HomeMy WebLinkAboutPRE_Preapplication_Meeting_Summary_170810_v1.pdfPREAPPLICATION MEETING FOR
Talbot Senior Housing
45XX Talbot Rd S
PRE17-000459
CITY OF RENTON
Department of Community & Economic Development
Planning Division
August 10, 2017
Contact Information:
Planner: Matt Herrera, 425.430.6593
Public Works Plan Reviewer: Ann Fowler, 425.430.7382
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
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).
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FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE: August 1, 2017
TO: Matt Herrera, Senior Planner
FROM: Cory Cappelletti, Plans Review Inspector
SUBJECT: Talbot Senior Housing
Section 1 Assisted Living
1. The preliminary fire flow is 4,250 gpm. A minimum of 5 fire hydrants
are required. One within 150-feet and the others within 300-feet of
the building. One hydrant is required within 50-feet of all fire
department connections for sprinkler systems. A looped water main
is required when the fire flow exceeds 2500 gpm.
2. Fire impact fees are applicable at the rate of $718.56 per unit. This
fee is paid at time of building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required
throughout the building. 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 are required by the fire department.
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. Building must comply with the Emergency Responder Radio
Coverage requirement per ICC Section 510 and local amended
ordinance. Separate plans and permits are required by the fire
department.
6. Building shall be equipped with an elevator meeting the size
requirements for a bariatric size stretcher. Car size shall
accommodate a minimum of a 40-inch by 84-inch stretcher.
Section 2 Memory Care Building
1. The preliminary fire flow is 3,000 gpm. A minimum of 3 fire hydrants
are required. One within 150-feet and the others within 300-feet of
the building. One hydrant is required within 50-feet of all fire
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comments.doc
department connections for sprinkler systems. A looped water main
is required when the fire flow exceeds 2500 gpm.
2. Fire impact fees are applicable at the rate of $8.04 per per square foot
for medical care facilities. These fees are paid at time of building
permit issuance.
3. Approved fire sprinkler and fire alarm systems are required
throughout the building. 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 are required by the fire department.
4. Fire department apparatus access roadways are required within 150-
feet of all points on the buildings. 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. Building must comply with the Emergency Responder Radio
Coverage requirement per ICC Section 510 and local amended
ordinance. Separate plans and permits are required by the fire
department.
6. Building shall be equipped with an elevator meeting the size
requirements for a bariatric size stretcher. Car size shall
accommodate a minimum of a 40-inch by 84-inch stretcher.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 10, 2017
TO:Matthew Herrera, Planner
FROM:Ann Fowler, Civil Engineer II, Plan Review
SUBJECT:Talbot Senior Center
4500 Talbot Road South
PRE17-000459
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) 312305-
9067, -9094. 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 350-hydraulic zone.
The site is located outside of an Aquifer Protection Area.
There is an existing 12-inch City water main (350 hydraulic-zone) located in Talbot Road South
that can deliver a maximum capacity of 4,200 gallons per minute (gpm) - (see Water plan no. W-
0697).
There is an existing 16-inch low pressure City water main located in Talbot Road South that cannot
provide adequate water pressure for fire protection - (see Water plan no. W-0599).
There is an existing 10-inch City water main located in Morris Avenue South within the adjacent
property to the south of the proposed project, which is stubbed to the edge of the property line,
that can deliver a maximum capacity of 1,900 gallons per minute (gpm) - (see Water plan no. W-
2253).
The static water pressure is approximately 80 psi at the street ground elevation of 156 feet
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
4,200 gpm and 3,000 gpm for each of the proposed buildings including the use of an automatic fire
sprinkler system. Per City Codes, a looped water main around the building(s) is required when the fire
flow demand exceeds 2,500 gpm.
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The following developer’s installed water main improvements will be required to provide domestic and
fire protection service to the development including but not limited to:
1. Installation of a 10-inch on-site looped water main around the proposed building(s) because the
fireflow demand exceeds 2,500 gpm with connection to the existing to the existing 12-inch water
main located in Talbot Road South 10-inch stub located with the adjacent property to the south
of the proposed project.
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. 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.
A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters
for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground
heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the building
if a drainage outlet for the relief valve is provided and the location is pre-approved by the City
Plan Reviewer and City Water Utility Department.
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.
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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 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 2017 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 over 1,500 gpm, the following assessments
will apply:
a. Tax lot 3123059094 Area Charge of $0.048 per square foot x 87,120 SF = $4,181.76
b. Tax lot 3123059067 Area Charge of $0.048 per square foot x 114,562 SF = $5,498.98
11.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8-inch wastewater main located in Talbot Road South (see City plan no. S-
0457).
3. The developer will need to show how they propose to serve the new development with sanitary
sewer service to the development.
4. If food preparation facilities (kitchen, café, restaurant) are proposed, a grease trap or grease
interceptor will be required. A separate plumbing permit is required.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. The current sewer fee
for a 1-inch meter install is $2,540.00 per meter.
SURFACE WATER
1. There is an existing 12-inch stormwater main located in Talbot Road South.
2. 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 Black River Drainage Basin.
Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the
RSWM.
3. 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.
4. 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.
5. A Construction Stormwater Permit from Department of Ecology is required since clearing and
grading of the site exceeds one acre.
6. 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
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shall be included in the report. The report should also include information concerning the soils,
geology, drainage patterns and vegetation present shall be presented in order to evaluate the
drainage, erosion control and slope stability for site development of the proposed plat. The
applicant must demonstrate the development will not result in soil erosion and sedimentation,
landslide, slippage, or excess surface water runoff.
7. Surface water system development fee is $0.641 per square foot of new impervious surface, but
not less than $1,608.00. This is payable prior to issuance of the civil construction permit.
TRANSPORTATION
1. The proposed development fronts Talbot Road South along the west property line(s). Talbot Road
South is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately
89 feet. To meet the City’s complete street standards for Collector Arterial streets, minimum ROW
is 94 feet for a 3 lane roadway. Dedication of 2.5 feet of ROW fronting the site will be required.
Per City code 4-6-060, half street improvements shall include a pavement width of 57 feet (28.5
feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and
storm drainage improvements.
2. 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 driveway width shall not exceed thirty feet (30').
3. Parking lot construction shall be in accordance with City code 4-4-80G.
4. Street lighting and street trees are required.
5. 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. Traffic study guidelines are included with the pre-application packet. 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.
6. Payment of the transportation impact fee is applicable on the construction of the senior housing
development at the time of application for the building permit. The current rate of transportation
impact fee is $1,494.90 per dwelling unit. The transportation impact fee that is current at the
time of building permit application will be levied, payable at building permit issuance.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
2. 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.
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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:
http://rentonwa.gov/business/default.aspx?id=42473
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 2017 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.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 10, 2017
TO:Pre-Application File No. 17-000459
FROM:Matt Herrera, Senior Planner
SUBJECT:Talbot Senior Housing
45XX 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 is located on the east side of Talbot Rd S, south of the S
Carr Rd intersection. The project site (APNs 312305-9094 and -9067) totals 4.62 acres in area
and is located within the Commercial Office (CO) zoning classification. The pre-application
packet narrative indicates the proposal is to construct a 3-story, 80-unit Assisted Living Facility
and a 2-story memory care (Alzheimers and other dementia related care) building with 54-units.
Surface parking to accommodate 106 vehicles is proposed. Access appears to be via an existing
curb-cut on the abutting north property (4512 Talbot Rd S) that would extend into the subject
property as a potential joint use driveway. COR maps indicate moderate and high landslide
areas located on the eastern portion of the site along with a high erosion hazard area.
Current Use: The subject property is vacant and densely vegetated.
Zoning: The property is located within the Commercial & Mixed Use (CMU) land use designation
and the Commercial Office (CO) zoning classification. Assisted Living (Senior Housing) and
Convalescent Centers are permitted in the CO zone provided it’s also within the CMU land use
designation.
The project description of memory care appears to meet the RMC definition of Convalescent
Center which is a facility licensed by the State for patients who are recovering health and
strength after illness or injury, or receiving long-term care for chronic conditions, disabilities, or
terminal illnesses. Facilities provide twenty-four (24) hour supervised nursing care and feature
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Talbot Senior Housing
Preapplication Meeting
August 10, 2017
extended treatment that is administered by a skilled nursing staff. Typically, residents do not
live in individual units and the facilities provide personal care, room, board, laundry service, and
organized activities.
To qualify as an assisted living, the facility must meet the RMC definition that includes units
where residents live in private units and receive assistance with limited aspects of personal
care, such as taking medication, bathing, or dressing. 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.
Development Standards: The project would be subject to RMC 4-2-120B, “Development
Standards for Commercial Zoning Designations” effective at the time of complete application
(noted as “CO standards” herein).
Density – Minimum net residential density for Assisted Living is 25 dwelling units per net acre
with a maximum net residential density of 100 dwelling units per net acre. Net density is
calculated after the deduction of areas required for public right-of-way dedication, private
access easements, and critical areas from the gross site area. Assisted living facilities are eligible
for bonus density pursuant to RMC 4-9-065, Density Bonus Review. Up to 50% above the
maximum density may be permitted with the bonus. There are no density requirements for
Convalescent Centers as they are not considered residential uses by the RMC Zoning Use Table.
A Convalescent Center use is not residential and therefore would not be calculated in
determining density. A net density calculation could not be determined at the date of this
memo however, the 80 units of Assisted Living would result in a gross density of
approximately 17 units per acre. A density worksheet detailing how the project would meet
density requirements would be required with the land use application.
Lot Coverage – The CO zone allows a maximum building coverage of 65 percent, or 75 percent if
parking is provided within a building or within an on-site parking garage. The project proposal
appears to comply with the lot coverage requirements of the zone.
Setbacks – Setbacks are the distance between the building and the property line or any private
access easement. The minimum required front yard for buildings 25 to 80 feet in height is 20-
feet. No maximum front yard setback applies for the proposed uses. A minimum 15-foot side
and 15-foot rear yard is required along property lines abutting residential zoned lots (east and
south). It appears the proposal complies with the setback requirements of the zone.
Building Height – The maximum building height allowed in the CO zone is 250 feet. However, if
the property abuts a residential zone the maximum height shall not exceed 20 feet more than
the maximum height allowed in the abutting residential zone. The property to the south is
zoned R-14 and structures within the R-14 zone are limited to a maximum wall plate height of
24-feet with an opportunity to extend to 30-feet with a roof pitch of at least 4:12. Therefore,
the maximum height for the proposed structures would be limited to a wall plat height of 44-
feet with the same opportunity to extend an additional 6-feet with a minimum 4:12 roof pitch.
Elevation drawings to confirm compliance with the height limitations would be required with
the land use application.
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.
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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, except where the
development is participating in a City-sponsored program in which individual recycling bins are
used for curbside collection. 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 a minimum of one refuse and
recyclables deposit area/collection point for each project. There shall be at least one deposit
area/collection point for every thirty (30) dwelling units. The required refuse and recyclables
deposit areas shall be dispersed throughout the site when a residential development comprises
more than one building. 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 – 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. Street trees and groundcover in the ROW planter strip will also be required.
Surface parking lots with 100 or more stalls shall provide a minimum of 35 square feet of
landscaping per parking space. Interior planters shall be a minimum of 8’x12’ not including curb.
There shall be no more than 50-feet between parking stalls and an interior parking lot landscape
area.
All parking lots shall have perimeter landscaping. Such landscaping shall be at least ten feet (10')
in width as measured from the street right-of-way. See RMC 4-4-070H.4 for planting
requirements.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15') wide
partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring
landscaped visual barrier, is required along the common property line. R-14 and R-1 zones abut
the site to the south and east.
Please refer to landscape regulations (RMC 4-4-070) for additional general and specific
landscape requirements. A conceptual landscape plan and landscape analysis meeting the
requirements in RMC 4-8-120D.12, shall be submitted at the time of application for Site Plan
Review.
Tree Preservation – If significant trees (greater than 6-inch caliper or 8-caliper inches for alders
and cottonwoods) are proposed to be removed, a tree inventory, arborist report, tree retention
plan along with a tree retention worksheet shall be provided with the formal land use
application. The tree retention plan must show preservation of at least 10 percent (10 %) of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained. If the trees cannot be retained, they
may be replaced with minimum 2 inch caliper trees at a rate of six to one. 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 20%; significant trees adjacent to critical areas and their associated
buffers; and significant trees over 60’ in height or greater than 18” caliper.
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Talbot Senior Housing
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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.
Fences/Walls – If the applicant intends to install any fences as part of this project, the location
must be designated on the landscape plan. A fence taller than eight feet (6') requires a building
permit. New or existing fencing would need to comply with 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. Walls over 6-
feet in height shall be terraced pursuant to RMC 4-4-040. Additionally, there shall be a
minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-
of-way.
Parking – The following ratios would be applicable to the site:
Use Ratio
Assisted Living A minimum and maximum of 1 space per residential unit of assisted
living, plus dedicated parking spaces for facility fleet vehicles.
Convalescent Centers A minimum and maximum of 1 for every 2 employees plus 1 for
every 3 beds.
Surface parking stalls must be a minimum of 9 feet x 20 feet and compact dimensions of 8½ feet
x 16 feet. Compact surface parking spaces shall not account for more than 30 percent of the
spaces in the surface parking lots. Minimum aisle widths are 24-feet.
The proposal would be required to provide bicycle parking meeting the standards set forth in
RMC 4-4-080F.11.b based on 10 % of the required number of parking stalls. Where practical
difficulties exist in meeting bicycle parking requirements, the applicant may request a
modification from these standards.
Vehicle Access and Loading – It appears the applicant proposes to gain access to the site from an
existing driveway 20-foot wide driveway located on the abutting north parcel that extends east
from Talbot Road S. Joint use access to the driveway shall be assured by easement or other
legal form acceptable to the City. The 20-foot driveway (drive aisle) would require a
modification from the 24-foot wide minimum standard.
Loading docks are not permitted on the side of the lot adjacent or abutting to a lot zoned
residential.
Pedestrian Access – A pedestrian connection shall be provided from a public entrance to the
street, unless the Reviewing Official determines that the requirement would unduly endanger
the pedestrian.
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Urban Design Regulations: The Urban Design District D regulations do not apply to Assisted
Living or Convalescent Centers. However, the applicant should be aware the reviewing official
does have discretion with respect to site and building design via the Site Plan Review Criteria.
Critical Areas: The project site contains moderate and high landslide areas and protected slopes
on the eastern portion of the site along with a high erosion hazard area. A geotechnical study
would be required at the time of land use application. The study shall assess whether any
setbacks or buffers are necessary due to geologically hazardous areas. It is the applicant
responsibility to ascertain whether or not there are additional critical areas located on site.
Environmental Review: The proposal exceeds the City’s adopted categorical exemption
thresholds (RMC 4-9-070G) and 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 proposal would require Hearing Examiner Site Plan Review as the
proposal is abutting a residentially zoned property. The application and SEPA review can be
reviewed concurrently in an estimated time frame of 12 weeks once a complete application is
accepted. The Hearing Examiner Site Plan Review application fee is $3,500 and the SEPA
checklist fee is $1,500. Any modification requests to code standards are $250.00 per
modification. There is an additional 3% technology fee (tech fee will likely increase during 2017)
at the time of land use application. Detailed information regarding the land use application
submittal can be found on the City’s website by searching Land use permit application forms.
The City now requires electronic plan submittal for all applications. The City’s Electronic File
Standards can be found on the City’s website.
The purpose of the Site Plan process is the detailed arrangement of project elements so as to be
compatible with the physical characteristics of a site and with the surrounding area. An
additional purpose of Site Plan is to ensure quality development consistent with City goals and
policies General review criteria includes the following:
a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals,
including:
b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses.
c. On-Site Impacts. Mitigation of impacts to the site
d. Access and Circulation. Safe and efficient access and circulation for all users.
e. Open Space. Incorporation of public and private open spaces to serve as distinctive project
focal points and to provide adequate areas for passive and active recreation by the
occupants/users of the site;
f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect existing
natural systems where applicable.
g. Services and Infrastructure. Availability of public services and facilities to accommodate the
proposed use;
h. Signage. Use of signs primarily for the purpose of identification and management of sign
elements – such as the number, size, brightness, lighting intensity, and location – to
15
Talbot Senior Housing
Preapplication Meeting
August 10, 2017
complement the visual character of the surrounding area, avoid visual clutter and distraction,
and appear in proportion to the building and site to which they pertain; and
i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated
time frames, if applicable.
In addition to the required land use permits, separate construction, building and sign permits
would be required.
Impact Fees: The following 2017 impact fees would be payable prior to the issuance of building
permits:
Fire Impact Fee currently assessed at $718.56 per new dwelling unit and $8.04 per square
foot of medical care facility
Transportation Impact Fee assessed at $1,464.90 per new senior housing unit and $893.23
per new nursing home bed.
Parks Impact Fee currently assessed at $1,858.95 per new dwelling unit.
Renton School District Impact Fee – Project would be exempt from school impact fees per
RMC 4-1-190I.1.a
Public Information Sign: The applicant is required to install a proposed land use action sign on
the subject property per the specifications provided in the accompanied public information sign
handout. The applicant is solely responsible for the construction, installation, maintenance,
removal, and any costs associated with the sign.
Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value
equal to or greater than $10,000,000 requires the applicant 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.
Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or
greater than $10,000,000 requires 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.
Next Steps: When the formal application materials are complete, the applicant is strongly
encouraged to have the application materials pre-screened prior to submitting the complete
application package. Please contact Matt Herrera, Senior Planner at 425-430-6593 or
mherrera@rentonwa.gov to schedule an appointment.
Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible
two-year extension.
16
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188
Talbot Senior Housing Utilities
This map is a user generated static output from an Internet mapping site and
is for reference only. Data layers that appear on this map may or may not be
accurate, current, or otherwise reliable.
None
8/9/2017
Legend
128064
THIS MAP IS NOT TO BE USED FOR NAVIGATION
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