HomeMy WebLinkAboutPRE22-000358_Meeting SummaryPREAPPLICATION MEETING FOR
Talbot Road Property
PRE 22-000358
CITY OF RENTON
Department of Community & Economic Development
Planning Division
November 10, 2022
Contact Information:
Planner: Jill Ding, 425.430.6598, jding@rentonwa.gov
Public Works Plan Reviewer: Yong Qi, 425-430-7439, yqi@rentonwa.gov
Fire Prevention Reviewer: Corey Thomas, 425.276.9582, cthomas@RentonRFA.org
Building Department Reviewer: Rob Shuey, 425.430.7235
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
formal submittal.
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).
M E M O R A N D U M
DATE: November 1, 2022
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Talbot Short Plat
1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of on e fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. There are some existing fire hydrants that meets minimum code.
2. The fire impact fees are currently applicable at the rate of $8 29.77 per single family unit.
This fee is paid at building permit issuance. Credit will be given for the removal/retention of
one single family home.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet
wide fully paved, with 25-feet inside and 45-feet outside turning radius. Fire access roadways
shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required
within 150-feet of all points on the buildings. Maximum grade is 15 percent.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 10, 2022
June 20, 2011
TO: Jill Ding, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Talbot Road Short Plat
2103 Shattuck Ave S, Renton, WA
PRE22-000358
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel #
7222000175. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
Water
1. The project is within the City of Renton’s water service area in the Talbot Hill 350 Pressure Zone.
2. There is an existing ¾ -inch water meter serving the existing site (facility ID number MTR-
007211).
3. There is an existing 12-inch water main (Talbot Hill 350 Pressure Zone) (see City water project
plan no. W- 059908) in Talbot Rd S, which can deliver a maximum flow rate of 5,400 gallon per
minute. The static water pressure is approximately 66 psi at ground elevation 197 feet (existing
water meter). There is an existing 8-inch water main (West Talbot Hill 300 Pressure Zone) (see
City water project plan no. W- 113202) in Shattuck Ave S, which can deliver a maximum flow
rate of 2,000 gallon per minute. The static water pressure is approximately 44 psi at ground
elevation 197 feet.
4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the
Renton Regional Fire Authority (RRFA) for fire hydrant requirements:
a. One in Shattuck Ave S within the landscaping strip in the southwest frontage of the site
(Facility ID No. HYD-S-00152) (West Talbot Hill 300 Pressure Zone) .
b. One in Shattuck Ave S approximately 50 ft north to the site (Facility ID No. HYD-S-00479)
(West Talbot Hill 300 Pressure Zone).
Talbot Road Short Plat PRE22-000358 Page 2 of 6
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2
5. Based on the review of project information submitted for the pre-application meeting, in order
to provide domestic and fire protection service to the development, developer constructed
improvements will include but are not limited to the items that follow:
a. Installation of approximately 440 feet of 8-inch minimum diameter (dead-end) water main
within the new north access road from the existing 12-inch water main (350-zone) in Talbot
Rd to the westerly property line of Tract A of the proposed subdivision.
b. Installation of new fire hydrants. The location and number of fire hydrants will be
determined by the RRFA based on the final fire flow demand and final site plan.
c. A separate water service (1-inch) and meter is required for each lot.
d. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA), if
applicable.
e. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
f. The existing ¾ inch domestic water service must be cut, capped, and abandoned at the main
line. Cut and cap of the existing ¾” service shall be done by City forces under a separate
permit.
6. Design and construction requirements for the required improvements are as follows:
a. A 15-foot-wide public water easement is required for any public water main, hydrants, and
water meters located outside City Right of Way.
b. Meters shall be located in the public right of way, placed in landscape strips, and shall not
be installed within driveways.
c. The sizing of each water meter and of the private service line to each home shall be in
accordance with the most recent edition of the Uniform Plumbing Code (UPC).
d. A minimum of 1-inch water meter is required if the home is served by sprinkler systems.
e. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance
between sanitary sewer and storm utilities. Clearance is measured from outside edge to
outside edge of pipe.
7. A conceptual utility plan will be required as part of the land use application for the subject
development.
8. Civil plans for the water main improvements will be required and must be prepared by a
Professional Engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for water main extensions as shown in Appendix K
of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations between the
new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas,
electrical) shall be provided for the operation and maintenance of the water main. Retaining
walls, rockeries or similar structural cannot be installed over the water main unless the water
main is installed inside a steel casing.
9. The development is subject to meter installation fees based on the number and size of the meters
for domestic uses and for fire sprinkler use. Current fees can be found in the 2022 Development
Fees document on the City’s website. Fees will be charged based on the rate at the time of
construction permit issuance.
a. Water service installation charges for each proposed domestic water service is applicable.
Water service installation is $2,875 per 1-inch service line and the Contractor will provide the
materials and will install the service line and meter setter and meter box as part of the
installation of the water main extension.
b. Drop-in meter fee is $460 per 1-inch meter.
c. Credit will be applied for the existing water service being abandoned.
Talbot Road Short Plat PRE22-000358 Page 3 of 6
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3
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8’’ concrete gravity wastewater main located within Shattuck Ave S (see record
dwg: S-002207). The existing house is connected to sewer stub of Facility ID No. SLAT-16561.
3. A minimum of 8-inch extension from Shattuck Ave S to the project site conforming to the
standards in RMC 4-6-040 will be required. The proposed short plat needs to provide a sewer
main extension between proposed lots 2 and 4 to the extreme south property line limits for future
development of the lots to the south. A 15-foot-wide public sewer easement, executed by all
parties of interest, will be required with the civil construction permit.
4. Sewer service to property of 2109 Talbot Rd S needs to be maintained. If the side sewer
remains in its current alignment a private sewer easement will be necessary.
5. Each new single-family home shall be served by its own, individual 6’’ diameter side sewer stub.
All new side sewers and sewer stubs shall conform to the standards in RMC 4-6-040 and City of
Renton Standard Details.
6. A conceptual utility plan will be required as part of the land use application for the subject
development.
7. The development is subject to a wastewater system development charge (SDC) fee. Current fees
can be found in the 2022 Development Fees Document on the City’s website. Fees will be
charged based on the rate at the time of construction permit issuance.
a. The current sewer fee is $ 3,500 per 1-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The developer will receive a credit for the existing homes if demoed.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
SURFACE WATER
1. There is a City of Renton 12-inch concrete stormwater main (Facility ID No. 703248) along the east
side of Shattuck Ave S and an associated Type 1 catch basin (Facility ID No. 135860) to the
southwest of the project site.
2. Refer to Figure 1.1.2.A – Flow Chart in the 2022 City of Renton Surface Water Manual (2012
RSWDM) to determine what type of drainage review is required for this site. A drainage study
complying with the 2022 RSWDM will be required. Based on the City’s flow control map, this site
falls within the Flow Control Duration Standard area (matching Forested site conditions). The site
is located in the Black River basin and Rolling Hills Creek sub basin.
3. Drainage report and drainage plans based on 2022 RSWDM are required to be provided.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide basic water quality treatment. Any proposed detention and/or water
quality vault shall be designed in accordance with the 2022 RSWDM. 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.
Talbot Road Short Plat PRE22-000358 Page 4 of 6
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4
5. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with
standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing conditions
for any offsite tributary areas.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extend feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
appliable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit.
7. A geotechnical report for the site is required and shall be submitted with the land use
application. Information concerning the soils, geology, drainage patterns, vegetation present,
water table and soil permeability, with recommendations of appropriate on-site BMP options with
typical designs for the site from the geotechnical engineer, shall be submitted with the
application. The geotechnical report should include an on-site infiltration test to clearly show if
the site is suitable or unsuitable for infiltration.
8. Erosion control measures to meet the City requirements shall be provided.
9. A Construction Stormwater General Permit from Department of Ecology will be required if grading
and clearing of the site exceeds one acre.
10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals. The current City of Renton Standard details are available online at the City of Renton
website:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton.
11. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022 will
be subject to these new stormwater requirements. Please refer to RMC 4-1-045 for information
regarding project vesting.
12. The development is subject to a surface water system development charge (SDC) fee. Fees will be
charged based on the rate at the time of construction permit issuance.
a. The 2022 Surface water system development fee is $0.84 per square foot of new impervious
surface, but no less than $2,100.00.
b. The full schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton
TRANSPOTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions
exceed an overall valuation is greater than $175,000, the project site(s) shall be required to meet
the City’s Complete Streets Standards.
a) Shattuck Ave S is classified as a residential access street, with an existing right-of-way (ROW)
width of approximately 40 feet with an existing paved width of approximately 22 feet. To
meet the City’s complete street standards for Residential Access streets, a minimum ROW
width of 53 feet is required. Per RMC 4-6-060, half street improvements as taken from the
ROW centerline will be required and include a minimum 13-foot paved road, 0.5 feet of cub,
an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage improvements,
6.5’ dedication would be required for this project on Shattuck Ave S.
Talbot Road Short Plat PRE22-000358 Page 5 of 6
November 10, 2022
5
b) Talbot Rd S is classified as collector arterial, to meet the City’s complete street standards for
Collector Arterial, a minimum ROW width of 83 feet is required. Since the existing ROW
width of Talbot Rd S to the east of the project site is vary, and the frontage improvements
requirement are shown on the layout draft attached.
2. The project proposes to subdivide the existing parcel into 6 new residential Lots accessing
through Shattuck Ave S and Talbot Rd S. However, the City of Renton does not support a
through traffic between Shattuck Ave S and Talbot Rd due to complicate intersection operation
at Talbot Rd S. A electrical gated fire access of approximately 36’ wide and a 16’ wide alley as
shown in the layout (attached) is recommended.
3. Refer to City code 4-4-080 regarding driveway regulations.
4. Undergrounding of all exiting utilities is required on all frontages per RMC 4-6-090.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
6. Street lighting and trees are required to meet current city standards. Lighting plans are required
to be submitted with the land use application and will be reviewed during the construction utility
permit review.
7. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of construction permit issuance.
a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2022
transportation impact fee is $10,861.69.
b. The current property contains one single family home, the developer will receive one credit
for the existing home.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e., electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
2. 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.
3. All civil construction permits for utility and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
6. Fees quoted in this document reflect the fees applicable in the year 2022 only and will be assessed
Talbot Road Short Plat PRE22-000358 Page 6 of 6
November 10, 2022
6
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 fee schedule.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be
acquired through the building department.
GRAPHIC SCALE
0 10 20 40
1 INCH = 20 FT.
EXISTING 12" WATER
(350-ZONE)
NEW 8" WATER
(APPROX. 440 FEET)
CONNECT TO EXIST 12" W
(350-ZONE)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W (E)W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W W
EXISTING 12" WATER
(300-ZONE)
LOW-PRESSURE
NEW 1" WATEDR SERVICE FOR EACH LOT
(TYPICAL)NEW HYDRANT AT END OF
WATER MAIN
PRE22-000358 Talbot Road Short Plat - 2103 Talbot Rd S
Conceptual Water Extension Layout
GRAPHIC SCALE
0 10 20 40
1 INCH = 20 FT.
40' PUBLIC ROW WIDTH, FROM
SOUTH TO NORTH: 5' SIDEWALK, 8'
PLANTER, 0.5 CURB, 26' PAVEMENT
(TWO 10' TRAVEL LANES, 6'
PARKING), 0.5' CURB. ADDITIONAL
DEDICATION MAY BE REQURIED
DEPENDING ON THE TOPO
LIMITATION ON THE NORTH SIDE
REQUIRED FRONTAGE
IMPROVEMENTS: PER RMC 4-6-060,
FROM CENTERLINE OF ROW, HALF
STREET IMPROVEMENTS WILL BE
REQUIRED AND INCLUDE A MINIMUM
13-FOOT PAVED ROAD, 0.5 FEET OF
CUB, AN 8-FOOT PLANTING STRIP,
AND 5-FOOT SIDEWALK; 20' MINIMUM
WIDTH OF PAVEMENT IS REQUIRED,
THE IMPROVEMENT TO THE WEST OF
THE ROW CENTERLINE MAY BE
REQUIRED
6.5'
6.5' RIGHT OF WAY DEDICATION
40'16' WIDE ALLEY ROW, ADDITIONAL
DEDICATION MAY BE REQURIED
DEPENDING ON THE TOPO LIMITATION
ON THE SOUTH SIDE16' MINREQUIRED FRONTAGE
IMPROVEMENTS: FROM CENTER
LINE ROADWAY TO THE
PROPOERTY SIDE, CITY WOULD
SUPPORT A MODIFICATION
FRONTAGE IMPROVEMENT: 16'
PAVEMENT, 0.5' CURB, 8'
PLANTING STRIP, 8' SIDEWALK,
AND 1' CLEARANCE MINIMUM
REQUIRED FRONTAGE
IMPROVEMENTS: PER RMC
4-6-060, FROM CENTERLINE OF
ROADWAY, HALF STREET
IMPROVEMENTS WILL BE
REQUIRED AND INCLUDE A
MINIMUM 13-FOOT PAVED ROAD,
0.5 FEET OF CUB, AN 8-FOOT
PLANTING STRIP, AND 5-FOOT
SIDEWALK
36' PUBLIC ROW WIDTH, 20'
EMERGENCY ACCESS, 8'
PLANTING STRIP, 5' SIDEWALK,
AND ELECTRICAL GATE
INCLUDED; ADDITIONAL
DEDICATION MAY BE REQURIED
DEPENDING ON THE TOPO
LIMITATION ON THE NORTH SIDE
36'
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 10, 2022
TO: Pre-Application File No. 22-000358
FROM: Jill Ding, Senior Planner
SUBJECT: Talbot Road Property
2103 Talbot Rd S
(Parcel No. 7222000175)
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, and City Council). Review comments may also need
to be revised based on site planning and other design changes required by City staff or made by the applicant. The
applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development
Regulations are available online at https://www.codepublishing.com/WA/Renton/.
Project Proposal: The applicant is proposing to subdivide the existing parcel into six (6) residential lots and one
stormwater tract. The subject property is located at 2103 Talbot Rd S (parcel no. 7222000175) between Shattuck
Ave S and Talbot Rd S. The project site totals 60,548 square feet (1.39 acres) in area and is currently developed
with a single-family residence and associated detached accessory structures, proposed for removal. The site has
a Comprehensive Plan Land Use of Designation of Residential Medium Density and a zoning designation of
Residential-8 (R-8). The proposed lot sizes would range from 5,875 SF to 10,374 SF. Access to the lots is proposed
via a half street on the north side of the project site. The project site is mapped with moderate coal mine hazard
areas and protected slopes (slopes with grades that exceed 40 percent).
Current Use: The project site is currently developed with a single-family residence and associated detached
accessory structures, which are proposed for removal.
Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Single
Family Zoning Designations” effective at the time of complete application (noted as “R-8 standards” herein).
Zoning/Density Requirements: The subject property is located within the R-8 zoning classification. The density
range allowed in the R-8 zone is a minimum of 4.0 to a maximum of 8.0 dwelling units per one net acre. The
Residential Medium Density Land Use designation is intended to create opportunities for new single family
residential neighborhoods and to facilitate high-quality infill development that promotes reinvestment in existing
single-family neighborhoods. Detached single family residential dwelling units are permitted uses within the R-8
zoning designation.
Talbot Road Property
Page 2 of 5
November 10, 2022
The area of public and private streets (including driveway tracts and private access easements) and critical areas
would be deducted from the gross site area to determine the “net” site area prior to calculating density. No
information regarding the area of the proposed half street or other areas of right-of-way dedication was included
with the submitted pre-application materials. Based on a gross side area of 1.39 acres, the proposal for 6 lots
would result in a gross density of 4.32 dwelling units/acre, which is within the density range permitted in the R -8
zone. For parcels in the R-8 zone, the maximum density shall be six (6) dwelling units per net acre when alleys are
not part of the proposed or existing street configuration, and alleys are considered practical. Calculations for
minimum or maximum density which result in a fraction that is one-half (0.50) or greater shall be rounded up to
the nearest whole number. Those density calculations resulting in a fraction that is less than one-half (0.50) shall
be rounded down to the nearest whole number. A Density Worksheet would be required at the time of formal
preliminary short plat application. The applicant would be required to demonstrate compliance with the net
density requirements of the zone at the time of formal application.
Minimum Lot Size, Width and Depth –The minimum lot size in the R-8 zone is 5,000 sq. ft. The minimum lot width
is 50 feet for interior lots and 60 ft. for corner lots and the minimum lot depth is 80 feet. Additionally, the
subdivision regulations require new residential lots to contain a minimum width at their foremost points (where
the front property line meets ROW) of no less than 80-percent of the required lot width and no new lots shall have
a depth-to-width ratio greater than four to one. The lots as proposed would comply with the minimum lot size,
width, and depth requirements of the R-8 zone, with proposed Lot 6 being a corner lot. Any subdivision proposal
would be required to demonstrate compliance with minimum lot size, width and depth requirements at the time
of formal application.
Building Standards – The R-8 standards allow a maximum building coverage of 50% of the lot area. The maximum
impervious coverage in the R-8 zone is 65%. The maximum wall plate height is restricted to 24 feet, and the
buildings shall be not more than two 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. Compliance with the building standards for the new single-family residences would be reviewed at the
time of building permit review.
Setbacks – Setbacks are the minimum required distance between the building footprint and the property line. The
required setbacks for the R-8 zone are: Front yard: 20 feet for the primary structure, except when all vehicle access
is taken from an alley, then 15 ft ; Rear yard: 20 feet; Side yards: 5 feet; and Secondary Front yard: 15 feet. Corner
lots required to have a front yard and a secondary front yard are relieved of the requirement to have a rear yard;
in place of a rear yard setback, the side yard setback of the zone shall apply. Lot 6 would be considered a corner
lot, subject to the front and secondary front yard setbacks. Compliance with the setbacks for the proposed new
single-family homes will be verified at the time of building permit review.
Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, the location
must be designated on the landscape plan or grading plan. A fence and/or wall detail should also be included on
the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the
footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on
top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the
allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-
040.
Landscaping: With the exception of critical areas, all pervious area shall have landscape treatment. Landscaping
may include hardscape such as decorative paving, rock outcroppings, fountains, plant containers, etc. Ten feet
Talbot Road Property
Page 3 of 5
November 10, 2022
(10') of on-site landscaping is required along all public street frontages. Where 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. A
minimum of two (2) trees are to be located in the front yard prior to final inspection. A conceptual landscape plan
shall be provided with the formal land use application as prepared by a registered Landscape Architect or other
certified professional.
Significant Tree Retention: When significant trees (greater than 6-inch caliper or 8-caliper inches for alders and
cottonwoods) are proposed to be removed, a tree inventory and a tree retention plan along with an arborist
report, tree retention plan and tree retention worksheet shall be provided with the formal land use application as
defined in RMC 4-8-120. The tree retention plan must show preservation of at least 30% of significant trees. Please
refer to RMC 4-4-130, Tree Retention and Land Clearing Regulations for further general and specific tree retention
and land clearing requirements.
In addition to retaining a minimum of 30% of existing significant trees, each new lot would be required to provide
a minimum tree density of 30 tree credits per net acre. Tree credits encourage retention of existing significant
trees with larger trees being worth more tree credits.
TREE SIZE TREE CREDITS
New small species tree 0.25
New medium species tree 1
New large species tree 2
Preserved tree 6 – 9 caliper inches 4
Preserved tree 10 – 12 caliper inches 5
Preserved tree 12 – 15 caliper inches 6
Preserved tree 16 – 18 caliper inches 7
Preserved tree 19 – 21 caliper inches 8
Preserved tree 22 – 24 caliper inches 9
Preserved tree 25 – 28 caliper inches 10
Preserved tree 29 – 32 caliper inches 11
Preserved tree 33 – 36 caliper inches 12
Preserved tree 37 caliper inches and
greater
13
Significant trees shall be retained in the following priority order:
Talbot Road Property
Page 4 of 5
November 10, 2022
Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater
than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; significant trees
over sixty feet (60') in height or greater than eighteen inches (18") caliper; and trees that shelter interior trees or
trees on abutting properties from strong winds, which could otherwise allow such sheltered trees to be blown
down if removed.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native
evergreen or deciduous trees; and other significant non-native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention
and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved
enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves tree removal and
land clearing at the City's discretion.
The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the
Administrator's satisfaction that replacement requirements in RMC 4-4-130H1e can be met.
Tree retention standards shall be applied to the developable area, as defined in RMC 4-11-040, Definitions D, of
a property. A formal tree retention plan and tree retention worksheet prepared by an arborist or landscape
architect would be reviewed at the time of the land use application.
Access/Driveways/Parking: Access to the proposed lots would be provided via a half street proposed on the north
side of the project site. Alley access is the preferred street pattern for all new residential development in
Residential Medium Density land use designations such as the R-8 zone. The property appears to have the width
to accommodate a 12-foot wide paved alley, residential access street, and residential lots containing at least 80-
feet of depth. Additionally, a 6-foot wide parking lane should be provided along the half-street to ensure the
required 20-foot wide emergency vehicle lane is not obstructed by on-street parking. The proposal should be
revised to provide an alley loaded layout.
The maximum width of single loaded garage driveways shall not exceed 9 feet and double loaded garage
driveways shall not exceed 16 feet. Compliance with driveway standards would be verified at the time of building
permit review. Each lot is required to accommodate off street parking for a minimum of two vehicles.
Residential Design and Open Space Standards: All single family residences would be subject to the Residential
Design Standards for the R-8 zone, outlined in RMC 4-2-115. Residential Design Review occurs as part of the
Building Permit Review.
Critical Areas: The project site is mapped with a Moderate Coal Mine Hazard Area as well as a Protected Slope
(slope with a grade greater than 40 percent). A geotechnical report prepared by a licensed professional engineer
would be required with the formal land use application assessing the onsite coal mine hazard and protected
slope.
Environmental Review: Short plats are typically exempt from State Environmental Policy Act (SEPA) review,
however, the proposed project may be subject to Environmental Review, in accordance withRMC 4-9-070H.3, if it
is determined that protected slopes are located on the project site.
Permit Requirements: The proposal would require Administrative Short Plat approval and may require
Environmental (SEPA) Review. The 2022 fees would total $7,360.50 ($5,410 Short Plat + $1,600 SEPA + $350.50
Technology Fee = $7,360.50). Any modifications requested would be an additional $273 ($260 plus a 5%
Technology Surcharge Fee). All fees are subject to change. The applications would be reviewed concurrently
within an estimated time frame of six to eight weeks. Detailed information regarding the land use application
Talbot Road Property
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November 10, 2022
submittal can be found on the City’s permitting page at permitting.rentonwa.gov and clicking on “Land Use”,
then “All Forms (A to Z).” The City now requires electronic plan submittal for all applications.
Once Preliminary Short Plat approval is obtained, the applicant must complete the required improvements and
dedications, as well as satisfy any conditions of the preliminary approval before submitting for Final Short Plat
review. Once final approval is received, the plat may be recorded. The newly created lots may only be sold after
the plat has been recorded. In addition to the required land use permits, separate construction and building
permits would be required.
Public Notice: Public Information Signage is required for Short Plat applications. The applicant is responsible for
the procurement, installation and maintenance of the sign. Detailed information regarding the land use
application submittal requirements is provided on the City of Renton website (www.rentonwa.gov).
Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would
be payable prior to building permit issuance. Fees change periodically and the fee in effect at the time of building
permit issuance would be required. For informational purposes, the fees in effect at the date of this letter are as
follows:
• A Transportation Impact Fee based on $10,861.69 per each new detached dwelling unit.
• A Parks Impact Fee based on $2,914.99 per each new detached dwelling unit.
• A Fire Impact fee of $829.77 per each new detached dwelling unit.
• A Renton School District Impact Fee of $2,659.00 (plus a 5% processing charge) per each new detached
dwelling unit.
A handout listing Renton’s development-related fees is available on the City of Renton website for your review.
Note: When the formal application materials are complete, the applicant is strongly encouraged to send a copy
of the application materials via email prior to submitting the complete application package. Please contact Jill
Ding, Senior Planner at jding@rentonwa.gov or 425-430-6598 before sending any documents associated with
the project.
Expiration: Upon approval, the Short Plat is valid for five years with a possible one year extension (RMC 4-7-070M).
It is the responsibility of the owner to monitor the expiration date.