HomeMy WebLinkAboutEX11_Advisory_Notes_Sierra_Homes_SP_230807DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 6 LUA22-000427
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 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: Sam Morman, 425-430-7283, samorman@rentonwa.gov)
1. See Attached Development Engineering Memo dated June 21, 2023
Exhibit 11
DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129
ADVISORY NOTES TO APPLICANT
Page 2 of 6 LUA22-000427
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
Environmental Impact Comments:
1. 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. Credit is granted for the retention or removal
of the existing home.
Fire Code Comments:
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.
Water is provided by King County Water District 90. A water availability certificate is required to be
provided to the city. Existing water mains and hydrants appear to meet minimum requirements.
2. Fire department apparatus access roadways are adequate from the existing public streets.
DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129
ADVISORY NOTES TO APPLICANT
Page 3 of 6 LUA22-000427
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 21, 2023
TO: Alex Morganroth, Senior Planner
FROM: Sam Morman, Civil Engineer II
SUBJECT: Sierra Homes Short Plat
702 Nile Ave NE
LUA22-000427
I have reviewed the application for the Sierra Homes Short Plat located at 702 Nile Ave NE and have the following
comments:
EXISTING CONDITIONS
The site is a single parcel (1123059002) of approximately 31,996 square feet. The site currently contains a single-family
home and a detached barn. The site is fronted by NE 7th Pl to the north, Nile Ave NE to the west, private property to the
east, and an open space tract to the south.
WATER: The proposed development is within King County Water District 90’s water service area.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch gravity wastewater
main located in NE 7th Pl (record drawing S-358703), located north of the proposed site, conveying wastewater
west. There is an existing 8-inch gravity wastewater main located in Nile Ave NE starting near the southwest
corner of the property (record drawing S-389504). There is an existing PVC sewer stub serving the existing home
on the property.
STORM: The site is slightly sloped from the northeast to the southwest. There is an existing 15-inch public stormwater
main on the south side of NE 7th Pl (see record drawing R-358711). There is an existing 15-inch public stormwater
main on the east side of Nile Ave NE (see record drawing R-358712). An existing gravel trench running along the
west edge of the parcel connects to a 6-inch PVC pipe that runs north and connects into a public catch basin
located at the intersection of Nile Ave NE and NE 7th Pl.
STREETS: The proposed development fronts NE 7th Pl along the north property line. NE 7th Pl is classified as a Residential
Access street with an existing ROW of approximately 53-67 feet, however the centerline is offset and
approximately 26.5 – 36.5 feet of ROW fronts the property. The proposed development fronts Nile Ave NE along
the west property line. Nile Ave NE is classified as a collector arterial street with an existing ROW of
approximately 66.5 feet, however the centerline is offset and approximately 36.5 feet of ROW fro nts the
property.
WATER COMMENTS
DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129
ADVISORY NOTES TO APPLICANT
Page 4 of 6 LUA22-000427
1. Water service is provided by King County Water District 90.
2. Applicant shall obtain a water availability certificate from the District and provide it with the civil construction
permit submittal.
3. Review of the water plans will be conducted by King County Water District 90 and the Renton Regional Fire
Authority.
4. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit
issuance.
SEWER COMMENTS
1. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer
stubs shall conform to the standards in RMC 4-6-060 and City of Renton Standard Details.
a. Plans show individual sewer stubs to lots 2 and 3, and a connection to the existing stub for lot 1, which
is conceptually 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 per 1-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=10067870&dbid=1&repo=CityofRenton
3. The East Renton Interceptor Special Assessment District (SAD) is applicable on the project. The SAD has reached
its maximum assessment and is $316.80 per lot. Fees are due at the time of construction permit issuance.
a. The SAD fee for the existing lot has already been paid, therefore one of the new lots will be credited.
STORM DRAINAGE COMMENTS
1. A geotechnical report dated October 4, 2021, completed by Cobalt Geosciences, 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
state that infiltration is generally feasible.
2. A Preliminary Technical Information Report (TIR) dated November 2, 2022, and revised March 1, 2023, was
submitted with the Land Use Application. 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 Lower Cedar 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. 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 tank within a separate stormwater tract.
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.
i. A conveyance capacity analysis shall be provided as part of the TIR included with the Civil
Construction Permit application.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal indicates that a plan
will be addressed during final design.
DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129
ADVISORY NOTES TO APPLICANT
Page 5 of 6 LUA22-000427
i. A CSWPP plan shall be provided as part of the TIR and construction plans included with the Civil
Construction Permit application.
e. Maintenance and Operations, Core Requirement #6: The proposal indicates that a maintenance and
operation manual will be addressed during final design.
i. A maintenance and operation manual shall be provided as part of the TIR and included with the
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 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 states that this
project will have under 5,000 sf of new plus replaced PGIS, therefore not requiring water quality.
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.
i. Infiltration trenches must comply with COR Standard Plan 225.20. Additional criteria for
setbacks, dimensions, and groundwater level are listed in RSWDM C.2.3.3.
3. There is a 2023 System Development Charge of $2,300 per new single family residence. SDC fees are payable at
construction permit issuance.
h. A credit will be applied if the existing house is demoed.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of $150,000. The proposed
development fronts Nile Ave NE along the west property line, NE 7th Pl along the north property line, and private
property along all other sides.
a. The proposed project fronts NE 7th Pl along the north property line. NE 7th Pl is classified as a Residential
Access street with an existing ROW of approximately 53-feet per the King County Assessors Map. Per RMC
4-6-060, the minimum ROW width for a Residential Access street is 53-feet that includes a 26-foot paved
road (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5 foot sidewalk, street trees and
storm drainage improvements. No dedication will be required. Existing frontage meets the requirements
specified above.
2. The proposed project fronts Nile Ave NE along the west property line. Nile Ave NE is classified as a collector
arterial street with an existing ROW of approximately 66.5 feet, however the centerline is offset and
approximately 36.5 feet of ROW fronts the property. Per RMC 4-6-060, the minimum right-of-way width for a
Collector Arterial street with 2 lanes is 83 feet that includes a 46 foot paved road (23 feet from centerline), a 0.5
foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees and storm drainage improvements.
a. However, the adopted Renton Trails and Bicycle Master Plan includes a modified street section for the
portion of Nile Ave NE fronting the site. The street section reduces the pavement width to 44 feet (22
feet from centerline) which includes one 11 foot travel lane in each direction, one 12 foot two-way turn
lane, one 5 foot bike lane in each direction and no on-street parking. The modified street standard
requires a minimum ROW of 73 feet. Half street improvements shall include a pavement width of 22
feet, a 0.5 foot curb, an 8 foot planting strip a 5 foot sidewalk, a 1 foot clear space at back of walk, street
trees and storm drainage improvements. The existing improvements along Nile Ave NE satisfy the above
listed requirements, therefore no dedication is required and a street modification is not required (note a
modification was previously approved for these improvements as part of LUA16-000140).
3. Street lighting is not required along all public street frontages for projects with less than four (4) homes however,
a replacement street light is required. See comment 4.
4. All existing and proposed utility lines along the property frontage must be relocated underground per RMC 4-6-
090. There is an existing utility pole along the properties Nile Ave NE frontage that shall be removed and those
services spanning to the north and south shall be installed underground to the next utility pole. Those utilities that
service houses on the west side of Nile Ave NE from this span may remain overhead, ho wever, only up to the
DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129
ADVISORY NOTES TO APPLICANT
Page 6 of 6 LUA22-000427
serviced properties connection with the ROW; a new service pole may be installed to retain overhead service and
that portion of the service within the ROW shall be installed underground. Further the subject utility pole contains
an existing streetlight, a new streetlight conforming to COR std. plan 117.1 shall be provided.
a. The applicant submit a street modification to retain the existing overhead due to the fact that the street
frontage was previously installed by a subdivision of the property and is compliant with code (see above
comment 2.a) and further contends that no safety hazard is present by retention of the overhead. Staff
has reviewed the modification request and recommends approval. Note that all new power and
telecom facilities serving the plat shall be installed underground.
5. 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 maximum width of single loaded garage driveway shall not exceed nine feet (9') and double -loaded
garage driveway shall not exceed sixteen feet (16').
i. The existing curb cut along Nile Ave NE must be removed, as another is being added on NE 7th
Pl that serves as access to Lot 3.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and
Overlay requirements.
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 credit for
the existing home will be applied.
GENERAL COMMENTS
1. The fees listed are for 2023. 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 for utility work and street improvements. All
plans shall be prepared by a licensed Civil Engineer in the State of Washington. 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.
4. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired
through the building department.
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.
DocuSign Envelope ID: E8F3519A-7ED6-45DC-9D09-CCC7C7005129