HomeMy WebLinkAboutEx_12_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 5 LUA24-000299
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: 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.
Development Engineering:
(Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov)
1. See Attached Development Engineering Memo dated October 8, 2024
Docusign Envelope ID: D31D61AF-180E-439C-B708-0C917E2644A7
ADVISORY NOTES TO APPLICANT
Page 2 of 5 LUA24-000218
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 8, 2024
TO: Alex Morganroth, Principal Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Windsock Apron and 243 Building Apron and Parking Lot Rehabilitation
243 W Perimeter Rd
LUA24-000299
I have reviewed the application for the Windsock Apron and 243 Building Apron and Parking Lot Rehabilitation project
located at parcel No: 0723059007, and have the following comments:
EXISTING CONDITIONS:
WATER: The project is within the City of Renton’s water service area 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 water main located within W. Perimeter Road that runs along the south and west of
the 243 building within the road and vegetation (Record Dwg: W-085802). There is also an 8-inch dead-end water
main that runs between the 243 and 250 buildings under the aircraft apron that serves a fire hydrant into the
airport and the water meter to the 250 Building. The 243 Building is served by a ¾-inch water meter (UB Ref
#253083). The maximum capacity of the 12-inch water main is 3,000 gallons per minute (gpm). The static water
pressure is approximately 72 psi at a ground elevation of 29 feet.
2. There is an existing 16-inch City water main that bisects the Windsock project area and runway south of 749 E
Perimeter Road buildings (Record Dwg: W-079903). The maximum capacity of the 16-inch water main is 4,500
gpm. The static water pressure is approximately 119 psi at a ground elevation of 25 feet.
SEWER: There is an existing 8-inch public sewer main that services the 250 Building that runs south to north along W
perimeter Road (Record Dwg: S-168802). Sewer main terminates approximately 80 feet northwest of the 243 Building.
There is an existing lift station located under aircraft apron that has a 4-inch cast iron force main that runs to the south
east and ultimately connects to a manhole in Airport Way (see COR Project file S-168802).
STORM DRAINAGE: There is an existing private conveyance system that provides drainage to the project that is maintained
by the Airport.
STREETS: The proposed project fronts W Perimeter Road to the west, and E Perimeter Road to the east. Both roadways
are private road.
WATER COMMENTS:
1. The project does not propose to remove or replace existing water main, add floor space to buildings nor revise
fire suppression systems or existing hydrants.
Docusign Envelope ID: D31D61AF-180E-439C-B708-0C917E2644A7
ADVISORY NOTES TO APPLICANT
Page 3 of 5 LUA24-000218
a. Applicant shall provide accurate survey information of all water mains, services and hydrants within the
work area and provide adequate protection of these facilities during construction.
b. Applicant shall ensure that the tie-downs do not interfere with existing underground utilities.
SEWER COMMENTS:
1. There are no sewer facilities at or adjacent to the Windsock apron.
2. There is an existing 8-inch public sewer main that runs south to north along W perimeter Rd (Record Dwg: S-
168802). Sewer main terminates approximately 80 feet northwest of the 243 Building.
a. The submitted preliminary civil plan depicts a new 6-inch sewer main and two new sewer manholes to
the north of 243 Building, which is connected to the existing sewer manhole (Facility ID: MH2136) in W
Perimeter Rd. However, a sewer permit (SS24005320) was issued on 10/18/2024 for reconnecting a new
6-inch PVC sewer service line for 243 Building. Therefore, the proposed 6-inch sewer main extension and
associated two sewer manholes are no longer needed.
b. The existing lift station located under aircraft apron that has a 4-inch cast iron force main shall be
abandoned and shall be included during the Civil Construction Permit application. A separate electrical
permit shall be required.
c. Applicant shall provide accurate survey information of all sewer mains, services, lift station and
appurtenances within the work area and provide adequate protection of these facilities during
construction.
3. If applicable, any dewatering activity that is proposed to be discharged to the sewer system, must receive approval
from the City and King County Industrial Waste Program before discharge.”
STORM DRAINAGE COMMENTS:
1. The site falls within Zone 2 of the City’s Aquifer Protection Area (APA). In this zone, stormwater open conveyance
systems, 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.
2. 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 (2022 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 (Matching Existing Peak Conditions). The Windsock apron area
falls within Lower Cedar River Basin, and the 243 Building apron & parking Lot falls within West Lake Washington
– Seattle South Basin.
a. A preliminary technical information report (TIR) prepared by DOWL, LLC., dated June 2024, 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 TIR depicts that the Windsock apron rehabilitation is adding
no new impervious surface, and 243 Building apron and parking lot rehabilitation is only adding a small
amount (~4,369 SF) of new impervious surface. Therefore, the proposed project does not substantially
increase flows and the impact to downstream is minimal, no offsite analysis is needed. Staff has
reviewed the preliminary analysis and determined it is acceptable for the Windsock apron area.
However, for the 243 Building apron & parking lot area, CR #2 is not exempt since more than 2,000 SF
of new impervious surface is added per Section 1.2.2 of 2022 RSWDM, therefore, a Level 1 downstream
analysis, at minimum, shall be provided as described in Section 1.2.2.1 per 2022 RSWDM.
c. Core Requirement #3, per the preliminary TIR, the Windsock apron is qualified for flow control exempt
since no new impervious surfaces are proposed and there will be no increase in flows between the
developed condition and existing conditions during the 100-year storm event. The 243 Building apron
and parking lot is located within the Peak Rate Flow Control Standard Area, WWHM2012 was used to
calculate the increased flow being less than 0.15-cfs between the developed and existing conditions
during the 100-year storm event. Staff has reviewed the preliminary analysis and determined it is
conceptually acceptable, which will be further reviewed during civil construction permit application.
Docusign Envelope ID: D31D61AF-180E-439C-B708-0C917E2644A7
ADVISORY NOTES TO APPLICANT
Page 4 of 5 LUA24-000218
3. 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. Existing systems
may be utilized if they are capable of providing a minimum level of protection as-is or with minor modifications.
d. The preliminary TIR depicts the Windsock apron rehabilitation will not add new impervious surface and
no changes to the existing storm drain conveyance system are anticipated, therefore, there is no
increase in flow during the 100-year storm event between the developed and existing conditions.
Regarding 243 Building apron and parking lot, the proposed improvements will result in a 0.03-cfs
increase in runoff comparing the existing and development conditions during the 100-year storm event.
Staff has reviewed the preliminary analysis and determined it is acceptable for the Windsock apron area
that the existing onsite conveyance analysis is not needed. However, for the 243 Building apron and
parking lot area, CR # 4 cannot be exempt since the existing onsite conveyance system will experience
a change in flow characteristics as a result of the proposed project per Section 1.2.4.2 of 2022 RSWDM,
therefore, the onsite and offsite conveyance analysis for 243 Building apron and parking lot area shall
be provided and will be reviewed during the civil construction permit application.
4. Construction Stormwater Pollution Prevention, Core Requirement #5:
a. A temporary ESC plan and CSWPP are submitted with the land use application, staff has reviewed the
preliminary ESC plan and CSWPP and determined it is acceptable, which will be further reviewed during
the civil construction permit application.
5. 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 CR #8 since the project falls under the “Cost
Exemption of Parcel Redevelopment Projects” since the total valuation of the project’s proposed
improvements is less than 50% of the assessed value of the existing project site, the project adds less
than 5,000 square feet of new PGIS, and the project adds less than 3/4 acre of new PGPS. Staff has
reviewed the preliminary analysis and determined it is acceptable.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created
by this development to the maximum extent 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 to use soil amendment for all proposed pervious surfaces to satisfy CR #9,
On-Site BMPs. On-site infiltration BMPs are considered infeasible due to heavy aircraft wheel load and
potation foreign object debris (FOD) hazards. Staff concurs with the preliminary assessment and will
further review as a portion of the civil construction permit application.
7. 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 HWA Geosciences Inc. dated November 2, 2023, was submitted with
the land use application. The report contains information on soil types, geology, groundwater seepage,
and subsurface conditions. The report indicates the presence of soft to very soft, fine-grained soils,
including layers of peat and organic silt within the 243 Building apron and parking lot area, and the
Windsock apron area has loose, but mostly granular subsurface conditions.
b. The draft geotechnical report shall be finalized and stamped by a licensed geotechnical engineer during
the civil construction permit application.
8. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site
exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance.
a. The Applicant must apply for this permit with the Department of Ecology. An active permit is required
before issuance of the Civil Construction Permit.
Docusign Envelope ID: D31D61AF-180E-439C-B708-0C917E2644A7
ADVISORY NOTES TO APPLICANT
Page 5 of 5 LUA24-000218
9. The 2024 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.
a. No SDC fees will be collected on City-owned properties per RMC 4-1-180.B.2.b.
TRANSPORTATION/STREET COMMENTS:
1. The proposed project is interior to the property. W Perimeter Road is along the west property line(s) and E
Perimeter Road is along the east property line(s). Both roadways are private roads.
2. Parking lot revisions requires updating the existing parking lot to meet current ADA standards with an accessible
route of travel from the ADA compliant stalls and W Perimeter Road to the building entrance.
a. ADA requirements such as slopes, dimensions, landings and path of travel will be reviewed during the
civil construction and building permits review for compliance.
3. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements or
Federal Aviation Administration (FAA) standards, whichever is greater.
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.
Docusign Envelope ID: D31D61AF-180E-439C-B708-0C917E2644A7