HomeMy WebLinkAboutEX_16_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA23-000049
ADVISORY NOTES TO APPLICANT
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 action.
Planning:
(Contact: Jill Ding, 425-430-6598, jding@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. Commercial, multi-family, new single 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 wh ere
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 County 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 will be required to submit a Final Wetland Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and monitoring surety device.
6. 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.
7. 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. Placa rds 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.
8. 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: Nathan Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated March 23, 2023
Fire Authority:
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA23-000049
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire flow requirement is 3,500 gpm. A minimum of four fire hydrants are required. One within
150-feet and three within 300-feet of each proposed building. One hydrant is required within 50-feet
of all fire department connections for the sprinkler system. Existing hydrants may be counted toward
the requirements if they meet the current code. Fire hydr ants shall also meet maximum spacing
requirements of 300-feet on center. A looped water main is required for all fire flows over 2,500 gpm.
2. Fire impact fees are applicable at the rate of $1.25 per square foot. This fee is paid at the time of
building permit issuance.
3. Approved fire sprinkler and fire alarm systems are required throughout the building. Separate plans
and permits required by the fire department. Direct outside access is required to the fire sprinkler
riser room. Fully addressable and full detection is required for the fire alarm system.
4. Fire department apparatus access roadways are required within 150 -feet of all points on all buildings.
Fire lane signage required for any on site roadways. The required turning radius is 25 -feet inside and
45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of
a 30-ton vehicle and 75-psi point loading. Fire lane signage required per code.
5. Approved dust and waste wood removal systems are required wh ere applicable per Chapter 28 of the
fire code. Separate plans and permits required for the installation of the removal systems.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. None
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. None
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 23, 2023
TO: Jill Ding, Senior Planner
FROM: Nathan Janders, Civil Engineer III
SUBJECT: Compton Lumber
2940 East Valley Road
LUA23-000049
I have reviewed the application for the Compton Lumber project located at 2940 East Valley Road and
have the following comments:
EXISTING CONDITIONS
The site is comprised of existing parcels 3023059096, 3023059098, 3023059099 and 3023059091. It is
approximately 257,328 square feet in size and is rectangular in shape. Parcel ending 096 is currently
occupied by a warehouse and sales office while the other three parcels are vacant. The site is fronted by
East Valley Road to the west and private property on all other sides.
WATER: The proposed development is within the City’s water service area and in the Valley 196 Pressure
Zone. There is an existing 12-inch water main located in East Valley Road (record drawing W-
030409) that can deliver a maximum flow rate of 4,800 GPM. The static water pressure is
approximately 75 PSI at a ground elevation of 18 feet. There are three existing water services
to the subject parcels. There are multiple existing fire hydrants within 300 feet of the property.
The site is located outside of an Aquifer Protection Area.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8 -inch
gravity wastewater main located in SW 12th St (record drawing S-223105). There is an existing
8-inch gravity wastewater main located in Maple Ave SW (record drawing S-226102). There is
an existing 6-inch PVC sewer stub located in the northwest corner of the property.
STORM: The site is generally flat with a slight slope from the east to the west. There is an existing 30-inch
stormwater main on the west side of East Valley Road with 12-inch stormwater mains crossing
to catch basins on the east side of East Valley Road (see record drawing R-199908). There are
no mapped private systems on the site.
STREETS: The proposed development fronts East Valley Road along the west property line, SR 167 along
the east property line and private property on all other sides. East Valley Road is classified as a
Collector Arterial street with an existing right-of-way (ROW) width of approximately 80 feet per
Shum Short Plat– LUA22-000017
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March 7, 2022
the King County Assessors map, however, the road is not centered in the ROW and there is
approximately 35 feet of ROW fronting the site.
WATER COMMENTS
1. Civil plans for the water main improvements are required and must be prepared by a professional
engineer registered in the State of Washington. Refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019
Water System Plan.
2. Based on the review of project information submitted, Renton Regional Fire Authority has
determined that the preliminary fire flow demand for the proposed building is 3,500 GPM based
on non-rated construction and for the addition there is no change to the fire flow.
3. Based on the information provided with the land use application submittal documents, the
following developer’s installed water main improvements will be required to provide domestic
and fire protection service to the development including but not limited to the items that follow.
a. Installation of a new 12-inch ductile iron water main looped around the building
connecting to the existing 12-inch main in East Valley Road.
i. Proposal indicates installation of the looped 12-inch main which is conceptually
acceptable.
b. A 15 foot wide public water easement is required for any public water main, hydrants and
water meters located outside City right-of-way. A minimum 10-foot setback is required
from the building foundation to the new water main.
i. Proposal depicts the easement area which is conceptually acceptable.
ii. Proposal does not provide the 10 foot setback at the northeast corner of the
proposed building. The water main location shall be adjusted as needed to
provide the 10 foot setback.
c. Installation of a water meter for the new building. All commercial domestic water meters
shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on
private property per City Standards. The RPBA shall be installed inside an above ground,
heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the
building if a drainage outlet for the relief valve is provided and the location is pre-
approved by the City Plan Reviewer and City Water Utility Department. The backflow
prevention assembly must be located adjacent to and behind a building exterior wall.
i. Proposal indicates installation of a 1-inch domestic water service and meter
with an RPBA inside an above ground ‘hot-box’ which is conceptually
acceptable. The civil construction plans shall be updated to depict the meter
and RPBA separately and to scale.
d. Unless being used for another purpose, the existing water services fronting parcel ending
098 and 091 shall be cut and capped at the main by City forces. A separate water permit
is required.
i. The proposal indicates use of one meter for irrigation purposes with installation
of a DCVA per COR std. plan 340.8 which is conceptually acceptable.
ii. The DCVA shall be depicted on the construction plans and installed on private
property as close to the meter as possible.
e. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is
required for backflow prevention to the new building. The sizing of the fire sprinkler stub
Shum Short Plat– LUA22-000017
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March 7, 2022
and related piping shall be done by a registered fire sprinkler designer/contractor. The
DCDA shall be installed on the private property in an outside underground vault per City
Standard Plan 360.2. The DCDA may be installed inside the building if it meets the
conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building.
The location of the DCDA inside the building must be pre-approved by the City Plan
Reviewer and Water Utility. The backflow prevention assembly must be located adjacent
to and behind a building exterior wall.
i. Proposal indicates installation of a 4-inch fire service and DCDA within the
building per COR Standard Plan 360.5 which is conceptually acceptable.
f. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the RRFA based on the final fire flow demand and final site plan. A
hydrant is required within 50 feet of the building’s fire sprinkler system fire department
connection (FDC) and minimum spacing along the new looped main is 300 feet.
i. Proposal shows that the location of the proposed FDC is within 50 feet of an
existing fire hydrant which is conceptually acceptable.
4. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters. Current fees can be found in the 2023
Development Fees Document on the City’s website. Fees will be charged based on the rate at the
time of Civil Construction Permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,850 for a 1-inch meter.
a. Water service installation charges for each proposed domestic water service are
applicable. Water Service installation is $2,875 for a 1-inch service
b. Drop-in meter fee is $460 for a 1-inch meter.
c. A credit will be applied for any existing service that is removed.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=Cit
yofRenton
SEWER COMMENTS
1. Individual sewer stubs from the sewer main and individual side sewers are required for the
proposed building. The existing stubs can be CCTV’d and if found acceptable to the sewer
department, can be re-used if the size/locations are compatible with the proposed use/building
layout. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton
Standard Details.
a. Proposal indicates installation of a 6-inch sewer stub and side sewer to provide service
to the new building which is acceptable.
2. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. Current fees can be
found in the 2023 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 for is $3,650.00 for a 2-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=City
ofRenton
Shum Short Plat– LUA22-000017
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March 7, 2022
STORM DRAINAGE COMMENTS
1. A geotechnical report dated January 24, 2017, completed by Terra Associates., was provided with
the Land Use Application. The report discusses the soil and groundwater characteristics of the site
and provides recommendations for project design and construction. Geotechnical
recommendations presented in this report do not specifically address the use of infiltration,
however, shallow groundwater depths and fill material render infiltration infeasible.
2. AHBL, with the Land Use Application, submitted a Preliminary Drainage Plan and Technical
Information Report (TIR), dated January, 2023. Based on the City of Renton’s flow control map,
the site falls within the Peak Rate Flow Control Standard - Matching Existing and is within the
Black River Drainage Basin. The report is based on a Full drainage review and Core Requirements
1 thru 9 and the six Special Requirements have been discussed in the Technical Information
Report.
a. General comment: The proposed plans do not include unpermitted work done on parcel
ending 096; explicitly, but not limited to, additional impervious surface. The additional
impervious surface must be included in all analysis.
b. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an
offsite analysis report that assesses potential offsite drainage and water quality impacts
associated with development of the project site. The preliminary TIR submittal includes a
Level 1 Downstream Analysis.
c. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time
of civil construction permit application. The project claims to be exempt due to producing
less than a 0.15 CFS increase.
i. Staff concurs with the proposed exemption.
d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as
part of the project must be sized to RSWDM standards for the total tributary area (onsite
and offsite) that the storm systems serve. The preliminary TIR includes a conveyance
capacity analysis.
e. Construction Stormwater Pollution Prevention, Core Requirement #5: The preliminary TIR
and proposal includes a CSWPPP plan.
f. Maintenance and Operations, Core Requirement #6: The proposal includes a preliminary
operation and maintenance manual.
g. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000
square feet of pollution generating impervious surface (PGIS) that is not fully dispersed
and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed
require water quality. The TIR indicates that enhanced basic water quality in the form of
a Biopod will be provided.
h. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required
to help mitigate the new runoff created by this development. The proposal discusses the
feasibility of each BMP as listed in section 1.2.9.2 Individual Lot BMP requirements.
2. There is a 2023 system Development Charge of $0.92 per square foot of new impervious. SDC fees
are payable at construction permit issuance.
TRANSPORTATION/STREET COMMENTS
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March 7, 2022
1. Frontage improvements are required for all new construction with valuation in excess of $150,000.
The proposed project fronts East Valley Road to the west, SR 167 to the east and private property on
all other sides .
• East Valley Road is classified as a Collector Arterial street with an existing right-of-way (ROW)
width of approximately 80 feet but it is not centered with the road centerline and
approximately 35 feet of ROW are on the project side of the road centerline. Per RMC 4 -6-
060, a Collector Arterial street with 4 lanes requires a minimum ROW width of 94 feet.
i. However, the City has reviewed this portion of East Valley Road and determined that
the existing curb-curb width is sufficient. Therefore, the City would support a
modified street section that, at minimum, retains the existing curb-curb width
(approximately 48 feet) and 0.5 foot curb, with installation of an 8 foot planting strip,
a 6 foot sidewalk and street trees. No dedication is anticipated for the above listed
improvements.
1. The application did not provide a modification, however, one was
previously approved as part of LUA17-000445 and further reconfirmed in
LUA19-000050.
2. The proposal depicts the prescribed modified frontage improvements
which is conceptually acceptable, however, the proposal depicts a
meandering sidewalk in places which will be reviewed in detail as part of
the civil construction permit review process.
1. Street lighting improvements are required for projects consisting of more than five thousand
(5,000) square feet of commercial space.
a. A street lighting plan and a photometric analysis shall be provided with the civil
construction permit submission.
2. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
3. 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 driveway width shall not be more than 30 feet exclusive of the radii of the returns or
the taper section.
4. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis (TIA). A TIA prepared by TenW, dated February 10, 2023,
was included in the land use application. The TIA studied one intersection, SW 27th St/East Valley
Road. A level of service (LOS) analysis was conducted at the subject intersection and it was found
that the current LOS is A. To evaluate future conditions with the project, the analysis assumes a
horizon year of 2024, a growth rate of 2% and no credit for existing use at the site. LOS for the
future conditions with project, found that the level of service remained the same as current
conditions. The report concludes that additional mitigation measures beyond payment of
transportation impact fees are not required to meet the City’s LOS standards.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
6. The transportation impact fee that is current at the time of building permit application will be
levied, payable at building permit issuance.
a. Unless noted otherwise in the Fee Schedule, the 2023 transportation impact fee is
$8,031.94 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
b. The property contains an existing use and will not receive credit for the demolition as it
has been demoed for more than 3 years.
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March 7, 2022
GENERAL COMMENTS
1. The fees listed are for 2022. 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 fee schedule.
2. 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.
3. A separate plan submittal will be required for a construction permit fo r utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
4. Please see the City of Renton website for the Construction Permit Application and Construction
Permit Process and Submittal Requirements. Please contact the City to schedule a construction
permit intake meeting.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground in accordance with RMC 4-6-090. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
6. 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.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
8. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-feet minimum horizontal and 1-foot vertical separation between storm and
other utilities is required with the exception of water lines which require 10-
feet horizontal and 1.5-feet 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.