed within driveways. • Water mains shall have a minimum 10 foot horizontal and 1.5 foot vertical clearance between sanitary and storm utilities. Clearance is measured from outside edge to outside edge of pipe. • Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) if applicable. • 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 structures cannot be installed over the water main unless the water main is installed inside a steel casing. 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 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 will be charged based on the rate at the time of construction permit issuance. • The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,850.00 per 1-inch meter. • Drop-in meter fee is $460.00 per 1-inch meter. • A credit will be applied to the existing service if abandoned. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=City ofRenton&cr=1 Talbot Hills 4-Lot Short Plat – PRE24-000146 Page 3 of 6 May 29, 2024 • The South Talbot Hill-Valley General Hospital Special Assessment District (SAD) is applicable on the project. The SAD fee is based on fire flow, for developments with less than 1,500 gpm fire flow the fee is $0.034 per square foot. SEWER COMMENTS 1. Wastewater service is provided by City of Renton. 2. There is an existing 12-inch wastewater main located on S 55th St to the south of the property (Record Drawing: S-229703). 3. There are two existing PVC sewer stubs serving the property (Record Drawing: S-229703). 4. The existing lot is not currently connected to the sewer system. 5. The developer will need to extend the sewer to serve the new development with a gravity sanitary sewer service to each of the lots. The connection shall be made to the City manhole (SSMH0323) within S 55th St. 6. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. a. The existing two side sewer stubs may be used. CCTV’ing stubs is required to ensure they are adequate for use if they are used. b. If the existing side sewer stubs are not used, they will be required to be abandoned to the main in accordance with City standards. c. Any portion of a side sewer passing through an adjacent parcel drive shall be in a private easement. 7. RMC 4-6-10 requires utilities to be extended to the furthest extent of the parcel. A 15 ft wide public sewer easement shall be provided to allow future connection to parcel 3123059125. Based on preliminary layout an easement along the north property line would be needed however final location to be determined with the final site plan. 8. A conceptual utility plan will be required as part of the land use application for the subject development. 9. 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 for is $3,650.00 per 1-inch meter. • Final determination of applicable fees will be made after the water meter size has been determined. • The developer will receive a credit for the existing homes if demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=City ofRenton&cr=1 STORM DRAINAGE COMMENTS 1. The site is currently vacant and there is no on-site stormwater conveyance system. The site generally slopes from east to west. City of Renton Mapping (COR Maps) identifies an existing stormwater vault along the north side of S 55th Street with unknown conveyance piping connecting to the vault. COR maps also indicates that an existing 12-inch concrete pipe outfalls onto the site near the east property line where S 55th Street curves to the east. The nature of Talbot Hills 4-Lot Short Plat – PRE24-000146 Page 4 of 6 May 29, 2024 these existing systems will need to be evaluated in accordance to the 2022 Renton Surface Water Design Manual and accommodated accordingly in the final engineering design of the plat infrastructure and frontage improvements. 2. Critical areas on site that affect stormwater include landslide hazard and regulated slopes. 3. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the Black River drainage basin. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual will be required. 4. 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 (non-project) tributary areas. 5. 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. 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 extent feasible. On-site BMPs shall be evaluated as described in Section C.1.2.9.1.D 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. 7. A geotechnical soils report for the site is required per the standards found in section C.1.3 of the 2022 RSWDM. Information on the water table and soil permeability with recommendations of appropriate on site BMP’s per Core Requirement #9 and Appendix C shall be included in the report. The geotech report should include information on the type of soil, presence of fill, suitability of infiltration 8. 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 9. Erosion control measures to meet the City requirements shall be provided. 10. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. 11. 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 $2,300 per single family residence. • The current SDC fee is $0.92 per square foot of new impervious surface but not less than $2,300. • The developer will receive a credit for any existing home that is demoed. • The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=City ofRenton&cr=1 Talbot Hills 4-Lot Short Plat – PRE24-000146 Page 5 of 6 May 29, 2024 TRANSPORTATION/STREET COMMENTS 1. The proposed development fronts S 55th St along the southwest and southeast property lines and is classified as a Residential Access Street. Existing right-of-way (ROW) width is 60 feet. To meet the City’s complete street standards for Residential Access Streets, minimum ROW is 53 feet. No dedication of ROW will be required. 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, a 5-foot sidewalk, street trees and storm drainage improvements. Street grades shall not exceed 15%. Frontage improvements will need to take into account the existing road alignment and may result in realignment of the roadway in order to accommodate the improvements or right-of-way dedication provided. 2. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. Shared driveways are only allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of- way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more lots. Since the project is proposing only 4 lots, a 20’ wide minimum shared driveway will be allowed to serve the 4 lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. 3. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency services access, including a 25-ft inside and 45-ft outside turning radius. Reference RMC 4-6-060H. The hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 5. Street lighting is required for a project that consists of more than 4 residential units. Under the current proposal, street lighting is not required. 6. The short plat shall meet the requirements for safe route to schools identified in RCW 58.17. 7. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 9. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2024 transportation impact fee is $11,485.67 per single family home. 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. 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. Talbot Hills 4-Lot Short Plat – PRE24-000146 Page 6 of 6 May 29, 2024 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 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: http://rentonwa.gov/business/default.aspx?id=42473 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2024 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 30, 2024 TO: Pre-Application File No. PRE24-000146 FROM: Jill Ding, Senior Planner SUBJECT: Talbot Hills – 54X S 55th St, Renton, WA 98055 Parcel No. 3123059119 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 is rectangularly shaped and is located on the north side of S 55th St at 54X S 55th St (parcel no. 3123059119). The applicant is proposing to subdivide the existing, vacant, 98,010 sq. ft. (2.25 acre) site into four (4) lots, a shared driveway tract, a landscape tract, a drainage facility tract, and an open space/tree retention tract. There are two (2) residential zoning designations mapped on the project site, approximately 47,731 sq. ft. of the site is located within the Residential – 4 (R-4) zone and approximately 46,079 sq. ft. is located within the Residential – 1 (R-1) zone. The portion of the project site located within the R-1 zone is also mapped within the Talbot Urban Separator Overlay. Access to the proposed lots is proposed via a 20-foot wide shared driveway off of S 55th St. The applicant submitted two (2) optional layouts for the proposed short plat. Option 1 is a cluster short plat that proposes four (4) uniform sized and shaped lots. The proposed lots would range in size from 6,532 sq. ft. to 7,272 sq. ft. Option 2 is a cluster short plat that proposes three (3) R-4 compliant lots and one (1) R-1 cluster lot. The proposed lots would range in size from 9,032 sq. ft. to 26,113 sq. ft. According to City of Renton (COR) Maps, high and moderate landslide hazard areas and sensitive and protected slopes are mapped on the project site. Current Use: The site is currently vacant. 1. Zoning/Density Requirements: There are two (2) residential zoning designations mapped on the project site, approximately 47,731 sq. ft. of the site is located within the Residential – 4 (R-4) zone and approximately 46,079 sq. ft. is located within the Residential – 1 (R-1) zone. Talbot Hills Page 2 of 9 May 30, 2024 The portion of the project site located within the R-1 zone is also mapped within the Talbot Urban Separator Overlay. There is no minimum density requirement within the R-1 and R-4 zones. The maximum density permitted for R-1 zoned properties within the Urban Separator Overlay is 1 dwelling unit per gross acre (RMC 4-2-110E.36) subject to the requirements of RMC 4-3-110, Urban Separator Overlay Regulations. The maximum density permitted in the R-4 zone is 4.0 dwelling units per net acre (du/ac). Net density is calculated after the deduction of areas required for public right-of-way dedication, shared driveway tract, and critical areas from the gross site area. The applicant would be required to submit a density worksheet for each zoning designation mapped on the project site, verifying that the proposed lots would comply with the density requirements of the R-1 and R-4 zones. 2. 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-1 and R-4 standards” herein). These standards are available online: https://www.codepublishing.com/WA/Renton/. The proposal appears to comply with the following development standards. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-1 zone is one acre. Minimum lot width is 100 feet for interior lots and 110 feet for corner lots; the minimum lot depth required is 200 feet. Within designated urban separators, clustering is required; individual lots shall not be less than ten thousand (10,000) square feet and development shall be consistent with RMC 4-3-110, Urban Separator Overlay Regulations. Outside of designated urban separators, clustering may be allowed in order to meet objectives such as preserving significant natural features, providing neighborhood open space, or facilitating the provision of sewer service. The maximum net density shall not be exceeded; except within urban separators a density bonus may be granted allowing the total density to achieve one dwelling unit per gross contiguous acre. In order for the bonus to be allowed, projects must provide native vegetation cover (either existing or new) on sixty five percent (65%) of the gross area of all parcels in the land use action, including both the area within and outside the open space corridor. In addition, projects shall provide at least one of the following: a. Enhancement of wetlands at a ratio of one-half (1/2) acre enhanced for one acre delineated within the urban separator pursuant to RMC 4-3-050M.12.b, Evaluation Criteria, and RMC 4-3-050M.12.c, Wetlands Chosen for Enhancement. Enhancement proposed for a density bonus may not also be used for a mitigation for other wetland alterations; or b. The removal of and/or bringing into conformance with Renton standards of legal nonconforming uses from the site; or c. Natural surface pedestrian trails with public access. The trails can be part of an adopted trail system or, where there is no planned trail system, of a configuration approved by the Community and Economic Development Administrator. In the absence of either wetlands or legal nonconforming uses on the site, public access and trails shall be provided and approved by the Community and Economic Development Administrator. The minimum lot size permitted in the R-4 zone, is 9,000 square feet for parcels being subdivided. Minimum lot width is 70 feet for interior lots and 80 feet for corner lots; minimum Talbot Hills Page 3 of 9 May 30, 2024 lot depth is 100 feet. The applicant would be required to provide a lot layout during the application prescreening process and prior to the City formally accepting the application that demonstrates all lots would comply with the minimum lot size, width, and depth requirements of the R-1 and R-4 zones as well as the Urban Separator Regulations. Clustering provisions are permitted within the Urban Separator Overlay, however they would not be permitted within the R-4 zone (which is outside of the Urban Separator Overlay). Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The required setbacks for the R-1 zone are: Front yard: 30 feet for the primary structure; Rear yard: 30 feet; Side yards: 15 feet; and Secondary Front yard: 30 feet. The required setbacks for the R-4 zone are: Front yard: 30 feet for the primary structure; Rear yard: 25 feet; Side yards: 20 feet combined (minimum of 7.5 feet on either side); and Secondary Front yard: 30 feet. Corner lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard; in place of a rear yard setback, the side yard setback of the zone shall apply. Setbacks for the new residences would be verified at the time of building permit review. 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 Building Permit Review, to provide elevations demonstrating compliance with the maximum height requirements. Building Coverage – The R-1 standards allow a maximum building coverage of 20% of the lot area. The R-4 standards allow a maximum building coverage of 35% of the lot area. Building coverage requirements for the site would be verified at the time of Building Permit Review. Impervious Surface Coverage – The maximum impervious surface coverage in the R-1 zone is 25%. The maximum impervious coverage in the R-4 zone is 50%. Impervious surface requirements for the site would be verified at the time of Building Permit Review. 3. Residential Design and Open Space Standards: Residential development would be subject to compliance with the Residential Design Standards outlined in RMC 4-2-115. Compliance with the Residential Design Standards would be verified at the time of Building Permit Review. 4. 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 Talbot Hills Page 4 of 9 May 30, 2024 does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. 5. 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. 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. 6. 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 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 Talbot Hills Page 5 of 9 May 30, 2024 TREE SIZE TREE CREDITS 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 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. 7. Access/Driveways: Access to the proposed lots is proposed via a 20 ft. wide shared driveway off of S 55th St. Shared driveways may be allowed for access to four (4) or fewer residential lots (RMC 4-6- 060J), provided: a. At least one of the four (4) lots abuts a public right-of-way and the street frontage of the lot is equal to or greater than the lot width requirement of the zone; b. The subject lots are not created by a subdivision of ten (10) or more lots; c. A public street is not anticipated by the City of Renton to be necessary for existing or future traffic and/or pedestrian circulation through the short subdivision or to serve adjacent property; d. The shared driveway would not adversely affect future circulation to neighboring properties; e. The shared driveway is no more than three hundred feet (300') in length; and f. The shared driveway poses no safety risk and provides sufficient access for emergency vehicles and personnel. Talbot Hills Page 6 of 9 May 30, 2024 Shared driveways shall be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between the shared driveway and neighboring properties. The landscape strip shall be within a tract and planted with a mixture of trees, shrubs, and groundcover, as required in RMC 4-4-070. The shared driveway may be required to include a turnaround. No sidewalks are required for shared driveways; however, drainage improvements pursuant to City Code are required (i.e., collection and treatment of stormwater), as well as an approved pavement thickness. The maximum grade for the shared driveway shall not exceed fifteen percent (15%), except for within approved hillside subdivisions. Any driveway shall be setback at least 5 feet from the side lot lines (unless utilizing a joint driveway). Each lot is required to accommodate off street parking for a minimum of two vehicles. The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding eight percent (8%) shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. Compliance with private driveway standards would be verified at the time of building permit review. Please review RMC 4-4-080I for further driveway requirements. 8. Stormwater Facilities: In accordance with RMC 4-7-200B, Drainage vaults, ponds, etc., shall be located within dedicated tracts. Option 2 includes a storm drainage easement, this layout would need to be revised to include any storm drainage facilities within a tract. 9. Urban Separator Overlay: The project site is mapped within the Talbot Urban Separator Overlay. Approval of a short plat on an undeveloped legal lot in the Talbot Urban Separator Overlay shall require dedication of fifty percent (50%) of the gross land area of that portion of the parcel or parcels located within the Urban Separator as a non-revocable open space tract retained by the property owner, or dedicated to a homeowners association or other suitable organization as determined by the Administrator. In order to satisfy the dedication requirement, some of the area to be dedicated may consist of land abutting the Urban Separator, as determined by the Community and Economic Development Administrator, on a case-by-case basis. Acreage in tracts may include critical areas and/or critical area buffers. At a minimum, open space shall be connected to another contiguous open space parcel by a fifty foot (50') corridor. a. Forest/vegetation clearing shall be limited to a maximum of thirty five percent (35%) of the gross acreage of the site except: i. The percentage of forest/vegetation coverage may be increased to qualify for the density bonus allowed in RMC 4-2-110E. ii. Modification of the percentage of forest/vegetation retention may be approved if determined necessary to meet the surface water retention/detention standards of RMC 4-3-110E.5.d of this Section. iii. Forest/vegetation clearing greater than thirty five percent (35%) of individual building sites may be approved to allow grading for a home site; provided, that: Talbot Hills Page 7 of 9 May 30, 2024 (a) A landscape plan is provided for each building site showing compensating replanting of species with the same or better water retention and erosion control functions; (b) Five percent (5%) additional replacement landscaping per site is provided; (c) Plant caliper is sufficient to achieve needed water retention and erosion control functions; (d) Individual trees or stands of trees are retained when feasible. Feasibility is defined as locations and tree health sufficient to ensure continued viability of the tree and safety of structures within the developed portion of the lot; and (e) The landscape plan provides massing of plant material to create either a connection to required open space or is of sufficient size to create functional wildlife habitat. b. If the existing cleared area of a site, as of March 21, 2005, is greater than thirty five percent (35%), approval of a plat shall require replanting of forest/vegetative cover. c. Forest/vegetation cover may include a combination of Northwest native vegetation including conifer, deciduous trees and shrubs sufficient to provide water retention and erosion control. If existing vegetation is found to be insufficient to meet forest/vegetation coverage standards, additional plantings shall be required. d. Stormwater management shall comply with the Surface Water Design Manual. e. Private access easements and improvements shall be established at the minimum standard needed to meet public safety requirements. f. Landscape plans required in RMC 4-4-070 shall include retention/replanting plans as applicable, consistent with standards and plant lists in King County Department of Natural Resources and Parks Water and Land Resources Division Publication “Going Native.” 10. Critical Areas: High and moderate landslide hazard areas and sensitive and protected slopes (grades between 25 and 90 percent) are mapped on the project site. A 15-foot structure setback is required for protected slopes. In addition, protected slopes and their associated buffers shall be placed in a Native Growth Projection Area (tract). 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. 11. Hillside Subdivisions: The following additional standards shall apply to hillside subdivisions: 1. Application Information: Information concerning the soils, geology, drainage patterns, and vegetation 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 that the development of the hillside subdivision will not result in soil erosion and sedimentation, landslide, slippage, excess surface water runoff, increased costs of building and maintaining roads and public facilities and increased need for emergency relief and rescue operations. Talbot Hills Page 8 of 9 May 30, 2024 2. Grading: Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction, and retaining walls. Plans shall be consistent with requirements in RMC 4-4-060, Grading, Excavation and Mining Regulations. 3. Tracts: Areas of the subdivision deemed to be critical areas due to designation as protected slopes shall be located within a tract or tracts. 4. Streets: a. Streets may only have a grade exceeding fifteen percent (15%) if approved by the Department and the Fire Department. b. Street widths may be less than those required in the street standards for streets with grades steeper than fifteen percent (15%) if parking prohibition on one or both sides of the street is approved by the Administrator.) 5. Lots: Lots may be required to be larger than minimum lot sizes required by the Zoning Code. Generally, lots in steeper areas of the subdivision should be larger than those in less steep areas of the subdivision. 6. Erosion Control Requirements: Any clearing or grading shall be accompanied by erosion control measures as deemed necessary by the Department. 12. Environmental Review: Projects with critical areas are subject to Environmental (SEPA) Review (RMC 4-9-070H.2). An environmental checklist would be required with the short plat application. An environmental threshold determination would be issued by the City’s Environmental Review Committee. 13. Permit Requirements: The proposal would require administrative Short Plat approval and Environmental (SEPA) Review. The applications would be reviewed concurrently within an estimated time frame of six to eight weeks. The 2024 administrative application fees would total $7,274 ($6,080.00 short plat + $1,800.00 SEPA + $394 Technology Fee = $8,274). 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. 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 may be required. 14. 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. 15. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of Talbot Hills Page 9 of 9 May 30, 2024 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. 16. 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 2024 impact fees are as follows: • A Fire Impact fee of $421.98 per new single family dwelling unit; • A Transportation Impact fee of $11,485.67 per new single family dwelling unit; • A Parks Impact fee of $3,276.44 per dwelling unit; and • A Renton School District Impact fee of $2,161.00 per dwelling unit (plus an additional 5% processing fee). The city’s 2023-2024 fee schedule is available for your review on the City’s website. 17. 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. 18. 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.