HomeMy WebLinkAboutEx_08_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 6 LUA21-000233
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: Alex Morganroth, 425-430-7219, amorganroth@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 where no further construction
work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as
specified in the current King 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 Stream 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. 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 applican t 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.
Renton Regional Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire flow requirement for the proposed single family homes is a minimum of 1,000 gpm for homes
under 3,600 square feet (including garage and basement areas) and goes up to a minimum of 1,500 gpm for homes
over 3,600 square feet. A minimum of one fire hydrant is required within 300-feet of each proposed home. A
minimum of two fire hydrants are required within 300-feet of the proposed homes if they exceed 3,600 square
feet. An approved fire sprinkler system may substitute for the second hydrant only , if needed. Existing hydrants
Exhibit 6
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ADVISORY NOTES TO APPLICANT
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can count toward the requirements if they are within the proper distance and they meet current standards. A
water availability certificate is required from Soos Creek Water District.
2. The fire impact fees are currently applicable at the rate of $829.77 per each individual home. This
fee is paid at time of building permit issuance. Credit will be granted for the removal of any existing homes.
3. Fire department apparatus access roadways are required within 150-feet of all proposed buildings. 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. Maximum grade is 15 percent.
Development Engineering:
(Contact: Sam Morman, 425-430-7283, smorman@rentonwa.gov)
1. See Attached Development Engineering Memo dated June 15, 2023
Property and Technical Services:
1. There are fence and other improvements encroaching into the subject project parcels, and a shed/carport used
by northerly property, which will need to be resolved (likely by BLA).
2. All title information on the plans refers to old title reports. They need to update all title information per first
American title insurance commitment number 4035737, dated March 6, 2023.
3. Update dates on all documents
4. Deed of dedication is old template and does not include correct notary acknowledgement for corporation/LLC;
otherwise I will review the legal description and other content in a later phase.
5. The easement granted under KCRO #20190319001173 may need further review/analysis. Tuscany Construction
had already purchased the benefitting property (KCPN 6197800080) when the easement was signed and
recorded (it was granted to the former owners of that parcel). If the easement is needed for access to the
6197800080 after the parcels are short platted, I suggest either asking Legal to see if it is valid or including an
easement with terms on the short plat and recorded with the short plat.
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ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 15, 2023
TO: Alex Morganroth, Planner
FROM: Sam Morman, Civil Engineer
SUBJECT: Day Short Plat
18600 116th Avenue SE
LUA23-000160
I have reviewed the application for Day Short Plat located at 18600 116th Ave SE and have the following comments.
EXISTING CONDITIONS
The site is comprised of three parcels (6197800080, 6197800263, 6197800265) of approximately 125,350 square feet. The
site is fronted by 116th Ave SE to the west and private property to the north, south, and east.
WATER: The proposed development is within the Soos Creek Water and Sewer District.
SEWER: The proposed development is within the Soos Creek Water and Sewer District.
STORM: The existing site topography slopes moderately from the west to the east. There is no on-site stormwater
conveyance system. Stormwater from the site either infiltrates or gradually flows off-site. There is stormwater ditch along
the 116th Ave SE frontage. There is a 12-inch surface water main connecting to a surface water ditch located east of the
proposed development in 120th Ave SE.
STREETS: The proposed development fronts 116th Ave SE along the west property line. 116th Avenue SE is classified as a
minor arterial street with an existing right of way width of approximately 60’.
WATER COMMENTS
1. Water service is provided by Soos Creek Water and Sewer District.
2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction
permit submittal.
a. A water availability certificate was provided with the land use application.
3. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton Regional Fire
Authority.
4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to
permit issuance.
SEWER COMMENTS
1. Sewer service is provided by Soos Creek Water and Sewer District.
2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction
permit submittal.
a. A sewer availability certificate was provided with the land use application.
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3. Review of the sewer plans will be conducted by Soos Creek Water and Sewer District.
4. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to
permit issuance.
SURFACE WATER COMMENTS
1. A geotechnical report dated February 4, 2022, completed by Cobalt Geosciences, LLC, 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 support the use of infiltration.
2. Core Design Inc., with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information
Report (TIR), dated February 14, 2023. Based on the City of Renton’s flow control map, the site falls within the
Flow Control Duration Standard- Matching Forested and is within the Soos Creek Drainage Basin. The report is
based on a Directed drainage review and Core Requirements 1 thru 9 and the six Special Requirements have been
discussed in the Technical Information Report.
i. The report should be based on a Full drainage review. The figure on page 2 should be updated
accordingly.
a. 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.
b. 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 proposes a detention facility to meet the flow control requirement.
a. In predeveloped WWHM model, all surfaces should be modeled as forested. Please correct this
in the model.
b. Detention vault placement is located very close to retained tree driplines. Grading for vault
placement needs to be taken into account.
c. Project bypasses target surfaces and provides treatment for upstream offsite areas. Explain how
project meets requirements in sections 1.2.3.2.E, F, & G of the RSWDM, as applicable.
d. Proposed detention tank is located inside of an existing drainage easement. Provide easement
document with civil construction permit submittal, to prove that this is allowed.
c. 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 proposal indicates that an analysis will be addressed during final design.
ii. A conveyance system and capacity analysis shall be provided with the TIR and submit at time
of civil construction permit application.
d. Construction Stormwater Pollution Prevention, Core Requirement #5
iii. A CSWPP shall be provided with the TIR and submit at the time of civil construction permit
application.
e. Maintenance and Operations, Core Requirement #6
iv. A maintenance and operation manual shall be provided with the TIR and submit at the time of
civil construction permit application.
f. 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 all PGIS surfaces will be treated with dead storage in the detention vault.
v. The proposed method of meeting water quality is conceptually acceptable. Full MGS Flood
report shall be added into the TIR and submitted with civil construction permit submittal.
vi. Project bypasses target surfaces and provides treatment for upstream offsite areas. Explain how
project meets requirements in sections 1.2.3.2.E, F, & G of the RSWDM, as applicable.
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ADVISORY NOTES TO APPLICANT
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g. 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 1.2.9.2.1 Small Lot BMP requirements.
3. 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 20 22 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.
4. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site
clearing will disturb more than one acre.
5. There is a 2023 system Development Charge of $2,300 per new single family residence. SDC fees are payable at
construction permit issuance.
a. A credit will be applied if the existing house is demoed.
TRANSPORTATION COMMENTS
1. 116th Avenue SE is classified as a minor arterial street with an existing right of way width of approximately 60’.
Per RMC 4-6-060, the minimum right of way width for a minor arterial street is 91’. Per City code 4-6-060, half
street improvements shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-foot curb, an 8-
foot planting strip, an 8-foot sidewalk, 2-foot clear space behind sidewalk, street trees and storm drainage
improvements.
a. The Transportation section is planning to upgrade 116th Avenue SE under the Transportation
Improvement Plan (TIP), TIP No. 28. The planned half-street section includes a paved width of 22 feet
(including 5-foot bike lane) from center line of the ROW, 0.5-foot wide curbs, 8-foot wide planters, 8-
foot wide sidewalks and 1-foot clear space back of sidewalk. In order to build this street section,
approximately 9.5 feet of ROW would be required to be dedicated to the City along the project side of
116th Avenue SE.
i. The required dedication is not being shown on the plans. Dedication shall be shown on plans
submitted for civil construction permit.
2. This site falls within the Benson Planning Area. A new residential access street is required through the site. The
new road will align with SE 186th Street. Per RMC 4-6-060, the minimum right of way width for a residential
access street is 53’. Per City code 4-6-060, improvements shall include a pavement width of 26 feet, 0.5-foot
curbs, 8-foot planting strips, 5-foot sidewalks, street trees and storm drainage improvements.
a. A new street has been proposed in the plans however, the City’s preferred configuration is a
misaligned half street continuing straight to the western property line as opposed to the configuration
proposed. Applicant shall update plans to reflect preferred configuration at time of civil construction
permit application.
3. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. 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.
c. 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.
d. Driveways shall not be closer than 5-feet to any property line.
4. Street lighting is required from a development that includes more than 4 residential units. Required streetlights
shall be per City standards.
a. A street lighting analysis and plan shall be submitted with the civil construction permit.
5. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development
exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. Based on the number
of lots, the project will not exceed the 20 vehicles per hour and no traffic impact analysis is required.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
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7. The 2023 Transportation Impact Fee per single family dwelling is $12,208.54. The transportation impact fee that
is current at the time of building permit application will be levied, payable at building permit issuance.
a. A credit for the existing home will be applied.
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. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as
outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. 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
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
6. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through
the building department.
7. Fees quoted in this document reflect the fees applicable in the year 2023 only and will be assessed based on the
fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit
www.rentonwa.gov for the current development fee schedule.
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