HomeMy WebLinkAboutEx_20_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 LUA22-000315
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 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. Fire impact fees are applicable at the rate of $0.26 per square foot of office space. This fee is paid
at the time of building permit issuance.
Fire Code Comments:
1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are required. One within
150-feet and one within 300-feet of the building. One hydrant is required within 50 -feet of all fire
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ADVISORY NOTES TO APPLICANT
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department connections for the fire sprinkler system. Proposed water main extensions appear
adequate. Water is provided by Cedar River Water District. A water availability certificate is
required to be provided by them.
2. Approved fire sprinkler and fire alarm systems are required throughout all the buildings. Direct
outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully
addressable and full detection is required. Separate plans and permits required by the fire
department.
3. Fire department apparatus access roadways are required within 150 -feet of all points on all
buildings. Building as proposed does not meet this requirement. Fire lane signage required for
the on-site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways
shall be a minimum of 20 feet wide. Roadways shall support a minimum of a 30-ton vehicle and
75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches.
The existing parking lot may be able to meet the minimum requirements with some minor
modifications. The parking lot shall be modified to meet the minimum turning radius, which it
does not now. Additional fire lane markings will also have to be added to the existing parking lot.
The existing roadway on the north side of the proposed building does not meet the minimum
width requirements of 20-feet fyi.
Development Engineering:
(Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov)
1. See Attached Development Engineering Memo dated December 13, 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: December 13, 2023
TO: Alex Morganroth, Senior Planner
FROM: Yong Qi, Development Engineer
SUBJECT: New Life Church Office Addition
15711 152nd Ave SE
LUA23-000330
I have reviewed the application for the New Life Church Office Addition located at parcel # 2323059021. and have the
following comments:
EXISTING CONDITIONS:
WATER & SEWER: The proposed project is within Cedar River Water and Sewer District.
STORM DRAINAGE: The site contains a private stormwater detention pond (Facility ID No. 178009) and the Madsen Creek
Sediment Basin (Facility ID No. 187995). There is a private stormwater conveyance system consisting of pipes and catch
basins that direct surface water to the stormwater detention pond (Record Dwg. R-348307).
STREETS: The project site takes access from 152nd Ave SE to the east, and fronts Maple Valley Highway (State Route 169)
along the north property line. The following describes the existing street sections:
• 152nd Ave SE (Commercial-mixed use and industrial access street) – 56 feet right of way width with approximately
36 feet paved roadway.
• Maple Valley Highway (Principal arterial street) – Approximately 150 to 165 feet right of way width with
approximately 84 feet paved roadway.
WATER COMMENTS:
1. Water service is provided by Cedar River Water and Sewer District.
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 Cedar River Water and Sewer District and the Renton Regional
Fire Authority.
4. Water Plans approved by Cedar River Water and Sewer District shall be routed to the City for final review prior
to permit issuance.
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SEWER COMMENTS:
1. Sewer service is provided by Cedar River Water and Sewer District.
2. Applicant shall obtain a sewer availability certificate from the District and provide it with the civil construction
permit submittal.
3. Review of the sewer plans will be conducted by Cedar River Water and Sewer District.
4. Sewer Plans approved by Cedar River Water and Sewer District shall be routed to the City for final review prior
to permit issuance.
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 Flow Control Duration Standard area (matching Forested site conditions). The project site is located
in the Lower Cedar River Basin and Madsen Creek sub basin.
a. A preliminary technical information report (TIR) prepared by PACLAND, Inc., dated June, 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: The preliminary TIR depicts that the project is exempt from this
requirement since it is not adding more than 2,000 SF of new impervious surface, is not adding more
than ¾ acres of new pervious surface, and will not be constructing or modifying a drainage ditch or
pipe (12 inches or greater in size). However, this project does construct and modify a drainage pipe of
12 inches in size as shown on Sheet C1.3. Therefore, Core Requirement #2 is required and shall be
included in the final TIR. Core Requirement #2 will be reviewed as a portion of the civil construction
permit application.
c. Core Requirement #3 & 8, per the preliminary TIR, flow control and water quality treatment are not
required since there are no new proposed impervious surfaces. Per the TIR, the target impervious
surface area is defined as the new impervious surface area only since the proposed improvements is
less than 50% of the assessed value of the existing site improvements, only new impervious surfaces
are classified as target impervious surfaces. 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 on Section 5 and indicates the proposed
12’’ pipe will have adequate capacity to convey existing flows. The onsite and offsite conveyance
analysis will be further 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 submitted as a portion of the
civil construction permit application.
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 preliminary TIR depicts that soil amendment BMP will be used for all areas subject to clearing and
grading that are not covered by impervious surfaces. However, perforated pipe connection is not
evaluated and shall be provided for all proposed connection of roof downspouts per Section 1.2.9.2.2
of RSWDM. The on-site BMPs feasibility analysis will be further reviewed during the civil construction
permit application.
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ADVISORY NOTES TO APPLICANT
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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 Associated Earth Sciences, Inc., dated September 15, 2022, was
submitted by the Applicant with the Land Use Application.
b. The geotechnical report indicates the subsurface soils are very loose to medium dense uncontrolled fill
and native alluvial deposits, underlain by dense to very dense silty sand with gravel interpreted as
Vashon to pre-Vashon-age glacially consolidated deposits. The groundwater seepage was recorded at
a depth of approximately 4.5 to 14 feet below the ground surface at the time of exploration. Due to the
observed shallow groundwater conditions and existing fill, infiltration facilities are deemed infeasible.
6. The site falls within the wellhead protection area Zone 2. Stormwater open conveyance systems within this
zone, such as ditches and channels and water quality facilities, may require a liner per sections 6.2.4 and 1.2.4.3
of the 2022 RSWDM.
7. The 2023 Surface water system development fee (SDC) 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.
c. No surface water SDC fee is required if no new impervious surface areas are proposed.
TRANSPORTATION/STREET COMMENTS:
1. The proposed project fronts 152nd Ave SE to the east with existing right of way (ROW) width of approximately
56 feet. To meet the City’s complete street standards for commercial-mixed use and industrial Access streets,
per RMC 4-6-060, a minimum ROW width of 69 feet is required. Per RMC 4-6-060 half of street improvements as
taken from the ROW centerline shall be required and include a 20-foot paved road (10 feet each side), an 8-foot
parking lane, a 0.5-foot curb, an 8-foot planting strip, and a 6-foot sidewalk, 2-ft minimum clearance between
sidewalk and property line, street trees and storm drainage improvements. However, the current existing curb-
curb width is considered sufficient. A modification to keep the existing pavement, sidewalk and landscape need
to be submitted.
a. A justification letter for keeping the existing pavement, sidewalk, and landscape of 152nd Ave SE
prepared by K+ Architect, Inc. dated March 4th, 2024, is submitted within the land use application. Staff
has accepted the ROW modification application and will process along with the land use
application. City staff is recommending approval of the applicant’s street modification request for
152nd Ave SE.
2. The proposed project fronts Maple Valley Hwy to the north. Maple Valley Highway (State Route 169) is classified
as a principal arterial. Maple Valley Highway is owned and maintained by WSDOT. The existing ROW width for
Maple Valley Highway adjacent to the site varies from approximately 150’ to approximately 165’ per the King
County Assessor’s Map. The paved roadway width adjacent to the site is approximately 84’ consisting of two
travel lanes in each direction, a center turn lane, a right turn lane on the south side, and a bus stop lane on the
north side. There is a concrete curb and sidewalk directly behind the curb along each side of the roadway. The
sidewalk along the project frontage is approximately 5’ in width. Per RMC 4-6-060, the minimum right of way
width for a principal arterial with seven lanes is 125’. Maple Valley Highway is owned and maintained by
WSDOT. Pending the findings of the Traffic Impact Analysis (TIA), WSDOT may require further roadway
improvements than what is mentioned above. The proposed access to Maple Valley Highway from the site is
subject to WSDOT review and approval.
a. The submitted preliminary civil plan depicts no ROW dedication, but shows street frontage
improvements along north side of Maple Valley Highway of relocating approximately 200 feet of the
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existing 5-foot sidewalk behind a new 6-foot planter. Staff has reviewed the conceptual layout and
determined it is acceptable.
b. A justification letter for omitting the offsite improvements along Maple Valley Highway prepared by K+
Architect, Inc. dated March 4th, 2024, is submitted within the land use application. Staff has accepted
the ROW modification application and will process along with the land use application. City staff is
recommending approval of the applicant’s street modification request for Maple Valley Highway.
3. Refer to City code 4-4-080 regarding driveway regulations.
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.
a. The submitted preliminary civil plan depicts the installation of ADA curb ramps at intersection of 152nd
Ave SE and Maple Valley Highway on both southwest and southeast corners. However, per RCW
35.68.075, the curb ramp at the other end of the crosswalk shall meet ADA requirements as well,
therefore, the information (dimensions, slopes, and elevations) of existing curb ramp at the northwest
corner of the intersection shall be provided, and needs to be upgraded to meet ADA standards if needed.
A blow-up detail including the dimensions, slopes, and elevations of these three curb ramps shall be
provided and will be reviewed as a portion of the civil construction permit.
b. Installation of pedestrian push buttons meeting ADA standards are required for the three curb ramps
described above, and an APS button signal plan shall be provided and will be reviewed as a portion of
the civil construction permit.
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 commercial space of more than 5,000 SF per RMC4-6-060.F.1.a.
b. A photometric analysis of the existing street and pedestrian lighting along both 152nd Ave SE and Maple
Valley Highway frontages shall be provided during the Civil Construction Permit review process clearly
showing that the existing street lighting will meet City lighting standards. Additional pedestrian and/or
arterial lights per City Standards may be necessary to meet the requirements based on the analysis.
8. 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 Impact Analysis (TIA) dated August 2023, was prepared by Transpogroup, Inc. and submitted
with the land use application.
b. The TIA discussed traffic impacts at a horizon year of 2024. The TIA indicates the project is anticipated
to generate a total of 70 new weekday daily trips with 10 trips in AM peak hour and 9 trips during PM
peak hour. The report evaluates the Level Of Service (LOS) at two offsite intersections. The two study
intersections are forecast to meet the LOS standards under typical weekday AM and PM and Sunday
peak hour conditions under 2024 with and without project conditions. Staff concurs with the
assessment.
c. The TIA indicates the event peak hour trip generation is estimated to be 177 trips greater (28% increase)
than the typical Sunday condition. The TIA discussed that the church has proactively worked with the
City and surrounding community to minimize traffic impacts during special events including but not
limited to: adding a traffic control with a police officer flagging, coordinating off-site parking and
shuttle service. The proposed project is not anticipated to contribute to higher traffic demands during
the events, no additional mitigation is proposed. Staff concurs with the assessment.
9. 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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a. The TIA indicates the traffic impact fees of the project will be $6.02 per sqft for churches. 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 2024. 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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