HomeMy WebLinkAboutEX_11_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA23-000019
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. 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.
5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
Development Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated February 17, 2023
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
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 one fire hydrant is required within 300 -feet
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. It appears existing
fire hydrants will satisfy all requirements. Proposed four hour fire wall will reduce the maximum fire
flow for each townhome to 1,000 gpm, thus meeting the existing available fire flow along with the
installation of an approved fire sprinkler system.
2. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is
paid at building permit issuance.
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA23-000019
3. Fire department apparatus access roadways are adequate as they exist.
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. Existing 22” fir tree within the Hardie Ave NW right -of-way will need to be retained and protected, so
please put that into the considerations for the building design. I realize there is what looks to be a
waterline nearby, but they will need to relocate that if necessary. The TPZ will need to be established
to at least the drip line – the developer will be obliged to work around the tree.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 17, 2023
June 20, 2011
TO:
Jill Ding, Planning
FROM: Jonathan Chavez, Development Engineering
SUBJECT:
2-Unit Townhome, J Kim LLC
317 Hardie Avenue NW
LUA23-000019
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 3185600054.
The following comments are based on the pre-application submittal made to the City of Renton by the
applicant.
EXISTING CONDITIONS
WATER Water service is provided by City of Renton. The project is within the City of Renton’s water
service area in the West Hill 300-pressure zone. There is an existing 8” water line in Hardie Ave
NW (see drawing #W-2068) that can deliver a maximum flow capacity of 1,250 gallons per
minute (gpm). The static water pressure is about 95 psi at ground elevation of 80 feet.
SEWER Sewer service is provided by City of Renton. There is an existing 8” sanitary sewer main in Hardie
Ave NW (see drawing #S-0070). There is an existing side sewer serving the property.
STORM There are existing storm drainage facilities located in Hardie Ave NW. The site contains
regulated slopes of >15% & <25% along the northeast and southwest portions of the parcel and
is in a landslide hazard area.
STREET Existing right of way width in Hardie Ave NW is approximately 60 feet. Hardie Ave NW is
classified as a residential access street.
CODE REQUIREMENTS
WATER
1. The City’s Fire Prevention Department has determined the preliminary fire flow demand for the
development is 1,000 gpm per townhome, with a fire sprinkler system and 4-hour fire wall for
both townhomes.
2. A fire sprinkler system is required by the Renton Fire Authority, and the following will also be
required:
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a. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to each building. The fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall
be installed on the private property in an outside underground vault per City standard
plan no. 360.2. The DDCVA may be installed inside the building if it meets the
conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside
a building. The location of the DDCVA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility.
b. Installation of additional fire hydrants around the building as required by the Fire
Authority.
3. There is an existing ¾” domestic water meter serving the existing home on the subject property
(utility billing account reference no. 590130).
4. Installation of an additional water meter to provide separate service to each unit of the
townhome is required. The existing meter can be re-used for one of the two units. A pressure-
reducing-valve (PRV) is required behind each water meter because the water pressure is over 80
psi.
5. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington.
6. The development is subject to applicable water system development charges (SDC’s) and meter
installation fees based on the number and size of the meters for domestic uses and for fire
sprinkler use. The development is also subject to fees for water connections, cut and caps, and
purity tests. Current fees can be found in the 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 SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee is $4,850.00 per 1-inch service.
b. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation is $2,875.00 per 1-inch service line.
c. Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter.
d. If abandoned, a water system redevelopment credit will apply for the existing meter.
e. The full fee schedule can be found at: https://rentonwa.gov/city_hall/finance/budget
SEWER
1. The existing stub is old concrete and cannot be reused as-is. The existing stub must be re-lined
or replaced with a new 6-inch stub.
a. The Civil Plan shall be revised to address this at the Civil Permit Application stage of
the project.
2. A separate side sewer will be required for each new lot. All new side sewers shall be a minimum
of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%.
3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. The current sewer
fee for a 1-inch meter install is $3,650.00 per meter.
a. Each lot shall have a separate side sewer stub. The side sewer for this lot was cut and
capped in 2005. As such, there is no credit available for the existing meter.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Design Manual (RSWDM)
will be required. Based on the City’s flow control map, the site falls within the City’s Peak Rate
flow control standard matching Existing Conditions. The site falls within the West Lake
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Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of
drainage review required in the RSWM. All stormwater improvements as per the drainage
review along with stormwater improvements in the frontage are required to be provided by the
developer.
a. A drainage report dated January 17, 2023, prepared by Daley-Morrow-Poblete, was
submitted with the Land Use Application.
2. Storm drainage improvements along all public street frontages are required to conform to the
City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site
shall be designed and sized in accordance with standards found in Chapter 4 of the 2017
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.
3. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
applicable to the project. The final drainage plan and drainage report must be submitted with
the utility construction permit application.
a. In-lieu of infiltration capacity, the engineer has proposed the use of basic dispersion to
mitigate the new runoff created by this development. Feasibility of basic dispersion
should be reassessed. Engineer proposes 25’ vegetated flow paths from splash blocks
while 50’ is required.
4. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design
Manual Section C.1.3. Information on the water table and soil permeability (measured
infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9
and Appendix C shall be included in the report. The report should also include information
concerning the soils, geology, drainage patterns and vegetation present shall be presented in
order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion
and sedimentation, landslide, slippage, or excess surface water runoff.
a. A geotechnical report dated February 28, 2021, by Ages Engineering, was submitted
with the Land Use Application.
b. The soil analysis concluded that the site is generally underlain with 6-feet of old fill
and disturbed native soils overlying medium dense, native silty sand with gravel
consistent with Glacial Till.
i. Infiltrative BMPs are not feasible.
5. Erosion control measures to meet the City requirements shall be provided.
6. The current City of Renton Surface Water Standard Plans that shall be used in all drainage
submittals are available online at the City of Renton website.
7. Effective July 1, 2022, the City of Renton has adopted a new stormwater manual based on the
2021 King County Surface Water Design Manual. All projects vested on or after June 22, 2022
are subject to these new stormwater requirements. Please refer to RMC 4 -1-045 for
information regarding project vesting.
8. The 2023 Surface water system development fee is $2,300 per new single-family lot. Fees that
are current will be charged at the time of permit issuance.
TRANSPORTATION
1. To meet the City’s complete street standards for Error! Reference source not found. streets,
minimum ROW is 53 feet; no additional ROW dedication will be required. Per City code 4-6-060,
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half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a
0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage
improvements.
a. Applicant shall have their engineer revise the civil plans to show asphalt, ADA-
compliant ramps on both sidewalk ends. The ramps must connect to street grade.
Cross slope shall not exceed 1.5% and run slope shall not exceed 7.5%.
b. Applicant shall revise Civil Plans to re-route sidewalk around the saved tree (22-
inch fir) in the Right-of-Way.
2. Street grades shall not exceed 15 percent.
3. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains
at the lower end with positive drainage discharge to restrict runoff from entering the
garage.
b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width
of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum
driveway width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
5. The transportation impact fee is based on the type of land use. For a single-family homes, the
2023 transportation impact fee is $12,208.54 per lot. Transportation impact fees are subject to
change based on the year the building permit is applied for.
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 2023 only and will be
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assessed based on the fee that is current at the time of the permit application or issuance, as
applicable to the permit type. Please visit www.rentonwa.gov for the current development fee
schedule.
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