HomeMy WebLinkAboutEX18_C_Advisory_Notes_PurelanderDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA24-000300
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: Nichole Perry, 425-430-7289 nperry@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: Scott Warlick, 425-430-7216, swarlick@rentonwa.gov)
Please see attached.
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 and no fee for an ADU
unit. This fee is paid at building permit issuance.
Fire Code Comments:
1. The fire flow requirement for a single-family home or an ADU 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. At least one new fire hydrant will be required to be installed as there are
no existing hydrants within 300 feet of the proposed buildings. An approved residential fire sprinkler system can
substitute for a second fire hydrant.
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 street over 150-
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ADVISORY NOTES TO APPLICANT
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feet requires a hammerhead type fire apparatus turnaround. The proposed turnaround cannot be constructed within
the parking apron area of the proposed new house garage. Turnaround dimensions shall meet fire code minimums.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
Reviewed, no comments at this time.
Community Services:
(Contact: Jason Lederer, 425-430-6547, jlederer@rentonwa.gov)
Reviewed, no comments at this time.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
Reviewed, no comments at this time.
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
Reviewed, no comments at this time.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 4, 2024
TO: Nichole Perry, Assistant Planner
FROM: Scott Warlick, Development Engineer
SUBJECT: Purelander CA Variance
1828 NE 20th St
LUA24-000300
I have reviewed the application for Purelander CA Variance project located at 1828 NE 20th St, parcel No:
3343903201, 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.
There is an existing 6-inch water main located in NE 20th St that can deliver a maximum flow capacity of
1,000GPM (see water project file: WTR2700000). The static water pressure is approximately 78 psi at
ground elevation of 256-feet.
SEWER: There is an 8-inch gravity wastewater main located in NE 20th St (record drawing S-024901).
There is a City of Renton 8-inch gravity wastewater main located to the west on the neighboring property
(Record Drawing S-210903). There is a 10-foot utility easement for the sewer line, reference King County
Record document 1999032225522.
STORM DRAINAGE: There is a City of Renton 24-inch stormwater main on the North side of NE 20th St
(Record drawing R-316912). There are critical areas onsite including wetlands, landslide hazard, and
regulated slopes. The site is located in Zone 1 Modified and Zone 2 of the City’s Aquifer Protection Area
(APA).
STREETS: The proposed project fronts NE 20th St to the south property line and is classified as a
Residential Access Road with an existing ROW width of 60-feet.
WATER COMMENTS:
1. Extension of 8-inch diameter water main, with a fire hydrant, (within a 15-feet wide public
utility easement) from the existing 6-inch main in NE 20th St to within 300-feet of the proposed
buildings is required.
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ADVISORY NOTES TO APPLICANT
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1. The submitted preliminary utility plan depicts the extension of 8-inch diameter water
main, with a fire hydrant.
1. The applicant shall move fire hydrant to west side of new access road and
provide 3-feet of clearance between road and hydrant.
2. A minimum 1-inch domestic water service and meter will be required for the proposed
Accessory Dwelling Unit (ADU) and Single Family Residence (SFR). The meter will be installed
by City forces and a water meter permit is required.
a. The submitted preliminary utility plan depicts the ADU and SFR being served by two, 1-
inch minimum water meters.
a. The applicant shall move both meters to the west side of new access road and
provide 3-feet of clearance between road and the meters.
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. The applicant shall use current 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 2025
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 $5,025.00.
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. 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. Sewer service is provided by City of Renton.
2. A new sewer stub from the sewer main to serve the ADU and SFR shall be provided by the
developer. There is an existing 10 ft-wide easement (recording # 1999032225522) that runs
along the east property line of the parcel to the west (Parcel 3343903200) that will provide access
to the sewer main. The new sewer stub 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 the ADU and SFR being served by a dual
4-inch side sewer connecting to the existing 8-inch sewer main along the west property
line within an existing 10-foot-wide utility easement.
i. Connection to the main shall be made with 6-inch PVC. At the property line, the
6-inch can reduce to 4-inch and a wye can be installed to serve both the SFR
and ADU with a 4-inch PVC side sewer.
ii. The sewer stub shall be connected at the main, not at a manhole.
iii. 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 2025 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 $ 4,025 per 1-inch meter.
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ADVISORY NOTES TO APPLICANT
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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=City
ofRenton
4. This parcel is subject to West Kennydale Sewer Interceptor Special Assessment District (SAD)
fee. The West Kennydale Sewer Interceptor fee is $1,050.00 per lot.
STORM DRAINAGE COMMENTS:
1. C2MY Engineers LLC., with the Land use application, submitted a Preliminary Drainage Plan and
Technical Information Report (TIR) dated May 29, 2024. Based on the City of Renton’s flow
control map, the site falls within the Flow Control Duration (Matching Forested) standard and is
within the East Lake Washington drainage basin. The report is based on a Directed drainage
review and the nine Core Requirements and six Special Requirements have been discussed in
the preliminary TIR.
a. General: Critical areas on site that may affect stormwater review include: wetlands,
landslide hazard, and regulated (steep) slopes.
i. A supplemental Geotechnical Report was prepared by Pioneer Engineers INC,
dated April 15, 2024, was submitted by the Applicant with the Land Use
Application that address the critical areas on-site.
b. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an
offsite analysis report that assesses potential offsite drainage and water quality impacts
associated with development of the project site and the initial permit submittal shall
include, at minimum, a Level 1 Downstream Analysis. A level 1 downstream analysis has
been included.
i. If a flow control facility is required, then the TIR shall include an analysis of
potential impacts to wetlands hydrology problem (type 4) in accordance with
section 1.2.2.1.1 of the RSWDM.
c. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time
of civil construction permit application. The project is claiming to be exempt due to less
than a 0.15 CFS increase.
i. See comments under Core Requirement #9 pertaining to modeling credits that
were taken. The applicant shall update the model accordingly, if an updated
model results in more than a 0.15 CFS increase, then a detention facility shall
be provided.
d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as
part of the project must be sized to meet RSWDM standards for the total tributary area
(onsite and offsite) that the storm systems serve. A conveyance capacity analysis is
included showing that the stubs have sufficient capacity to convey the new runoff.
i. The site falls within the wellhead protection area Zone 1 Modified and Zone 2.
Stormwater open conveyance systems within this zone these zones, 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. Based on the submitted
supplemental geotechnical evaluation report, the soil appears to meet the
groundwater protection criteria for organic content and cation exchange
capacity, offsetting the liner requirement.
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ADVISORY NOTES TO APPLICANT
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e. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal
does not include a CSWPP and ESC plan. The preliminary TIR includes a CSWPP and
indicates that an ESC plan will be developed.
i. 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.
b. Maintenance and Operations, Core Requirement #6: The proposal does not include a
maintenance and operations manual. The preliminary TIR includes a maintenance and
operation manual.
c. Financial Guarantees and Liability, RSWDM Core Requirement #7: All drainage facilities
constructed or modified for projects must comply with the financial guarantee
requirements and the liability requirements of the City. The preliminary TIR indicates
that a bond quantity worksheet and all required documents will be provided at a future
date.
i. A bond quantity worksheet shall be included with the TIR as part of the civil
construction permit. Financial guarantees and liability requirements shall be
met prior to civil construction permit issuance.
f. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000
square feet of pollution generating impervious surface (PGIS) that is not fully dispersed
and less than 0.75 acre of pollution generating pervious surface that is not fully
dispersed require water quality.
i. The new plus replaced PGIS pavement area is greater than 5,000 sf.
Permeable Pavement is proposed for the driveway with underlying
permeable soils meeting the criteria for water quality treatment for the
driveway. The impermeable driveway proposes a stormfilter to be provided
to remove pollutants from stormwater before collection and distribution to
an infiltration trench.
g. 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.
i. The preliminary TIR claims an exemption for COR requirement #3 due to less
than a 0.15CFS increase in runoff for the 100-year event. This calculation
(0.15CFS increase) is based on flow control credits taken for full infiltration of
rooftop runoff and permeable driveways.
1. For full infiltration, the preliminary TIR removes surfaces routed to the
infiltration trench from the model. The Geotech report indicates the
subsurface soils are primarily of fine to medium sands, however, this
soil type is not suitable for full infiltration. Therefore, the applicant
shall update the TIR at the time of construction permit application to
either:
a. Obtain geotechnical clarification that the soils meet the
classification for full infiltration for section C.2.2.2.1.a of the
2022 Renton Surface Water Design Manual.
b. OR, provide a detention facility in accordance with core
requirement 3 that is designed by a civil engineer in accordance
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ADVISORY NOTES TO APPLICANT
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with the infiltration standards in section 5.2 of the Renton
Surface Water Design Manual. Note, full infiltration may be
possible in other types of soils or fill materials.
2. For permeable pavement, the Preliminary TIR modeled as 50%
impervious and 50% grass. Per table 1.2.9.A On-site BMP sizing
Credits, permeable pavement can only be modeled as 50% impervious
and 50% grass when it is a publicly maintained on-site BMP. The
driveway permeable pavement is not public, therefore, the applicant
shall update the TIR at the time of construction permit application to
model the permeable pavement as 100% impervious.
2. 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 Pioneer Engineers INC, dated December 30, 2023,
was submitted by the Applicant with the Land Use Application.
b. The geotechnical report indicates the subsurface soils are primarily of fine to medium
sand, trace coarse gravel, trace silt, and occasional cobble. A long-term design
infiltration rate of 1.4-inch/hour was recommended for the design of infiltration
facilities. No groundwater mounding was observed at the test pit locations up to five
feet below existing grade.
3. The 2025 Surface water system development fee (SDC) is $2,350.00 per new single-family
residence and ADU. 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 20th St to the south with existing right of way (ROW) width of
approximately 60 feet with an existing paved width of approximately 22 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.
a. A formal fee-in-lieu request may be submitted for the street frontage improvements
along NE 20th St. Provide the fee-in-lieu request at building permit submittal.
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.
a. A Fire department apparatus access roadway is proposed meeting these requirements.
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
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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 turnaround is proposed meeting these requirements.
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 2025 fee schedule. For an ADU, the transportation fee is $6,184.59 based on the
City’s 2025 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 2025. 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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