HomeMy WebLinkAboutEx16_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA23-000284
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: Clark Close, 425-430-7289, cclose@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 and other nonresidential construction activities shall be restricted to the hours between
seven oclock (7:00) a.m. and eight oclock (8:00) p.m., Monday through Friday. Work on Saturdays shall
be restricted to the hours between nine oclock (9:00) a.m. and eight oclock (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 Divisions 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 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.
6. 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: Yong Qi, 425-430-7439, yqi@rentonwa.gov)
1. See Attached Development Engineering Memo dated September 13, 2023.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. No comments at this time.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Ian Gray, 425-430-6601, igray@rentonwa.gov)
EXHIBIT 16
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA23-000284
1. No comments at this time.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:September 13, 2023
June 20, 2011
TO:Clark Close, Principal Planner
FROM:Brianne Bannwarth, Development Engineering Director
(for Yong Qi, Civil Engineer III Assigned Project Development Engineer)
SUBJECT:Monroe Ave NE Infiltration Facility
301 Monroe Ave NE
LUA23-000284
I have reviewed the Land Use Application for the above-referenced project located at 301 Monroe Ave NE
(APN: 1623059059). The applicant is applying to install an infiltration facility on the north side of the
property site.
EXISTING CONDITIONS
The Site is approximately 14.4 acres in size and is rectangular in shape. The existing site is undeveloped
with landscaping and trees along the perimeter of the site. The site, on March 27, 2019, has received
approval for a 10-year Special Grade and Fill Permit (LUA18-000703) to import 230,000 cubic yards of fill
into the existing sand/gravel pit.
Water Water service is provided by the City of Renton. The site is within the Highlands 565 Pressure
Zone. The static water pressure is approximately 98 psi at ground elevation of 338-feet. There is
an existing 16-inch City water main located in Monroe Ave NE, east of the property that can
deliver a maximum capacity of 5500 gallons per minute (gpm) (see Water plan no. W-045801).
There is an existing 12-inch City water main within an easement and private road (extension of
NE 2nd St) adjacent to the south property line, which can deliver a maximum capacity of 3,400
gpm (see Water plan no. W-045801D).
Sewer Sewer service is provided by the City of Renton. There is an existing 12-inch wastewater main
located in Monroe Ave NE (see City plan no. S-151002).
Storm The site is undeveloped with a perimeter trees. The current site topography appears to route all
runoff towards the center of the site, where it infiltrates completely. There is no mapped on-site
conveyance system. The City of Renton has a 21 HDPE overflow pipe on the east side of the
property. There is an existing 36-inch stormwater main located in Monroe Ave NE, east of the
property.
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Monroe Ave NE Infiltration Facility (LUA23-000284)
September 13, 2023
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Streets This site fronts Monroe Ave NE, a Collector Arterial Street, on the east side of the property. The
available right of way (ROW) width on the frontage of Monroe Ave NE is 60 feet (as per the King
County assessor map). Per RMC 4-6-060, the minimum right of way width for a Collector Arterial
with 3 lanes is 94.
CODE REQUIREMENTS
SURFACE WATER
1. A geotechnical report dated January 14, 2020, completed by Aspect Consulting, 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. The report identifies a
corrected infiltration rate in the project site area of 31.4 inches per hour with a Maximum allowed
design rate by City of Renton RSWDM of 20 inches per hour to be used for infiltration facilities.
2. Otak, Inc., with the Land Use Application, submitted a Preliminary Drainage Plan and Technical
Information Report (TIR), dated April 7, 2023. Based on the City of Rentons flow control map, the
site falls within the Flow Control Duration Standard Matching Forested Site Conditions and is
within the Lower Cedar Drainage Basin. The report is based on a Full drainage review and the nine
Core Requirements, and the six Special Requirements have been discussed in the Technical
Information Report. The project is currently subject to the 2022 Renton Surface Water Design
Manual (RSWDM).
a. Discharge at the Natural Location, RSWDM Core Requirement #1: All storm water runoff
and surface water from a project must be discharged at the natural location so as not to
be diverted onto or away from downstream properties. The way stormwater runoff and
surface water are discharged from the project site must not create a significant adverse
impact to downhill properties or drainage facilities. The project is currently infiltrating
into the underlying soils which is consistent with the current discharge location. Impacts
to downhill properties and drainage facilities are not anticipated.
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 and the initial permit submittal shall
include, at minimum, a Level 1 Downstream Analysis. The project is exempt from Core
Requirement #2, as noted in the TIR, the project has been modeled to infiltrate the 100-
year flood flows from both the site improvements as well as future development on the
site and upstream Monroe Avenue Basin, and there being no proposed connection to an
off-site point of discharge. In addition, no upstream surficial flooding was observed during
the 100-year flood flow hydraulic modeling. A hydrodynamic separator structure is
proposed to address sediment prior to the storm water entering the underground
infiltration facility.
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 has been modeled to infiltrate the
100-year flood flows from both the site improvements as well as future development on
the site and upstream Monroe Avenue Basin. The project modeling and underground
facility design is consistent with the requirements for infiltration facilities and those
required of the Flow Control Duration standard matching forested site conditions.
d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as
part of the project must be sized to meet RSWDM standards for the total tributary area
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Monroe Ave NE Infiltration Facility (LUA23-000284)
September 13, 2023
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(onsite and offsite) that the storm systems serve. A preliminary conveyance capacity
analysis was provided as part of the preliminary TIR that appear to be consistent with the
RSWDM. An updated TIR shall be submitted as part of the civil construction permit.
e. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does
not include a CSWPP and ESC plan. A preliminary CSWPP and ESC plan was submitted as
part of the preliminary TIR that appear to be consistent with the RSWDM. An updated TIR
shall be submitted as part of the civil construction permit.
f. Maintenance and Operations, Core Requirement #6: The proposal does not include a
maintenance and operations manual. The preliminary TIR states that this will be
addressed during the final closeout of the project. A maintenance and operations manual
shall be included with the TIR submit as part of the civil construction permit.
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 preliminary TIR indicates that there will be less than 5,000
square feet of PGIS added and therefore is exempt from water quality, however, the
project is proposing to use biopods to provide enhanced basic water quality treatment
for the developed upstream contributing basin.
h. Onsite BMPs, RSWDM Core Requirement #9: All projects that create more than 2,000 SF
of effective impervious area shall provide onsite BMPs. Given that the project proposes
to infiltrate the 100-year flood flows into the native soils in accordance with flow control
facility requirements, the project is exempt from provide onsite BMPs.
i. Special Requirements #1 through #6: The project is either exempt or will provide the
required improvements to address these special requirements.
3. A Construction Stormwater Permit from Department of Ecology is required since clearing and
grading of the site exceeds one acre.
4. The development is subject to a surface water system development charge (SDC) fees. Fees will
be charged based on the rate at the time of construction permit issuance. The project is exempt
from SDC fees per RMC 4-1-180.B.2.c given that the project is proposing full infiltration of the
storm water from the project site.
TRANSPORTATION
1. 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. The trips should be calculated based on the guidelines of
the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact
analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or
PM peak, then applicant should contact the City to get information of the locations where traffic
analysis is required. The proposed project does is not anticipated to create any net new AM or
PM Peak Hour trips; therefore, the project does not require a TIA.
2. Frontage improvements are required for all new construction with valuation more than $175,000.
The proposed development fronts Monroe Avenue NE along the east property line. The proposed
underground regional stormwater facility is utilizing approximately 3-acres at the north portion
of the property. The majority or remaining portion of the property continues to be available for
future development. Since the small utility use is not intended to be the sole purpose or use of
the property and there are no additional pedestrian or vehicle trips anticipated based on the use,
frontage improvements are not required. The project proposes to construct a small portion of the
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Monroe Ave NE Infiltration Facility (LUA23-000284)
September 13, 2023
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frontage to install the driveway and sidewalk at the driveway at the north portion of the property
on Monroe Avenue NE for maintenance access to the treatment and infiltration facility.
3. Street lighting improvements are required for projects consisting of more than four (4) residential
units, 5,000 square feet of commercial space, or more than 10,000 square feet of industrial. See
RMC 4-6-060 for street lighting requirements. Street lighting is not required as the project is not
for a residential, commercial, or industrial use.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
Frontage improvements are not required; therefore, undergrounding is not required along
Monroe Avenue NE and there are no overhead lines along the street.
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 width of any driveway shall not exceed 30 feet exclusive of the radii of the returns or
the taper section.
d. There shall be no more than one driveway for each 165 feet of street frontage.
6. Paving and trench restoration within the City of Renton right of way shall comply with the Citys
Restoration and Overlay requirements.
7. The development is subject to transportation impact fees. The project fees will be charged based
on the rate at the time of building permit issuance. The proposed project does not anticipate
adding any net new PM Peak Hour trips; therefore, transportation impact fees are not anticipated.
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