HomeMy WebLinkAboutPRE_Pre-application_Meeting_Summary_SapphireOnTalbot_181101_v1.pdfPRE-APPLICATION MEETING FOR
TALBOT ROAD TOWNHOMES
PRE 18-000356
CITY OF RENTON
Department of Community & Economic Development
Planning Division
June 7, 2018
Contact Information:
Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov
Public Works Plan Reviewers: Ann Fowler, 425-430-7382, afowler@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org
Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
RENRON REGIONAL FIRE AUTHORITY
M E M O R A N D U M
DATE:June 7, 2018
TO:Clark Close, Senior Planner
FROM:Cory Cappelletti, Plans Review Inspector
SUBJECT:4827 Talbot Road Townhomes
1. The fire flow requirement for the center duplex building is 2,250 gpm. A
minimum of 3 fire hydrants are required. One within 150-feet and the
others within 300-feet of the buildings. A water certificate is required.
2. Fire impact fees are applicable at the rate of $829.77 per new residential
unit. A credit is given for the demolition of the existing house. This fee is
paid at time of building permit issuance.
3. Fire sprinkler systems are required for all buildings over 5,000 sq.ft. per city
ordinance. Installation of fire sprinkler reduced the required fire flow
needed for these buildings. Separate permits for the fire sprinkler is
required.
4. Fire department apparatus access roadways are required within 150-feet of
all points on the building. Fire access roads are required to be a minimum
of 20-feet unobstructed width with turning radius of 25-feet inside and 45-
feet outside minimum. Fire lane signage required for the onsite roadways.
Roadways shall support a minimum of a 30-ton vehicle and 75-psi point
loading. Maximum slope is 15% grade.
5. Secondary access is required for complexes of three or more buildings that
are more than 200 feet from a public street. Use of adjacent private streets
is acceptable if proper easements are obtained.
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 7, 2018
TO:Clark Close, Planner
FROM:Ann Fowler, Civil Engineer III, Plan Review
SUBJECT:Talbot Road Townhomes
4827 Talbot Road
PRE18-000356
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)
3123059022. The following comments are based on the pre-application submittal made to the
City of Renton by the applicant.
WATER
The project is within the City of Renton’s water service area in the Talbot Hill Service area
in the 350-hydraulic zone.
The site is located outside of an Aquifer Protection Area.
There is an existing 12-inch City water main located in Talbot Road S. that can deliver a
maximum capacity of 4,000 gallons per minute (gpm) - (see Water plan no. W-2158).
There is an existing 10-inch City water main located in S. 48th Street that can deliver a
maximum capacity of 1,900 gallons per minute (gpm) - (see Water plan no. W-2785).
There is an existing 16-inch City water main located in Talbot Road S. that cannot provide
adequate water pressure for fire protection - (see Water plan no. W-0599).
The static water pressure is approximately 81 psi at ground elevation of 162 feet
There is existing water service(s) to the subject property:
o One - 3/4-inch domestic water meter(s). If the service is abandoned or removed,
it shall be capped at the main in accordance with City standards.
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 2,250 gpm including the use of an automatic fire sprinkler system. If, as a result
of the final building design/layout, the fire flow increases beyond 2,500 gpm, a looped water main
around the building(s) will required in accordance with City codes.
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:
Talbot Road Townhomes– PRE18-000356
June 7, 2018
Page 2 of 6
1. Extension of 10-inch water main within all interior access roads and extending to the east
and south property lines with a connection to the existing 12-inch water main in Talbot
Road S.
Installation of a 12-inch on-site looped water main around the proposed building(s) if the
fireflow demand exceeds 2,500 gpm.
A suggested conceptual water layout sketch is attached for reference.
A 15-foot utility easement will be required for the new water main(s), hydrants and water
meters within the property.
2. Installation of off-site and on-site fire hydrants. 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 hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA)
for backflow prevention to each building. The fire sprinkler stub and related piping shall
be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed
on the private property in an outside underground vault per City standard plan no. 360.2.
The DDCVA may be installed inside the building if it meets the conditions as shown on
City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location
of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and
Water Utility.
4. Installation of a domestic water meter for each building (or each townhome unit or each
triplex/duplex-unit). The sizing of the meter(s) shall be in accordance with the most
recent edition of the Uniform Plumbing Code. Domestic water meter with size 3-inch or
larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault
shall be located within public right-of-way or within an easement on private property.
5. Installation of a with a backflow prevention assembly on private property behind the
domestic water meter.
A double check valve assembly (DCVA) is required for water meters for residential water
use. DCVA’s with size 2-inch or smaller shall be installed a meter box and DCVA’s with size
3-inch and larger shall be installed in an exterior vault per City standard plan 320.4. The
location of the DCVA’s inside the building must be pre-approved by the City Plan Reviewer
and Water Utility.
6. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
7. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of
Renton General Design and Construction Standards for Water Main Extensions as shown
in Appendix J of the City’s 2012 Water System Plan. 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.
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 applicable water system development charges (SDC’s) and
meter installation fees based on the number and size of the meters for domestic uses and
Talbot Road Townhomes– PRE18-000356
June 7, 2018
Page 3 of 6
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 2018 Development Fees
Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
10. The subject property is within the (Valley General) Hospital and South Talbot Hill Water
Special Assessment District (SAD) #8406 as established by City ordinance #3790 with
recording no. 8403260504. Since the preliminary fire flow demand is greater than 1,500
gpm, the following assessments will apply:
a. Area Charge of $0.048 per square foot x 73,616 SF = $3,533.57
b. Frontage Charge of $18.00 per linear foot x 273.12 LF = $4,916.16
11. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 1-inch meter install is $3,727.00 per meter.
12. The development is subject to water system redevelopment fees based on the size of the
existing meters and if the existing meters are abandoned.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8-inch wastewater main located in Talbot Road S. (see City plan no. S-
2993).
3. There is an existing 8-inch wastewater main located in the neighboring property to the
southwest. The cleanout begins approximately 40-feet south of the southwest site corner.
(see City plan no. S-2785).
4. There is an existing 8-inch wastewater main located in S. 48
th Street (a private street). The
wastewater main begins at a cleanout approximately 120-feet northwest of the
northwest site corner along the northern frontage of S. 48th Street. (see City plan no. S-
1709).
5. The developer will need to show how they propose to serve the new development with
sanitary sewer service to each of the units.
6. An 8-inch sewer main extension is required to serve each row of townhomes. The sewer
main shall be designed and constructed in accordance with City and Washington
Department of Ecology standards. All new on-site sewer main shall be private.
7. Sewer main connections to City sewers located on adjacent parcels shall be located in a
15-foot wide utilities easement.
8. Direct vehicular access will be required to the connection point of on-site and off-site
sewer at the southwest corner of the property.
9. Each new townhome building shall be served by an individual side sewer. All new side
sewers shall be 6-inches. All side sewers shall flow by gravity to the main at a minimum
slope of 2%. If a unit lot subdivision is formed, each new townhome unit shall be served
by an individual side sewer.
10. The existing single family home is served by a private on-site septic system. The septic
system shall be abandoned in accordance with King County Department of Health
regulations and Renton Municipal Code when the home is removed.
11. 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. The
current sewer fee for a 1-inch meter install is $2,837.00 per meter. Each lot shall have a
separate meter.
Talbot Road Townhomes– PRE18-000356
June 7, 2018
Page 4 of 6
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will
be required. Based on the City’s flow control map, the site falls within the Flow Control
Duration Standard area matching Forested Site Conditions and is within the East Lake
Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine
the type of drainage review required in the RSWM.
2. Any proposed detention and/or water quality vault shall be designed in accordance with
the RSWM 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.
3. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. 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.
4. A Construction Stormwater Permit from Department of Ecology is required if clearing
and grading of the site exceeds one acre.
5. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(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.
6. Storm drainage improvements along all public street frontages are required to conform
to the City’s street 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 2017 RSWDM
and shall account for future runoff from the total upstream tributary area.
7. Surface water system development fee is $1,718.00 for each new lot. This is payable prior
to issuance of the construction permit.
TRANSPORTATION
1. The proposed development fronts Talbot Road S. along the east property line(s). Talbot
Road S. is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is
approximately 60 feet. To meet the City’s complete street standards for Collector Arterial
streets, minimum ROW is 83 feet. Dedication of 11.5 feet of ROW fronting the site will be
required. Per City code 4-6-060, half street improvements shall include a pavement width
of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot
sidewalk, street trees and storm drainage improvements.
2. South of the site, a 44-ft wide pavement section has been established for Talbot Road S.
The modified pavement section consist of 2 – 11-ft travel lanes, 1 – 12-ft two-way left
turn lane, and 2 – 5-ft bike lanes. New curb and sidewalk along the site’s Talbot Road S.
Talbot Road Townhomes– PRE18-000356
June 7, 2018
Page 5 of 6
frontage should tie into the existing curb and sidewalk south of the site. The established
curb alignment shall be maintained. A street modification will need to be submitted
with the land use submittal to use a pavement width of 44-ft instead of the required 46-
ft. A right of way dedication of approximately 10.5-ft would be required to building out
the modified half right of way section (0.5-ft curb, 8-ft planter, 8-ft sidewalk, and 2-ft
clear at the back of sidewalk).
3. The proposed development fronts S. 48
th Street along the north property line(s). S. 48th
Street is classified as a Private Road. An access easement will be required from the
property owner(s) if access via S. 48th Street is desired as part of the proposed
development.
4. 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.
5. Frontage improvements along the new public road shall comply with the City’s complete
street standards, including an 8-foot planter strip, 5-foot sidewalk and 0.5-foot curb.
6. 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.
c. The maximum width of single loaded garage driveway shall not exceed nine feet
(9-ft) and double-loaded garage driveway shall not exceed sixteen feet (16-ft).
7. Per RMC 4-6-060, public street frontages along sites proposing more than four residential
units are required to conform to the City’s street lighting standards. A street lighting
analysis and plan shall be submitted with the construction permit.
8. Perpendicular curb ramps per WSDOT and ADA standards shall be constructed per City
requirements to allow for pedestrian connectivity to existing sidewalks in the project
vicinity.
9. The applicant shall submit a Trip Generation Report based on the project’s use and trip
generation data from the 10th Edition of the Trip Generation Manual published by the
Institute of Transportation Engineers (ITE) with the site plan submittal. A Traffic Impact
Analysis per City of Renton standards is required if the redevelopment generates new
vehicular traffic exceeding 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods as determined by the Trip Generation Report.
10. Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The current rate of
transportation impact fee is $3,358.55 per single townhome/apartment unit. The
transportation impact fee that is current at the time of building permit application will be
levied, payable at building permit issue.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
Talbot Road Townhomes– PRE18-000356
June 7, 2018
Page 6 of 6
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 civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2018 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
7. A demo permit is required for the demolition of the existing building. The demo permit
shall be acquired through the building department.
K:\Preapps\2018\PRE18000356_Talbot Road Townhomes\02.Review Comments
DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 7, 2018
TO:Pre-application File No. 18-000356
FROM:Clark H. Close, Senior Planner
SUBJECT:Talbot Road Townhomes (4827 Talbot Rd S)
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property consists of one parcel located at 4827 Talbot Rd S (APN
3123059022) on the west side of Talbot Rd S just south of S 48th St. The project site totals 1.69
acres in area and is zoned Resesidential-14 (R-14) du/ac. The proposal is to develop the site with
21 townhomes in eight (8) buildings (3-duplexes and 5-triplexes). The lot slopes approximately
9% from the east to the west and is predominately covered by maintained lawn and landscape
trees. Public access to the proposed apartments is proposed from Talbot Rd S. City of Renton
(COR) Maps does not identify any critical areas onsite.
Current Use: A single family home is currently located onsite and is proposed for demolition.
Zoning: The property is located within a Comprehensive Plan land use designation of Residential
High Density (RHD) and is zoned Residential-14 (R-14). Attached dwellings are a permitted use
in the R-14 designation, provided the proposal complies with the density range specified by
the zone. Garden style apartments are prohibited.
Density Requirements: The area of public and private streets and critical areas would be
deducted from the gross site area to determine the “net” site area prior to calculating density.
It is unclear exactly how much area would be required to be dedicated for right-of-way for the
half-street improvements and frontage dedication or whether there are critical areas onsite;
therefore, the net density of site could not be calculated. A Density Worksheet would be
required at the time of formal application. A 21 unit proposal would result in a gross density of
12.4 dwelling units per net acre (du/ac) (21 units / 1.69 acres = 12.4 du/ac). The minimum net
density of the R-14 zone is 7 du/ac and the maximum net density is 14 du/ac. Bonus density for
K:\Preapps\2018\PRE18000356_Talbot Road Townhomes\02.Review Comments
affordable housing is allowed via a conditional use permit per RMC 4-9-065D.3.a. The maximum
bonus density is 30% above maximum density or density allowed in the zone. In the event that
the applicant can show that minimum density cannot be achieved due to lot configuration, lack
of access, environmental or physical constraints, minimum density requirements may be
waived. The applicant would be required to demonstrate compliance with the density range of
the Resiential-14 zone using net density calculations at the time of formal application.
Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for
Residential Zoning Designations” effective at the time of complete application (noted as “R-14
standards” herein).
Maximum Number of Dwellings – N/A for attached dwellings.
Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-14 is 3,000
square feet for detached dwellings. A minimum lot width of 30 feet is required for interior lots
and 40 feet for corner lots. A lot depth of 60 feet is required. It is the applicant’s responsibility
to demonstrate compliance with the minimum lot size, width and depth criteria of the zone.
Building 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-14 zone
are 15 ft. for the front yard (except when all vehicle access is taken from an alley, then 10 ft.), 10
ft. for the rear yards, secondary front yards (applies to Corner Lots) would be required to have a
15 foot setback, and interior side yards are required to have a 4 ft. for unattached side(s), 0 ft.
for the attached side(s). It is the applicant’s responsibility to demonstrate compliance with
building setbacks at site plan review.
Building Height – The maximum wall plate height is 24 feet with the possibility to increase up to
32 feet with an administrative conditional use permit and a maximum of 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. No building elevations were provided, however the
narrative stated residential buildings would be 3-stories. It is the applicant’s responsibility to
demonstrate compliance with building height requirements at site plan review.
Building Coverage – R-14 zone allows a maximum building coverage of 65% of the lot area.
Building coverage requirements would be verified at the time of site plan review.
Impervious Surface Area – The maximum impervious surface would be limited to 80%.
Impervious surface requirements would be verified at the time of site plan review.
Maximum Number of Units per Building – No more than 6 units per building.
Residential Design and Open Space Standards: All new residential dwelling units in the R-14
zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential
Design Review occurs as part of the Building Permit Review. For example site design
requirements in the R-14 zone would require 350 square feet of common open space for each
unit in the development. Each ground-related dwelling shall have a private yard that is at least
250 square feet in size with no dimension less than eight feet (8') in width. An additional two
hundred fifty (250) square feet of open space per unit shall be added to the required amount of
common open space for each unit that is not ground related. All residential design and open
space standards applicable to the R-14 zone would be verified at the time of site plan review.
K:\Preapps\2018\PRE18000356_Talbot Road Townhomes\02.Review Comments
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).
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. There shall be at least one deposit area/collection point for every thirty (30) dwelling
units. See RMC 4-4-090 for additional information and standards. Compliance with the refuse
and recycling standards would be required to be demonstrated in the land use application.
Landscaping: The development standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures, required
parking, access, circulation or patios, must be landscaped with native, drought-resistant
vegetative cover. Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways. Street trees in the
ROW planter will also be required. Any additional undeveloped right-of-way areas shall be
landscaped.
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. A conceptual landscape plan would be required at the time of formal land use
application. Compliance with the landscape buffer requirements must be demonstrated at the
time of formal application.
Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for
alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, and
arborist report 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, and indicate
how proposed building footprints would be sited to accommodate preservation of significant
trees that would be retained (RMC 4-4-130H.1.a). When the required number of protected trees
cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at
least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to
replace each protected tree removed. The Administrator may authorize the planting of
replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that
an insufficient number of trees can be retained.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their
associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen
inches ( 18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A formal tree retention plan would be
reviewed at the time of land use application.
K:\Preapps\2018\PRE18000356_Talbot Road Townhomes\02.Review Comments
Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A wall taller than four feet requires a
building. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up
to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area
has a limited fence height of 42-inches. 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. New or existing fencing would need to comply with the
fence requirements of the code (RMC 4-4-040).
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information
about fences and retaining walls.
Access: The proposal shows a private 47-foot limited access right-of-way (20 feet of pavement)
for ingress and egress from Talbot Rd S. The new site access from Talbot Rd S aligns with the
existing Talbot Rd S and S 48th S intersection. Secondary access is required for complexes of
three or more buildings that are more than 200 feet from a public street. Access easements
may need to be obtained for the proposed secondary access to the north, across private
property.
Driveways: 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 with
positive drainage discharge to restrict runoff from entering the residences or crossing any public
sidewalks. The maximum width of single loaded garage driveways shall not exceed 9 feet and
double loaded garage driveways shall not exceed 16 feet.
Parking: Attached dwellings in R-14 zone requires a minimum and maximum of 1.6 per 3
bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio
dwelling unit.
The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit.
Space shall meet the requirements of RMC 4-4-080F11.c which includes secure extended use
protection for the entire bicycle. Spaces within the dwelling units or on balconies do not count
toward the bicycle parking requirement. See RMC 4-4-080F.11.b for complete information
regarding bicycle parking standards. Bicycle parking must be shown on the land use application
submittal materials.
Critical Areas: The City’s mapping database (COR Maps) identifies the site to contain regulated
slopes along the public street frontage. A geotechnical report for the site shall be prepared and
submitted with the land use application. The analysis should assess soil conditions and detail
construction measures to assure building stability.
Environmental Review: The construction of more than nine (9) dwelling units and parking for
more than 20 automobiles is subject to State Environmental Policy Act (SEPA) Review in
accordance with WAC 197-11-800. An environmental checklist must be submitted with the land
use application.
Permit Requirements: The proposed apartment development would require administrative site
plan review and SEPA review. The applications would be processed within an estimated time
frame of 6-8 weeks. The administrative site plan review fee would be $2,500. SEPA Review
(Environmental Checklist) is $1,500. Each modification request for 2018 is $250. A 5%
technology fee would also be assessed at the time of land use application. All fees are subject to
K:\Preapps\2018\PRE18000356_Talbot Road Townhomes\02.Review Comments
change. Detailed information regarding the land use application submittal can be found on the
City’s new website by clicking “Land Use Applications” on the Community & Economic
Development page, then “All Forms (A to Z).” The City now requires electronic plan submittal for
all applications. The City’s Electronic File Standards can also be found on the City’s website at
https://edocs.rentonwa.gov/Documents/Browse.aspx?startid=867190&dbid=0.
Public Notice Requirements: The applicant will be required to conduct a neighborhood meeting,
install a public outreach sign, and install a public information sign prior to submitting the
Preliminary Plat application and SEPA checklist per the following:
Neighborhood Meeting - The applicant is required to conduct a neighborhood meeting. The
meeting shall be held at a location open to the public within Renton city limits, at a location no
further than two (2) miles from the project site. The applicant is required to mail a written
notice announcing the neighborhood meeting to property owners within 300 feet of the subject
property. The neighborhood meeting is intended to be a developer-neighborhood interaction.
City staff members are not required to attend and/or participate in neighborhood meetings.
Please see RMC 4-8-090A for the complete neighborhood meeting requirements.
Public Outreach Sign - The applicant is required to install a public outreach sign for any of the
following applications: preliminary plat, planned urban development or projects estimated by
the City to have a monetary value equal to or greater than ten million dollars. 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. See the Public Outreach sign handout online for
more information and specifications.
Public Information Sign - Public Information Signs are required for all Type III Land Use Permits
(Preliminary Plat or PUD), 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 (see
land use forms on City website). The applicant is solely responsible for the construction,
installation, maintenance, removal, and any costs associated with the sign.
After The Decision: Once Preliminary 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 Plat review. Once final approval is received, the plat may be
recorded. The newly created lots may only be sold after the plat has been recorded.
In addition to the required land use permits, separate construction and building permits would
be required.
Fees: In addition to the applicable building and construction fees, impact fees would be required
for new multi-family apartment units. Such fees would apply to all projects and would be
calculated at the time of building permit application and payable prior to building permit
issuance. The 2018 application fees are as follows:
A Transportation Impact Fee based on $3,358.55 per each new apartment unit;
A Parks Impact Fee based on $1,858.95 per each new apartment unit;
K:\Preapps\2018\PRE18000356_Talbot Road Townhomes\02.Review Comments
Renton School District Impact Fee currently assessed at $1,448.00 per new multi-family
apartment unit; and
A Fire Impact fee of $829.77 (duplexes) and $964.53 per each new multi-family apartment
unit.
A handout listing Renton’s development-related fees is available on the City of Renton website
for your review.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have the application materials pre-screened at the 6th floor front counter prior
to submitting the complete application package. Please call Clark Close, Senior Planner at 425-
430-7289 or cclose@rentonwa.gov to schedule an appointment.
Expiration: Site plan approval is valid for two years with a possible two-year extension. Upon
approval, preliminary plats are valid for five (5) years. A single one-year extension shall be
granted to an applicant who files a written request with the Administrator at least thirty (30)
days before the expiration of this five (5) year period, provided the applicant demonstrates that
he/she has attempted in good faith to submit the final plat within the five (5) year period. It is
the responsibility of the subdivider to monitor the expiration date.
1.5'10' POWER EASEMENTREC. NO. 7609240628~GRAVEL~ASPHALTDRIVEWAYASPHALT DRIVEWAY~C ON CR E T E ~
~C ON C R E T E ~STREETSIGNSIGNGRAVEL DRIVEWAYEX. HOUSEFF=147.18EX.BLDGEX.BLDGEX.BLDG(96TH AVENUE SOUTH)TALBOT ROAD SOUTH30'30'BLOCKWALL1401621541 3 6
1 3 8 1421 4 4
1 4 6
1 4 8 1501 5 2
1 6 0
1 3 8
1 4 0142144146 1 4 8
1 5 0
1 52
1 5 4
156
15 816016 2
4"/8"16"6"/14"12"/16"10"24"28"12"10"12"8"8"20"8"16"16"24"14"8" 8"10"10"8"8"8"8"/14"6"14"10"10"12"16"10"14"16"18"8"/12"10"10"8"10"8"18"18"3"/8"8"18"20"16"16"16"/18'18"10"6"/10"3-12"6"6"14"12"14"16"16"12"14"10"10"6"/8"T30.00'N88°53'06"W 270.02'N00°30'15"E 272.78'N88°57'28"W 270.02'N00°30'15"E 273.12'TAX PARCEL312305-9022LOT 1RENTON SHORT PLAT #399-79REC. NO. 8005139001N00°30'15"EWSS88° 57' 44"259.02'NW88° 52' 38"259.02'NWTALBOT RD SS 48TH STREET0° 29' 59"272.72'NEENTRY MONUMENTOPEN SPACE8' LANDSCAPE5' SIDEWALK6" CURB47'5'8'8'5'20'70'40'40'70'60'40'60'40'40'70'40'60'40'70'40'70'19'6'6'6'4827 Talbot Road Taxid 3123059022Size 73616 sq ftZoning r1421 townhomesTriplexTriplexDuplexDuplexTriplexTriplexDuplexTriplex