HomeMy WebLinkAboutEx 11_Advisory Notes.pdfDEPARTMENT 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. The fire impact fees are currently applicable at the rate of $421.98 per single family/townhome 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:
ADVISORY NOTES TO APPLICANT
Page 2 of 7 LUA24-000338
1. The fire flow requirements for the proposed townhomes is 2,500 gpm minimum. A minimum of three
fire hydrants are required within 300 feet of the proposed building. The existing 6-inch water main is
not sufficient to supply any standard hydrants. Extensive water main and fire hydrants installations
will be required to construct this project. Alternately, the applicant can install approved residential fire
sprinkler systems to lower the required fire flow down to the available water supply of 1,500 gpm.
2. Fire department apparatus access roadways are sufficient from the existing city street.
3. Fire sprinkler and fire alarm systems shall be updated and/or maintained or completely replaced.
Separate plans and permits are required to be submitted to the fire department for review and
permitting for all systems. The existing fire sprinkler system will need to be evaluated by a Washington
State fire protection engineer to confirm adequate coverage is provided for the new proposed use.
Chances are high that the existing fire sprinkler system will not protect the pr oposed use and may need
to be completely replaced. The existing use was of low to moderate hazard protection only as a metal
fabrication facility. The existing system most likely will not be able to protect piled storage/storage
racking over 12-feet high or high hazards such as vehicle tire storage. Upgrades would need to take
place to store these types of higher hazard commodities. The change of use will trigger fire alarm
system requirements throughout the entire facility to meet current city ordinances. The fire alarm
system shall be fully addressable and full smoke detection coverage is required. Again, the existing
facility fire alarm system is of minor coverage and shall require substantial upgrades to meet the
proposed new use.
Police
(Contact: Sandra Havlik, shavlik@rentonwa.gov)
1. See Attached Memo dated November 22, 2024
Development Engineering
(Contact: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov)
2. See Attached Development Engineering Memo dated December 6, 2024
ADVISORY NOTES TO APPLICANT
Page 3 of 7 LUA24-000338
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 6, 2024
TO: Alex Morganroth, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: 2811 Townhomes
2811 NE 13th St
LUA24-000338
I have reviewed the application for the 2811 Townhomes located at 2811 NE 13th St and have the following comments:
EXISTING CONDITIONS
The site is a single parcel (7227801700) of approximately 15,800 square feet. The site currently contains a duplex. The site
is fronted by private property in the south, private property to the west, private property to the east, and NE 13th St to the
North.
WATER: The proposed development is within the City’s water service area and in the Highlands 565 pressure zone. There
is an existing 6-inch water main in NE 13th St (Record drawings: W-18780A) that can deliver a maximum flow
rate of 1,500 gallons per minute (GPM). There is an existing 8-inch water main located in the private alley West
of the parcel that can deliver a maximum flow capacity of 2,500 GPM (see water plan No. W-408202 ). The static
water pressure is approximately 87 psi at ground elevation of 364 feet. There are two existing ¾” services and
meters (facility ID number MTR-003812 and MTR-011523) serving the property. The site is located outside of an
aquifer protection area. There are two existing fire hydrants within 300 feet of the property.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch gravity wastewater
main located in NE 13th St (record drawing S-111418), fronting the parcel and convey water West. There is an
existing 8-inch gravity wastewater main located in the private alley West of the parcel (record drawing S-
408201), conveying wastewater North. There is one existing concrete stub serving the existing home on the
property.
STORM: The site is slightly sloped from the northeast to the southwest. There is no public storm main fronting the parcel.
There is an existing 18-inch public stormwater main along Harrington Ave NE (record drawing
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=573895&dbid=0&repo=CityofRenton ). There is an
existing public catch basin located at the intersection of Harrington Ave NE and NE 13th St.
STREETS: The proposed development fronts NE 13th St along the North property line. NE 13th St is classified as a Residential
Access Street with an existing ROW of approximately 50 feet.
ADVISORY NOTES TO APPLICANT
Page 4 of 7 LUA24-000338
WATER COMMENTS
1. Civil plans for the water main improvements are required and must be prepared by a professional engineer
registered in the State of Washington. Refer to City of Renton General Design and Construction Standards for
Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and
vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer,
power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls,
rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a
steel casing.
• The proposed plan shows an 8-inch new water main extension along Tract A to provide water
service to domestic meters and for fire sprinkler use to the proposed townhomes. The
connection shall be made to existing 6-inch water main on NE 13th St.
2. Based on the review of project information submitted, Renton Regional Fire Authority has determined that the
fire flow demand for the proposed development is 2,500 GPM.
3. Based on the information provided with the land use application submittal documents, the following developer’s
installed water main improvements will be required to provide domestic and fire protection service to the
development including but not limited to the items that follow.
1. Installation of a “Storz” adapter on the existing hydrants within 300 feet of the development if they are
not already equipped with one.
2. Projects that have a fire flow in excess of 2,500 GPM require a looped water main around the building.
• A looped watermain is not required. Per RRFA, extensive water main and fire hydrants
installations will be required to construct this project. Alternatively, the applicant can install
approved residential fire sprinkler systems to lower the required fire flow down to the water
supply of 1,500 gpm.
3. Installation of a separate water service and meter (minimum 1-inch) for each unit. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
• The two existing ¾” water services and meters shall be cut and cap at the main by city forces.
Each individual unit will have a separate 1” minimum water meter. The proposed fire sprinkler
system foe each unit may be served by a dedicated branch off the domestic water service with
a 1” DCVA downstream of the meter.
4. Pressure reducing valves (PRV) are required downstream of the new domestic water meters as the water
pressure exceeds 80 psi. PRV shall be installed on private property as close to the meter as possible.
• The PRV’s shall be depicted on the construction plans submit with the civil construction permit
application.
5. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined
by the RRFA based on the final fire flow demand and final site plan.
• The fire hydrant will be required at the end of the proposed dead-end 8-in water main.
6. The development is subject to applicable water system development charges and meter installation fees
based on the size of the water meters. 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 Civil Construction Permit
issuance.
7. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2024 water
fee is $4,850.00 per 1-inch meter.
8. Drop-in meter fee is $460.00 per 1-inch meter.
9. A credit will be applied to the existing services if abandoned.
10. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10593568&dbid=1&repo=CityofRenton
SEWER COMMENTS
1. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All new sewer
stubs shall conform to the standards in RMC 4-6-060 and City of Renton Standard Details.
ADVISORY NOTES TO APPLICANT
Page 5 of 7 LUA24-000338
a. Proposal depicts two new sewer manholes (SSMH #1 & SSMH #2) with 8” sewer main extension along
Tract A serving the proposed townhomes. Individual 6” sewer stubs and 4” side sewers are depicted to
serve each unit. A third manhole is required so the flow does not enter the existing main flowing in the
wrong direction. Sewer main system shall be publicly owned and maintained.
2. 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.
a. The current sewer fee for is $3,650.00 per 1-inch meter.
b. Applicant may receive a credit for the existing connection provided the home has been occupied for the
past 5 years.
c. Final determination of applicable fees will be made after the water meter size has been determined.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton
STORM DRAINAGE COMMENTS
1. A geotechnical report dated October 16, 2023, completed by Terra Associates Inc, was provided with the Land
Use Application. The report discusses the soil and groundwater characteristics of the site and provides
recommendations for project design and construction. Geotechnical recommendations presented in this report
state that limited infiltration is generally feasible.
2. A Preliminary Technical Information Report (TIR) dated October 20th, 2023 and revised on August 29th, 2024 was
submitted with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the
Peak Rate Flow Control- Matching Existing and is within the East Lake Washington Drainage Basin. The report is
based on a Full drainage review and Core Requirements 1 thru 9 and the six Special Requirements have been
discussed in the Technical Information Report.
a. 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. The preliminary TIR submittal includes a Level 1 Downstream Analysis.
b. 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 preliminary TIR claims an exemption from a flow control facility requirement as the target
surfaces generate less than 0.15 cfs increase in the existing site conditions 100 year peak flow . Therefore,
the project meets the basic exemption from Core Requirement #3 in the 2022 RSWDM section 1.2.3.1.
i. Staff concurs with the exemption based on the conceptual plan included with the land use
application. However, the exemption will be evaluated further at the time of civil construction
permit application for compliance.
c. Conveyance, RSWDM 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.
i. Conveyance system capacity analysis was not provided with this submittal. Backwater analysis
and conveyance system analysis must be submitted at the time of civil construction permit for
review.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal indicates that a plan
will be addressed during final design.
i. A CSWPP plan shall be provided as part of the TIR and construction plans included with the Civil
Construction Permit application.
e. Maintenance and Operations, Core Requirement #6: The proposal indicates that a maintenance and
operation manual will be addressed during final design.
i. A maintenance and operation manual shall be provided as part of the TIR and included with the
Civil Construction Permit application.
ADVISORY NOTES TO APPLICANT
Page 6 of 7 LUA24-000338
f. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of
pollution generating impervious surface that is not fully dispersed and less than 0.75 acre of pollution
generating pervious surface that is not fully dispersed require water quality. The TIR states that this
project will have under 5,000 sf of new plus replaced PGIS, therefore not requiring water quality.
i. Staff concurs with the cited exemption based on the conceptual plan included with the land use
application. However, the exemption will be evaluated further at the time of civil construction
permit application for compliance.
g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate
the new runoff created by this development. The proposal discusses the feasibility of each BMP as listed
in section 1.2.9.2.1 Small Lot BMP requirements.
i. Limited infiltration trenches must comply with RSDWM section C.2.3.3. The required trench
length may not be reduced by increasing the trench width.
3. There is a 2024 System Development Charge of $0.92 per sqft. SDC fees are payable at construction permit
issuance.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of $175,000. The proposed
development fronts NE 13th St along the North property line.
a. NE 13th St is classified as a residential access street, with an existing right-of-way (ROW) width of
approximately 50-feet with an existing paved width of approximately 26-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 ROW 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.
Dedication of approximately 1.5-feet will be required.
i. The proposal depicts the above listed improvements and is conceptually acceptable.
b. The proposed plan shows a 16’ public ROW access road depicted as Tract A.
i. The proposed access road shall be privately owned and maintained. An easement shall be
granted to the city for maintaining the public infrastructure located in private Tract A.
2. Street lighting is required along all public street frontages for projects consist of four (4) or more homes.
i. Streetlighting plan is not included as part of this submittal. A complete streetlighting plan and
photometric calculation must be submitted at the time of civil construction permit application.
3. All existing and proposed utility lines along the property frontage must be relocated underground per RMC 4-6-
090.
a. The existing power pole on the West side of the subdivision will need to be undergrounded.
Undergrounding of existing and new utility lines will be further reviewed at the time of civil construction
permit application.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double -loaded
garage driveway shall not exceed sixteen feet (16').
i. The proposed plan is conceptually acceptable.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and
Overlay requirements.
6. The transportation impact fee that is current at the time of building permit application will be levied, payable at
building permit issuance.
a. The 2024 Transportation Impact Fee is $6,345.23 for condominium and duplexes per dwelling.
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.
ADVISORY NOTES TO APPLICANT
Page 7 of 7 LUA24-000338
2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards
can be found on the City of Renton website.
3. A separate plan submittal will be required for a construction permit for utility work and street improvements. All
plans shall be prepared by a licensed Civil Engineer in the State of Washington. Please see the City of Renton
website for the Construction Permit Application and Construction Permit Process and Submittal Requirements.
Please contact the City to schedule a construction permit intake meeting.
4. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired
through the building department.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be
underground in accordance with RMC 4-6-090. The construction of these franchise utilities must be inspected
and approved by a City of Renton inspector.
6. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate
building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the
building permit review.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration
and Street Overlay Requirements.
8. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-feet minimum horizontal and 1-foot vertical separation between storm and other utilities
is required with the exception of water lines which require 10-feet horizontal and 1.5-feet
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
Page 1 of 2 11/22/2024
PROJECT LUA24-000338
2811 Townhomes
2811 NE 13th St., Renton, WA.
City of Renton Department of Planning / Building / Public Works
ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
POLICE RELATED COMMENTS
Estimated 911 Calls For Service Annually: 7
VULNERABILITY OPTIONS FOR CONSIDERATION
Construction Phase
Theft from construction sites is common. To protect materials, equipment, and tools it is
recommended that all materials and tools be locked up or removed from the site when not
in-use; this is especially true of any copper wiring, copper fixtures or plumbing pieces in
bulk or installed. The site should have security lighting; construction trailers or storage
containers should be completely fenced in with portable security fencing. This fencing
will provide both a physical and psychological barrier to prospective criminals and will
demonstrate the area is private property.
Construction trailers should be kept locked when not in use and should be fitted with
heavy-duty deadbolts with extended strike plates. Glass windows in construction trailers
should be shatter resistant. If onsite toolboxes are utilized, they should be secured to the
ground (or a structure) and locked with heavy-duty padlocks when not in use. “No
Trespassing” signs. These signs will aid police when making contacts with unwanted
individuals on the property if they are observed vandalizing or stealing building
materials.
Completed Complex
Each unit should have solid core doors, preferably metal or solid wood, with peepholes.
The doors should have heavy-duty deadbolt locks with a minimum 1-½” throw and
installed with 3” wood screws. Any external storage areas should also have solid wood
or metal doors, with deadbolts and latch guards installed.
Sliding windows and glass patio doors should have secondary locks installed to restrict
movement. Simply placing a sturdy, fitted dowel into the tracks may be adequate.
Stairways should be constructed of lattice, wood or metal railing so that visibility is
possible through them. There should not be solid walls in any stairway that would limit
visibility up and down the stairs or provide a place for a criminal to hide while waiting
Page 2 of 2 11/22/2024
for someone to target. Balcony construction should also be of lattice or railing – no solid
walls, for the same reason.
Security lighting should be installed along sidewalks, in stairways, foyers, and pathways.
Each residential unit should have individual unit numbers clearly posted with numbers at
least 6” in height and of a color contrasting with the building. Unit numbers should also
be illuminated so that they are easily located. This will assist emergency personnel in
locating the correct location for response.
Latch guards should be installed on pedestrian doors leading to the outside. Any lever-
handled doorknob located on the outside is discouraged unless accompanied by a
secondary lock (i.e., deadbolt). These are easy to pry/damage to obtain access inside a
building. Where egress might be an issue, bar-releases can be installed to meet Fire Code
requirements. This would include any supply, utility, or maintenance rooms.
Any detached storage units should have latch guards and deadbolts installed. Dumpster
locations should be secured within their own housing and well lit. If possible, creating a
dumpster location that can be secured for resident’s use but accessible for waste
management is suggested.
Landscaping should be installed with the objective of allowing visibility from both inside
the buildings and outside. Too much dense landscaping could make residents feel
isolated and will provide criminals with concealment to commit crimes such as burglary
and vandalism.