HomeMy WebLinkAboutEX_07_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA23-000299
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. 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 with in 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 September 19, 2023
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
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 will be given for the removal/retention of one single family
home.
2. 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
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA23-000299
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are some
existing fire hydrants that meet the minimum code.
3. 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. Access is required within 150 feet of all points on
the buildings. The maximum grade is 15 percent.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. Owner is actually Lili Lu, an unmarried person, not Seattle LLL, who should be listed as property owner.
2. The legal description should not have a comma after “Plat 2”. There should be the word “of” in its
place. The plat is called “Plat No. 2 of Renton Co-operative Coal Company Acre Tracts”. “Plat 2” is not a
block within the plat.
3. The easement description in Title Restriction No. 4 relating to the utility easement recorded under
9505030208 is inconsistent with the depiction attached to the easement (and the depiction is what is
shown on the preliminary plat plan). Legally, the words describing the easement area on Exhibit A of
the easement define the easement area, not the depiction. Therefore, the location of the easement is
not the south 10 feet of the east 200 feet as shown on the easement depiction and preliminary plat
plan but legally the south 200 feet of the east 10 feet of the parcel. The easement needs to be
corrected and re-recorded. Even if it is a scrivener’s error, it must be corrected and re-recorded to be
legally valid for the area shown on the preliminary plat plan. Legally the easement exists in proposed
Tract A and in the proposed ROW dedication area. This is also depicted on the Map – Boundary and
Topographic survey and plan set.
4. There are improvements and a fence encroaching on the south of the parcel – eaves of buildings and
fencing.
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. None
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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Page 1 of 6 LUA23-000230
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 19, 2023
TO: Jill Ding, Senior Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Mountain View Gardens Short Plat
2103 Talbot Rd S
LUA23-000299
I have reviewed the application for the Mountain View Gardens Short Plat located at parcel #
7222000175 and have the following comments:
EXISTING CONDITIONS
WATER: The proposed project is within the City of Renton’s water service area and in the Talbot Hill
350 Pressure Zone. Below is a summary of the existing water system in the project vicinity:
1. There is an existing ¾ -inch water meter serving the existing site (facility ID number MTR-
007211).
2. There is an existing 12-inch water main (Talbot Hill 350 Pressure Zone) (see City water project
plan no. W- 059908) in Talbot Rd S, which can deliver a maximum flow rate of 5,400 gallon per
minute. The static water pressure is approximately 66 psi at ground elevation 197 feet (existing
water meter). There is an existing 8-inch water main (West Talbot Hill 300 Pressure Zone) (see
City water project plan no. W- 113202) in Shattuck Ave S, which can deliver a maximum flow
rate of 2,000 gallon per minute. The static water pressure is approximately 44 psi at ground
elevation 197 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:
• One in Shattuck Ave S within the landscaping strip in the southwest frontage of the site
(Facility ID No. HYD-S-00152) (West Talbot Hill 300 Pressure Zone).
• One in Shattuck Ave S approximately 50 ft north to the site (Facility ID No. HYD-S-00479)
(West Talbot Hill 300 Pressure Zone).
SEWER: Sewer service is provided by the City of Renton. There is an existing 8’’ concrete gravity
wastewater main located within Shattuck Ave S (see record dwg: S-002207). The existing house is
connected to sewer stub of Facility ID No. SLAT-16561.
STORM DRAINAGE: There is a City of Renton 12-inch concrete stormwater main (Facility ID No.
703248) along the east side of Shattuck Ave S and an associated Type 1 catch basin (Facility ID No.
135860) to the southwest of the project site.
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ADVISORY NOTES TO APPLICANT
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STREETS: The project site takes access from Talbot Rd S to the east of the site. The following describes
the existing street sections:
• Shattuck Ave S (Residential Access Street) – 40 foot right of way width with 22 feet paved
roadway.
• Talbot Rd S (Collector Arterial Street) – vary right of way width with 34 feet paved roadway.
WATER COMMENTS:
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 north access road from the existing 12-inch water main (350
Pressure Zone) in Talbot Rd S to the westerly property line of Tract A of the proposed subdivision.
a) Staff has reviewed the conceptual layout and determined it is acceptable.
b) 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.
c) Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA),
if applicable.
d) Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
e) The existing ¾ inch domestic water service must be cut, capped, and abandoned at the
main line. Cut and cap of the existing ¾” service shall be done by City forces under a
separate permit.
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 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.
a) 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.
b) Drop-in meter fee is $460 per 1-inch meter.
c) Credit will be applied for the existing ¾ inch water service being abandoned.
d) The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe
nton.
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ADVISORY NOTES TO APPLICANT
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SEWER COMMENTS:
1. Sewer service is provided by City of Renton.
2. A minimum of 8-inch extension from Shattuck Ave S to the project site conforming to the
standards in RMC 4-6-040 will be required. The proposed short plat needs to provide a sewer
main extension to the extreme south property line limits for future development of the lots to
the south. A 15-foot-wide public sewer easement, executed by all parties of interest, will be
required with the civil construction permit.
a. The submitted utility plan depicts an 8-inch sewer main extension form Shattuck Ave S
within a 15-ft wide public utility easement along the south property line. There is no
access shown for the proposed sewer main or manhole. A 12’ wide paved access with
turnaround for the proposed sewer main or manhole is required. Alternatively, adding
a sewer main within the north access road, and extend to the extreme south property
line between lots 5 and 6 with paved access is also acceptable.
b. A sewer cut and cap permit will be required for the exiting sewer stub to be abandoned.
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. The proposed 6’’ sewer stub for existing house (Lot 6) shall be connected directly to the
proposed sewer main instead of the new sewer manhole.
c. 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.
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 developer will receive a credit of the SDC in the amount equal to the SDC fee for
the size of the previous water meter.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=City
ofRenton
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 site is located in the Black River basin and Rolling
Hills Creek sub basin.
a. A preliminary technical information report (TIR) by D.R.STRONG Consulting Engineers,
Inc., dated July 26, 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 downstream analysis was performed
on May 9th, 2023. The upstream and downstream drainage paths were field
inspected for existing drainage problems and the analysis concluded there are no
existing drainage problems within 0.25 miles of site discharge to the City conveyance
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ADVISORY NOTES TO APPLICANT
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system. The final engineering plans and Level 1 downstream analysis will be
reviewed as a portion of the Civil Construction Permit Application.
c. Core Requirement #3 & #8, per the TIR, a combined detention/water quality vault
located within Tract A is proposed to meet both flow control and water quality
requirements. The TIA depicts a section of non-target surface along Talbot Road S will
be collected by the proposed detention facility and treated as an off-site flow-through
area. Staff has reviewed the design and determined it is acceptable. The final
engineering plans and calculation will be further reviewed as a portion of the Civil
Construction Permit Application.
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 TIA depicts the new pipe systems are designed with sufficient capacity to convey
and contain the 25-year peak flow, assuming developed conditions for onsite tributary
areas and existing conditions for offsite tributary areas.
b. The final onsite and offsite conveyance analysis is required and shall be included in the
final TIA as a portion of the civil construction permit application.
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
part of the civil construction permit.
4. 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 applicant is proposing to use reduced impervious surface credit, perforated pipe
connection, and soil amendment to satisfy Core Requirement #9, On-Site BMPs. Staff
concurs with the assessment and will further review as a portion of the Civil
Construction Permit Application.
5. 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 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 July 18, 2023, was
submitted by the Applicant with the Land Use Application.
b. The geotechnical report concludes that infiltration facilities are not feasible since the
native glacial till and bedrock deposits exhibit very poor infiltration characteristics.
6. A Construction Stormwater General Permit from Department of Ecology will be required since
the land disturbance of the site exceeds one acre.
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
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1. The project site fronts Shattuck Ave S along the west property line. Shattuck Ave S is classified as
a residential access street, with an existing right-of-way (ROW) width of approximately 40 feet
with an existing paved width of approximately 22 feet. 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, half street improvements as taken from the ROW centerline will be required and include
a minimum 13-foot paved road, 0.5 feet of cub, an 8-foot planting strip, and 5-foot sidewalk,
street trees and storm drainage improvements, 6.5’ dedication would be required for this project
on Shattuck Ave S.
a. The submitted preliminary civil plan depicts the 6.5’ ROW dedication and street
improvements along Shattuck Ave S following the requirement above, Staff has
reviewed the conceptual layout and determined it is acceptable.
2. The project site fronts Talbot Rd S along the east property line. Talbot Rd S is classified as
collector arterial, to meet the City’s complete street standards for Collector Arterial, a minimum
ROW width of 83 feet is required.
a. The submitted preliminary civil plan depicts the ROW dedication and street
improvements along Talbot Rd S, Staff has reviewed the conceptual layout and
determined it is acceptable.
3. The project proposes to subdivide the existing parcel into 6 new residential Lots accessing
through Shattuck Ave S and Talbot Rd S. However, the City of Renton does not support a through
traffic between Shattuck Ave S and Talbot Rd due to complicate intersection operation at Talbot
Rd S.
a. The submitted preliminary civil plan depicts a 42’ wide ROW with a 26’ wide pavement
accessing from Shattuck Ave S, and a 38’ wide ROW with a 22’ wide pavement fire
access only from Talbot Rd S. Staff has reviewed the conceptual layout and determined
it is acceptable. However, the 42’ wide ROW with a 26’ wide pavement shall extend to
the extreme east property line to provide more street parking.
b. A detailed design of the electrical fire access gate needs to be provided and will be
reviewed as a portion of the Civil Construction Permit Application.
4. 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.
5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
7. 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 6-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.
8. 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.
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ADVISORY NOTES TO APPLICANT
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a. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2023
transportation impact fee is $12,208.54.
b. The current property contains one single family home, the developer will receive one
credit for the existing home.
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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