HomeMy WebLinkAboutEx_13_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 5 LUA25-000080
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. 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 Memo dated April 18, 2025
Renton Regional Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.gov)
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 the removal of the one existing house.
Fire Code Comments:
1. The fire flow requirement 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. Water is supplied by Soos Creek Water District. A water
availability certificate is required to be provided to the city.
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. The maximum
grade is 15 percent. An approved hammerhead turnaround is required. See the attached standard plan for
minimum dimensions. It appears the proposed turnaround meets the minimum dimensions.
Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A
ADVISORY NOTES TO APPLICANT
Page 2 of 5 LUA24-000218
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 18th, 2025
June 20, 2011
TO: Nicole Perry, Associate Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Peck Short Plat
11806 SE 192nd St, Renton, WA
LUA25-000080
I have completed a review for the above-referenced proposal located at parcel No: 6198400360. The following
comments are based on the land-use submittal made to the City of Renton by the applicant.
EXISTING CONDITIONS:
WATER & SEWER: Water and sewer services are provided by Soos Creek Water and Sewer District.
STORM DRAINAGE: There are existing 12-inch stormwater main and associated catch basins on the north side of
SE 192nd St (Record Dwg: R-350303). Any connection to the existing stormwater conveyance system along SE 192nd
must be approved by the City of Kent. The existing site topography is generally flat.
STREETS: The proposed projects fronts SE 192nd St along the south property line. SE 192nd St is the City of Kent
Right-of-Way.
WATER COMMENTS
1. Water service is provided by Soos Creek Water and Sewer District.
2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to
permit issuance.
SEWER COMMENTS
1. Sewer service is provided by Soos Creek Water and Sewer District.
2. Review of the water plans will be conducted by Soos Creek Water and Sewer District and the Renton
Regional Fire Authority.
3. Plans approved by Soos Creek Water and Sewer District shall be routed to the City for final review prior to
permit issuance.
SURFACE WATER
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).
Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A
ADVISORY NOTES TO APPLICANT
Page 3 of 5 LUA24-000218
The site is in the Soos Creek drainage basin. Since most of the site falls within Zone 2 of the Aquifer
Protection Area (APA), stormwater open conveyance systems, such as ditches and channels, and water
quality facilities may require a liner per section 6.2.4 and 1.2.4.3 of the 2022 RSWDM.
a. A preliminary Technical Information Report prepared by Encompass Engineering & Surveying
dated January 28, 2025, 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 full drainage review is required. Staff concurs with
the assessment.
c. Core Requirement #2, off-site analysis: A downstream analysis was performed by Encompass
Engineering & Surveying. The stormwater runoff from the project site discharges to the
conveyance system along SE 196th Street, and evaluation stopped 1/4 mile downstream at
Glenridge Elementary School. There were no drainage complaints or issues within a quarter
mile of the project site. Staff concurs with the assessment.
d. Core Requirement #3, per the TIR, an underground system of CMP 90” in diameter detention
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.
b. Any connection to the existing stormwater conveyance system along SE 192nd must be
approved by the City of Kent. A confirmation letter or approval from City of Kent is required as
a portion of civil construction permit review.
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 required since the project will add
more than 5,000 SF of pollution generating surface. The project proposes a Contech Storm
Filter catch basin downstream of the detention tank to meet the water quality treatment
requirement. Staff has reviewed the analysis and determined it is conceptually 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 fill and
groundwater seepage per the Geotechnical Report prepared by Earth Solutions NW dated
February 21, 2024. Runoff from the roof areas will be routed directly to the detention facility.
The preliminary on-site BMPs feasibility analysis is acceptable and will be further reviewed
during the civil construction permit application. Please include soil amendment BMP for
disturbed areas that are not covered by impervious surface for civil construction permit.
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ADVISORY NOTES TO APPLICANT
Page 4 of 5 LUA24-000218
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 Earth Solutions NW dated February 21, 2024, was
submitted by the Applicant with the Land Use Application.
b. The geotechnical report indicates the subsurface soils are primarily loose silty sand without
gravel (Fill). Infiltration is not feasible due to the relatively impermeable native soils. Perched
groundwater was observed at all test pits.
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 $2,350 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=CityofRenton.
TRANSPORTATION
1. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an
overall valuation of $175,000, the project site(s) shall be required to meet the City’s Complete Streets
Standards.
a. SE 192nd St is the City of Kent Right-of-Way. Frontage improvements along the property frontage shall
be in accordance with the City of Kent design and construction standards.
i. The submitted preliminary civil plan depicts the frontage improvements and ROW
dedication along SE 192nd St, a confirmation letter or preliminary approval from City of
Kent is required as a portion of civil construction permit review.
b. The project proposes to add residential streets onsite accessing from SE 192nd St to the south. 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, the residential street section shall include a minimum 26-foot
paved road (13-foot on each side), 0.5 feet of cubs, an 8-foot planting strip, and 5-foot sidewalk,
street trees and storm drainage improvements on both side of the streets.
i. The submitted preliminary civil plan depicts 47-ft ROW and street improvements for
proposed public roads, which does not meet city of Renton’s Residential access street
standards above and is considered unacceptable. The proposed public streets within
the site shall be designed per City of Renton’s residential street standard described
above with 53 ft ROW width.
2. A turnaround per City Standard is required if a dead-end street is greater than 150 feet per RMC 4-6-060.H.2.
a. The submitted preliminary civil plan includes a hammerhead turnaround on a dead-end street
that is greater than 150 feet, which is conceptually acceptable.
3. Refer to City code 4-4-080 regarding driveway regulations.
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at
the lower end with positive drainage discharge to restrict runoff from entering the garage.
b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a
double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway
width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection.
Ramps shall be oriented to provide direct pedestrian crossings.
5. Per RMC4-6-060, at the intersection of two classes of streets, the radius for the higher-class street is to be
used.
a. The turning radius at the intersection of proposed residential street and 192nd St shall be 35-
feet instead of 25-feet showing in the preliminary site plan.
Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A
ADVISORY NOTES TO APPLICANT
Page 5 of 5 LUA24-000218
6. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
8. Street lighting and trees are required to meet current city standards. Lighting plans are required to be
submitted with the land use application and will be reviewed during the construction utility permit review.
a. Street lighting is required for a 6-lot short plat per RMC4-6-060.F.1.a. Lighting plans with
photometric analysis shall be submitted and will be reviewed during the Civil Construction
Permit review.
9. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do
a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip
Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the
site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact
the City to get information of the locations where traffic analysis is required.
a. Per current ITE Trip Generation Manual, a 6-lot single family houses will generate less than 20
new peak hour trips in either AM peak or PM peak, therefore, a TIA is not required.
10. 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. Unless noted otherwise in the Fee Schedule, for a single-family dwelling, the 2025
transportation impact fee is $11,485.67.
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. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required
except for water lines which require 10-ft horizontal and 1.5-ft 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.
2. All civil construction permits for utility and street improvements will require separate plan submittals. All
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil
plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal
requirements:
http://rentonwa.gov/business/default.aspx?id=42473
3. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
4. Fees quoted in this document reflect the fees applicable in the year 2025 only and will be assessed based
on the fee that is current at the time of the permit application or issuance, as applicable to the permit type.
Please visit www.rentonwa.gov for the current fee schedule.
Docusign Envelope ID: B29EB968-C739-45B8-8E1F-7522EE3C1A3A