HomeMy WebLinkAboutEX_09_C_Advisory_Notes_Poppy_CourtDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA24-000334
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 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. 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.
5. 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 memo dated November 15, 2024
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
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.
2. 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. The one existing fire
hydrant will meet the minimum requirements.
Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA24-000334
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. Access proposed to a private street must obtain and record an approved fire access
easement prior to recording.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. The joint use driveway will be accessed by a private street, King County Parcel No. 1023059405. They
will likely need an easement from the current owner. There is already an easement over that parcel for
“sanitary sewer access” however, the easement does not allow “regular” access to residences. The
sanitary sewer easement was included with the existing easements (rec. no. 20120925000535);
however, does not appear to allow blanket access – just access for Sanitary Sewer.
a. The provided “NE 8th St Private Street Access Easement” recorded under rec. no.
20120521000302 does not benefit the parcel to be short platted, rather is over the parcel to
the south 1023059405 and benefits the property to the south of that (now 1023059509 and
some other parcels after the Highlands Estates short plat). It does not provide access to the
proposed joint use driveway or the residences from Hoquiam Ave NE.
2. They need to show the PSE easement recorded under rec. no. 20060727002514, which is an area 5’ in
width, 2.5’ in each direction of the centerline of PSE’s facilities, within the South 20 feet of the East 20
feet. PSE has the right to relocate within that area. I believe this will be in what is to become Tract A.
According to the preliminary SP map, the easement is “unable to plot”; however, the description of the
area in which the facilities are allowed to go is within the South 20 feet of the East 20 feet so they can
plot that. It isn’t exactly precise but I want to make sure it is documented for when the residences are
built.
3. The final short plat needs to have updated Title Report information (the preliminary SP references a
2022 title report).
4. The draft Storm Drainage Easement document:
a. It’s drafted to be granted to the City by Tuscany Construction LLC; however, as of today’s date,
King County shows parcel #1023059405 owned by Vinyards Construction LLC. It appears that
Bob Wenzl is a part of both Vinyards and Tuscany – it will still need to be from the current
owner of record.
b. It also needs an abbreviated legal description on the first page ( PTN NW 1/4 NW 1/4 SE 1/4
SEC10 TWP23N R5E).
Community Services:
(Contact: Jason Lederer, 425-430-6547, jlederer@rentonwa.gov)
1. None
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. None
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None
Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7
Page 1 of 5 LUA24-000334
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 15, 2024
TO: Jill Ding, Senior Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Puppy Court Short Plat
805 Hoquiam Ave NE
LUA24-000334
I have reviewed the application for the Puppy Court Short Plat project located at parcel No: 1023059003,
and have the following comments:
EXISTING CONDITIONS:
WATER: The project is within the King County Water District 90.
SEWER: There is an existing 8-inch gravity wastewater main located within an easement in the private
NE 8th St (see record drawing S-361204) (see KC recording number 20120316000650). There is an
existing 8-inch gravity wastewater main located in Hoquiam Ave NE near the southeast corner of the
property (see record drawing S-327801). There is an existing 8-inch gravity wastewater main located in
Hoquiam Ave Ne near the northeast corner of the property (see record drawing S-325506). There is an
existing 6-inch PVC side sewer serving the property within an easement in NE 8th St (see KC recording
number 20120925000535).
STORM DRAINAGE: There is an existing 12-inch stormwater main on the west side of Hoquiam Ave NE
(see record drawing R-334804).
STREETS: The proposed project fronts Hoquiam Ave NE to the east, and fronts a private street NE 8th St
to the south.
WATER COMMENTS:
1. Applicant shall obtain a water availability certificate from the King County Water District 90 and
provide it with the civil construction permit submittal.
2. Review of the water plans will be conducted by King County Water District 90 and the Renton
Regional Fire Authority.
3. Plans approved by King County Water District 90 shall be routed to the City for final review prior
to permit issuance.
Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7
ADVISORY NOTES TO APPLICANT
Page 2 of 5 LUA24-000334
SEWER COMMENTS:
1. Sewer service is provided by City of Renton.
2. Individual sewer stub from the sewer main and individual side sewers are required for each lot.
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 1 and Lot 2 will be served by one
single sewer stub connecting to the existing 8-inch sewer main located within the
easement in the private NE 8th St, which is deemed not acceptable. Individual sewer
stub and individual side sewers are required for each lot. The existing sewer stub may
not be able to be re-used since it is underneath or conflict with the proposed
Stormwater R-tank. An easement shall be provided if the side sewer serving Lot 1 needs
to across Lot 2’s property.
b. All new side sewers and sewer stub shall conform to the standards in RMC 4-6-040 and
City of Renton Standard Details.
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. A credit of the SDC in the amount equal to the SDC fee for the size of the existing water
meter will be applied.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=City
ofRenton
4. The development is within East Renton Interceptor SAD and is subject to SAD fees. The new Lot
2 is subject to a $316.80 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 Lower Cedar River Drainage
basin.
a. A preliminary Technical Information Report prepared by Core Design Inc. dated
October 8, 2024, was submitted by the Applicant with the Land Use Application, which
was prepared following the 2022 Renton Surface Water Design Manual (RSWDM).
b. The drainage assessment indicates that a simplified drainage review is required.
However, per Figure 1.1.2.A of the 2022 RSWDM, a Targeted Drainage Review per
Section 1.1.2.3 is required since the project site proposes more than 5,000 SF of new
plus replaced impervious surface.
c. Core Requirement #2, off-site analysis: A downstream analysis was performed by Core
Design Inc. The stormwater runoff from the project site discharges to the conveyance
system along Hoquiam Ave NE, and eventually enter the Maple Wood Creek and into
the Cedar River. There were no drainage complaints or issues within a quarter mile of
the project site. Staff concurs with the assessment.
Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7
ADVISORY NOTES TO APPLICANT
Page 3 of 5 LUA24-000334
d. Core Requirement #3, per the TIR, an underground stormwater detention system of R-
Tank is proposed to meet flow control requirements. The TIR indicates the proposed
mitigation will meet the predeveloped conditions of forested conditions, as evaluated
using the Western Washington Hydrology Model (WWHM) per the standards of 2022
RSWDM. The preliminary analysis is acceptable and will be further reviewed as a
portion of civil construction permit review.
2. Conveyance, Core Requirement #4: All new conveyance systems constructed as part of the
project must be sized to 2022 RSWDM standards for the total tributary area (onsite and offsite)
that the storm systems serve.
a. The preliminary TIR depicts the conveyance system analysis will be provided with the
final design. The outlet pipe from the detention facility shall be sized to have the
conveyance capacity of 100-year peak flow of post-developed basin. The conveyance
evaluation shall be provided and will be reviewed as a portion of civil construction
permit application.
3. 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 TIR and Civil Construction Plans
submitted 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 water quality treatment is not required since the project
will add 3,129 SF of PGIS, which is less than 5,000 SF. Staff has reviewed the 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 infiltration is not feasible due to the presence of
extensive fill and dense glacial till per the Geotechnical Report prepared by Cobalt
Geosciences dated October 13, 2022. Runoff from the roof area will be routed to a
perforated pipe connection prior to the connection to the stormwater main, and soil
amendment BMP will be used for all disturbed areas 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.
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 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 Cobalt Geosciences dated October 13, 2022, was
submitted by the Applicant with the Land Use Application.
b. The geotechnical report indicates the subsurface soils are primarily loose to medium
dense, silty-fine to medium grained sand with gravel (Fill). Infiltration is not feasible
due to the presence of extensive fill and dense glacial till. Groundwater was not
encountered in the three test pits onsite.
Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7
ADVISORY NOTES TO APPLICANT
Page 4 of 5 LUA24-000334
7. The development is subject to a surface water system development charge (SDC) fees. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The current SDC fee for a single-family residence is $2,300 per lot.
b. A credit will be applied since existing house was demoed.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=Cit
yofRenton.
TRANSPORTATION/STREET COMMENTS:
1. The proposed project fronts Hoquiam Ave NE to the east with existing right of way (ROW) width
of approximately 60 feet with an existing paved width of approximately 36 feet . To meet the
City’s complete street standards for a 2-lane Collector Arterial Street, minimum ROW is 83 feet.
Per City code 4-6-060, half street improvements as taken from the ROW centerline shall include
a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip,
an 8-foot sidewalk, a 2-foot clear space at the back of walk, street trees and storm drainage
improvements. Approximately 11.5 feet of dedication would be required to meet the above
listed standards. However, the City desires to retain the established curbline to the north and
south of the parcel. A street modification to the required street standards is required.
a. The submitted preliminary civil plan depicts street frontage improvements along west
side of Hoquiam Ave NE including a ~6-foot planter, and 5-foot-wide sidewalk while
retain the established curbline. A street modification request for keeping the existing
pavement and curb locations without ROW dedication, prepared by Cliff Williams
dated June 6, 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
Hoquiam Ave NE.
2. Refer to City code 4-4-080 regarding driveway regulations.
3. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-
090.
4. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
5. On and offsite ramps, if any, sidewalk improvements will be reviewed in conjunction with the
civil construction permit and will require a grading plan consisting of spot elevations and slopes
showing that ADA and City specifications are being met.
6. Refer to the shared driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall
be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet;
the Fire Authority may require the tract and paved surface to be up to twenty feet wide.
a. The submitted preliminary civil plan depicts a joint use driveway of 20-foot wide
accessing from NE 8th Street to provide access for Lot 1 and Lot 2 from the south. The
proposed joint use driveway is conceptually acceptable and will be further reviewed as
a portion of the civil construction permit application.
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. A credit of one single-family home will be applied since existing house was demoed.
Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7
ADVISORY NOTES TO APPLICANT
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c. 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.
Docusign Envelope ID: 8821C92B-A776-4D45-85A4-9EB9B8AF99D7