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HomeMy WebLinkAboutPRE17000388 - (R-14 Talbot Apartments) Meeting SummaryPRE-APPLICATION MEETING COMMENTS FOR TALBOT APARTMENTS PRE17-000388 (Version 2) CITY OF RENTON Department of Community & Economic Development Planning Division November 17, 2017 Contact Information: Planner: Clark H. Close, 425-430-7289, cclose@rentonwa.gov Public Works Plan Reviewer: Ian Fitz-James, 425-430-7288, IFitz-James@rentonwa.gov Fire Prevention Reviewer: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org Building Department Reviewer: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the project manager to have it pre-screened before making all of the required copies. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Development Services Director, Department of Community & Economic Development Administrator, Public Works Administrator and City Council). FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:October 24, 2017 TO:Clark Close, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Talbot Adult Family Homes – Now Apartments 1. The fire flow requirement for the proposed apartments is 2,000 gpm. One hydrant is required within 150-feet and one additional fire hydrant is required within 300-feet of each building. One hydrant is required within 50-feet of each fire department connection for each buildings fire sprinkler system. 2. Approved fire sprinkler and fire alarm systems are required throughout all buildings. Separate plans and permits required by the fire department. Fully addressable and full detection is required for the fire alarm system. 3. The fire impact fees are currently applicable at the rate of $718.56 per apartment unit. Credit will granted for the removal of the existing home. Fee paid at time of building permit issuance. 4. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Dead end access roadways that exceed 150-feet in length require an approved turnaround, either a hammerhead or 90-foot diameter cul-de-sac. Secondary access is required by city code. Access easements may need to be obtained for the proposed secondary access to the north, across private property. K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments\C_Civil Pre-App Comments_PRE17000388_171116_v2.docx DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 16, 2017 TO:Clark Close, Senior Planner FROM:Ian Fitz-James, Civil Engineer III SUBJECT:Pre-Application Comments for Talbot Homes PRE17-000388 I have reviewed the updated pre-application submittal for Talbot Homes at 4827 Talbot Road S. The site is approximately 1.69 acres in size. The site currently contains a single family home that will be removed. The site address is 4827 Talbot Road S. and the King County Parcel Number is 3123059022. The revised application is to build 24 townhomes. WATER COMMENTS 1. Water service is provided by the City of Renton. The site is located in the Talbot Hill service area in the 350’ hydraulic pressure zone. The approximate static water pressure is 81 psi at a ground elevation of 162’. 2. There is an existing 12” ductile iron water main east of the site in Talbot Road S. that can deliver 4,000 gallons per minute (gpm). Reference Project File WTR2702158 in COR Maps for record drawings. There is also an existing 10” ductile iron water main north of the site in the private street, S. 48th Street, that can deliver 1,900 gpm. This main turns south and dead ends at the northern property line. Reference Project File WTR2702785 in COR Maps for record drawings. The site is served by an existing 3/4” water service. If the service is abandoned or removed, it shall be capped at the main in accordance with City standards. 3. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional fire hydrants may be required by the Renton Regional Fire Authority. The location and number of hydrants shall be determined based on the final site plan. a. Along the site’s Talbot Road S. frontage, across from the intersection of private street, S. 48th Street (COR Facility ID HYD-S-00360). b. Approximately 80’ south of the site along the western frontage of Talbot Road S. (COR Facility ID HYD-S-00440). Talbot Homes v2 – PRE17-000388 Page 2 of 6 November 16, 2017 K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments\C_Civil Pre-App Comments_PRE17000388_171116_v2.docx c. Approximately 60’ north of the site along the eastern frontage of Talbot Road S., across from the intersection of private street, S. 48th Street (COR Facility ID HYD- S-00426). 4. Based on the review of the information submitted for the pre-application, the Renton Regional Fire Authority has determined that the preliminary fire demand for the development is 2,000 gpm with a fire sprinkler system. 5. Off-site and on-site water main extensions will be required including but not limited to: a. Extension of approximately 100 linear feet of 10” water main in S. 48 th Street from the end of the existing 10” water main to the new north/south access road to the development. b. Installation of 10” water main within all interior access roads and extending to the east and south property lines with a connection to the existing 12” water main in Talbot Road S. c. Installation of fire hydrants as required by the Renton Regional Fire Authority. d. All water main on-site shall be contained in a 15’ wide water /utilities easement. All hydrants shall be contained in a water / utilities easement. e. A conceptual water main extension layout has been provided for reference. 6. Water system improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separation between new water mains and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries, or similar structures cannot be installed over the water main unless the water main is installed inside of a steel casing. 7. Each townhome shall be served by a 1” water service from the new water main in the site. Each water meter shall be contained in a water / utilities easement. A double check valve assembly (DCVA) will be required behind each meter as the proposed townhomes are three stories in height. The DCVA will be privately maintained. 8. Each townhome shall be equipped with a DCVA for backflow prevention on the water supply line to the fire sprinkler piping. 9. A separate water service and meter is required for landscape irrigation. A DCVA per COR Std. Plan 340.8 is required downstream of the meter. The meter shall be contained in a water / utilities easement. Talbot Homes v2 – PRE17-000388 Page 3 of 6 November 16, 2017 K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments\C_Civil Pre-App Comments_PRE17000388_171116_v2.docx 10. The development is subject to water system development charges (SDCs) for the new water services. The 2017 SDC for a 3/4” or 1” water meter is $3,486.00. A credit will be issued for any water services that are abandoned. SDCs are due at the time of construction permit issuance. 11. The development is located in the Hospital and South Talbot Hill Water Special Assessment District (SAD) #8406 as established by City ordinance #3790 with recording number 8403260504. Fees in this SAD are levied based on the fire flow demand. Since the preliminary fire flow demand is equal to 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 of frontage x 273.12 LF = $4,916.16. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer flowing from north to south east of the site along the eastern frontage of Talbot Road S. from a manhole at the intersection of Talbot Road S. and S. 48th Street (COR Facility ID MH4055). Reference Project File WWP2702993 in COR Maps for record drawings. There is an existing 8” PVC sewer that flows west beginning as a cleanout approximately 40’ south of the southwest site corner. Reference Project File WWP2702785 in COR Maps for record drawings. There is also an existing 8” PVC sewer that flows north beginning at a cleanout approximately 120’ northwest of the northwest site corner along the northern frontage of S. 48th Street (private street). Reference Project File WWP2701709 in COR Maps for record drawings. 2. An 8” sewer main extension is required to serve each row of townhomes. The sewer main shall be designed and constructed in accordance with City and Washington Department of Ecology standards. All new on-site sewer main shall be private. 3. Sewer main connections to City sewers located on adjacent parcels shall be located in a 15’ wide utilities easement. 4. Direct vehicular access will be required to the connection point of on-site and off-site sewer at the southwest corner of the property. 5. Each new townhome shall be served by an individual side sewer. All new side sewers shall be 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. Talbot Homes v2 – PRE17-000388 Page 4 of 6 November 16, 2017 K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments\C_Civil Pre-App Comments_PRE17000388_171116_v2.docx 6. 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. 7. The development is subject to sewer system development charges (SDCs) for the new sewer services. The SDC for sewer service is based on the size of the domestic water service. The 2017 SDC for a sewer service with a 3/4” or 1” water meter is $2,540.00. SDCs are due at the time of construction permit issuance. STORM DRAINAGE COMMENTS 1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface Water Design Manual (RSWDM) will be required. 2. 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 S. frontage. Drainage from the Talbot Road S. frontage sheet flows onto the site. 3. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions). The site falls within the Black River drainage basin. 4. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. 5. Storm drainage improvements along the Talbot Road S. frontage are required to conform to the City’s street standards. New public and private storm drain shall be designed and sized in accordance with the standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual. 6. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. 7. A geotechnical soils report for the site is required per the standards found in Section C.1.3 of the 2017 Renton Surface Water Design Manual. Information on the water table and soil permeability (infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. 8. The development is subject to stormwater system development charges (SDCs). The 2017 stormwater SDC is $0.641 per square foot of new impervious surface but not less than $1,608.00. SDCs are due at the time of construction permit issuance. Talbot Homes v2 – PRE17-000388 Page 5 of 6 November 16, 2017 K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments\C_Civil Pre-App Comments_PRE17000388_171116_v2.docx TRANSPORTATION/STREET COMMENTS 1. The 2017 transportation impact fee is $3,358.55 per townhome / apartment unit. Traffic impact fees for each building are due at the time of building permit issuance for the respective building. 2. Talbot Road S. is classified as a collector arterial. The approximate existing pavement width adjacent to the site is 40’. There is no curb, planter strip, or sidewalk along the project frontage. Per the King County Assessor’s Map, the existing right of way width is approximately 60’. Per RMC 4-6-060, the minimum right of way width for a collector arterial with two lanes is 83’. The minimum paved roadway width is 46’ consisting of 2 – 10’ travel lanes, 2 – 5’ bike lanes, and 8’ of parking on both sides of the street. A 0.5’ curb, an 8’ planter, an 8’ sidewalk, and 2’ clear at the back of sidewalk are required along both sides of the roadway. A dedication of approximately 11.5’ would be required along the project frontage to build out the complete half right of way section (0.5’ curb, 8’ planter, 8’ sidewalk, and 2’ clear at the back of sidewalk). South of the site, a 44’ wide pavement section has been established for Talbot Road S. The modified pavement section consist of 2 – 11’ travel lanes, 1 – 12’ two-way left turn lane, and 2 – 5’ 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’ instead of the required 46’. A right of way dedication of approximately 10.5’ would be required to building out the modified half right of way section (0.5’ curb, 8’ planter, 8’ sidewalk, and 2’ clear at the back of sidewalk). 3. The proposed drive aisles shall comply with the drive aisle standards found in RMC 4-4- 080. 4. New site access from Talbot Road S. should align with the existing Talbot Road S. and S. 48th Street (private street) intersection. Alternative site access points may be considered pending the Trip Generation Data that is provided for the project. 5. Perpendicular curb ramps per WSDOT and ADA standards shall be constructed per City requirements to allow for pedestrian connectivity to existing sidewalks in the project vicinity. 6. The applicant shall submit a Trip Generation Report based on the project’s use and trip generation data from the 9th Edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) with the site plan submittal. A Traffic Impact Analysis per City of Renton standards is required if the redevelopment generates new vehicular traffic exceeding 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods as determined by the Trip Generation Report. Talbot Homes v2 – PRE17-000388 Page 6 of 6 November 16, 2017 K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments\C_Civil Pre-App Comments_PRE17000388_171116_v2.docx 7. Per RMC 4-6-060, public street frontages along sites proposing more than four residential units are required to conform to the City’s street lighting standards. A street lighting analysis and plan shall be submitted with the construction permit. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The fees listed are for 2017. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. All new utility lines (i.e. electrical, phone, and cable services, etc.) within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 3. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 5. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 7.All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information. K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:November 17, 2017 TO:Pre-application File No. 17000388 FROM:Clark H. Close, Senior Planner SUBJECT:Talbot Apartments (4827 Talbot Rd S) General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov. Project Proposal: The subject property consists of one parcel located at 4827 Talbot Rd S (APN 3123059022) on the west side of Talbot Rd S just south of S 48th St. The project site totals 1.69 acres in area and is zoned Resesidential-14 (R-14) du/ac. The proposal is to develop the site with 24 apartment units. Each apartment would be 3 story units with a garage under. The total size of the units would be around 1,800 square feet (including the garage). The lot slopes approximately 9% from the east to the west and is predominately covered by maintained lawn and landscape trees. Public access to the proposed apartments is proposed from Talbot Rd S. City of Renton (COR) Maps does not identify any critical areas onsite. Current Use: A single family home is currently located onsite and is proposed for demolition. Zoning: The property is located within a Comprehensive Plan land use designation of Residential High Density (RHD) and is zoned Residential-14 (R-14). Attached dwellings are a permitted use in the R-14 designation, provided the proposal complies with the density range specified by the zone. Garden style apartments are prohibited. Density Requirements: The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. It is unclear exactly how much area would be required to be dedicated for right-of-way for the half-street improvements and frontage dedication or whether there are critical areas onsite; therefore, the net density of site could not be calculated. A Density Worksheet would be required at the time of formal application. A 24 unit proposal would result in a gross density of 14.2 dwelling units per net acre (du/ac) (24 units / 1.69 acres = 14.2 du/ac). The minimum net K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments density of the R-14 zone is 7 du/ac and the maximum net density is 14 du/ac. Bonus density for affordable housing is allowed via a conditional use permit per RMC 4-9-065D.3.a. The maximum bonus density is 30% above maximum density or density allowed in the zone. In the event that the applicant can show that minimum density cannot be achieved due to lot configuration, lack of access, environmental or physical constraints, minimum density requirements may be waived. The applicant would be required to demonstrate compliance with the density range of the Resiential-14 zone using net density calculations at the time of formal application. Development Standards: The project is subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “R-14 standards” herein). Maximum Number of Dwellings – N/A for attached dwellings. Minimum Lot Size, Width and Depth – The minimum lot size permitted in the R-14 is 3,000 square feet for detached dwellings. A minimum lot width of 30 feet is required for interior lots and 40 feet for corner lots. A lot depth of 60 feet is required. It is the applicant’s responsibility to demonstrate compliance with the minimum lot size, width and depth criteria of the zone. Building Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the R-14 zone are 15 ft. for the front yard (except when all vehicle access is taken from an alley, then 10 ft.), 10 ft. for the rear yards, secondary front yards ((applies to Corner Lots) would be required to have a 15 foot setback, and interior side yards are required to have a 4 ft. for unattached side(s), 0 ft. for the attached side(s). It is the applicant’s responsibility to demonstrate compliance with building setbacks at site plan review. Building Height – The maximum wall plate height is 24 feet with the possibility to increase up to 32 feet with an administrative conditional use permit and a maximum of 3 stories. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height; common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., decks, railings, etc.) shall not extend above the maximum wall plate height unless the projection is stepped back one-and-a-half (1.5) horizontal feet from each façade for each one (1) vertical foot above the maximum wall plate height. No building elevations were provided, however the narrative stated residential buildings would be 3-stories. It is the applicant’s responsibility to demonstrate compliance with building height requirements at site plan review. Building Coverage – R-14 zone allows a maximum building coverage of 65% of the lot area. Building coverage requirements would be verified at the time of site plan review. Impervious Surface Area – The maximum impervious surface would be limited to 80%. Impervious surface requirements would be verified at the time of site plan review. Maximum Number of Units per Building – No more than 6 units per building. Residential Design and Open Space Standards: All new residential dwelling units in the R-14 zone would be subject to the Residential Design Standards outlined in RMC 4-2-115. Residential Design Review occurs as part of the Building Permit Review. For example site design requirements in the R-14 zone would require 350 square feet of common open space for each unit in the development. Each ground-related dwelling shall have a private yard that is at least 250 square feet in size with no dimension less than eight feet (8') in width. An additional two hundred fifty (250) square feet of open space per unit shall be added to the required amount of K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments common open space for each unit that is not ground related. All residential design and open space standards applicable to the R-14 zone would be verified at the time of site plan review. Screening: Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening (see RMC 4-4-095). Refuse and Recycling Areas: A minimum of one and one-half (1-1/2) square feet per dwelling unit in multi-family residences shall be provided for recyclables deposit areas. A minimum of three (3) square feet per dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty (80) square feet shall be provided for refuse and recyclables deposit areas. There shall be at least one deposit area/collection point for every thirty (30) dwelling units. See RMC 4-4-090 for additional information and standards. Compliance with the refuse and recycling standards would be required to be demonstrated in the land use application. Landscaping: The development standards require that all pervious areas within the property boundaries be landscaped. Therefore, all areas of the site not covered by structures, required parking, access, circulation or patios, must be landscaped with native, drought-resistant vegetative cover. Ten feet (10') of on-site landscaping is required along all public street frontages, with the exception of areas for required walkways and driveways. Street trees in the ROW planter will also be required. Any additional undeveloped right-of-way areas shall be landscaped. Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape requirements. A conceptual landscape plan would be required at the time of formal land use application. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a tree inventory, tree retention plan, and arborist report shall be provided with the formal land use application as defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained (RMC 4-4-130H.1.a). When the required number of protected trees cannot be retained, replacement trees, with at least a two-inch (2") caliper or an evergreen at least six feet (6') tall, shall be planted at a rate of twelve (12) caliper inches of new trees to replace each protected tree removed. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. A formal tree retention plan would be reviewed at the time of land use application. Fences/Retaining Walls: If the applicant intends to install any fences as part of this project, the location must be designated on the landscape plan. A wall taller than four feet requires a building. Fences up to six-feet in height are permitted in the rear yard and side yard; fences up to four feet are permitted in the front yard. Any part of a yard that is within a clear vision area has a limited fence height of 42-inches. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. New or existing fencing would need to comply with the fence requirements of the code (RMC 4-4-040). Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that complements the proposed building and site development. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information about fences and retaining walls. Access: The proposal shows a private 20-foot wide private access for ingress and egress from Talbot Rd S. The new site access from Talbot Rd S should align with the existing Talbot Rd S and S 48th S (Private Street) intersection. Secondary access is required by city code. Access easements may need to be obtained for the proposed secondary access to the north, across private property. Driveways: The maximum driveway slopes cannot exceed 15%. If the grade exceeds 15%, a variance is required. Driveways exceeding 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the residences or crossing any public sidewalks. The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage driveways shall not exceed 16 feet. Parking: Attached dwellings in R-14 zone requires a minimum and maximum of 1.6 per 3 bedroom or large dwelling unit; 1.4 per 2 bedroom dwelling unit; 1.0 per 1 bedroom or studio dwelling unit. The proposal also requires a minimum of one-half (0.5) bicycle parking spaces per dwelling unit. Space shall meet the requirements of RMC 4-4-080F11.c which includes secure extended use protection for the entire bicycle. Spaces within the dwelling units or on balconies do not count toward the bicycle parking requirement. See RMC 4-4-080F.11.b for complete information regarding bicycle parking standards. Bicycle parking must be shown on the land use application submittal materials. Critical Areas: The City’s mapping database (COR Maps) identifies the site to contain regulated slopes along the public street frontage. A geotechnical report for the site shall be prepared and submitted with the land use application. The analysis should assess soil conditions and detail construction measures to assure building stability. Environmental Review: The construction of more than nine (9) dwelling units and parking for more than 20 automobiles is subject to State Environmental Policy Act (SEPA) Review in accordance with WAC 197-11-800. An environmental checklist must be submitted with the land use application. Permit Requirements: The proposed apartment development would require administrative site plan review and SEPA review. The applications would be processed within an estimated time K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments frame of 6-8 weeks. The administrative site plan review fee would be $2,500. SEPA Review (Environmental Checklist) is $1,500. Each modification request for 2017 is $250. A 3% technology fee would also be assessed at the time of land use application. All fees are subject to change. Detailed information regarding the land use application submittal can be found on the City’s website by clicking “City Documents” on the home screen, then “CED Forms.” All forms are in alphabetical order. The City now requires electronic plan submittal for all applications. The City’s Electronic File Standards can also be found on the City’s website. Public Information Sign: Public Information Signs are required for all Type II Land Use Permits, as classified by RMC 4-8-080. Public Information Signs are intended to inform the public of potential land development, specific permits/actions being considered by the City, and to facilitate timely and effective public participation in the review process. The applicant must follow the specifications provided in the public information sign handout (see land use forms on City website). The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. Neighborhood Meeting Requirement: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to conduct a neighborhood meeting. The meeting shall be held at a location open to the public within Renton city limits, at a location no further than two (2) miles from the project site. The applicant is required to mail a written notice announcing the neighborhood meeting to property owners within 300-feet of the subject property. The neighborhood meeting is intended to be a developer-neighborhood interaction. City staff members are not required to attend and/or participate in neighborhood meetings. Please see the attached RMC 4-8-090A for the complete neighborhood meeting requirements. Public Outreach Sign: Projects estimated by the City to have a monetary value equal to or greater than $10,000,000 requires the applicant to install a public outreach sign. Public outreach signs are intended to supplement information provided by public information signs by allowing an applicant to develop a personalized promotional message for the proposed development. The sign is also intended to provide the public with a better sense of proposed development by displaying a colored rendering of the project and other required or discretionary information that lends greater understanding of the project. See the attached Public Outreach sign handout for more information and specifications. Fees: In addition to the applicable building and construction fees, impact fees would be required for new multi-family apartment units. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2017 application fees are as follows: A Transportation Impact Fee based on $3,358.55 per each new apartment unit; A Parks Impact Fee based on $1,858.95 per each new apartment unit; Renton School District Impact Fee currently assessed at $1,448.00 per new multi-family apartment unit; and A Fire Impact fee of $718.56 per each new multi-family apartment unit. A handout listing Renton’s development-related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant is strongly encouraged to have one copy of the application materials pre-screened at the 6th floor front K:\Preapps\2017\PRE17000388_Talbot Homes\02.Review Comments counter prior to submitting the complete application package. Please contact Clark Close, Senior Planner at 425-430-7289 or cclose@rentonwa.gov to schedule an appointment. Expiration: Site plan approval is valid for two years with a possible two-year extension.