HomeMy WebLinkAboutEx30_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 6 LUA24-000225
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.
M E M O R A N D U M
DATE: July 26, 2024
TO: Mariah Kerrihard, Assistant Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Tsai Short Plat
2223 NE 23rd Street
LUA24-000171
I have reviewed the application for the Tsai Short plat project located at 2223 NE 23rd Street, parcel No: 0345700180, and
have the following comments:
EXISTING CONDITIONS:
WATER: The project is within the City of Renton’s water service area in the Highlands 435 Pressure Zone. Below is a
summary of the existing water system in the project vicinity:
1. There is an existing 6-inch water main located in NE 23rd St and in Camas Ave NE that can deliver a maximum
flow capacity of 1,400GPM (see water plan no. W-054201). The static water pressure is approximately 55 psi at
ground elevation of 308 feet.
2. There is an existing ¾-inch domestic water meter (facility ID number MTR-005941) serving the existing home at
2223 NE 23rd St.
SEWER: There is an 8-inch gravity wastewater main located on the parcel (record drawing S-168703). There is a 10-foot
utility easement for the sewer line, reference King County Record document 800811534.
STORM DRAINAGE: There is a City of Renton 12-inch stormwater main on the East side of the property (Record drawing
D-329605). There is a 15-foot utility and drainage easement for the storm line, reference King County Record document
800811534 and 20080516001742.
STREETS: The proposed project fronts NE 23rd St to the Northwest, NE 22nd street to the East and private property along
all other borders.
WATER COMMENTS:
1. A new 1-inch domestic water meter is required for the proposed Lot 2. The meter will be installed by City forces
and a water meter permit is required.
EXHIBIT 30
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ADVISORY NOTES TO APPLICANT
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2. The proposed preliminary utility plan depicts the installation of one 1-inch water service line and meter for new
Lot 2 connecting to the existing 8-inch water main (Highlands 435 Pressure Zone, See City Water Project Plan
No. W-213701) in NE 22nd St:
a. A 1-inch minimum water meter is required for the new Lot 2 served by a sprinkler system.
b. A double check valve assembly (DCVA) is required for the 1-inch water meter serving the residential use
with fire sprinkler system, the DCVA shall be installed behand the meter on private property per City
standard plan no. 340.8.
c. Provide up to date Water Details and references to the utility plan.
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 2024 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 1-inch meter is $4,850.00.
b. Water Service installation fee is $2,875.00 per 1-inch service line.
c. Drop-in meter fee is $460.00 for a 1-inch meter.
d. Fire sprinkler service fee is $648.00.
e. 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. Individual sewer stub from the sewer main and individual side sewer to serve Lot 2 shall be provided by the
developer. The new sewer stub and side sewers shall be a minimum of 6-inch and shall run at a minimum slope
of 2% to the sewer main:
a. The submitted preliminary utility plan depicts Lot 2 will be served by an individual 6-inch side sewer
connecting to the existing 8-inch sewer main along the northeast property line within an existing 10-
foot-wide utility easement. Staff has reviewed the conceptual layout and determined it is acceptable.
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. Paved access road to the existing sewer main and sewer manhole within the easement shall be
provided, and no structures shall be installed within the existing easement.
3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on
the size of the new domestic water to serve the project. Current fees can be found in the 2024 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
4. The development is within the East Kennydale Sewer SAD boundary and is subject to SAD fees. The new Lot 2 is
subject to a $666.88 fee, and no interest is applied to this SAD.
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 May Creek basin.
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
ADVISORY NOTES TO APPLICANT
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a. A preliminary drainage assessment prepared by Mark Rigos dated February 5, 2023, was submitted by
the Applicant with the Land Use Application, which was prepared following the 2017 Renton Surface
Water Design Manual (RSWDM). The drainage assessment shall be revised to be in compliance with the
current 2022 RSWDM.
b. The drainage assessment indicates that a simplified drainage review is required since the total proposed
onsite impervious surface area is ~2,249 SF. However, per Figure 1.1.2.A of the 2022 RSWDM, a Targeted
Drainage Review Category 1 per Section 1.1.2.2 and table 1.1.2.A is required since the project site is
within regulated slope area and aquifer protection zone 2 area. Core Requirement #5 and Special
Requirement #6 are required.
2. Construction Stormwater Pollution Prevention, Core Requirement #5: The preliminary civil plan and drainage
assessment include an ESC and CSWPP plan.
a. A final CSWPP and ESC plan shall be included within the drainage assessment and utility plans submitted
as a portion of the civil construction permit application.
3. 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 runoff from the roof area will be routed to a drywell for full
infiltration, and soil amendment BMP will be used for all areas subject to clearing and grading that
are not covered by impervious surfaces. The preliminary on-site BMPs feasibility analysis is acceptable
and will be further reviewed during the civil construction permit application.
b. Drywells must meet the requirements of C.2.2.4 of the 2022 RSWDM (and Standard Plan 263.00).
4. 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 August 11, 2023, was submitted by
the Applicant with the Land Use Application.
b. The geotechnical report indicates the subsurface soils are primarily of loose to medium dense silty sand
with gravel, and medium dense poorly graded sand with gravel. A long-term design infiltration rate of
3-inch/hour was recommended for the design of infiltration facilities. No groundwater seepage was
observed at the test pit locations up to five feet below existing grade.
5. 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.
6. Paved access road to the existing storm catch basin within the easement along the east property line shall be
provided, and no structures shall be installed within the existing 15’ wide easement.
7. The 2024 Surface water system development fee (SDC) is $2,300.00 per new single-family lot. 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 proposed project fronts NE 23rd St to the northwest with existing right of way (ROW) width of approximately
70 feet with an existing paved width of approximately 53 feet. To meet the City’s complete street standards for a
residential access street, per RMC 4-6-060, a minimum ROW width of 53 feet is required. Per RMC 4-6-060 half of
street improvements as taken from the road centerline shall be required and include a 26-foot paved road (13
feet each side), a 0.5-foot curb, an 8-foot planting strip, and a 5-foot sidewalk. No dedication will be required
pending field survey. The City will support efforts to retain existing frontage along NE 23rd street given that the
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E
ADVISORY NOTES TO APPLICANT
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curb, sidewalk and driveway must meet both ADA and City Standards. A Modification request per 4-9-250 will be
required to be submit to the City.
a. A justification letter for keeping the existing pavement, sidewalk, and landscape of NE 23rd St is
required.
b. The existing sidewalk and driveways along NE 23rd will be reviewed to meet ADA compliance during
the civil construction permit review.
2. The proposed project fronts NE 22nd St to the east with existing ROW width of approximately 60 feet with an
existing paved width of approximately 53 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 of street improvements as taken from
the road centerline shall be required and include a 26-foot paved road (13 feet each side), a 0.5-foot curb, an 8-
foot planting strip, and a 5-foot sidewalk. No dedication will be required pending field survey. The City will support
a Fee-in-Lieu of frontage improvements along NE 22nd St. A formal fee-in-lieu request may be submitted for the
street frontage improvements along NE 22nd ST.
a. A fee-in-lieu can be paid at $130 per linear foot. Therefore, $3,900 of fees is required for a 30-feet of
frontage along NE 22nd St.
b. A waiver and fee-in-lieu request form using the following link shall be provided along with the civil
construction permit:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8461974&dbid=0&repo=CityofRenton.
3. Refer to City code 4-4-080 regarding driveway regulations.
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. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end
streets up to 300 feet may utilize a hammerhead turnaround provided it meets the requirements for emergency
services access, including a 25-foot inside and 45-foot outside turning radius. Reference RMC 4-6-060H. The
hammerhead turnaround shall have a design approved by the Administrator and Fire and Emergency Services.
a. A hammerhead waiver is submitted along with the land use application. A type 13R fire sprinkler system
for new single-family house of Lot 2 is proposed. The waiver and proposed fire sprinkler system will be
reviewed and approved by the RRFA.
7. 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. For a single-family home, the transportation impact fee is $11,485,67 based on the City’s 2024 fee
schedule.
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 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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ADVISORY NOTES TO APPLICANT
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Development Engineering:
(Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov)
1. See Attached Development Engineering Memo dated July 26, 2024
Planning:
(Contact: Mariah Kerrihard, 425-430-7238, mkerrihard@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 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 $421.98 per single family unit. This fee is
paid at building permit issuance. Credit will be granted for any existing homes that are removed or retained.
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, 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. One existing fire hydrant will meet the
minimum requirements.
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ADVISORY NOTES TO APPLICANT
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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 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.
Dead end streets that exceed 150-feet in length require an approved turnaround. Dead ends up to 300-feet
long are allowed to use hammerhead type turnarounds. Proposed hammerhead type turnaround is
acceptable.
3. Applicant request for a fire code variance to install an approved fire sprinkler system in the proposed
new home and eliminate the required fire apparatus hammerhead type turnaround is acceptable.
Docusign Envelope ID: E59390F3-F590-4F4B-85CA-AE9BC959928E