HomeMy WebLinkAboutEx_13_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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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 veget ation 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 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.
7. 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)
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.
Fire Code Comments:
1. The fire flow requirements 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,
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ADVISORY NOTES TO APPLICANT
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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.
2. 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 sh all be
constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within
150 feet of all points on the buildings. Dead end streets that exceed 150-feet in length require
an approved hammerhead turnaround. A full 90-foot cul-de-sac is required for dead end roads
over 300-feet long.
Development Engineering:
(Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov)
1. See Attached Development Engineering Memo dated June 28, 2023
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ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 5, 2023
TO: Alex Morganroth, Senior Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Harmony Ridge
15509 116th Ave SE
LUA23-000143
I have reviewed the application for the Harmony Ridge located at parcel # 2023059067 and have the following
comments:
EXISTING CONDITIONS
WATER: The proposed project is within the City of Renton’s water service area and in the Rolling Hills 590 Pressure
Zone. Below is a summary of the existing water system in the project vicinity:
1. There are existing ¾ -inch and 1-inch water meters serving the existing site (Facility ID Nos. LAT-021927 and LAT-
013623). There is an existing ¾ -inch irrigation water meter serving the existing site (Facility ID No. LAT-013624).
2. There is an existing 6-inch water main (Record Dwg: W-030504) in 116th Ave SE, which can deliver a maximum
flow rate of 1,400 gallon per minute. The static water pressure is approximately 58 psi at ground elevation 456
feet.
3. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to the Renton Regional
Fire Authority (RRFA) for fire hydrant requirements:
• Two within the landscape area of the parking lot to the east of the existing church building (Hydrant ID Nos.
HYD-SE-00163 and HYD-SE-00164).
• One at the intersection of 116th Ave SE and SE 157th Street to the southeast of the site serving by Soos
Creek Water and Sewer District.
SEWER: Sewer service is provided by the City of Renton. There is an existing 8’’ concrete gravity wastewater main
located in the 116th Ave SE to the east of the project site (Record Dwg: S-007601). There is an existing 8’’ concrete
gravity wastewater main located in the Edmonds Way SE (Record Dwg: S-007601), which the existing church building is
connected to with a 6’’ concrete sewer stub. There is an existing 8’’ concrete gravity wastewater main located within the
intersection of Puget Drive SE and SE 19th Street (see record dwg: S-008401).
STORM DRAINAGE: There is a City of Renton 12-inch concrete stormwater main (Record Dwg: R-134701) along the west
side of 116th Ave SE and an associated Type 1 catch basin (Facility ID No. 136947) to the west of the existing church
building.
STREETS: The project site takes access from 116th Ave SE to the east of the site. 116th Ave SE is classified as a Minor
Arterial Street, Existing right of way (ROW) width is approximately 30 feet.
WATER COMMENTS:
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ADVISORY NOTES TO APPLICANT
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1. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer
registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards
for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and
vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer,
power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls,
rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a
steel casing.
2. The proposed preliminary civil construction plan depicts the installation of an 8-inch diameter (dead-end) water
main within the new residential Road A and Road B from the existing 6-inch water main (Rolling Hills 590 Pressure
Zone) in 116th Ave SE to the east of the property line.
a. Staff has reviewed the preliminary layout and determined it is conceptually acceptable. A fire hydrant shall be
installed at the end of the proposed 8’’ water main on Road A per Section 3-07.1 on 2021 City of Renton Water
System Plan.
b. The applicant shall provide documentation from City of Renton indicating they approve the construction of the
proposed 8-inch sewer main and 12-inch surface water main, structures, and access road within City of Renton’s
property adjacent to the west of project site.
c. The location and number of fire hydrants will be further reviewed and determined by the RRFA based on the final fire
flow demand and final site plan.
d. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA), if applicable.
e. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one.
f. A 15-foot-wide public water easement is required for any public water main, hydrants, and water meters located
outside City Right of Way.
g. A minimum of 1-inch water meter is required if the home is served by fire sprinkler systems.
h. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary sewer and
storm utilities. Clearance is measured from outside edge to outside edge of pipe.
3. The development is subject to meter installation fees based on the number and size of the meters for domestic
uses and for fire sprinkler use. 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 and are not vested to
the rates at land-use approval.
4. Water service installation charges for each proposed domestic water service is applicable. Water service
installation is $2,875 per 1-inch service line and the Contractor will provide the materials and will install the service
line and meter setter and meter box as part of the installation of the water main extension.
a. Drop-in meter fee is $460 per 1-inch meter.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton .
SEWER COMMENTS:
1. Sewer service is provided by City of Renton.
2. A minimum of 8-inch extension conforming to the standards in RMC 4-6-040 is required. Additionally, a 15-foot-
wide public utility easement, executed by all parties of interest, will be required with the civil construction permit
and it must be demonstrated that the existing structures do not reside within the easement area.
a. The submitted utility plan depicts an 8-inch sewer main extension form the intersection of SE 19th St and Puget Dr SE
going through the south portion of City’s property (Parcel ID# 2023059109) adjacent to the northwest property line.
Staff has reviewed the conceptual layout and determined it is acceptable.
b. However, the applicant shall provide documentation from City of Renton indicating they approve the construction of
the proposed 8-inch sewer main, structures, and access road within City of Renton’s property adjacent to the west of
project site.
3. Each new single-family home shall be served by its own, individual 6’’ diameter side sewer stub.
a. The submitted utility plan depicts each new single-family home will be served by an individual 6’’ side sewer, which is
deemed acceptable.
b. A separate side sewer will be required for each lot. All new side sewers and sewer stubs shall conform to the
standards in RMC 4-6-040 and City of Renton Standard Details.
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ADVISORY NOTES TO APPLICANT
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4. The development is subject to a wastewater system development charge (SDC) fee. 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 and are not vested to the rates at land-use approval.
a. The current sewer fee is $ 3,650 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/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton
STORM DRAINAGE COMMENTS
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual is
required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to
determine what type of drainage review is required for this site. Based on the City’s flow control map, this site
falls within the Flow Control Duration Standard area (matching Forested site conditions). The northeast portion
of the site is located in the Lower Cedar River Basin and Ginger Creek sub basin. The southwest portion of the site
is located in the Black River Basin and Thunder Hills Creek sub basin.
a. A preliminary technical information report (TIR) prepared by Barghausen Consulting Engineers, Inc., dated February
2nd, 2023, was submitted by the Applicant with the Land Use Application, which was prepared following the 2022
RSWDM.
b. Core Requirement #2, off-site analysis: A Level 1 offsite drainage analysis was performed on December 1, 2022. The
downstream drainage paths were field inspected for existing drainage problems and the analysis concluded there
are no existing conveyance system nuisance problems or erosion problem within one-quarter mile downstream of
the project site.
c. Core Requirement #3, per the TIR, an onsite detention vault is propos ed on Tract A to meet flow control requirement
in the Developed Basin 1 at Black River Basin. For Developed Basin 2 at Lower Cedar River Basin, since the peak flow
produced by the 100-year storm event does not increase by more than 0.15 cfs therefore flow control is not required.
Staff has reviewed the preliminary analysis and determined it is conceptually acceptable.
2. Conveyance, 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.
a. The preliminary TIA depicts the new drainage pipe systems are designed to meet the 2022 RSWDM, and the onsite
and offsite conveyance analysis will be provided as a portion of the civil construction permit application.
b. The applicant shall provide documentation from City of Renton indicating they approve the construction of the
proposed 12-inch surface water main, catch basins, and access road within City of Renton’s property adjacent to the
project site.
3. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does not include a CSWPP and
ESC plan.
a. A final CSWPP and ESC plan shall be included with the TIR and utility plans submit as a portion of the civil
construction permit application.
4. Water Quality, RSWDM Core Requirement #8: If the new plus replaced pollution generating impervious surface
exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment.
a. Per the preliminary TIR, for Developed Basin 1 at Black River Basin, a Stormfilter System will be provided
downstream of the onsite detention vault to provide basic water quality treatment requirement, for Developed Basin
2 at Lower Cedar River Basin, since less than 5,000 square feet of PGIS will be added therefore water quality
requirement is exempt. Staff has reviewed the design and determined it is conceptually acceptable.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created
by this development to the maximum extend feasible. On-site BMPs shall be evaluated as described in Section
C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included
with the land use application, as appliable to the project. The final drainage plan and drainage report must be
submitted with the utility construction permit.
a. The preliminary TIA depicts to use basic dispersion for portions of driveways and walks, perforated stub out
connections for all lots, and soil amendment for all proposed pervious surfaces to satisfy Core Requirement #9, On -
Site BMPs. The reduced impervious surface credit, if proposed, will be reviewed per 2022 RSWDM during the civil
construction permit application.
6. A geotechnical report for the site is required and shall be submitted with the land use application. Information
concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with
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recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical
engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration
test to clearly show if the site is suitable or unsuitable for infiltration.
a. A geotechnical report prepared by Earth Solutions NW, LLC, dated November 21, 2022, was submitted by the
Applicant with the Land Use Application.
b. The geotechnical report indicates the underlying native soil as glacial till deposits between the depths of 0 .5 to 14
feet, and these soils are considered infeasible for infiltration facilities.
7. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less
than $2,300.00. This is payable prior to issuance of the construction permit and are not vested to the rates at land-
use approval. This fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION/STREET COMMENTS
1. The project site fronts 116th Ave SE along the west property line. 116th Ave SE is classified as a Minor Arterial
Street, with an existing right-of-way (ROW) width of approximately 30 feet. To meet the City’s complete street
standards for minor arterial streets, minimum ROW width is 91 feet. Dedication of 30.5 feet of ROW would be
required. Street improvements are required which shall include a pavement width of 54 feet (27 feet from
centerline, 2-11-ft travel lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, street
trees and storm drainage improvements. The City’s Transportation Department has established a corridor plan
for this section of 116th Ave SE. The corridor determined by the City’s Transportation Department requires a right-
of-way width of 71-ft. The paved roadway section is 44-ft, consisting of two 11-ft travel lanes, one 12-ft center
turn lane, and two 5-ft bike lanes. A 0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side
of the roadway. Due to the misaligned right of way in relation with the road centerline, dedication of right-of-way
would be variable to meet the street section requirement.
a. The submitted preliminary civil plan depicts variable ROW dedication range from 5.5’ to 12.9’ ROW and
street improvements along 116th Ave SE following the requirement above, Staff has reviewed the
conceptual layout and determined it is acceptable.
2. The project proposes to add residential streets of Road A and Road B onsite accessing from 116th Ave SE to the
west. To meet the City’s complete street standards for Residential Access streets, a minimum ROW width of 53
feet is required. Per RMC 4-6-060, the residential street section shall include a minimum 26-foot paved road (13-
foot on each side), 0.5 feet of cubs, an 8-foot planting strip, and 5-foot sidewalk, street trees and storm drainage
improvements on both side of the street.
a. The submitted preliminary civil plan depicts 53-ft ROW and street improvements for proposed Road A
and Road B following the standards above, Staff has reviewed the conceptual layout and determined it
is acceptable.
b. A Cul-de-Sac including a paved radius of 45-ft with a ROW radius of 55 feet is proposed to meet the fire
turnaround requirement per RMC 4-6-060, Staff has reviewed the conceptual layout and determined it
is acceptable.
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. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall
be oriented to provide direct pedestrian crossings.
5. Per RMC4-6-060, at the intersection of two classes of streets, the radius for the higher-class street is to be used.
a. The turning radius at the intersection of Road A and 116th Ave Se shall be 35 -feet instead of 25-feet
showing in the preliminary site plan.
6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
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8. Street lighting and trees are required to meet current city standards. Lighting plans are required to be submitted
with the land use application and will be reviewed during the construction utility permit review.
a. Street lighting is required for a 21-lot short plat per RMC4-6-060.F.1.a. Lighting plans with photometric
analysis shall be submitted and will be reviewed during the Civil Construction Permit review.
9. 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.
a. A TIA dated December 5, 2022 was prepared by Transportation Engineering NorthWest (TENW) and
submitted with the land use application. The TIA discussed traffic impacts at a future year of 2024. The
report evaluates the Level Of Service (LOS) at six off-site intersections. All these study intersections,
including all controlled movements at the stop-controlled study intersections, are expected to operate
at LOS D or better during the weekday PM peak hours in 2024 with or without the proposed project. No
project-specific off-site transportation improvements are proposed since the existing transportation
facilities are anticipated to accommodate the additional traffic generated by the proposed project. Staff
concurs with the assessment.
10. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of
construction permit issuance and are not vested to the rates at land-use approval.
a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2023 transportation impact
fee is $12,208.54.
b. Final transportation impact fees will be paid based on the current impact fee rate at the time of building
permit issuance.
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.
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