HomeMy WebLinkAboutSR_HEX_Report_Sapphire_on_Talbot_190212DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEX_Report_Sapphire_on_Talbot_190212
A. REPORT TO THE HEARING EXAMINER
Hearing Date: February 12, 2019
Project File Number: PR18-000391
Project Name: Sapphire on Talbot
Land Use File Number: LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Project Manager: Clark H. Close, Senior Planner
Owner: Troy and Angela Schmeil, Sapphire Homes Inc., 16805 SE 43rd Ct, Bellevue, WA
98006
Applicant: Tom Redding, Encompass Engineering & Surveying, 165 NE Juniper St, Suite 201,
Issaquah, WA 98027
Contact: Same as Applicant
Project Location: 4827 Talbot Rd S, Renton, WA 98055
Project Summary: The applicant is requesting Preliminary Plat, Administrative Site Plan,
Administrative Conditional Use Permit, SEPA Environmental Review approval, and
a Street Modification for a 20-lot subdivision for the future construction of multi-
family residential units at 4827 Talbot Rd S (APN 3123059022). The applicant is
proposing two- and three-unit buildings with an increase in the maximum wall
plate height up to 32 feet on the site. The 1.69-acre site located along Talbot Rd S
at S 48th St within the Residential-14 (R-14) zoning district. In addition to the 20
fee simple lots, the applicant is proposing a 13,130 square foot open space/tree
retention/stormwater tract, a 20-foot wide north-south alley, and a 47 to 53-foot
wide east-west public road through the property. The residential lots would range
in size from 1,620 square feet to 2,775 square feet with an average lot size of
1,989 square feet and a density of 15.2 dwelling units per net acre. The existing
single family home and accessory buildings would be demolished. Access to the
project would be from Talbot Rd S and vehicular access to some of the lots would
be provided from the internal alleyway. The street modification request includes
one-foot less right-of-way dedication on Talbot Rd S in order to match the existing
street section. The site contains 71 significant trees and the project is proposing to
retain four (4) trees and replant the site with more than 50 new trees.
Site Area: 73,616 SF (1.69 acres)
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 2 of 31
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B. EXHIBITS:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 22: Construction Mitigation Description
Exhibit 23: Neighborhood Meeting Discussion Summary
Exhibit 24: Renton School District’s Assignment and Capacity Response Letter
Exhibit 25: Transportation Concurrency Test dated November 19, 2018
Exhibit 26: Density Worksheet
Exhibit 27: Architectural Elevations and Floor Plans
Exhibit 28: Conditional Use Permit Justification
Exhibit 29: Street Modification Request
C. GENERAL INFORMATION:
1. Owner(s) of Record: Troy and Angela Schmeil, Sapphire Homes Inc., 16805
SE 43rd Ct, Bellevue, WA 98006
2. Zoning Classification: Residential-14 (R-14)
3. Comprehensive Plan Land Use Designation: Residential High Density (RHD)
4. Existing Site Use: Single-family residence, detached garage, and
outbuildings
5. Critical Areas: None
6. Neighborhood Characteristics:
a. North: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 DU/AC (R-14) zone
b. East: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 DU/AC (R-14) zone
c. South: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 DU/AC (R-14) zone
d. West: Residential High Density (RHD) Comprehensive Plan Land Use Designation; Residential-
14 DU/AC (R-14) zone
7. Site Area: 1.69 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 3 of 31
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Annexation (Allenbach) A-76-002 3031 05/26/1976
Demolition of Existing Single
Family Residence
B18004425 N/A 11/01/2018
Demolition of Detached
Garage
B18005954 N/A 11/01/2018
Demolition of Out Building B18005955 N/A 11/01/2018
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There is an existing 12-inch City water main
located in Talbot Rd S.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch wastewater main
located in Talbot Rd S, the neighboring property to the southwest and in S 48th St. Reference City plan
nos. S-2993, S-2785 and S17409, respectively.
c. Surface/Storm Water: The site currently contains a single family home with an asphalt parking area /
driveway. The remainder of the site consists of lawn areas with numerous trees. The site slopes
moderately away from Talbot Rd S. There is no on-site conveyance system. There is also no
conveyance system along the Talbot Rd S property frontage. Drainage from the Talbot Rd S frontage
sheet flows onto the site. There is an existing storm drainage system in the east frontage of Talbot Rd
S (see City plan no. R-2993) which appears to discharge into the property frontage.
2. Streets: The proposed development fronts Talbot Rd S on the east property line. Talbot Rd S is a Collector
Arterial Street with an existing right-of-way (ROW) width of 60 feet (60’) as measured using the King
County Assessor’s Map. No frontage improvements currently exist along the property frontage. The
proposed development fronts S 48th St on the north property line. S 48th St is classified as a private access
street.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-110: Residential Development Standards
d. Section 4-2-115: Residential Design and Open Space Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Areas Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Street and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 4 of 31
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6. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
c. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton officially accepted the above master application for review on
November 1, 2018 and determined the application complete on December 6, 2018. On November 30,
2018, the applicant requested to place the project application on hold until an Administrative Conditional
Use Permit (CUP) could be completed and submitted for concurrent land use review. Following submittal
of the CUP, the project was taken off hold on December 13, 2018 and placed back under review. The
project complies with the 120-day review period.
2. A pubic meeting was held on August 30, 2018 at the Medical Arts Center Building (Valley Medical Center),
located at address 4033 Talbot Rd S, MAC D, Renton, WA 98055. Four (4) members of the public attended
the meeing and provided comments and questions regarding sewer connections, access, types of
architecture and traffic (Exhibit 23).
3. The project site is located at 4827 Talbot Rd S, Renton, WA 98055 (Exhibits 2 and 3).
4. The project site was previously developed with one (1) existing single-family residence and accessory
buildings on the subject property (Exhibit 4).
5. Access to the site would be provided via S 48th Ct, a new east/west public residential access street through
the subject property (Exhibit 7).
6. The property is located within the Residential High Density (RHD) Comprehensive Plan land use
designation.
7. The site is located within the Residential-14 (R-14) zoning classification.
8. There are approximately 71 significant trees located on-site, of which the applicant is proposing to retain
a total of four (4) trees and replant the site with up to 57 new 1-1/2” or 2” caliper trees for a total of 92.5
caliper inches (Exhibits 5 and 6).
9. No wetlands or other critical areas mapped on-site (Exhibit 14).
10. Approximately 2,000 cubic yards of material would be cut on-site and approximately 4,000 cubic yards of
fill is proposed to be brought into the site (Exhibit 16).
11. The applicant is proposing to begin construction in the Summer/Fall of 2019 and end construction after
about six months (Exhibit 22).
12. Staff received one (1) public comment email on November 21, 2018 (Exhibit 17) and responded on
November 28, 2018 via letter (Exhibit 18). To further address public comments, the following report
contains an analysis related to transportation and project mitigation. No other public or agency comments
were received.
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 5 of 31
SR_HEX_Report_Sapphire_on_Talbot_190212
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
January 14, 2019 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Sapphire on Talbot (Exhibit 21). The DNS-M included one (1) mitigation measure.
A 14-day appeal period commenced on January 18, 2019 and ended on February 1, 2019. No appeals of
the threshold determination have been filed as of the date of this report.
14. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. Project construction shall be required to comply with the recommendations found in the
Geotechnical Engineering Study prepared by Migizi Group, Inc., dated October 11, 2017 (revised
August 30, 2018), or an updated report submitted at a later date.
15. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments have been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
16. Comprehensive Plan Compliance: The site is designated Residential High Density (RHD) on the City’s
Comprehensive Plan Map. RHD unit types are designed to incorporate features from both single-family
and multi-family developments, support cost-efficient housing, facilitate infill development, have close
access to transit service, and efficiently use urban services and infrastructure. Lands designated RHD is
where projects will be compatible with existing uses and where infrastructure is adequate to handle
impacts from higher density uses. The proposal is compliant with the following Comprehensive Plan Goals
and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Policy L-2: Support compact urban development to improve health outcomes, support
transit use, maximize land use efficiency, and maximize public investment in
infrastructure and services.
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Goal L-P: Minimize adverse impacts to natural systems, and address impacts of past
practice where feasible, through leadership, policy, regulation, and regional
coordination.
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-48: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 6 of 31
SR_HEX_Report_Sapphire_on_Talbot_190212
Policy L-50: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-52: Orient buildings in developments toward the street or a common area,
rather than toward parking lots.
17. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to
encourage development and redevelopment, of residential neighborhoods that provide a mix of detached
and attached dwelling structures organized and designed to combine characteristics of both typical single-
family and small-scale multi-family developments. Structure size is intended to be limited in terms of bulk
and scale so that the various unit types allowed in the zone are compatible with one another and can be
integrated together into a quality neighborhood. Project features are encouraged, such as yards for
private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense
of community. Civic and limited commercial uses may be allowed when they support the purpose of the
designation. The proposal is compliant with the following development standards, as outlined in RMC 4-
2-110.A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
Compliant if
conditions of
approval are
met
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 dwelling units per net acre. Net density is calculated after the
deduction of sensitive areas, areas intended for public right-of-way, and private access
easements.
One bonus market-rate dwelling unit may be granted for each affordable dwelling unit
constructed on site, up to 30% above maximum density or density allowed via
conditional use permit. Affordable dwelling units shall conform to the following
standards:
a. Duration: An agreement in a form approved by the City must be recorded with
the King County Recorder’s Office requiring affordable housing units provided
under this Section remain affordable housing for fifty (50) years or the life of
the development, whichever is less. This agreement shall be a covenant
running with the land, binding on the assigns, heirs and successors of the
applicant to the satisfaction of the City Attorney.
b. Affordable Housing Income Levels: Dwelling units conditioned as affordable
under this Section shall conform to the definition of “affordable housing”
pursuant to RMC 4-11-010, Definitions A.
c. Affordable Unit Conditions: Affordable housing units shall be provided in a
range of sizes and with features comparable to market-rate units. The low-
income units shall be distributed throughout the development and have
substantially the same functionality as the other units in the development.
Staff Comment: After factoring in all density deductions (public streets), the site has a
net square footage of 57,491 square feet. Specifically, the applicant is proposing 16,206
square feet of road for public ROW dedication. The 20-lot proposal would have a net
density of 15.15 dwelling units per net acre (20 lots / 1.32 acres = 15.15 du/ac), which
falls above the permitted density range for the R-14 zone (Exhibit 26). The R-14 zone
allows up to 30% above maximum density if affordable housing is constructed on-site.
As a result of the proposed unit count, the applicant would be subject to providing one
(1) affordable dwelling unit in addition to the other 19 market-rate dwelling units. By
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 7 of 31
SR_HEX_Report_Sapphire_on_Talbot_190212
providing one (1) affordable dwelling unit, then the development would comply with
the permitted density range for the R-14 zone (19 lots / 1.32 acres = 14.39 du/ac).
Calculations for minimum or maximum density which result in a fraction that is one-half
(0.50) or greater are rounded up to the nearest whole number. Those density
calculations resulting in a fraction that is less than one-half (0.50) are rounded down to
the nearest whole number (RMC 4-11-040.D Density, Net).
If the proposed project complies with the standards of duration, income levels, and
affordable unit conditions, as described RMC 4-9-065D.1.a-c, the multi-family
residential project would meet the density requirements of the R-14 zone with
affordable bonus density applied. Therefore, staff recommends as a condition of
approval, at twenty (20) or more dwelling units, the applicant shall provide an
Affordable Housing Restrictive Covenant and Agreement (the “Covenant”) upon one (1)
unit prior to certificate of occupancy. The Covenant is designed to satisfy the granting
of the density bonus provision and shall remain affordable for fifty (50) years. The
applicant shall submit to, and have approved by, the Current Planning Project Manager,
the Covenant prior to or concurrent with the final plat.
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required.
In order to meet the variation requirements of RMC 4-2-115, lot dimensions and
setbacks are allowed to be decreased and/or increased; provided that when averaged,
the applicable lot standards of the zone are met. The minimum front and rear yard
setback reduction shall be limited to two and one-half feet (2.5') or ten percent (10%),
whichever is greater. The minimum lot width and lot area reduction shall be limited to
ten percent (10%) of the lot width and lot area of the zone. The variation requirements
of RMC 4-2-115 do not require variations to the lot depth requirements; therefore the
averaging provision is not applicable to the minimum lot depth requirements.
The following table identifies the proposed approximate dimensions for Lots 1-20:
Proposed Lot Lot Size (sq. ft.) Lot Width (ft.) Lot Depth (ft.)
Lot 1 1,980 33.00 60.01
Lot 2 (corner) 2,379 40.00 60.01
Lot 3 (corner) 2,260 38.00 60.02
Lot 4 1,680 28.00 60.02
Lot 5 1,800 30.00 60.02
Lot 6 1,628 27.12 60.02
Lot 7 1,797 29.95 60.02
Lot 8 1,682 28.08 60.00
Lot 9 1,620 27.00 60.00
Lot 10 1,800 30.00 60.00
Lot 11 1,800 30.00 60.00
Lot 12 2,373 40.00 60.00
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 8 of 31
SR_HEX_Report_Sapphire_on_Talbot_190212
Lot 13 1,810 28.00 65.00
Lot 14 1,755 27.00 65.00
Lot 15 1,820 28.00 65.00
Lot 16 2,600 40.00 65.00
Lot 17 1,755 27.00 65.00
Lot 18 2,242 34.50 65.00
Lot 19 2,242 34.50 65.00
Lot 20 2,790 44.00 65.00
Tract A 13,130 N/A N/A
Tract B
(Private Alley) 1,443 N/A N/A
Tract C
(Private Alley) 3,103 N/A N/A
Staff Comment: The applicant is proposing two- and three-unit buildings with lot width
averaging up to ten percent (10%) of the lot width of the R-14 zone (minimum of 27 feet
for interior lots and 36 feet for corner lots). The attached dwelling units would range in
size from 1,620 square feet to 2,790 square feet with an average lot size of 1,991 square
feet. The applicant complies with minimum lot size since there are no minimum lot size
requirements for attached dwellings. The proposed preliminary plat is proposing lot
width averaging. The proposed lots would maintain an average lot width of
approximately 32 feet or one-foot (1’) above the calculated average of the applicable
lot width standards of the R-14 zone. Each individual lot would comply with minimum
lot width reduction of ten percent (10%). In total, fifty percent (50%) of the proposed
lots are proposing to utilize lot dimension reductions to provide lot width variation
throughout the proposed preliminary plat. As demonstrated in the lot dimensions table,
all lots would meet the requirements for minimum lot size (none), width (through
reduction and averaging) and depth.
Compliance
not yet
demonstrated
Lot Coverage: The maximum building coverage is 65 percent (including primary and
accessory). The maximum impervious surface area is 80 percent.
Staff Comment: Based on the proposed preliminary plat drawing, a few of the lots
could potentially exceed the maximum building coverage of 65 percent if minimum
setbacks were applied to future structures. For example, on Lots 6, 7, and 9 if
maximum building setbacks were applied the structure could potentially cover 67% of
the lot. Multi-family architectural building plans, plus a detailed site plan would be
used to evaluate lot coverage. Site plans with impervious surface calculations,
dimensional floor plans and full architectural building plans have not been submitted
yet. Compliance for this standard would be verified at the time of building permit
review.
Compliance
not yet
demonstrated
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley than 10 feet. The side yard setback is four
feet (4’) for detached units; for attached units the side yard setback is zero feet (0’) for
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 9 of 31
SR_HEX_Report_Sapphire_on_Talbot_190212
the attached sides and four feet (4’) for the unattached sides. The secondary front yard
setback (applies to corner lots) is 15 feet and the rear yard setback is 10 feet.
Staff Comment: In order to meet the variation requirements of RMC 4-2-115, lot
dimensions and setbacks are allowed to be decreased and/or increased; provided, that
when averaged the applicable lot standards of the zone are met. The minimum front
and rear yard setback reduction shall be limited to two and one-half feet (2.5') or ten
percent (10%), whichever is greater. The minimum lot width and lot area reduction
shall be limited to ten percent (10%) of the lot width and lot area of the zone. The
variation requirements of RMC 4-2-115 do not require variations to the lot depth
requirements; therefore the averaging provision is not applicable to the minimum lot
depth requirements.
The setback requirements for the proposed lots would be verified at the time of
building permit review. The proposed lots appear to contain adequate area to provide
all the required setback areas with allowed averaging.
Compliance
not yet
demonstrated
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building
height of 3 stories with a wall plate height of 24 feet is permitted. 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. If the height of wall plates on a building are less than the
stated maximum, then the roof may project higher to account for the difference. The
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall
plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from
each minimum building setback line for each one (1) vertical foot above the maximum
wall plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: Building height, building coverage, and impervious surface coverage
for the new multi-family dwelling units would be verified at the time of building permit
review.
Maximum Number of Units per Building: In the R-14 zone, no more than 6 units per
building are permitted.
Staff Comment: The applicant is proposing two-unit and three-unit buildings on fee
simple lots. The three (3) units or less per building proposal complies with the maximum
number of units per building.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided that there shall
is a minimum of one street tree planted per address. Any additional undeveloped ROW
areas shall be landscaped, unless otherwise determined by the Administrator. Where
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 10 of 31
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there is insufficient right-of-way space or no public frontage, street trees are required
in the front yard subject to approval of the Administrator.
Staff Comment: The applicant submitted a conceptual landscape plan (Exhibit 5). All
landscaping is subject to RMC 4-4-070. For example, all shrubs must be of sufficient size
and number to meet the required standards within three (3) years of planting. Shrubs
must be at least a two (2) gallon container size at planting. Shrubs shall be in beds that
include a layer of mulch at least two inches (2") in depth. The proposed landscape plan
includes an eight-foot (8’) wide planter strip between the sidewalk and curb along
Talbot Rd S and along the property frontages of S 48th Ct. In addition, ten feet (10’) of
on-site landscaping along all street frontages. As a condition of plat approval, staff
recommends that the applicant provide a minimum of ten feet (10’) of on-site
landscaping along all public street frontages and a final detailed landscape plan,
consistent with RMC 4-8-120 and RMC 4-4-070, must be submitted to and approved by
the Current Planning Project Manager prior to issuance of the construction permits.
The applicant is proposing to replant the subdivision with up to 57 new 1-1/2” or 2”
caliper trees, for a total of 92.5 caliper inches (Exhibits 5 and 6). Proposed replacement
species of trees include shore pine, Akebono cherry, vine maple, and Armstrong maple.
According the proposed landscaping plan, the majority of the replacement trees are
proposed within the required frontage landscaping along the front of the lots or within
the stormwater/open space/tree retention tract (Tract A). In addition, a few plantings
are proposed on or around the extension of utilities. For example, the waterline
extension from S 48th St in-between proposed Lots 18 and 19. A final detailed landscape
plan would be required to be submitted and approved prior to issuance of a civil
construction permit.
As proposed, Tract A would be required to be maintained by the subdivisions’
Homeowners Association. As such, staff recommends, as a condition of approval, that
the applicant create a Homeowners’ Association (“HOA”) that maintains all
improvements and landscaping in the stormwater/open space/tree retention tract
(Tract A) and any and all other common improvements. A draft of the HOA documents
shall be submitted to, and approved by, the City of Renton Project Manager and the
City Attorney prior to Final Plat recording. Such documents shall be recorded
concurrently with the Final Plat.
Compliant if
conditions of
approval are
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 20 percent of trees in a residential development.
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.
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 11 of 31
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A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single-family dwelling units in the R-14 zone are exempt from
the minimum tree density requirements. For multi-family development, the minimum
tree density is four (4) significant trees for every five thousand (5,000) square feet. The
tree density may consist of existing trees, replacement trees, trees required pursuant
to RMC 4-4-070.F.1, Street Frontage Landscaping Required, or a combination.
Staff Comment: The applicant submitted an Arborist Report that was prepared by
American Forest Management, dated July 9, 2018 (Exhibit 12), with the land use
application. Per the Tree Cutting and Land Clearing Plan, nearly all vegetation is
proposed to be removed or altered during construction (Exhibit 6), with the exception
of a few significant trees that are proposed to be retained. The Arborist Report listed 71
significant on-site trees, none of which were measured as landmark trees. The report
concluded that 18 trees were exempt from retention standards, resulting in a total of
53 viable trees on-site. The trees located on and around the site were inventoried by the
Certified Arborist, the specific tree observations were as follows: black pine, pear, apple,
Lombardi poplar, Oregon ash, black cottonwood, pacific willow, plum, Douglas fir,
Leyland cypress, western red cedar, windmill palm, European paper birch, Lawson
cypress, cherry, Zelkova, and elm. The majority of the trees were found to be in fair or
good health. The minimum tree retention requirement is twenty percent (20%) in the
Residential-14 (R-14) zone. Therefore, the applicant would be required to retain at least
eleven (11) of the possible 53 viable significant trees on-site or provide replacement
trees. After tree deductions (dangerous trees, trees proposed in public streets, and/or
trees proposed in private access easements/tracts), the applicant is proposing to retain
four (4) trees within the stormwater/open space/tree retention tract (Tract A) or seven
(7) fewer than the amount required by code. Per RMC 4-4-130, a replacement ratio of
12 caliper inches (12”) per removed tree is required for each tree less than the total
required to be retained. Up to fifty percent (50%) of trees required pursuant to RMC 4-
4-070, Landscaping, may contribute to replacement trees.
To comply with the minimum tree density requirements, the applicant is required to
retain or plant four (4) significant trees for every five thousand (5,000) square feet for
multi-family development. Based on the lot areas proposed, the applicant would be
required to provide a minimum of either one (1) or two (2) trees per multi-family lot in
order to comply with the minimum tree density requirements. For example, lots greater
than 1,875 square feet would be required to provide a minimum of two (2) trees per lot
to meet minimum tree density requirements. The tree density may consist of existing
trees, replacement trees, trees required pursuant to RMC 4-4-070.F.1, Street Frontage
Landscaping Required, or a combination. The new trees shall be planted on each
residential lot prior to issuance of a building permit final for the new homes.
Tract A is a proposed 13,130 square foot tract in the southwest corner of the
development. The proposed tract contains four (4) significant trees that are proposed
to be retained (Tree #4 – 23” Lombardi poplar, Tree #5 – 17” Lombardi poplar, Tree #6
– 18”, 20” Oregon ash, and Tree #7 – 21” – black cottonwood). These four (4) trees are
classified by the arborist as “Fair” or “Good.” Per RMC 4-4-130, a replacement ratio of
12 caliper inches (12”) per tree is required for each tree less than the total required to
be retained. All retained trees (i.e., protected trees) would be required to be protected
during construction pursuant to RMC 4-4-130. The eight central components of tree
protection include defining and protecting the drip line, erecting and maintaining a
temporary six-foot high chain link construction fence with placards around the tree to
be retained, protecting the tree from grade changes, keeping the area clear of
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 12 of 31
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impervious surface material, restricting grading within the drip line, providing three
inches (3”) of bark mulch within the required fencing, retaining a certified arborist to
ensure trees are protected from development activities, and alternate
protection/safeguards as necessary.
As the majority of the on-site trees were found to be in fair to good health (65 of the 71
trees) and the minimum tree retention requirement is twenty percent (20%) in the net
viable trees in the Residential-14 (R-14) zone, staff recommends as a condition of
approval that the applicant retain more healthy viable on-site significant trees. The
required minimum would be eleven (11) of the possible 53 on-site significant trees. After
dangerous and street ROW deductions, the applicant is proposing to retain only four (4)
trees, thus minimum tree retention requirements of twenty percent (20%) would not be
achieved. For example, one (1) Oregon Ash tree (#42) in fair health could be retained
along the north property line to increase overall tree retention as part of the
development. Therefore, staff recommends a condition of approval, that the applicant
submit a revised tree retention plan showing at least eleven (11) significant trees
retained, to meet the minimum requirement of twenty percent (20%) retention.
Alternatively, the applicant may submit a letter from a certified arborist with an
explanation as to why at least twenty percent (20%) of the significant trees are unable
to be retained, subject to concurrence by the Current Planning Project Manager. The
revised tree retention plan shall be submitted to the Current Planning Project Manager
for review and approval at the time of Utility Construction Permit Application.
The applicant is proposing a stormwater/open space/tree retention tract (Tract A) in
the southwest corner of the subdivision. All retained trees (i.e., protected trees) would
be required to be protected during construction pursuant to RMC 4-4-130. Tree tracts
are required to be fenced with permanent fencing. This is accomplished by installing a
wood, split-rail fence with applicable signage that identifies the trees in the tract as
protected. The Administrator may approve pedestrian-sized openings for the purpose
of facilitating passive recreation within the tract for the benefit of the community and
may also authorize alternate styles and/or materials for the required fencing.
Parking: Parking regulations require that a minimum of two parking spaces be provided
for each detached dwelling. Parking regulations require that a minimum and maximum
of 1.6 spaces be provided per 3 bedroom or large dwelling unit; 1.4 spaces per 2
bedroom dwelling unit; and 1.0 space per 1 bedroom or studio dwelling unit.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that 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.
Staff Comment: The applicant is proposing two (2) off-street parking stalls per
household (40 spaces) to accommodate parking requirements for the proposed three
(3) bedroom multi-family dwelling units. Parking regulations require that a minimum
and maximum of 1.6 spaces be provided per three (3) bedroom. As the applicant has
proposed to provide all tenant parking on-site this would eliminate the adverse
aesthetic effects of surface parking lot(s). In addition to the two (2) parking spaces, a
portion of the new residential road (S 48th Ct) would provide one six-foot (6’) on-street
parking lane for guest or owner overflow parking. Based on the road designs, it appears
that approximately two (2) or more on-street parking spaces could be provided within
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 13 of 31
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the wider public ROW of S 48th Ct. Compliance with individual driveway requirements
would be reviewed at the time of building permit review.
Compliant if
conditions of
approval are
met
Bicycle Parking: Bicycle parking regulations require that a minimum of one-half (0.5)
bicycle parking space be provided per one attached dwelling.
Staff Comment: As part of the preliminary plat, the applicant has proposed to provide
each unit with two (2) vehicle parking spaces on each lot. No bicycle parking is
referenced on the site plan, architectural elevations or the unit floor plan (Exhibit 27).
Based on the proposal for 20 units, ten (10) bicycle parking spaces would be required.
Therefore, staff recommends as a condition of approval, that the applicant submit
revised plans with the building permit application identifying the location of code
compliant bicycle parking meeting the standards of RMC 4-4-080.F.11, and identifies a
bicycle parking stall on ten (10) of the 20 proposed lots. The revised plans shall be
reviewed and approved by the Current Planning Project Manager prior to building
permit approval.
Compliance
not yet
demonstrated
Refuse and Recyclables: Per RMC 4-4-090 for multi-family developments a minimum
of 1 ½ square feet per dwelling unit is required for recyclable deposit areas and a
minimum of 3 square feet per dwelling unit is required for refuse deposit areas. A total
minimum area of eighty (80) square feet shall be provided for refuse and recyclables
deposit areas.
Multi-family residences using thirty-five (35) gallon garbage carts or smaller, when
allowed, must meet all of the following requirements:
a. Storage Space: Storage space for carts must be provided either within the garage or
outside.
i. Storage within a garage must be appropriately sized to accommodate both
vehicles and refuse and recycling carts. Storage space for carts must measure at least
two feet by six feet (2’ x 6’) floor area and sixty inches (60”) high. This space must be
identified on floor plans.
ii. Storage located outside must measure at least two feet by six feet (2’ x 6’) in size
and be located on the same lot as the dwelling in a side or rear yard.
b. Screening: Outdoor storage must be adequately screened from public view, made of
wood, masonry, or ornamental metal.
c. Pick-Up Location: Space for carts to be placed on garbage pick-up day must be
sufficient to accommodate the number of carts expected to be serviced on pick-up day.
There shall be a direct connection constructed of a smooth surface that allows carts to
be smoothly rolled to the street or other specified pick-up location.
d. Parking Space Obstruction Prohibited: Refuse and recycle carts may not obstruct a
required parking space at any time.
e. Storage in Required Parking Space Prohibited: Refuse and recycle carts may not be
stored in the minimum required parking spaces.
Staff Comment: No refuse and recycling deposit areas are indicated on the submittal
plans. Compliance with the requirement for refuse and recyclables in RMC 4-4-090
would be verified at the time construction permit review.
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 14 of 31
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yard and side yard along a street setback where the fence shall not exceed forty eight
inches (48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: No fences or walls are indicated on the submitted plans. Compliance
with the requirements for fences and walls in RMC 4-4-040 would be verified at the time
construction permit review.
18. Design Standards: Residential Design and Open Space Standards (RMC 4-2-115) are applicable in the R-14
zone. The Standards implement policies established in the Land Use Element of the Comprehensive Plan.
Compliance with Site Design Standards must be demonstrated prior to approval of the subdivision.
Compliance with Residential Design Standards would be verified prior to issuance of the building permit
for the new multi-family homes. The proposal is consistent with the following design standards, unless
noted otherwise:
Compliance Residential Design and Open Space Standards R-14 and Analysis
Lot Configuration: Developments of more than four (4) structures shall incorporate a
variety of home sizes, lot sizes, and unit clusters.
Dwellings shall be arranged to ensure privacy so that side yards abut other side yards
(or rights-of-way) and do not abut front or back yards.
Lots accessed by easements or pipestems shall be prohibited.
Staff Comment: The proposed development of 20 townhomes includes a variety of
building configurations and orientations using two- and three-unit buildings throughout
the site (Exhibit 2). Configurations include four (4) duplexes and four (4) tri-plexes for a
total of eight (8) different buildings.
Eight (8) units are oriented north/south facing and the remainder are oriented
east/west. Those that face east/west are alley loaded and orient either to Talbot Rd S
or the open space/tree retention/stormwater tract. Dwellings are arranged to ensure
privacy so that side yards abut other side yards, roads, alleys, or open space. A certain
level of privacy is achieved through lot layout, building orientation, and/or floor plan
design. No lots would be accessible by pipestem.
Lots shall be configured to achieve both of the following:
1. The location of stormwater infiltration LID facilities is optimized, consistent
with the Surface Water Design Manual. Building and property line setbacks are
specified in the Surface Water Design Manual for infiltration facilities.
2. Soils with good infiltration potential for stormwater management are
preserved to the maximum extent practicable as defined by the Surface Water
Design Manual.
Staff Comment: An underground detention vault is proposed to meet the flow control
facility requirement. See FOF 23: Availability and Impact on Public Services – Storm
Water.
Compliance
not yet
demonstrated
Garages: Garages may be attached or detached. Shared garages are also allowed,
provided the regulations of RMC 4-4-080 are met. Carports are not allowed.
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 15 of 31
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One of the following is required:
1. The front porch projects in front of the garage a minimum of five feet (5’), and
is a minimum of twelve feet (12’) wide, or
2. The garage is detached and set back from the front of the house and/or porch
at least six feet (6').
Additionally, all of the following is required:
1. Garage design shall be of similar design to the homes, and
2. If sides of the garage are visible from streets, sidewalks, pathways, trails, or
other homes, architectural details shall be incorporated in the design.
If shared garages are allowed, they may share the structure with other homes and all
of the following is required:
1. Each unit has garage space assigned to it, and
2. The garage is not to be located further than one hundred sixty feet (160') from
any of the housing units to which it is assigned, and
3. The garage shall not exceed forty four feet (44') in width, and shall maintain an
eight foot (8') separation from any dwellings.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Standards for Parks: For developments that are less than ten (10) net acres: No park
is required, but is allowed.
For developments that are greater than ten (10) net acres: A minimum of one one-
half (.5) acre park, in addition to the common open space requirement, is required.
Staff Comment: The development is less than ten (10) net acres. No park is required.
The applicant is proposing more than a one quarter acre of common open space and
recreation space onsite.
Compliant if
conditions of
approval are
met
Standards for Common Open Space: Developments of three (3) or fewer dwelling
units: No requirement to provide common open space.
Developments of four (4) or more units: Required to provide common open space as
outlined below. Above ground drainage facilities (i.e., ponds, swales, ditches, rain
gardens, etc.) shall not be counted towards the common open space requirement.
1. For each unit in the development, three hundred fifty (350) square feet of
common open space shall be provided.
2. Open space shall be designed as a park, common green, pea-patch, pocket
park, or pedestrian entry easement in the development and shall include picnic
areas, space for recreational activities, and other activities as appropriate.
3. Open space shall be located in a highly visible area and be easily accessible to
the neighborhood.
4. Open space(s) shall be contiguous to the majority of the dwellings in the
development and accessible to all dwellings, and shall be at least twenty feet
(20') wide.
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 16 of 31
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5. A pedestrian entry easement can be used to meet the access requirements if it
has a minimum width of twenty feet (20') with a minimum five feet (5') of
sidewalk.
6. Pea-patches shall be at least one thousand (1,000) square feet in size with
individual plots that measure at least ten feet by ten feet (10' x 10').
Additionally, the pea-patch shall include a tool shed and a common area with
space for compost bins. Water shall be provided to the pea-patch. Fencing that
meets the standards for front yard fencing shall surround the pea-patch with a
one foot (1') landscape area on the outside of the fence. This area is to be
landscaped with flowers, plants, and/or shrubs.
7. Grass-crete or other pervious surfaces may be used in the common open space
for the purpose of meeting the one hundred fifty feet (150') distance
requirement for emergency vehicle access but shall not be used fo r personal
vehicle access or to meet off-street parking requirements.
8. Common open space areas shall have a maximum slope of five percent (5%).
9. Obstructions, such as retaining walls and fences, shall not be placed in common
open spaces.
Staff Comment: The applicant is proposing approximately 13,130 square feet of
common open space within a combined stormwater/open space/tree retention tract
(Tract A). In principal, that equates to roughly 656.5 square feet per unit. The applicant
has provided clear connections from each unit to the amenity space. The open space
also serves as a stormwater detention tract and a tree retention tract. The open space
has been designed as lawn with some saved trees and some new replacement trees.
The open space is highly visible from the eight (8) dwelling units that abut the common
open space. The open space is accessible to pedestrians from S 48th Ct via a 20-foot
wide pipestem with a twelve-foot (12’) wide asphalt access driveway (servicing the
stormwater vault) from the west side of the development or from a second sixteen-foot
(16’) wide connection that includes a five-foot (5’) wide sidewalk between the rear lot
of Lot 12 and the side yard of Lot 13. The applicant is proposing a two-foot (2’) larger
side yard setback on the north side of Lot 10 and along the south side of Lot 11 to
provide a somewhat larger view corridor from the interior alley to the common open
space. Staff recommends, as a condition of approval, that the applicant increase the
minimum side yard setbacks for the unattached side yards of proposed Lot 10 and Lot
11, from 4 feet (4’) to six feet (6’), in order to increase visibility of the open space from
the alley. If fences are proposed within this designed open space view corridor, they
shall be limited to a maximum of 48” above finished grade.
Tract A is located in on the flattest portion of the site. Final grading of the garden plaza
and play field would be verified upon submittal of the revised grading and detailed
landscaping plans. Final amenities and details would be verified upon submittal of a
revised landscape plan. The common open space areas would have to comply with the
maximum slope of five percent (5%) and be free of obstructions in order to be counted
towards the required 350 square feet per unit. Also, the open space lacks specific park
amenities, such as a pea-patch, picnic areas, defined space for recreational activities, a
place to sit and watch games, waste receptacles, play structure, play field, etc. Staff is
recommending, as a condition of approval, that the applicant provide a detail landscape
plan with programmed recreation areas and amenities. The revised landscaping plan
shall be reviewed and approved by the Current Planning Project Manager prior to
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 17 of 31
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building permit approval. The final programmed recreation areas with amenities shall
be constructed prior to Certificate of Occupancy of the first building.
Standards for Private Yards: Developments of three (3) or fewer dwelling units: Each
individual dwelling shall have a private yard that is at minimum six hundred (600)
square feet in size. Backyard patios and reciprocal use easements may be included in
the calculation of private yard.
Developments of four (4) or more dwelling units: Each ground-related dwelling shall
have a private yard that is at least two hundred fifty (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.
Staff Comment: The dimensions of the lots provide a private yard that is at least two
hundred fifty (250) square feet in size with no dimension less than eight feet (8’) in
width. All 20-units are ground related; therefore, the additional two hundred fifty (250)
square feet of open space per unit would not be required.
Compliance
not yet
demonstrated
Sidewalks, Pathways, and Pedestrian Easements: All of the following are required:
1. Sidewalks shall be provided throughout the neighborhood. The sidewalk may
disconnect from the road, provided it continues in a logical route throughout
the development. Permeable pavement sidewalks shall be used where
feasible, consistent with the Surface Water Desi n Manual.
2. Front yards shall have entry walks that are a minimum width of three feet (3 ’)
and a maximum width of four feet (4’).
3. Pathways shall be used to connect common parks, green areas, and pocket
parks to residential access streets, limited residential access streets, or other
pedestrian connections. They may be used to provide access to homes and
common open space. They shall be a minimum three feet (3’) in width and
made of paved asphalt, concrete, or porous material such as: porous paving
stones, crushed gravel with soil stabilizers, or paving blocks with planted joints.
Sidewalks or pathways for parks and green spaces shall be located at the edge
of the common space to allow a larger usable green and easy access to homes.
4. Pedestrian Easement Plantings: Shall be planted with plants and trees. Trees
are required along all pedestrian easements to provide shade and spaced
twenty feet (20’) on center. Shrubs shall be planted in at least fifteen percent
(15%) of the easement and shall be spaced no further than thirty six inches
(36”) on center.
5. For all homes that do not front on a residential access street, limited residential
access street, a park, or a common green: Pedestrian entry easements that are
at least fifteen feet (15’) wide plus a five-foot (5’) sidewalk shall be provided.
Staff Comment: Public pedestrian sidewalks are provided throughout the neighborhood
and are located in a logical route throughout the development. The proposed
development would be required to have an entry walkway between the abutting five-
foot wide public sidewalk and the front door of each unit. The required walkway is
required to be a minimum of three feet (3’) and a maximum of four feet (4’) wide. Based
on the orientation of each lot this walkway shall be directed from the front door to
either a public street, open space tract, or a pedestrian access easement. Front doors
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 18 of 31
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and their associated walkways shall not be located in the alleys. The specific details of
final landscape plan and final civil construction plan would further define the pedestrian
roads, sidewalk connections, pedestrian pathways, entry walks, and plantings. Each lot
fronts onto a residential access street (Talbot Rd S or S 48th Ct) or a common green
space (Tract A). See FOF 17: Zoning Development Standard Compliance – Lot
Dimensions for more information.
Compliance
not yet
demonstrated
Primary Entry: Both of the following are required:
1. The entry shall take access from and face a street, park, common green, pocket
park, pedestrian easement, or open space, and
2. The entry shall include a porch or stoop with a minimum depth of five feet (5”)
and minimum height twelve inches (12”) above grade.
Exception: in cases where accessibility (ADA) is a priority, an accessible route may be
taken from a front driveway.
Staff Comment: Primary entries would be architecturally designed to take access from
and a street, common green, pedestrian easement, or open space. Common open space
would be separate from the individual lots and would not be included in the minimum
250 square feet of required private yard area. Further compliance for this standard
would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Facade Modulation: Both of the following are required:
1. The primary building elevation oriented toward the street or common green
shall have at least one articulation or change in plane of at least two feet (2”)
in depth; and
2. A minimum one side articulation that measures at least one foot (1”) in depth
shall occur for all facades facing streets or public spaces.
Staff Comment: The primary building elevations that orient towards Talbot Rd S, S 48th
Ct, or the common green area would be required to have at least one articulation or
change in plane of at least two feet (2’) in depth. As shown in the floor plans, no
articulation is shown on the side façades facing streets or public spaces. Further
compliance for this standard would be verified at the time of building permit review.
Compliance
not yet
demonstrated
Windows and Doors: All of the following are required:
1. Primary windows shall be proportioned vertically, rather than horizontally, and
2. Vertical windows may be combined together to create a larger window area,
and
3. All doors shall be made of wood, fiberglass, metal, or glass and trimmed with
three and one-half inches (3 ½”) minimum head and jamb trim around the
door, and
4. Screen doors are permitted, and
5. Primary entry doors shall face a street, park, common green, pocket park, or
pedestrian easement and shall be paneled or have inset windows, and
6. Sliding glass doors are not permitted along a frontage elevation or an elevation
facing a pedestrian easement.
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 19 of 31
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Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Scale, Bulk, and Character: All of the following are required:
1. The primary building form shall be the dominating form and elements such as
porches, principal dormers, or other significant features shall not dominate,
and
2. Primary porch plate heights shall be one story. Stacked porches are allowed,
and
3. To differentiate the same models and elevations, different colors shall be used.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Roofs: Both of the following are required:
1. A variety of roofing colors shall be used within the development and all roof
material shall be fire retardant; and
2. Single-family residential subdivisions shall use a variety of roof forms
appropriate to the style of the home.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Eaves: The following is required: Eaves shall be at least twelve inches (12”) with
horizontal fascia or fascia gutter at least five inches (5”) deep on the face of all eaves.
Staff Comment: Compliance for this standard would be verified at the time of building
permit review.
Compliance
not yet
demonstrated
Architectural Detailing: All of the following are required:
1. Three and one-half inches (3 ½”) minimum trim surrounds all windows and
details all doors, and
2. At least one of the following architectural details shall be provided on each
home: shutters, knee braces, flower boxes, or columns, and
3. Where siding is used, metal corner clips or corner boards shall be used and shall
be at minimum two and one-half inches (2 ½”) in width and painted. If shutters
are used, they shall be proportioned to the window size to simulate the ability
to cover them, and
4. If columns are used, they shall be round, fluted, or strongly related to the
home's architectural style. Six inches by six inches (6” x 6”) posts may be
allowed if chamfered and/or banded. Exposed four inches by four inches (4” x
4”) and six inches by six inches (6” x 6”) posts are prohibited.
Staff Comment: The preliminary architectural elevation drawings do not comply with
the architectural detailing requirements of the code. In order to meet this requirement,
the applicant would be required to comply with RMC 4-2-115.E.3. Compliance for this
standard would be verified at the time of building permit review.
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 20 of 31
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Compliance
not yet
demonstrated
Materials and Color:
All of the following are required:
1. Acceptable exterior wall materials are: wood, cement fiberboard, stucco,
stone, and standard sized brick three and one-half inches by seven and one-
half inches (3 ½” x 7 ½”) or three and five eighths inches by seven and five-
eighths inches (3 5/8” x 7 5/8”). Simulated stone, wood, stone, or brick may be
used to detail homes, and
2. When more than one material is used, changes in a vertical wall, such as from
wood to brick, shall wrap the corners no less than twenty four inches (24”). The
material change shall occur at an internal corner or a logical transition such as
aligning with a window edge or chimney. Material transition shall not occur at
an exterior corner, and
3. Multiple colors on buildings shall be provided. Muted deeper tones, as
opposed to vibrant primary colors, shall be the dominant colors. Color palettes
for all new structures, coded to the home elevations, shall be submitted for
approval, and
4. Gutters and downspouts shall be integrated into the color scheme of the home
and be painted, or of an integral color, to match the trim color.
Staff Comment: Final architectural building designs, which would be used to evaluate
materials and color, have not been submitted. Compliance for this standard would be
verified at the time of building permit review.
Mail and Newspapers: All of the following are required:
1. Mailboxes shall be clustered and located so as to serve the needs of USPS while
not adversely affecting the privacy of residents;
2. Mailboxes shall be lockable consistent with USPS standard;
3. Mailboxes shall be architecturally enhanced with materials and details typical
of the home's architecture; and
4. Newspaper boxes shall be of a design that reflects the character of the home.
Staff Comment: Compliance for this standard would be verified at the time of civil
construction permit.
N/A
Hot Tubs, Pools, and Mechanical Equipment: Hot tubs and pools shall only be located
in back yards and designed to minimize sight and sound impacts to adjoining property.
Pool heaters and pumps shall be screened from view and sound insulated. Pool
equipment must comply with codes regarding fencing.
Compliance
not yet
demonstrated
Utilities: Utility boxes that are not located in alleyways or away from public gathering
spaces shall be screened with landscaping or berms.
Staff Comment: Compliance for this standard would be verified at the time of civil
construction permit.
Compliance
not yet
demonstrated
Dumpster/Trash/Recycling Collection Area: Both of the following are required:
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1. Trash and recycling containers shall be located so that they have minimal
impact on residents and their neighbors and so that they are not visible to the
general public; and
2. A screened enclosure in which to keep containers shall be provided or garages
shall be built with adequate space to keep containers. Screened enclosures
shall not be located within front yards.
Staff Comment: Compliance for this standard would be verified at the time of civil
construction permit.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). A Geotechnical Engineering Study, prepared by Migizi Group, Inc. dated
October 11, 2017 (revised August 30, 2018; Exhibit 10), was submitted with the preliminary plat application
materials. Per the submitted report, no evidence of critical areas were identified on the project site. A
Wetland Reconnaissance, prepared by The Watershed Company (dated June 11, 2015; Exhibit 13) and a
Wetland Reconnaissance Letter, prepared by Sewall Wetland Consulting, Inc. (dated May 6, 2016; Exhibit
14), were also submitted with the project application. According to the wetland consultants the site is
absent of wetlands and surface water bodies on or in the immediate vicinity and any future redevelopment
of the subject property would be unencumbered by any potentially-regulated wetlands, fish and wildlife
habitat, and/or associated buffers. See the SEPA Environmental Review Committee Report and exhibits for
more critical areas analysis and review (Exhibits 1-19).
20. Compliance with Subdivision Regulations: RMC 4-7 provides review criteria for the subdivisions. The
proposal is consistent with the following subdivision regulations if all conditions of approval are complied
with:
Compliance Subdivision Regulations and Analysis
Compliant if
conditions of
approval are
met
Access: Each lot must have access to a public street or road. Access may be by a shared
driveway per the requirements of the street standards.
The maximum width of single loaded garage driveways shall not exceed nine feet (9 ’)
and double loaded garage driveways shall not exceed sixteen feet (16’).
Staff Comment: Each lot would have access to a public street directly or via a private
alley. Primary access to the site would be provided via a new modified limited residential
access street until it meets the supplemental alleyway before widening to a full
residential access street. The alleyway crosses perpendicular to the residential access
street and spans the full length of the property, as shown in the preliminary plat plan
(Exhibit 2).
The applicant is proposing both shared, single and double loaded driveways. The single
and double loaded driveway are located no closer than five feet (5’) to any property line.
The shared driveways are connected at the property line and would maintain a
maximum width of nine feet (9’) each. The applicant is proposing lot width averaging
which would limit the overall distance between driveways. As a result, there could be
increased points of conflict between vehicles and pedestrians, less space for
landscaping, less area for utilities, etc. Therefore, in order to reduce access impacts,
improve safety, decrease curb cuts, and increase space for necessary plat infrastructure
on S 48th Ct, staff recommends as a condition of approval, that both of the three-unit
buildings that front S 48th St shall provide a minimum of one shared single loaded
driveway cut not to exceed a combined sixteen feet (16’) in width at the property line.
All remaining driveways on S 48th Ct shall be a single loaded garage driveway and shall
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not exceed nine feet (9’) in width at the property line. In addition, Lot 20 shall take
access from the private alley (Tract B).
Fire access roads are required to be a minimum of 20-foot wide unobstructed with
turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage is
required for the onsite roadways. Roadways must be constructed to support a minimum
of a 30-ton vehicle and 75-psi point loading. The maximum slope of the road is limited
to fifteen percent (15%) grade. The applicant is proposing a grade of fifteen percent
(15%) for the residential access road into the proposed development (S 48th Ct).
Secondary access is required for complexes of three or more buildings that are more
than 200 feet from a public street. If proper easements are obtained, then the use of
adjacent private streets would be acceptable.
Blocks: Blocks shall be deep enough to allow two tiers of lots.
Staff Comment: The depth and size of the property would limit this requirement. The
plat layout would include a primary residential access road to Talbot Rd S and a
connective alley to access the new internal residential access road.
Lots: The size, shape, orientation, and arrangement of the proposed lots comply with
the requirements of the Subdivision Regulations and the Development Standards of the
R-14 zone and allow for reasonable infill of developable land. All of the proposed lots
shall meet the requirements for minimum lot size, depth, and width. Width between
side lot lines at their foremost points (i.e., the points where the side lot lines intersect
with the street right-of-way line) shall not be less than eighty percent (80%) of the
required lot width except in the cases of (1) pipestem lots (or flag lot), which shall have
a minimum width of twenty feet (20’) and (2) lots on a street curve or the turning circle
of cul-de-sac (radial lots), which shall be a minimum of thirty five feet (35’).
No residentially zoned lot shall have a depth-to-width ratio greater than four-to-one
(4:1). Pipestem lots may be permitted for new plats to achieve the minimum density
within the Zoning Code when there is no other feasible alternative to achieving the
minimum density.
Staff Comment: The lots are generally rectangular in shape with minor variations in
width, depth and overall size. The lots are designed to maximize the buildable area
while providing access, landscaping, tree retention, common open space, and
stormwater collection. All lots met the minimum requirements for width, using width
averaging, throughout the proposed preliminary plat. The building design of the new
residences would be reviewed and approved at the time of building permit application.
Most of the proposed residential lots have a depth-to-width ratio of approximately two-
to-one (2:1) and none of the proposed lots would be served by a pipestem.
Compliant if
conditions of
approval are
met and
modification is
approved, see
FOF 22
Streets: The proposed street system shall extend and create connections between
existing streets per the Street Standards outlined in RMC 4-6-060 Street Standards.
Staff Comment: Primary access to the site would be provided via a new modified limited
residential access street until it meets the supplemental alleyway before widening to a
full residential access street (S 48th Ct). The alleyway crosses the residential access
street and spans the full length of the property, as shown in the preliminary plat plan.
The applicant is proposing a reduced street section for a portion of the new public road,
as identified in the modification request (see FOF 22, Modification Analysis), thereby
eliminating street parking along the subdivision entrance for a distance of
approximately 100 feet. Thus, the proposed roadway would maintain a variable ROW
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width that begins with a narrower ROW width east of the alley before widening to the
standard 53 ROW width west of the alley. The new road and alley would create an on-
site intersection that could potentially serve as a hammerhead turnaround for
emergency services access. The applicant would be required to construct frontage
improvements within the public ROW along Talbot Rd S and S 48th Ct. Per RMC 4-6-
060.F.2 the minimum design standards for residential alleys includes 16 feet of ROW
width with 12 feet of paved roadway. The applicant is proposing a paved alley ROW
width of 20 feet. Those portions of the alley not required for fire access roads or required
to meet the dead end streets minimum turnaround requirements could be reduced the
minimum design standards of alley, provided adequate sight distances are met at the
new intersections and if all conditions of approval are met.
In addition, street lighting is required for all development that includes more than four
(4) residential units. Street lighting is required along Talbot Rd S and S 48th Ct. Required
streetlights shall be per City standards.
A Trip Generation Report (TGR) was prepared by DN Traffic Consultants, dated
September 28, 2018 (Exhibit 15), and submitted with the land use application. The site
generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The TGR
estimates the project to generate 133 daily trips, eight (8) AM peak trips and eleven
(11) PM peak trips. The existing single-family residence is estimated to generate six (6)
daily trips, one (1) AM peak trip and one (1) PM peak trip. Deducting these trips from
the estimated trips for Sapphire on Talbot results would result in a total of 127 daily
trips, seven (7) AM peak hour and ten (10) PM peak hour trips. According to City staff’s
calculated projections, the proposed development would average 101 new daily vehicle
trips, nine (9) weekday peak hour AM vehicle trips (with seven (7) vehicles leaving and
two (2) vehicles entering the site) and thirteen (13) weekday peak hour PM vehicle trips
(with eight (8) vehicles entering and five (5) vehicles existing the site). Per City of Renton
guidelines, a Traffic Impact Analysis (TIA) is only required for projects that generate 20
or more trips in either the AM or PM peak hour. Both calculations described above
resulted in fewer than 20 or trips in either the AM or PM peak hour, thus a full TIA would
not be required for this project. However, an updated TGR with the Civil Construction
Permit Application would be required for review and approval by the Development
Engineer, given that the values provided in the table do not appear to match values
generated based on the 10th edition of the ITE Manual. These traffic volumes should be
checked and verified by the traffic consultant prior to submittal.
It is not anticipated that the proposed project would adversely impact the City of
Renton’s street system subject to the payment of code-required impact fees and the
construction of code-required frontage improvements (Exhibit 19). The 2019
transportation impact fee for duplexes is $4,064.56. The transportation impact fee, as
determined by the Renton Municipal Code at the time of building permit issuance shall
be payable to the City.
The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-
070.D (Exhibit 25).
Compliant if
conditions of
approval are
met
Relationship to Existing Uses: The proposed project is compatible with existing
surrounding uses.
Staff Comment: The subject site is bordered by the Ashburn Condominium property to
the west, Talbot Rd S and Campen Springs Condominiums to the east, a single family
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21. Conditional Use Analysis: The applicant is proposing an Administrative Conditional Use Permit in order to
increase the maximum wall plate height from 24 feet to a maximum of 32 feet for the proposed two - and
three-unit buildings. The proposal is compliant with the following conditional use criteria, pursuant to RMC
4-9-030.D. Therefore, staff recommends approval of the requested Conditional Use Permit.
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: The subject parcel is located within the 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. The requested height increase is
allowed within the zone, subject to an Administrative Conditional Use approval. See FOF
16 for Comprehensive Plan and FOF 17 for zoning regulation compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The applicant contends that the proposal to increase the maximum
building wall plate height from 24 feet to 32 feet, in order to allow a third story to be
built within each residence, would not result in a detrimental overconcentration of a
particular use (Exhibit 28). The applicant asserts that a third story is consistent with the
development standard of the R-14 zone which allows up to a maximum of three (3)
stories and that this proposed feature is readily available in the immediate vicinity of
the proposed development (e.g. Ashburn Condominium and Campen Springs
Condominiums). The applicant concludes that the increased height would not result in
increased density, only increased living space per unit. Staff has reviewed the request
and concurs that the proposed location is suitable for the proposed increase in wall
plate height from 24 feet to 32 feet. Any impacts associated with the increase in building
residence that is being used as an early learning center to the south, and S 48th St and
Copper Ridge apartments to the north. The properties surrounding the subject site are
of similar high residential density and zoning of R-14 or higher. The proposal is
substantially similar to existing development patterns in the area and is consistent with
the Comprehensive Plan and Zoning Code, which encourages development of new
multi-family in the Residential High Density designations (Goal L-I).
The applicant has proposed a stormwater detention vault within Tract A. A stormwater
detention vault that is located entirely underground and is landscaped appropriately
would be compatible with the surrounding neighborhood. However, a stormwater pond
or a vault that is partially exposed above ground would not be as compatible with the
existing surrounding uses. Therefore, staff recommends, as a condition of approval, that
any proposal to convert the stormwater vault within Tract A to a stormwater detention
pond be considered a Major Plat Amendment subject to the requirements outlined
under RMC 4-7-080.M.2. Staff also recommends, as a condition of approval, that the
stormwater vault be located entirely below ground. Engineered construction plans
showing the vault entirely below ground shall be submitted to the Engineering Plan
Reviewer at the time of Construction Permit review for review and approval.
City of Renton Department of Community & Economic Development
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height, bulk and/or massing would be minimized from Talbot Rd S, as the subject site
maintains a total elevation change of approximately 25 feet over the extent of the
parcel from east to west.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The applicant contends that the neighboring properties primarily
contain attached dwellings (north, west and east), similar to those being proposed by
the Sapphire on Talbot development. The applicant contends that the approval of the
increased height would not have a negative effect on adjacent properties. Staff has
reviewed the request and concurs that there would be no significant adverse impacts
associate with the proposal to increase the maximum wall plate height if all
recommended conditions of approval are complied with. Nor would the project result
in substantial or undue adverse effects on adjacent properties. See also previous
discussion above under criterion b.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
Staff Comment: The applicant contends that the proposed improvements to the site
would be in harmony with the character of the neighborhood and the proposed use is
consistent with the nearby zoning (Residential-14 (R-14) and Residential Multi-Family
(RMF)) which allows a maximum of three stories. The applicant further contends that
the proposed development of a three (3) story structure would be compatible with the
scale and character of the neighborhood.
Staff concurs that the increased height would allow the proposed development to
maintain similar building heights as allowed by developed land surrounding a good deal
of the property. The proposed structures would be required to be designed and
constructed in accordance with the residential design and open space standards of the
R-14 zone (RMC 4-2-115.E.3) in order to mitigate adverse impacts for the neighborhood
and the surrounding community. For example, in order to meet the residential design
standards of the zone, the primary entry of the units would be required to include a
porch or stoop with a minimum depth of five feet (5') and minimum height twelve inches
(12") above grade. Front entries would not be allowed a full story above finished grade
in order to accommodate a front loaded garage or the addition building height. The
architectural plans would be reviewed and approved for consistency with the residential
design and open space standards of the code by the Current Planning Project Manager
prior to building permit approval.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends that by increasing the maximum building wall
plate height from 24 feet to 32 feet, the development could be built with a third story
on each residence. The applicant maintains that this feature is readily available in the
immediate vicinity of the proposed development. The applicant further contends that
parking would be provided within each dwelling in the quantity required by the zoning
code. Staff has reviewed the proposal and concurs that adequate parking would be
available within each of the proposed 20-lots, if all conditions of approval are met.
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
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Staff Comment: The applicant contends that the proposed increase to overall building
height would not result in increased density, only increased living space per unit while
restricting the building footprint. As such, traffic would not be impacted by approval of
the increased height. Staff concurs that the increased building height would not likely
have an adverse impact on vehicular traffic or pedestrian movements. The proposed
project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D (Exhibit
25). As a result, the proposal would provide for safe circulation and adequate traffic
mitigation and facilities. Based upon the test of the citywide Transportation Plan,
consideration of growth levels included in the LOS-tested Transportation Plan, payment
of a Transportation Mitigation Fees, and an application of site specific mitigation, the
development would have met City of Renton concurrency requirements.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The applicant contends that the development has the potential to
increase noise, light and glare; however, the new development would be consistent with
that of any other residential development. The applicant argues that the increased
building height has the potential to increase light and glare from upper windows and
that these impacts could be limited by implementing an adequate landscaping plan.
Staff has reviewed the proposal and concurs that, if all conditions of approval are
complied with, then the proposal would not result in adverse noise, light, and glare
impacts to the surrounding neighborhood.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: The applicant contends that all areas of the development site would be
landscaped except for the structures, roads and walkways. The applicant further
contends that the proposed landscaping is scheduled to be in compliance with the City
of Renton requirements for attached residences and consistent with the neighboring
community. Staff concurs that the proposed conceptual landscape plans, along with the
recommended conditions of approval, would reduce the potential adverse effects of the
increased building heights.
22. Modification Analysis: Pursuant to RMC 4-9-250.D the applicant is requesting an Administrative
Modification from RMC 4-6-060.F.2 “Minimum Design Standards Table for Public Streets and Alleys.” The
proposed development fronts Talbot Rd S along the east property line. Talbot Rd S is classified as a Collector
Arterial Road and the existing ROW width is approximately 60 feet. To meet the City’s complete street
standards for collector arterial streets a minimum ROW width of 94 feet is required, thus a ROW dedication
of 17 feet would be required. The applicant is requesting a street modification to maintain the existing
street section which includes a paved roadway width of 44 feet, this would result in a reduced ROW
dedication down to 10.5 feet. Whenever there is a practical difficulty involved in carrying out the provisions
of this Title IV, the applicant may request a modification of the standards, provided the Criteria for
modification identified in RMC 4-9-250.D.2 is satisfied. The proposal is in compliance with the modification
criteria; therefore, staff is recommending approval of the requested modification, per the following:
Compliance Modification Criteria and Analysis
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a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under a
separate section labeled Promoting a Safe, Healthy, and Attractive Community. These
policies address walkable neighborhoods, safety, and shared uses. The intent of the
policies are to promote new development with walkable places that support grid and
flexible grid street and pathway patterns, and are visually attractive, safe, and healthy
environments. The requested street modification is consistent with these policy
guidelines. See FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The applicant contends that matching the existing curbline on Talbot
Rd S makes sense (Exhibit 29). The City’s Public Works Transportation section and
Economic Development section have reviewed Talbot Rd S and the surrounding area and
are recommending that a modified collector arterial street section is more suitable for
this portion of Talbot Rd S adjacent to the site. The modified collector arterial street
standard has a ROW width of 81 feet. The paved roadway width is 44 feet, consisting of
two (2) 11-foot wide travel lanes, a 12-foot wide two-way left turn lane and two (2) 5-
foot bike lanes. Beyond the paved roadway the street standard includes a one-half-foot
(0.5’) wide curb, an eight-foot (8’) wide planter, and an eight-foot (8’) wide sidewalk
with two feet (2’) clear at back of sidewalk, along both sides of the pavement. Therefore,
10.5 feet of ROW dedication would be the minimum required ROW dedication necessary
to install the recommended frontage improvements. This recommendation was based
on the fact that the existing roadway width would meet the transportation needs of the
surrounding area while providing the required separation between the vehicular and
pedestrian travel ways as required by the Renton Municipal Code.
In order to safely, comfortably and expeditiously transition from Talbot Rd S, under the
modified collector arterial street with a reduced ROW width, to S 48th Ct (the internal
limited residential access street within the development site), staff is recommending as
a condition of approval that the applicant provide a minimum pavement width of 22
feet along S 48th Ct, from Talbot Rd S to the internal alleyway. The increased roadway
would result in a final ROW width of 49 feet for approximately the first 100-foot street
section. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements, if all conditions of approval are met.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends that any development to the north or south
would likely also be required/allowed to continue a similar street section for future
developments, resulting in reduced costs and property loss to them. Which the applicant
contends is the opposite of being injurious. Staff concurs that the there are no identified
adverse impacts to other properties from the requested modification, if all conditions of
approval are met. See also comments under criterion ‘b’.
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d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends the modification request was directed by City
staff. Staff concurs that the modification request conforms to the intent and purposes
of the Code. See also comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The applicant contends the modification request was directed by City
staff. Staff has directed the applicant to request the modification since initial pre-
application review to match the built environment and maintain the established curb
alignment. See also comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The applicant contends that modification request would result in a
positive impact to the other owners of other properties in the vicinity, if they were also
able to continue a similar street section upon future development of their properties.
Staff concurs that the modified road sections would not create adverse impacts to other
properties in the vicinity, if all conditions of approval are met. See also comments under
criterion ‘c’.
23. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
Police and Fire: Police and Fire Prevention staff indicate that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. The 2019 RRFA fire impact
fees is assessed at the rate of $829.77 per new multi-family dwelling unit. This fee is
paid at time of building permit issuance.
Schools: It is anticipated that the Renton School District (RSD) can accommodate any
additional students generated by this proposal at the following schools: Benson Hill
Elementary, Nelsen Middle School and Lindbergh High School (Exhibit 24). According to
the Executive Director of the Renton School District, any new students from the
proposed development would be bussed to their respective schools. The future bus stop
to Benson Hill Elementary School would be at 4907 Talbot Rd S, approximately 0.06
miles south of the project site. The proposed project would install new sidewalks along
Talbot Rd S and S 48th Ct that would tie into existing sidewalks along the west side of
Talbot Rd S. Nelsen Middle School’s bus stop is located at Talbot Rd S and S 46th Pl,
approximately 0.12 miles north of the project site. Students attending Lindbergh High
School would be picked up at 5301 Talbot Rd S, approximately 0.28 miles south of the
subject site. Again existing sidewalks are provided on the west side of Talbot Rd S
between the proposed development and the designated bus stops. Therefore, a safe
walking route exists for all school age students who would walk to the designated bus
stops. A School Impact Fee, based on new single-family lots, will be required in order to
mitigate the proposal’s potential impacts to the RSD. The fee is payable to the City as
specified by the Renton Municipal Code. The 2019 RSD school impact fee is assessed at
the rate of $2,455.00 per multi-family dwelling unit.
Parks: The proposed development is anticipated to impact the Parks and Recreation
system. The applicant would be required to pay an appropriate Parks Impact Fee. The
fee would be used to mitigate the proposal’s potential impact to City’s Park and
City of Renton Department of Community & Economic Development
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Recreation system and is payable to the City as specified by the Renton Municipal Code.
The 2019 park impact fee is assessed at the rate of $2,676.89 per multi-family dwelling
unit at 5 or more units. The fee in effect at the time of building permit application is
applicable to this project and is payable at the time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage
of all surface water.
Staff Comment: The applicant submitted a Preliminary Technical Information Report
(TIR), prepared by Encompass Engineering & Surveying, dated October 29, 2018 (Exhibit
11). Based on the City of Renton’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. The development is subject to Full Drainage Review in accordance with
the 2017 City of Renton Surface Water Design Manual (RSWDM). All nine (9) core
requirements and all six (6) special requirements must be discussed in the Technical
Information Report. The development would be required to provide flow control and
enhanced basic water quality treatment prior to discharge. Project water quality
treatment would consist of conveyance to a combined water quality/detention vault.
A surface water development fee of $0.718 per square foot of new impervious surface
would apply. The fee is subject to final design and payable prior to issuance of the civil
construction permit. See Environmental Review Committee (ERC) Report,
Environmental Impacts – Storm Water for more information.
Water: Water service is provided by City of Renton. The site is in the Talbot Hill service
area in the 350 hydraulic pressure zone.
Staff Comment: The applicant submitted a Preliminary Sewer and Water Plan, prepared
by Encompass Engineering & Surveying, dated October 29, 2018 (Exhibit 8). Renton Fire
Authority has determined that the preliminary fire flow demand for the proposed
development is 2,250 gallons per minute. The water main improvements as shown on
the preliminary water plan showed the new water mains to be 8-inch in diameter. The
minimum water main size required for fire flows above 1,000 gpm and up to 2,000 gpm
is 10-inches in diameter. Water main improvements are required to provide water
service for domestic use and fire protection for the development per City Code and
Development standards (RMC 4-6-010B). See Exhibit 19, Advisory Notes to Applicant,
for a list of water system improvements required of the proposed development.
Sanitary Sewer: The proposed sewer main improvements, as shown on the composite
utility civil plan submitted with the Land Use Application, provide the required 8-inch
sewer main extension 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 mains shall be private. Sewer main
connections to City sewers located on adjacent parcels shall be located in a 15-foot wide
utilities easement. Direct vehicular access will be required to the connection point of on-
site and off-site sewer at the southwest corner of the property.
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.
The development is subject to applicable wastewater system development charges
(SDCs) based on the size of the new domestic water to serve the project. The 2019 sewer
SDC fee for a 1-inch meter is $3,100.00 per meter/lot. The total fee is $62,000 for (20)
1-inch meters. SAD fees are due at the time of construction permit issuance. For more
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 30 of 31
SR_HEX_Report_Sapphire_on_Talbot_190212
information regarding sewer improvements, see Exhibit 19 – Advisory Notes to
Applicant.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (RHD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 16.
2. The subject site is located in the Residential-14 (R-14) zoning designation and complies with the zoning
and development standards established with this designation, provided the applicant complies with City
Code and conditions of approval, see FOF 17.
3. The proposed preliminary plat complies with the Residential Design and Open Space Standards provided
the applicant complies with City Code and conditions of approval, see FOF 18.
4. The proposed preliminary plat complies with the Critical Areas Regulations, provided the applicant
complies with City Code and conditions of approval, see FOF 19.
5. The proposed preliminary plat complies with the subdivision regulations as established by City Code and
state law provided all advisory notes and conditions are complied with, see FOF 20.
6. The proposed preliminary plat complies with the street standards as established by City Code, provided
the project complies with all advisory notes and conditions of approval contained herein, see FOF 20.
7. The proposed preliminary plat complies with the conditional use permit criteria for the increased wall
plate height up to a maximum of 32 feet, provided all advisory notes and conditions are complied with,
see FOF 21.
8. The proposed preliminary plat complies with the Modification criteria for the reduced right-of-way widths
on Talbot Rd S and S 48th Ct provided the applicant complies with City Code and conditions of approval,
see FOF 22.
9. There are safe walking routes to the school bus stop, provided the applicant complies with the conditions
of approval, see FOF 23.
10. There are adequate public services and facilities to accommodate the proposed preliminary plat, see FOF
23.
11. Key features, which are integral to this project include a new public street system that will align with the
existing intersection at S 48th St (on the east side of Talbot Rd S) and Talbot Rd S. Plus an open space/tree
protection/stormwater tract located at the southwest portion of the property that would be a mixed use
receiving area for active recreation, tree replacement and stormwater collection.
J. RECOMMENDATION:
Staff recommends approval of the Sapphire on Talbot Preliminary Plat, File No. LUA18-000665, PP, SA-A, CU-A,
ECF, MOD, as depicted in the Preliminary Plat Plan (Exhibit 2), subject to the following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated January 18, 2019.
2. At twenty (20) or more dwelling units, the applicant shall provide an Affordable Housing Restrictive
Covenant and Agreement (the “Covenant”) upon one (1) unit prior to certificate of occupancy. The
Covenant is designed to satisfy the granting of the density bonus provision and shall remain affordable for
fifty (50) years. The applicant shall submit to, and have approved by, the Current Planning Project
Manager, the Covenant prior to or concurrent with the final plat.
City of Renton Department of Community & Economic Development
Sapphire on Talbot
Staff Report to the Hearing Examiner
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Report of February 12, 2019 Page 31 of 31
SR_HEX_Report_Sapphire_on_Talbot_190212
3. The applicant shall provide a minimum of ten feet (10’) of on-site landscaping along all public street
frontages. A final detailed landscape plan, consistent with RMC 4-8-120 and RMC 4-4-070, shall be
submitted to and approved by the Current Planning Project Manager prior to issuance of the construction
permits.
4. The applicant shall create a Homeowners’ Association (“HOA”) that maintains all improvements and
landscaping in the stormwater/open space/tree retention tract (Tract A) and any and all other common
improvements. A draft of the HOA documents shall be submitted to, and approved by, the City of
Renton Project Manager and the City Attorney prior to Final Plat recording. Such documents shall be
recorded concurrently with the Final Plat.
5. The applicant shall submit a revised tree retention plan showing at least eleven (11) significant trees
retained, to meet the minimum requirement of twenty percent (20%) retention. Alternatively, the
applicant may submit a letter from a certified arborist with an explanation as to why at least twenty
percent (20%) of the significant trees are unable to be retained, subject to concurrence by the Current
Planning Project Manager. The revised tree retention plan shall be submitted to the Current Planning
Project Manager for review and approval at the time of Utility Construction Permit Application.
6. The applicant shall submit revised plans with the building permit application that identifies the location
of code compliant bicycle parking meeting the standards of RMC 4-4-080.F.11, and identifies bicycle
parking stall on ten (10) of the 20 proposed lots. The revised plans shall be reviewed and approved by
the Current Planning Project Manager prior to building permit approval.
7. The applicant shall increase the minimum side yard setbacks for the unattached side yards of proposed
Lot 10 and Lot 11, from 4 feet (4’) to six feet (6’), in order to increase visibility of the open space from
the alley. If fences are proposed within this designed open space view corridor, they shall be limited to a
maximum of 48” above finished grade.
8. Both of the three-unit buildings that front S 48th St shall provide a minimum of one shared single loaded
driveway cut not to exceed a combined sixteen feet (16’) in width at the property line. All remaining
driveways on S 48th Ct shall be a single loaded garage driveway and shall not exceed nine feet (9’) in
width at the property line. In addition, Lot 20 shall take access from the private alley (Tract B).
9. Any proposal to convert the stormwater vault within Tract A to a stormwater detention pond shall be
considered a Major Plat Amendment subject to the requirements outlined under RMC 4-7-080.M.2.
10. The proposed stormwater vault within Tract A shall be located entirely below ground. Engineered
construction plans showing the vault entirely below ground shall be submitted at the time of Construction
Permit review for review and approval.
11. The applicant shall provide a minimum pavement width of 22 feet along S 48th Ct, from Talbot Rd S to the
internal alleyway. The increased roadway would result in a final ROW width of 49 feet for approximately
the first 100-foot street section. The revised plans shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Sapphire on Talbot
Land Use File Number:
LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Date of Hearing
February 12, 2019
Staff Contact
Clark H. Close
Senior Planner
Project Contact/Applicant
Tom Redding, Encompass
Engineering & Surveying, 165
NE Juniper St, Suite 201,
Issaquah, WA 98027
Project Location
4827 Talbot Rd S, Renton,
WA 98055
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-19: As shown in the Environmental Review Committee (ERC) Report
Exhibit 20: Staff Report to the Hearing Examiner
Exhibit 21: Environmental “SEPA” Determination, ERC Mitigation Measures and Advisory Notes
Exhibit 22: Construction Mitigation Description
Exhibit 23: Neighborhood Meeting Discussion Summary
Exhibit 24: Renton School District’s Assignment and Capacity Response Letter
Exhibit 25: Transportation Concurrency Test dated November 19, 2018
Exhibit 26: Density Worksheet
Exhibit 27: Architectural Elevations and Floor Plans
Exhibit 28: Conditional Use Permit Justification
Exhibit 29: Street Modification Request
cc: King County Development and Environmental Services Jalaine Madura, Seattle Public Utilities
Wendy Weiker, Puget Sound Energy Charlene Anderson, City of Kent
Boyd Powers, Department of Natural Resources Ramin Pazooki, WSDOT, NW Region
Gretchen Kaehler, Office of Archaeology & Historic Preservation Duwamish Tribal Office
Shirley Marroquin, King County Wastewater Treatment Division US Army Corp. of Engineers
Karen Walter, Fisheries, Muckleshoot Indian Tribe (digital) Jack Pace, City of Tukwila (digital)
Laura Murphy, Muckleshoot Cultural Resources Program (digital) Misty Blair, Department of Ecology (digital)
Larry Fisher, Department of Fish and Wildlife (digital) Steve Osguthorpe, City of Newcastle (digital)
WS Department of Ecology, Environmental Review Section (digital) Gary Kriedt, Metro Transit (digital)
SEPA Center, WS Department of Natural Resources (digital) Andy Swayne, Puget Sound Energy (digital)
January 18, 2019
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the
Environmental Review Committee (ERC) on January 14, 2019:
SEPA DETERMINATION: Determination of Non-Significance - Mitigated (DNS-M)
PROJECT NAME: Sapphire on Talbot, PR18-000391
PROJECT NUMBER: LUA18-000665, PP, SA-A, CU-A, ECF, MOD
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 1,
2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may
be obtained from the City Clerk’s Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions,
please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
Enclosure: ERC Determination, Mitigation Measures/Advisory Notes, Notice of Environmental Determination, and Environmental Checklist
(select recipients)
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA18-000665, PP, SA-A, CU-A, ECF, MOD
APPLICANT: Tom Redding, Encompass Engineering & Surveying / tredding@hotmail.com /
165 NE Juniper St, Suite 201, Issaquah, WA 98027
PROJECT NAME: Sapphire on Talbot
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Administrative Site Plan,
Administrative Conditional Use Permit, SEPA Environmental Review approval, and a Street Modification for a 20-lot
subdivision for the future construction of multi-family residential units at 4827 Talbot Rd S. The subject property is
proposing two- and three-unit buildings with an increase in the maximum wall plate height up to 32 feet to allow for a
third floor within the residences. The 1.69-acre site located along Talbot Rd S at S 48th St within the Residential-14 (R-
14) zoning district (3123059022). The proposal includes 20 new fee simple lots, a 13,130 square foot open space/tree
retention/stormwater tract, a 20-foot wide north-south alley, and a 47 to 53-foot wide east-west public road through
the property. The residential lots would range in size from 1,620 square feet to 2,775 square feet with an average lot
size of 1,989 square feet. The project would result in a net density of 15.2 dwelling units per net acre. The existing single
family home and accessory buildings would be demolished. The design of the primary access road from Talbot Rd S
would be via a modified limited residential access street until it meets the supplemental alleyway before widening to a
residential access street. The alleyway crosses the residential access street and spans the full length of the property. The
street modification request includes one-foot less right-of-way dedication on Talbot Rd S in order to match the existing
street section.
Site soils consist of Alderwood (AgC) gravelly sandy loam at a depth of about 8 feet with advance outwash deposits from
a depth of 8 feet to 13 feet. The advance outwash soils may support limited infiltration to go along with the proposed 33
ft by 60 ft stormwater detention vault. The existing site slopes to the west at 5 to 8 percent. Upon completion of the
project, roughly 95 percent of the site is proposed to be graded with approximately 2,000 cubic yards of cut and
approximately 4,000 cubic yards of fill material. The site contains 71 significant trees. The project is proposing to retain
four (4) exiting trees in a combined tree retention tract and is also proposing 42 replacement trees onsite. The applicant
has submitted a Geotechnical Engineering Report, Preliminary Technical Information Report, Wetland Reconnaissance,
Wetland Review Letter, Arborist Report, Letter of Understanding of Geologic Risk, and Trip Generation Report.
PROJECT LOCATION: 4827 Talbot Rd S, Renton, WA 98055
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 1, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: January 18, 2019
DATE OF DECISION: January 14, 2019
SIGNATURES:
Gregg Zimmerman, Administrator Date Rick M. Marshall, Administrator Date
Public Works Department Renton Regional Fire Authority
Kelly Beymer, Administrator Date C.E. Vincent, Administrator Date
Community Services Department Department Of Community & Economic Development
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
1/15/2019 | 10:43 AM PST
1/15/2019 | 8:32 AM PST 1/15/2019 | 10:12 AM PST
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
DETERMINATION OF NON-SIGNIFICANCE – MITIGATED (DNS-M)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA18-000665, PP, SA-A, CU-A, ECF, MOD
APPLICANT: Tom Redding, Encompass Engineering & Surveying /
tredding@hotmail.com / 165 NE Juniper St, Suite 201, Issaquah, WA
98027
PROJECT NAME: Sapphire on Talbot
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Administrative Site Plan,
Administrative Conditional Use Permit, SEPA Environmental Review approval, and a Street Modification for a 20-
lot subdivision for the future construction of multi-family residential units at 4827 Talbot Rd S. The subject
property is proposing two- and three-unit buildings with an increase in the maximum wall plate height up to 32
feet to allow for a third floor within the residences. The 1.69-acre site located along Talbot Rd S at S 48th St within
the Residential-14 (R-14) zoning district (APN 3123059022). The proposal includes 20 new fee simple lots, a 13,130
square foot open space/tree retention/stormwater tract, a 20-foot wide north-south alley, and a 47 to 53-foot
wide east-west public road through the property. The residential lots would range in size from 1,620 square feet
to 2,775 square feet with an average lot size of 1,989 square feet. The project would result in a net density of 15.2
dwelling units per net acre. The existing single family home and accessory buildings would be demolished. The
design of the primary access road from Talbot Rd S would be via a modified limited residential access street until
it meets the supplemental alleyway before widening to a residential access street. The alleyway crosses the
residential access street and spans the full length of the property. The street modification request includes one-
foot less right-of-way dedication on Talbot Rd S in order to match the existing street section.
Site soils consist of Alderwood (AgC) gravelly sandy loam at a depth of about 8 feet with advance outwash deposits
from a depth of 8 feet to 13 feet. The advance outwash soils may support limited infiltration to go along with the
proposed 33 ft by 60 ft stormwater detention vault. The existing site slopes to the west at 5 to 8 percent. Upon
completion of the project, roughly 95 percent of the site is proposed to be graded with approximately 2,000 cubic
yards of cut and approximately 4,000 cubic yards of fill material. The site contains 71 significant trees. The project
is proposing to retain four (4) exiting trees in a combined tree retention tract and is also proposing more than 50
replacement trees onsite. The applicant has submitted a Geotechnical Engineering Report, Preliminary Technical
Information Report, Wetland Reconnaissance, Wetland Review Letter, Arborist Report, Letter of Understanding
of Geologic Risk, and Trip Generation Report.
PROJECT LOCATION: 4827 Talbot Rd S, Renton, WA 98055
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
1. Project construction shall be required to comply with the recommendations found in the Geotechnical
Engineering Study prepared by Migizi Group, Inc., dated October 11, 2017 (revised August 30, 2018), or
an updated report submitted at a later date.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for the
land use actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA18-000633
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the a dministrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Clark H. Close, 425-430-7289, cclose@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. New multi-family and other nonresidential construction activities shall be restricted to the hours
between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on
Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m.
No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King Count y Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Ann Fowler, 425-430-7382, afowler@rentonwa.gov)
1. See Attached Development Engineering Memo dated November 19, 2018.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org)
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is given if the
existing house is demolished. This fee is paid at time of building permit issuance.
EXHIBIT 19
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA18-000633
Code Related Comments:
1. The fire flow requirement for the center duplex building is 3,500 gpm. A minimum of four (4) fire
hydrants are required. One within 150 feet and the others within 300 feet of the buildings.
2. 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.
3. 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. The
proposed emergency access easements shown are not sufficient. S 48th St is a private road, the access
easements shall cover all roadways all the way out to Talbot Rd S.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. The gravel driveway and parking lot encroachment on the south side of the property would need to be
addressed during the construction phase. There is concern about driveway access and setbacks for the
new properties.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact Fee applies as per adopted Ordinance.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 19, 2018
TO: Clark Close, Planner
FROM: Ann Fowler, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Sapphire on Talbot
4827 Talbot Road South
LUA 18-000665
I have reviewed the application for the Sapphire on Talbot at 4827 Talbot Road South (APN(‘s)
3123059022) and have the following comments:
EXISTING CONDITIONS
The site is approximately 1.69 acres in size and is rectangular in shape. The site is currently developed
with an existing single family residence, detached garage, outbuilding, and an asphalt driveway. The
remaining site is vegetated with grass, trees and shrubs. The site slopes to the west at approximately 5-
8%.
Water Water service is provided by City of Renton. The site is in the Talbot Hill service area in the 350
hydraulic pressure zone.
There is an existing 12-inch City water main located in Talbot Road South (see Water plan
no. W-2158) that can deliver a maximum total flow capacity of 4,000 gallons per minute
(gpm).
There is an existing 10-inch City water main located in South 48th Street (see Water plan no.
W-2785) that can deliver a maximum total flow capacity of 1,900 gallons per minute (gpm).
There is an existing 16-inch City water main located in Talbot Road South (see Water plan
no. W-0599) that can cannot provide adequate water pressure for fire protection.
The approximate static water pressure is 81 psi at the elevation of 162 feet.
The site is located outside of an Aquifer Protection Area.
There is existing water service to the subject property:
o One – 3/4-inch domestic water meter. If the service is abandoned or removed, it
shall be capped at the main in accordance with City Standards.
Sewer Wastewater service is provided by the City of Renton.
There is an existing 8-inch wastewater main located in Talbot Road South (see City plan no.
S-2993).
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Page 2 of 8
There is an existing 8-inch wastewater main located in the neighboring property to the
southwest (see City plan no. S-2785). The cleanout begins approximately 40-feet south of
the southwest site corner.
There is an existing 8-inch wastewater main located in South 48th Street (a private
street)(see City plan no. S-17409). The wastewater main begins at a cleanout approximately
120-feet northwest of the northwest site corner along the northern frontage of South 48 th
Street.
Storm The site currently contains a single family home with an asphalt parking area / driveway. The
remainder of the site consists of lawn areas with numerous trees. The site slopes moderately
away from Talbot Road S. There is no on-site conveyance system. There is also no conveyance
system along the Talbot Road South property frontage. Drainage from the Talbot Road South
frontage sheet flows onto the site. There is an existing storm drainage system in the east
frontage of Talbot Road South (see City plan no. R-2993) which appears to discharge into the
property frontage.
Streets The proposed development fronts Talbot Road South on the east property line. Talbot Road
South is a Collector Arterial Street with an existing right of way (ROW) width of 60 as measured
using the King County Assessor’s Map. No frontage improvements currently exist along the
property frontage.
The proposed development fronts South 48th Street on north property line. South 48th Street is
classified as a private access street.
CODE REQUIREMENTS
WATER
1. The proposed water main improvements as shown on the composite utility civil plan submitted
with the Land Use Application include the required 10-inch water main extension into the
development, connecting to the existing 12-inch water main located in Talbot Road South and the
existing 10-inch water main located in South 48th Street. Renton Fire Authority has determined
that the preliminary fire flow demand for the proposed development is 2,250 gallons per minute.
The following water system improvements are required:
a. The water main improvements as shown on the preliminary water plan prepared by
Encompass Engineering & Surveying dated 10/29/18 which were submitted with the
land-use application showed the new mains to be 8-inch in diameter. The minimum
water main size required for fire flows above 1,000 gpm and up to 2,000 gpm is 10-
inch in diameter.
2. The following water main improvements are required to provide water service for domestic use
and fire protection for the development per City Code and Development standards (RMC 4-6-
010B) including, but not limited to:
a. Installation of on-site water mains, minimum 10-inch in diameter within the north/south
and east/west interior access roads as shown on the preliminary water plans submitted
with the land-use application. The new water mains shall be connected to the existing
12-inch water main in Talbot Rd S and also to the existing 10-inch water stub in S 48th St
along the north property line.
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Page 3 of 8
b. Installation of fire hydrants as required by Renton Fire Prevention. The number and
location of the hydrants shall be determined based on the City’s review of the final
building and site plans.
c. If a fire sprinkler system is required, installation of a fire sprinkler stub with a detector
double check valve assembly (DDCVA) for backflow prevention to the building. The
DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1
(or 360.2 depending on the size of the system). The DDVCA may be installed inside the
building if it meets the conditions as shown on the City’s standard plan 360.5 for the
installation of a DDCVA inside a building.
d. Installation of a domestic water meter with a double check valve assembly (DCVA) behind
the meter if the buildings are 3-story or more and/or if equipped with a fire sprinkler
system.
3. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria.
4. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check
valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8.
5. 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.
6. Water mains located outside of existing or proposed right-of-way will be required to be in public
easement.
7. Each unit shall have a separate meter. The project proposes one 1-inch water service line and
meter to each lot, for a total of twenty (20) new domestic water service lines and meters.
8. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters.
a. Water system development charges for each proposed 1-inch domestic water service is
$3,727.00 per meter or $74,540.00 for (Error! Reference source not found.) 1-inch
meters.
b. A redevelopment credit of the water system development charges in the amount of
$3,727.00 will be applied to the existing ¾-inch meters servicing the property(ies) if they
are abandoned and capped at the main line or $3,727.00 for (1) ¾-inch meters.
c. The total water SDC fee is $70,813.00. This is payable at construction permit issuance.
9. Drop-in meter fee is $460.00 per meter. The total water drop-in meter fee is $9,200.00 for (20) 1-
inch meters. This is payable at issuance of the building permit.
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. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size of the meter.
12. 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 current Fee Schedule on the City’s website. Fees
that are current will be charged at the time of construction permit issuance or building permit
issuance as applicable.
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SEWER
1. The proposed sewer main improvements as shown on the composite utility civil plan submitted
with the Land Use Application provides the required 8-inch sewer main extension 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.
2. Sewer main connections to City sewers located on adjacent parcels shall be located in a 15 -foot
wide utilities easement.
3. Direct vehicular access will be required to the connection point of on-site and off-site sewer at
the southwest corner of the property.
4. 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.
1. 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.
2. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
a. SDC fee for a 1-inch meter is $2,837.00 per meter. The total fee is $56,740 for (20) 1-inch
meters.
SURFACE WATER
1. A geotechnical report, dated August 30, 2018, completed by Migizi Group, Inc. for the site has
been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion
control measures will need to be in place prior to starting grading activities on the site. The report
needs to discuss the soil and groundwater characteristics of the site including infiltration potential
and provide recommendations for project design and construction. Geotechnical
recommendations presented need to be address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated October 29, 2018, was
submitted by Encompass Engineering & Surveying with the Land Use Application. Based on the
City of Renton’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. The development
is subject to Full Drainage Review in accordance with the 2017 City of Renton Surface Water
Design Manual (RSWDM). All nine core requirements and all six special requirements must be
discussed in the Technical Information Report. The following stormwater improvements are
required and shall be discussed within the TIR:
a. The development shall ensure that Core Requirement #1 “Discharge at the Natural
Location” in the RSWDM is met.
b. The final TIR shall provide a full Level 1 analysis to ensure that Core Requirement #2
“Offsite Analysis” in the RSWDM is met. Please provide a Level 1 analysis that includes
all information regarding Task 1-4.
c. Applicant shall include discussion of special requirement (SR) #6 in the final drainage
report. SR #6 relates to the aquifer protection area, which is not applicable to this site,
but it should be noted as such in the report.
d. There is a storm drain line and catch basin located within the property frontage. Storm
drainage improvements along Talbot Road South are not addressed in the Civil Plans or
TIR. Storm drainage improvements along all public street frontages are required to
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conform to the City’s street standards. New storm drain shall be designed and sized in
accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water
Design Manual and shall account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for offsite
tributary areas.
3. The development is required to provide flow control and enhanced basic water quality treatment
prior to discharge. Project water quality treatment will consist of conveyance to a combined water
quality/detention vault.
a. The drainage report discusses the possibility of utilizing full infiltration in lieu of
detention for the site flow control requirements. The applicant will be required to
submit infiltration testing, meeting the requirements outlined in Section 5.2 of the 2017
RSWDM at the time of civil construction permit application. The drainage report shall
be updated to include the recommendations outlined in the infiltration testing report.
i. The vault and outlet structure sizing provided in the potential infiltration vault
modeling analysis does not demonstrate compliance with Core Requirement #3
– Flow Control. If an infiltration facility is used on the project, the drainage
report shall demonstrate compliance with Core Requirement #3 for the entire
site.
b. The drainage report does not currently demonstrate the project has met the
requirements for enhanced basic water quality treatment. Compliance with Core
Requirement #8 – Water Quality shall be demonstrated with the civil construction
permit application.
c. The conveyance pipes and storm water facilities shall be designed in accordance with
the RSWDM that is current at the time of civil construction permit application.
d. A maintenance access road from the public right-of-way is required to the public
stormwater facilities in the proposed Tract A for ”Open Space / Tree Retention /
Stormwater” and shall be in accordance with the design requirements outlined in the
RSWDM. The stormwater facilities located within Tract A will be maintained by the City.
An easement over a portion of Tract A will be required for the City to access and
maintain the stormwater facilities in Tract A. The lot owners within the subdivision shall
have equal and undivided ownership and maintenance responsibility of Tract A,
excluding the stormwater facilities contained therein.
e. Any surfaces used in a “treatment trade” or “area swap”, both untreated onsite and
treated offsite areas, must be clearly identified within the plan set and in a TIR exhibit.
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, has been
included with the land use application. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will
be completed during civil construction permit review. The applicant shall provide
infiltration testing at the time of civil construction permit application. The applicant
may be required to apply additional on-site BMPs in order to apply on-site BMPs to the
maximum extent feasible. Any onsite impervious surfaces (including swapped areas)
not served by the infiltration facility utilizing full infiltration are not exempt from the
on-site BMP requirement by the Flow Control Facility Exemption in Section 1.2.9 of the
RSWDM .
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5. Separate structural plans will be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault. Special inspection from the
building department is required.
6. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
7. A Construction Stormwater General Permit from Department of Ecology will be required since
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
8. A surface water development fee of $0.718 per square foot of new impervious surface will apply.
The fee is subject to final design and payable prior to issuance of the civil construction permit.
TRANSPORTATION
1. To meet the City’s complete street standards, the following street improvements will be required
to be installed by the developer for each of the following roads fronted by the development:
Talbot Road South
To meet the City’s complete street standards for Error! Reference source not found.
streets, minimum ROW is 94 feet for three (3) lane roads. Dedication of 17 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.
South of the site, a 44-foot wide pavement section has been established for Talbot Road
South. The modified pavement section consist of 2 – 11-foot travel lanes, 1 – 12-foot two-
way left turn lane, and 2 – 5-foot bike lanes. New curb and sidewalk along the site’s Talbot
Road S. 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-feet instead of the
required 57-feet. A right of way dedication of approximately 10.5-feet would be required
to building out the modified half right of way section (0.5-foot curb, 8-foot planter, 8-foot
sidewalk, and 2-foot clear at the back of sidewalk).
The applicant has requested a street modification in order to modify the ROW width
and/or street cross section to match the established street section for Talbot Road South.
a. City staff is recommending approval of the applicant’s street modification
request. Please see the Street Modification Criteria and Analysis for a complete
summary of the request, staff analysis, and staff recommendation.
South 48th Street
An access easement will be required from the property owner(s) if access via South
48th Street is desired as part of the proposed development.
New Public Streets
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
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turnaround shall have a design approved by the Administrator and Fire and
Emergency Services.
All new public streets for the development shall meet the minimum street standards
as outlined in RMC 4-6-060F. Minimum standards for a residential access road
requires a 53-foot right-of-way, 26-foot pavement width, 0.5-foot curb and gutter, 8-
foot planter strips and 5-foot sidewalks on both sides of the street.
a. The applicant has proposed a reduced street section for a portion of the new
public road, eliminating the required parking lane for a distance of
approximately 100-feet at the entrance to the development.
b. City staff is recommending approval of the applicant’s street modification
request. Please see the Street Modification Criteria and Analysis for a
complete summary of the request, staff analysis, and staff recommendation.
c. The applicant has proposed alley access to the townhomes facing east and west,
which would run parallel to Talbot Road South and perpendicular to the new
public road. Paved roadway width shall be 20-feet to allow for emergency vehicle
access. No parking is allowed in the alleys.
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 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).
3. 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.
4. Corner lots on arterial Streets require a minimum curb radius of 35 feet.
5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
6. A traffic analysis dated September 28, 2018, was provided by DN Traffic Consultants. The site
generated traffic volumes were calculated using data from the Institute of Transportation
Engineers (ITE) Trip Generation Manual, 10th Edition. Based on the calculations provided, the
proposed development would average 101 new daily vehicle trips. Weekday peak hour AM trips
would generate 9 new vehicle trips, with 7 vehicles leaving and 2 vehicles entering the site.
Weekday peak hour PM trips would generate 13 new vehicle trips, with 8 vehicles entering and 5
vehicles existing the site. As detailed in the report the proposed project is not expected to lower
the levels of service of the surrounding intersections included in the traffic study. Increased traffic
created by the development will be mitigated by payment of transportation impact fees.
d. The Trip Generation Report (TGR) references 21 townhomes. The application documents
note only 20 townhomes. The applicant shall submit an updated TGR with the Civil
Construction Permit Application for review and approval by the Development Engineer.
e. The values provided in the table do not appear to match values generated based on the 10th
edition of the ITE Manual and should be verified prior to submittal.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The current rate of transportation impact fee
is $2,822.61 per dwelling unit for duplexes/townhomes. The project proposes the addition of 19
new residences (20 new townhomes, 1 existing single family residence to be removed). The
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estimated total fee is $51,021.35, including a credit of $5,430.85 for the existing home to be
removed. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject
to change. The transportation impact fee that is current at the time of building permit application
will be levied.
9. Concurrency under separate cover, if applicable.
GENERAL COMMENTS
1. 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.
2. 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.
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
5. 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.
DocuSign Envelope ID: 28571868-0B48-4FE7-A458-8D437128BF86
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNS-M: The City Of Renton Environmental Review Committee (ERC) has determined that the proposed action has
probable significant impacts that can be mitigated through mitigation measures.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
January 18, 2019
PROJECT NAME/NUMBER: Sapphire on Talbot / LUA18-000665, PP, SA-A, CU-A, ECF, MOD
PROJECT LOCATION: 4827 Talbot Rd S, Renton, WA 98055
LOCATION WHERE APPLICATION MAY
BE REVIEWED:
Applicant documents are available online through the City of Renton
Document Center website. See also https://bit.ly/2D7ZWtq
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Administrative Site Plan,
Administrative Conditional Use Permit, SEPA Environmental Review approval, and a Street Modification for a 20-lot
subdivision for the future construction of multi-family residential units at 4827 Talbot Rd S. The subject property is
proposing two- and three-unit buildings with an increase in the maximum wall plate height up to 32 feet to allow for a
third floor within the residences. The 1.69-acre site located along Talbot Rd S at S 48th St within the Residential-14 (R-
14) zoning district (APN 3123059022). The proposal includes 20 new fee simple lots, a 13,130 square foot open
space/tree retention/stormwater tract, a 20-foot wide north-south alley, and a 47 to 53-foot wide east-west public road
through the property. The residential lots would range in size from 1,620 square feet to 2,775 square feet with an average
lot size of 1,989 square feet. The project would result in a net density of 15.2 dwelling units per net acre. The existing
single family home and accessory buildings would be demolished. The design of the primary access road from Talbot Rd
S would be via a modified limited residential access street until it meets the supplemental alleyway before widening to
a residential access street. The alleyway crosses the residential access street and spans the full length of the property.
The street modification request includes one-foot less right-of-way dedication on Talbot Rd S in order to match the
existing street section.
Site soils consist of Alderwood (AgC) gravelly sandy loam at a depth of about 8 feet with advance outwash deposits from
a depth of 8 feet to 13 feet. The advance outwash soils may support limited infiltration to go along with the proposed 33
ft by 60 ft stormwater detention vault. The existing site slopes to the west at 5 to 8 percent. Upon completion of the
project, roughly 95 percent of the site is proposed to be graded with approximately 2,000 cubic yards of cut and
approximately 4,000 cubic yards of fill material. The site contains 71 significant trees. The project is proposing to retain
four (4) exiting trees in a combined tree retention tract and is also proposing more t han 50 replacement trees onsite.
The applicant has submitted a Geotechnical Engineering Report, Preliminary Technical Information Report, Wetland
Reconnaissance, Wetland Review Letter, Arborist Report, Letter of Understanding of Geologic Risk, and Trip Generation
Report.
NOTICE
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 1, 2019,
together with the required fee with: Hearing Examiner, City of Renton, 1055 South Gr ady Way, Renton, WA 98057.
Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be
obtained from the Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: A public hearing is tentatively scheduled for February 12, 2019 at 11:00 AM
before the Renton Hearing Examiner in Renton Council Chambers on the 7th
floor of Renton City Hall, located at 1055 South Grady Way. If the
Environmental Determination is appealed, the appeal will be heard as part
of this public hearing.
November 6, 2018
Randy Matheson, Executive Director
Community Relations
Renton School District
420 Park Avenue N
Renton, WA 98055
Subject: Notice of Complete Application
PR18-000391 Sapphire on Talbot, LUA18-000665
The City of Renton’s Department of Community and Economic Development (CED) has received an
application for a Preliminary Plan, Administrative Site Plan Review, Environmental (SEPA) Review,
Modification located at 4827 Talbot Rd S. Please see the enclosed Notice of Application for further details.
In order to process this application, CED needs to know which Renton schools would be attended by
children living in residences at the location indicated above. Please fill in the appropriate schools on the
list below and return this letter to my attention, City of Renton, CED, Planning Division, 1055 South Grady
Way, Renton, Washington 98057 or fax to (425) 430-7300, by November 20, 2018.
Elementary School: Benson Hill Elementary School (School bus transportation provided)
Middle School: Nelsen Middle School (School bus transportation provided)
High School: Lindbergh High School (School bus transportation provided)
Will the schools you have indicated be able to handle the impact of the additional students estimated to
come from the proposed development? Yes YES No_______
Any Comments: _________________________________________________________________
Thank you for providing this important information. If you have any questions regarding this project,
please contact me at (425) 430-7289.
Sincerely,
Clark H. Close
Senior Planner
Enclosure: Notice of Application
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 19, 2018
TO: Clark Close, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Sapphire on Talbot;
LUA18-000665, PP, SA-A, ECF, MOD
The applicant is requesting Preliminary Plat, Administrative Site Plan, SEPA Environmental Review
approval and a Street Modification for a 20-lot subdivision for the future construction of attached
two- and three-unit buildings at 4827 Talbot Rd S. The 1.69-acre site is located along Talbot Rd S
at S 48th St within the Residential-14 zoning district (3123059022). The proposal includes 20 new
fee simple lots, a 13,130 square foot open space/tree retention/stormwater tract, a 20-foot wide
north-south alley, and a 47- to 53-foot wide east-west public road through the property. The
residential lots would range in size from 1,620 square feet to 2,775 square feet with an average
lot size of 1,989 square feet. The project would result in a net density of 15.2 dwelling units per
net acre. The existing single-family home and accessory buildings would be demolished. The
design of the primary access road from Talbot Rd S would be via a modified limited residential
access street until it meets the supplemental alleyway before widening to a residential access
street. The alleyway crosses the residential access street and spans the full length of the property.
The street modification request includes one-foot less right-of-way dedication on Talbot Rd S in
order to match the existing street section.
The proposed development would generate a reduction of approximately 101 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 9 net new trips (2 inbound and 7 outbound). During the weekday PM peak hour,
the project would generate approximately 13 net new trips (8 inbound and 5 outbound). The
proposed project passes the City of Renton Traffic Concurrency Test per RMC 4 -6-070.D as
follows:
Transportation Concurrency Test – Sapphire on Talbot
Page 2 of 3
November 19, 2018
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees Yes
Site specific street improvements to be completed by project Yes
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2017.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 2018 is
1,783 trips, which provides sufficient capacity to accommodate a reduction of 13 trips from this
project. A resulting 1,770 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The project will be required to
complete all internal and frontage street improvements for the building prior to occupancy. Any
additional off-site improvements identified through SEPA or land use approval will also be
completed prior to final occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
Transportation Concurrency Test – Sapphire on Talbot
Page 3 of 3
November 19, 2018
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DENSITY WORKSHEET
Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 | www.rentonwa.gov
1.Gross area of property square feet
2.Deductions: Certain areas are excluded from density calculations.
These include:
Public Streets* square feet
Private access easements* square feet
Critical Areas** square feet
Total excluded area: square feet
3.Subtract line 2 (total excluded area) from line 1 for
net area square feet
4.Divide line 3 by 43,560 for net acreage acres
5.Number of dwelling units or lots planned units/lots
6.Divide line 5 by line 4 for net density = dwelling units/acre
*Alleys (public or private) do not have to be excluded.
**Critical Areas are defined as “Areas determined by the City to be not suitable for
development and which are subject to the City’s Critical Areas Regulations including very high
landslide areas, protected slopes, wetlands, or floodways.” Critical Areas buffers are not
deducted/excluded.
1
H:\CED\Data\Forms-Templates\Self-Help Handouts\Planning\density.doc Rev: 08/2015
Western Washington Division Eastern Washington Division
165 NE Juniper St., Ste 201, Issaquah, WA 98027 407 Swiftwater Blvd, Cle Elum, WA 98922
Phone: (425) 392-0250 Fax: (425) 391-3055 Phone: (509) 674-7433 Fax: (509) 674-7419
www.EncompassES.net
October 16, 2018
Ann Fowler
City of Renton
RE: Street Modification Request
Sapphire on Talbot
4827 Talbot Road South
Dear Ann:
Please consider this letter a street modification request for improving the Talbot Road South with the
following curb/paving/sidewalk improvements per the June 7, 2018 preapplication memo from Ann
Fowler to Clark Close:
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 consists 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. 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 46ft. 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).
We request to be able to construct frontage improvements to match the existing curbline to the south:
• To match the existing curbline, we would construct the face of curb approximately 21.5’ from
the street centerline, a 0.5’ wide vertical curb,
• an 8’ planter strip, and
• an 8’ sidewalk—this requires a right of way dedication of 10.5’ with a 2’ gap between the back
of the sidewalk and the ROW line.
This is a reduction from regular Collector Arterial requirements of a curb at 23’ from the centerline and
a 11.5’ right of way dedication. City staff has determined that matching the existing street section is
more desirable than a transition in the curb.