HomeMy WebLinkAboutEX16_M_AdvisoryNotesCamelliaCourt_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA22-000xxx
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 p rocess for
the land use action.
Planning:
(Contact: Andrew Van Gordon, 425-430-7286,avangordon@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 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: Yong Qi, 425-430-7439,yqi@rentonwa.gov)
1. See Attached Development Engineering Memo dated November 12, 2023.
Fire Authority:
EXHIBIT 16DocuSign Envelope ID: E380154C-A526-42C6-9A09-974E2B481BE1
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA22-000xxx
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Fire impact fees are applicable at the rate of $964.53 per multi-family units. No fee for parking garage
areas. This fee is paid at the time of building permit issuance. Credit is due for the removal of the
existing buildings.
2. The fire flow requirement is 3,250 gpm. Four fire hydrants are required. One within 150-feet and
three within 300-feet of the proposed building. One hydrant is required within 50-feet of all fire
department connections for standpipe and sprinkler systems. Existing hydrants may be counted
toward the requirements if they meet the current code. A minimum of one new fire hydrant will be
required. A looped water main is required for fire flows exceeding 2,500 gpm. The existing water main
that loops around the entire city block will suffice to meet this requirement.
3. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building.
Separate plans and permits required by the fire department. Direct outside access is required to the
fire sprinkler riser room. Fully addressable and full detection is requir ed for the fire alarm system.
4. Fire department apparatus access roadways are required within 150 -feet of all points on the building.
Access by the existing city street will meet fire code requirements.
5. This facility shall be equipped with an elevator to meet the size requirements for a bariatric size
stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall
verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the
building shall be enhanced with amplification equipment in order to meet minimum coverage.
Separate plans and permits are required for any proposed amplification systems.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. All three lots are subject to the Merrill Gardens Latecomer (20130910001606) and the redevelopment
may trigger the latecomer reimbursement charges.
2. 101 Williams Ave S (KCPN 7231502130) is subject to existing leases that may have redevelopment
provisions or a long term – the City may want to review it. The project narrative reads that 101
Williams Ave S is a single-family residence; King County notes it is a duplex.
3. 107 Williams Ave S (KCPN 7231502125) is also subject to existing leases (appears to have at least four
commercial units).
4. Although 99 Williams Ave S (KCPN 0007200096) is a single family residence, an inquiry about leases
may be requested.
5. The deed of dedication should be split into three deeds of dedication – one for each property with the
actual legal descriptions of the properties included.
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
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.
DocuSign Envelope ID: E380154C-A526-42C6-9A09-974E2B481BE1
Page 1 of 6 LUA23-000361
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 12, 2023
TO: Andrew Van Gordon, Associate Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Camellia Court Apartments
99, 101, & 107 Williams Avenue, Renton, WA 980575
LUA23-000361
I have reviewed the application for the Camellia Court Apartments located at 99, 101, & 107 Williams
Avenue, parcel Nos: 0007200096, 7231502130, &7231502125 and have the following comments:
EXISTING CONDITIONS:
WATER: The proposed project is within the City of Renton’s water service area and in the Valley 196
Pressure Zone. Below is a summary of the existing water system in the project vicinity:
1. There is an existing 12-inch ductile iron water main (see City water project plan no. W- 322605)
in Williams Ave S, which can deliver a maximum flow rate of 4,600 gallon per minute. The static
water pressure is above 69 psi at ground elevation 38 feet.
2. The existing three houses/buildings are served by three of ¾ -inch water meter each (facility ID
numbers: MTR-005778, MTR-001372 & MTR-001266).
SEWER: There is an existing 8’’ PVC gravity wastewater main flowing to the north, which is located within
the alley to the west of project site (Record Dwg: S-020903). There is also an existing 8’’ PVC gravity
wastewater main flowing to the south, which is located within Williams Ave S (Record Dwg: S-211009).
STORM DRAINAGE: There is a City of Renton 8-inch PVC stormwater main within the Alley to the west
of the property (Record Dwg: R-322606). There is a City of Renton 8-inch ductile iron stormwater main
within the Alley to the south of the project site (Record Dwg: R-401207), which is connected to the 8-
inch concrete stormwater main within Williams Ave S to the east of the property (Record Dwg: R-
133902).
STREETS: The project site takes access from both William Ave S to the east and Alley to the west. The
following describes the existing street sections:
• Williams Ave S (Minor Arterial Street) – 60 feet right of way width with approximately 40 feet
paved roadway.
• Alley – 10 feet right of way width with approximately 10 feet paved roadway.
DocuSign Envelope ID: E380154C-A526-42C6-9A09-974E2B481BE1
ADVISORY NOTES TO APPLICANT
Page 2 of 6 LUA23-000361
WATER COMMENTS:
1. Civil plans for the water 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 as shown in Appendix K of the City’s 2021 Water System Plan.
2. The proposed preliminary utility plan depicts the installation of one fire hydrant, a 3’’ water
service line and meter in a vault for residential, and a 6’’ fire service line with a post indicator
valves (PIV) connecting to the existing 12-inch water main (Valley 196 Pressure Zone) in William
Ave S:
a. The preliminary fire flow is 3,250 gpm for a fire sprinklered building per Renton Regional
Fire Authority (RRFA) based on the preliminary site plan. A looped water main is required,
however, the RRFA has determined that the existing water main that loops around the
entire city block is sufficient to meet this requirement.
b. A minimum of four fire hydrants are required. One within 150-feet and three within 300-
feet of the building. One new hydrant is required within 50 feet of the fire sprinkler fire
department connection, which is shown in the preliminary utility plan and the conceptual
layout is deemed acceptable. The existing fire hydrants may be counted toward the
requirements if they meet the current code. The applicant shall submit a fire department
site plan with fire service coverage map indicating that the new and existing hydrants
meet the requirement above at the time of construction permit submittal.
c. A double check valve assembly (DCVA) is required for the 3’’ water meter serving the
residential use, the DCVA shall be installed behand the meter on private property per City
standard plan no. 340.8. However, the preliminary utility plan does not show a DCVA
outside of the building on private property. The applicant shall submit a plan showing
the location of the DCVA at the time of construction permit submittal. If the proposed
DCVA location is inside of the building, the applicant shall submit the appropriate
mechanical plan showing the assembly.
d. The proposed preliminary utility plan depicts the installation of a 6’’ fire service line with
a DDCVA inside the building connecting to the existing 12-inch water main in William Ave
S. The applicant shall submit the appropriate mechanical plan showing the assembly at
the time of construction permit submittal.
e. A fire department connection (FDC) is shown adjacent to the building within the new 12’
wide sidewalk adjacent to the east of the building. The FDC shall be mounted on the wall
near the PIV and shall be located within 50’ of a fire hydrant.
f. The preliminary utility plan depicts the installation of the new fire hydrant, post indicator
valve (PIV), and the 3’’ water meter vault within the new 12’ sidewalks, staff support the
installation of the new fire hydrant, PIV and 3’’ water meter vault within a curb bulb-out
following City Standard to alleviate the possible utility conflict and violated street parking
issues. The applicant may refer to Merrill Gardens to the south as an example.
g. The preliminary utility plan calls to reuse the existing ¾ inch service line for irrigation. The
existing service line can be reused for irrigation, and a double check valve assembly
(DCVA) per City Std Plan 340.8 behind the meter is required and shall be shown on the
utility plan. All other existing water services shall be cut/capped at the water main per
City standards.
h. A 15-foot-wide public water easement is required for any public water main, hydrants,
and water meters located outside City Right of Way.
i. Provide two (2) 12” Gate Valves north of the proposed fire hydrant and south of the
proposed fire service.
DocuSign Envelope ID: E380154C-A526-42C6-9A09-974E2B481BE1
ADVISORY NOTES TO APPLICANT
Page 3 of 6 LUA23-000361
4. 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. The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee for a single 3-inch meter is $77,600.00.
b. Meters larger than 2-inch will be charged a $220.00 processing fee and the contractor will
provide the meter and install it.
c. Credits will be applied to the existing services 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.
SEWER COMMENTS:
1. All wastewater from the proposed parking structure shall be routed through a City approved
oil/water separator prior to discharge into the sewer main:
a. The submitted preliminary utility plan does not shown the drainage/floor drain from
the undercover parking, which shall be routed through a City approved oil/water
separator prior to discharge into the sewer main. The proposed building’s underground
parking may require a pump based to the adjacent sanitary sewer mains elevations.
b. The proposed oil water separator needs to be sized per the latest current Uniform
Plumbing Code (UPC). And a detailed design needs to be provided as a portion of the
civil construction permit application.
2. All new building side sewers shall be a minimum of 6” and shall run at a slope of 2% to the sewer
main:
a. The submitted preliminary utility plan shows a 6’’ sanitary sewer stub connecting to
the existing 8’’ sewer main within the Alley to provide sewer serving the proposed
apartment building.
b. All new side sewers and sewer stub shall conform to the standards in RMC 4-6-040 and
City of Renton Standard Details.
c. If proposed, any commercial kitchen will require a grease trap/grease interceptor.
d. All existing side sewers shall be demolished, and cut/capped at the main.
3. 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 for a ¾-inch is $3,650.00 per meter, 1-inch meter is $3,650.00, 1-1/2-
inch meter is $18,250.00, a 2-inch meter is $29,200.00, and 3-inch meter is $58,400.00.
b. SDC fees are payable at construction permit issuance.
c. Credits will be applied for the existing side sewer services 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
STORM DRAINAGE COMMENTS:
DocuSign Envelope ID: E380154C-A526-42C6-9A09-974E2B481BE1
ADVISORY NOTES TO APPLICANT
Page 4 of 6 LUA23-000361
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 Peak Rate Flow Control
Standard area (matching existing site conditions). The site falls within the Lower Cedar River
drainage basin.
a. A preliminary technical information report (TIR) prepared by D.R. STRONG Consulting
Engineers, Inc., dated August 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 downstream analysis was performed
on Section III of the TIR. The downstream drainage paths were field inspected on
January 1, 2023 and the drainage area was evaluated by reviewing the Documented
Drainage Complaints within one mile of the downstream flow paths, which has not
shown any complaints within the last ten years.
c. Core Requirement #3, per the TIR, the project will result in a 0.125 cfs increase in the
100-year peak flow being less than a 0.15 cfs and therefore qualifies for an exception
from providing a flow control facility. Staff has reviewed the preliminary analysis and
determined it is 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 TIR depicts the conveyance capacity analysis of the new pipe
connection from the roof runoff will be provided during final engineer. The onsite and
offsite conveyance analysis will be reviewed during 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 a
portion of the civil construction permit application.
4. Water Quality, RSWDM Core Requirement #8: If the new plus replaced pollution generating
impervious (PGIS) surface exceeds 5,000 SF, the applicant will be required to provide enhanced
basic water quality treatment.
a. The preliminary TIR indicates that the project is exempt from providing water quality
treatment since less than 5,000 SF of new plus replaced PGIS is created. Staff has
reviewed the preliminary analysis and determined it is 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 TIR depicts that none of the on-site BMPs are feasible per Section
1.2.9.2.1 of the RSWDM for small lot BMPs. However, soil amendment BMP is not
evaluated and shall be provided for all new and replaced pervious surfaces.
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 recommendations of appropriate on-site BMP options
with typical designs for the site from the geotechnical engineer, shall be submitted with the
DocuSign Envelope ID: E380154C-A526-42C6-9A09-974E2B481BE1
ADVISORY NOTES TO APPLICANT
Page 5 of 6 LUA23-000361
application. Since the project is within Aquifer Protection Area Zone 1 and infiltration BMPs
are not allowed, geotechnical evaluation of infiltration is not required.
a. A geotechnical report prepared by Geotech Consultants, Inc., dated May 24, 2022, was
submitted by the Applicant with the Land Use Application.
b. The geotechnical report indicates the loose alluvial silt and sand was revealed beneath
the ground surface, medium dense sand and gravel was revealed at depth of 10 to 16
feet. The groundwater seepage was recorded at a depth of 16 feet in all three
exploration locations.
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 Williams Ave S along the east property line. Williams Ave S. is classified
as Minor Arterial with an existing right of way (ROW) width of 60’ as measured using the King
County Assessor’s Map with an existing paved width of approximately 40 feet. Per RMC 4-6-
060, to meet the City’s complete street standards for Minor Arterial streets, a minimum ROW
width of 91 feet is required, half of street improvements as taken from the ROW centerline
would be required and include 54 feet paved road (27 feet each side), a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. Dedication of
approximately 15.5 feet would be required. However, the City Transportation section has
recommended that the existing curb location and pavement width on the west side of Williams
Ave S is sufficient, and a modified minor arterial street standard containing a right of way width
of approximately 65-feet is acceptable. The modified street would contain 12-foot sidewalks
with 0.5-foot curb with street trees in tree grates on both sides of the street. Therefore,
frontage improvements including a full width of the 12-foot sidewalk, 0.5-foot curb with street
trees in tree grates are required, and right-of-way dedication of approximately 2.75-feet based
on final survey would be required for this project.
a. The submitted preliminary site plan depicts 2.5 feet ROW dedication and street
improvements along Williams Ave S following the requirement above. Staff has
reviewed the conceptual layout and determined it is acceptable.
b. A justification letter for the modified minor arterial street standard above prepared by
Neal Thompson at Roger H. Newell, AIA dated July 21, 2023, is submitted within the
land use application. The street modification request is to modify the minor arterial
street section per RMC 4-6-060 to a modified minor arterial street section described
above. Staff has accepted the ROW modification application and will process along
with the land use application. The preliminary site plan shows the proposed modified
street section. City staff is recommending approval of the applicant’s street
modification request.
c. All new curb, sidewalk, street trees, streetlights, and all other frontage improvements
along the Williams Avenue S. frontage should be designed and installed in accordance
with the City’s adopted Downtown Streetscape Design Standards and Guidelines.
2. The project site fronts an Alley along the west property line with an existing ROW width of approximately
10-feet and an existing paved width of approximately 10 feet. Per RMC 4-6-060, the minimum right of
way width for an alley is 16-feet; therefore, a dedication of 3-feet of right of way will be required
depending on the final survey. Per City code 4-6-060 the alley would need to be 12-feet paved with storm
drainage improvements.
DocuSign Envelope ID: E380154C-A526-42C6-9A09-974E2B481BE1
ADVISORY NOTES TO APPLICANT
Page 6 of 6 LUA23-000361
a. The submitted preliminary site plan depicts 3 feet ROW dedication and street
improvements along the Alley following the requirement above. Staff has reviewed the
conceptual layout and determined it is acceptable.
3. Drive aisles should meet the standards found in RMC 4-4-080. Per RMC 4-4-080, the minimum
width of a two-way drive aisle is 24’ with 90-degree parking.
4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
6. 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 residential of more than four units per RMC4-6-060.F.1.a.
The streetlights symbol on the submitted lighting plans doesn’t indicate where the
direction the light fixture arm is facing, which shall be clarified. The submitted lighting
plans will be further reviewed during the Civil Construction Permit Application. A
photometric analysis is also required and will be reviewed per City standards during
the Civil Construction Permit Application.
7. 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 Traffic Study dated March, 2023, was prepared by Kimley-Horn and Associates, Inc.
and submitted with the land use application. The Traffic Study indicates the
development is estimated to generate 142 new average weekday daily vehicular trips
with 18 new trips occurring during the weekday AM peak hour and 16 new trips
occurring during the weekday PM. Staff concurs with the assessment.
b. The Traffic Study indicates that the transportation impact fee is estimated to be
$383,880.86 for this development. Final transportation impact 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.
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.
DocuSign Envelope ID: E380154C-A526-42C6-9A09-974E2B481BE1