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HomeMy WebLinkAboutEx_16_Advisory_NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 13 LUA25-000171 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: Michael Sippo, 425-430-7298, msippo@rentonwa.gov) 1. See attached Memo dated July 15, 2025 Renton Regional Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.66 per square foot of office space. This fee is paid at the time of building permit issuance. Credit is granted for the area of existing building removed if applicable. Fire Code Related Comments: 1. The preliminary fire flow is 4,000 gpm. A minimum of four fire hydrants are required. One within 150- feet and three within 300-feet of the building. One hydrant is required within 50 feet of all fire department connections for the fire sprinkler system. Water main extensions will be required to meet the minimum water main and fire hydrant requirements. New building additions cannot be built over existing city water mains and/or existing fire sprinkler underground supply mains. Existing fire sprinkler riser and fire department connection will have to be relocated so that it is directly accessible to the outside of the building. 2. Approved fire sprinkler and fire alarm systems are required throughout all the buildings. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. Newly constructed sections of the buildings shall be protected by new fire sprinkler and fire alarm systems prior to the occupancy of any new section of the building. The existing sections of the building will have to meet current fire alarm standards for a consistent, current fire alarm standard. 3. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. The required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20 feet wide, fully paved. Proposed relocation of fire lane appears to meet minimum requirements. Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 2 of 13 LUA25-000171 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 15, 2025 TO: Alex Morganroth, Principal Planner FROM: Michael Sippo, Civil Engineer III, Plan Review SUBJECT: Walker’s Renton Subaru Service Center Expansion 519 SW 12th St APN: 334040-4265 and 334040-4148 LUA25-000171 I have reviewed for the Walker’s Renton Subaru project located at 519 SW 12th St parcel(s) 334040-4265 and 334040- 4148. The following comments are based on the land-use application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 2.28 acres in size (comprised of 2 parcels) and is irregular in shape with both lots in total fronting SW 12th St to the north, Seneca Ave SW to the west, Lind Ave SW to the east, and Interstate I-405 to the south. The site is currently comprised of Walker’s Renton Subaru Service Center on the 519 SW 12th St parcel, associated parking lots and an existing structure on the 505 SW 12 St parcel (to be demolished and used for parking). The site is flat and slopes from northwest to southeast. The site contains a private onsite conveyance system collects runoff onsite and drains to a bioswale and detention pond in the southeast corner of the site. WATER 1. The subject development is within the City of Renton’s water service area in the Valley 196 Pressure Zone. The static water pressure is approximately 76 psi at ground elevation of 20 feet. There are existing water mains on and in the vicinity of the site: • There is an existing 6-inch water main located in SW 12th St between Seneca Ave SW and Lind Ave SW that can deliver a maximum flow capacity of 1,400 GPM (see water plan No. W-013302). • There is an existing 10-inch water main located in Seneca Ave SW that can deliver a maximum flow capacity of 2,600 GPM (see water plan No. W-306804). • There is an existing 10-inch water main located within parcel 3340404265 that can deliver a maximum flow capacity of 2,300 GPM (see water plan No. W-306804). Note: water is located within a utility easement over the vacated portion of SW 13th St as defined through the street vacation ordinance 4942. • There are four existing fire hydrants within 300 feet of the property and one on parcel 3340404265. • Existing Building 519 SW 12th St (Parcel 3340404265) there is: i. An existing 1-inch domestic water service, meter (MTR-008756), and unknown backflow device. Applicant to confirm the type of premise isolation backflow prevention device. Backflow prevention device requirement for existing building will be a reduced pressure backflow prevention assembly (RPBA); Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 3 of 13 LUA25-000171 ii. An existing 4-inch fire meter (MTR-008759) and 4-inch fire sprinkler water service with backflow prevention assembly (RPDA) located within the fire sprinkler riser room; iii. An existing 1-inch irrigation water service (MTR-008757) with backflow prevention assembly (DCVA). • Existing Building 505 SW 12th St (Parcel 3340404148) there is: i. An existing ¾-inch commercial domestic water service, meter (MTR-016416), and unknow backflow device. The applicant’s land-use application materials indicate that the building will be demolished and the property used for a parking lot. A cut and cap permit will be required to cut and cap the existing water service. ii. The meter may be re-used for irrigation for the new parking lot. Installation of a backflow prevention assembly (DCVA) would be required in this instance. iii. Credit for system development charges would be applicable if the meter was re-used for irrigation purposes. 2. The site is located outside of the City’s wellhead protection areas. SEWER 1. The subject development is located in the City of Renton sewer service area. There are existing sewer mains on and in the vicinity of the site: • There is an existing 8-inch gravity wastewater main located on parcel 3340404265, under the existing building within a steel encasement sleeve (see record drawing S-306801). Note sewer is located within a utility easement over the vacated alley as defined through the street vacation ordinance 4914. • There is an existing 8” PVC sewer flowing west to east at the intersection of Hoquiam Ave NE and NE 11th Ct adjacent to the site’s east property line (see sewer plan no. S-368101). Note sewer is located within a utility easement over the vacated portion of SW 13th St as defined through the street vacation ordinance 4942. • There is an existing 8-inch gravity wastewater main located on parcel 3340404265 (see record drawing S-306801). • There is an existing 8-inch gravity wastewater main located in Seneca Ave SW (see record drawing S- 014507). • Parcel 3340404265 is an existing 6-inch PVC sewer stub, 6-inch side sewer and OWS (see record drawing S-306801). STORM 1. There is an existing 12-inch stormwater main on the east side of Seneca Ave SW (see record drawing R- 306807). 2. There is an existing 12-inch stormwater main on the north side of SW 12th St (see record drawing R-215204). 3. For parcel 3340404148, there is no record of an on-site conveyance system. 4. For parcel 3340404150 there is a private, on-site conveyance system, conveying runoff to the north connecting to the conveyance system in SW 12th St (see record drawing R-294402). 5. For parcel 3340404265, there is a private, on-site conveyance system, conveying runoff through a private detention facility on the south side of parcel before discharging to the southwest of the parcel (see record drawing S-306807). 6. The site does not contain critical areas that may impact stormwater. Site topography is relatively flat and generally stormwater conveys to from the northwest to southeast. Seneca Ave SW and SW 12th St are both flat and runoff collected within the street prisms of both streets is conveyed north and west to the intersection of Seneca Ave Sw/SW 12th St and to the north. While both basins are within the same overall drainage basin and sub-basin (Black River drainage basin – Springbrook Creek sub-basin), the discharge points of the street runoff versus onsite runoff does not converge with ¼ mile downstream. City records show that the majority of the site is collected onsite and conveyed to the southeast through a series of private Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 4 of 13 LUA25-000171 stormwater conveyance pipes which discharge into a bioswale located on the south property line which discharges to the east and into a detention pond. Once runoff is collected in the pond and detained, a control structure discharge the runoff to the east into a ditch that runs along the west side of Lind Ave SW and south into a ditch along the I-405 WSDOT right-of-way. There is no mapped conveyance system located within the 505 SW 12th St property but parking lot runoff appears to generally sheet flow west to east and into the conveyance system within the drive access of the 519 SW 12th St primary subject property. City records indicate one discharge point from the detention pond in the site’s southeast corner and one discharge point for the right-of-way frontage of SW 12th St and Seneca Ave SW at the northeast intersection corner of the streets. TRANSPORTATION 1. The proposed development fronts SW 12th St to the north, Seneca Ave SW to the west, Lind Ave SW to the east, and Interstate I-405 to the south. • SW 12th St east, of Seneca Ave SW, is classified as a Commercial Access street with an existing right- of-way (ROW) width of approximately 60 feet per the King County Assessors map and contains a paved width of 36’ with 1-11’ wide east-bound travel lane, 1-11’ wide west-bound travel lane, 2-7’ wide parking lanes, 2-0.5’ curbs and gutters, 2-6’ wide sidewalks flush to curb and 2-5.5’ wide planter strips behind the sidewalk. • Seneca Ave SW, east of the ROW centerline, is classified as a Commercial Access street with an existing right-of-way (ROW) width of approximately 60 feet per the King County Assessors map and contains a paved width of 26’ with 1-10’ wide north-bound travel lane, 1-10’ wide south-bound travel lane, 1-6’ wide parking lane on the east side of the street, 1-0.5’ curb and gutter on the east side of the street, 1-6’ wide sidewalks flush to curb on the east side of the street, 1-4’ wide planter strips behind the sidewalk on the east side of the street and 23.5’ of mostly vegetated undeveloped right- of-way on the west side of the street. • Lind Ave SW is classified as a 4-lane Minor Arterial street with an existing right-of-way (ROW) width of approximately 180 feet per the King County Assessors map and contains 2 north-bound travel lanes, 2 south-bound travel lane, and sidewalk against the curb on both sides of the street. On the site east frontage Lind Ave SW becomes a bridge that crosses over Interstate 405 (I-405) and the vegetated frontage between the bridge ramp is primarily forested/vegetated and contains WSDOT owned swales that handle runoff from the west portion of Lind Ave SW and north portion of I-405. CODE REQUIREMENTS WATER 1. The applicant has submitted a preliminary Overall Utility plan with the land use application that was prepared by AHBL, dated April, 2025. The plan shows that the onsite 10” water main running along the south side of the existing building will be removed by the service center expansion and routed around the expansion with new 8” water main. The plan also shows relocation of the building’s fire service and fire district connection (FDC). The plan also shows the existing 6-inch water main (approximately 430 feet) in SW 12th St from Seneca Ave SW to the west side of Lind Ave SW being replaced with 12” main to provide a looped water main around the building/block to achieve the looped fire flow for the block. • In order to provide a fire flow demand of 4,000 gpm, the applicant shall replace the existing 10” water main with a 10” water main around the new service building, not 8” as shown on the plans in conjunction with the new 12” water main in SW 12th St. • The existing water main provides a loop around the block serving multiple business with water service and fire protection. Abandonment/removal of the existing portion of main impacted by the service center expansion and construction of the new main around the building shall be Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 5 of 13 LUA25-000171 staged in a manner to provide the least amount of disruption to the business services and fire loop. 2. Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 4,000 gpm for the building addition, a minimum of four fire hydrants (one within 150-feet and three within 300-feet of the building with one hydrant within 50-feet of all fire department connection and sprinkler system) and development including the use of an automatic fire sprinkler system. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development. Per City code a looped water main is required around the development when the fire flow demand exceeds 2,500 gpm (see below). a. Relocation of existing on-site water mains with minimum 10 feet of separation to building foundation. A 15-foot utility easement will be required for the new water mains, hydrants and water meters within the property. The plans generally appear to show conformance with this requirement and will be reviewed in detail during the Civil Construction Permit phase. Note water is located within a utility easement over the vacated portion of SW 13th St as defined through the street vacation ordinance 4942. i. The preliminary plans submitted with the land-use show general conformance with this requirement and will be reviewed in detail during the Civil Construction Permit review process. b. City Code and Fire Flow requires a water main replacement/upgrades of the existing 6” water main from Seneca Ave SW to approximately 50’ west of the intersection SW 12th St/Lind Ave SW along the property’s SW 12th St (approximately 400’ in length), therefore a new 12-inch water main (minimum 12-inch in the Downtown Area and Commercial/Industrial Zone Areas per the adopted Water System Plan) will be required to replace the existing 6” water main along SW 12th St. i. The preliminary plans submitted with the land-use show general conformance with this requirement and will be reviewed in detail during the Civil Construction Permit review process. c. Service continuity to the adjacent properties shall be maintained as a portion of the construction of the new main that provides looped system connections to the onsite water main. i. The preliminary plans submitted with the land-use show general conformance with this requirement and will be reviewed in detail during the Civil Construction Permit review process. d. Installation of additional fire hydrants around the building(s) and site as required by the City’s water utility and Renton Regional Fire Authority for current and future build-out. The plans generally appear to show conformance with this requirement and will be reviewed in detail during the Civil Construction Permit phase. i. The applicant did not provide an exhibit or analysis showing the required fire hydrants meeting spacing requirements. The plans will be reviewed in detail during the Civil Construction Permit phase and, if required, additional or relocated hydrants may be warranted. ii. Existing hydrants to be counted towards the number of hydrants required shall have a STORZ fitting installed if not already equipped with one. e. The existing fire sprinkler riser and fire department connection on the southern portion of the 4265 parcel will be required to be relocated due to the expansion of the building. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to the building as required by the City building department or Renton Regional Fire Authority. i. The preliminary plans are showing relocation or installation of new fire sprinkler line to the building where the existing line and vault is being remove/relocated. The applicant shall verify with a fire sprinkler designer/contractor to determine if the existing 4-inch sizing of the fire sprinkler supply line serving the existing building on parcel 3340404265 Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 6 of 13 LUA25-000171 can provide sufficient water flow rate and pressure to the additional fire sprinkler system for the building expansion. If additional flow capacity is required, then the existing 4-inch stub and backflow prevention assembly must be upsized. Additional water system development charges will apply if a larger fire sprinkler supply line is needed ii. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. iii. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). iv. Direct outside access is required to the fire sprinkler riser room. v. The preliminary plans submitted with the land-use show general conformance with this requirement and will be reviewed in detail during the Civil Construction Permit review process. f. Installation of a domestic water meter to the building(s) as applicable. i. The applicant shall verify with the plumbing designer/contractor to determine if the existing 1-inch commercial domestic water service serving the existing building on parcel 3340404265 is sufficient for any new additional fixtures due to the building expansion. If additional capacity is required, then the existing service line and meter must be replaced and upsized. Additional water system development charges will apply if a larger commercial domestic line is needed. ii. The sizing of the meters shall be in accordance with the most recent edition of the Uniform Plumbing Code. iii. All commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is approved by the City Plan Reviewer and City Water Utility Department. iv. The applicant did not provide an exhibit or analysis showing the if the existing meter will be re-used, relocated, or upsized. The plans will be reviewed in detail during the Civil Construction Permit phase. g. Installation of a landscape irrigation meter and double check valve assembly (DCVA), as applicable. h. Following the relocation of the water line and other utilities, the applicant shall request the City to release or vacate the easement that was created as part of the street vacation under ordinance 4942. A 15-ft wide utility easement will be required for the relocation of the water main and hydrants. Vacation of all existing utility easements by Renton City Council shall occur prior issuance of final occupancy. 1. The City Water Department provided comments on the preliminary engineering plans: a. “Provide calculations showing that the existing 1” water service and meter is adequate for the additional expansion”. b. “Direct outside access is required to the fire sprinkler riser room. Provide on civil plans”. c. “Remove ex 10” water main”. d. “Profile will be required on civil plans for new water main (typ.). e. “Need 10” water main to provide 4,000 gpm”. f. Approximately 410 LF of 12” water main from east of the intersection SW 12th St and Seneca Ave SW is needed versus 520 LF. This can be accomplished by removing existing concrete block and connecting to ex 12” water main west of Lind Ave SW. Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 7 of 13 LUA25-000171 g. Comment graphics can be provided to applicant in development of civil construction permit plans. 4. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please 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. 5. Adequate horizontal and vertical separation 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 City mains. 6. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 7. The development is not anticipated to be subject to water system development charges unless new existing water meters or fire service lines are being upsized. SEWER 2. The applicant has submitted a preliminary Overall Utility plan with the land use application that was prepared by AHBL, dated April, 2025. The plan shows that the existing public sewer main internal to the site along the rear of the building being relocated into the west access drive and connecting into the sewer main to the north that passes underneath multiple buildings to the west. 3. The following sewer system improvements will be required as a part of the development: a. Due to the proposed use as a vehicle maintenance facility, any existing and new floor drains within the existing and proposed structure expansion require passing through an oil-water separator (OWS) prior to discharge into the sanitary sewer. The separator shall be sized based on floor drainage fixtures units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). i. The oil-water separator shall be located on site so that is accessible for routine maintenance. ii. The preliminary plans indicate that the existing OWS will be relocated outside of the building addition footprint and connected into the proposed sewer main. iii. The applicant shall verify the existing OWS size meets current standards for the proposed use or upgraded as needed. The OWS will be reviewed in detail during the Civil Construction Permit review process. b. The applicant is proposing an expansion of the existing service drive-thru. i. Expansion of the covered drive-thru requires that the existing encasement be extended beyond the limits of the covered drive-thru portion. ii. The as-builts from November 2002 show a pvc wye connecting into a manhole at the end of the encasement, however, video records do not indicate that there is a manhole here underneath the drive-thru. The video also shows constant clear running water. Applicant will be required to determine the nature of this connection during the civil and building permit review process which may require mitigation or re-plumbing if stormwater from any parking areas is draining into the sewer. iii. Expansion of the covered drive-thru requires that the covered pavement drain to the sanitary sewer system after passing through an oil/water separator and not to the storm drainage system. Stormwater outside of the covered area shall be directed away from beneath the cover to limit only runoff collection from the covered areas. iv. The preliminary plans submitted with the land-use do not provide detail regarding these requirement and will be reviewed in detail during the Building Permit and Civil Construction Permit review process. Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 8 of 13 LUA25-000171 c. Refuse/recycling areas will be required to be covered with an interior drain that connects to the sanitary sewer system through an oil/water separator. i. If refuse/recycling upgrades are required via the land-use process, this requirement will be applicable and reviewed in detail during the Civil Construction Permit review process. d. The applicant is proposing to remove/abandon the existing sewer main that runs east to west within a public-utilities easement within the rear parking area behind the current service center. New sewer main will be provided along the east side of the building connecting to the existing sewer main that runs east to west in front of the service center building. i. The applicant shall provide and maintain side sewer connection to the 501 SW 12th St building to the maximum extent feasible during construction as to minimize service interruptions and provide a permanent and accessible connection to the property via new sewer main. ii. Sewer service to the existing 505 SW 12th St building shall be cut and capped in accordance with City standards upon building demolition. iii. Individual sewer stubs from the sewer main and individual side sewers are required for each building. The existing stubs can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-6- 040 and City of Renton Standard Details. iv. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. v. Side sewers shall connect directly into the sewer main (public or private) and not into manholes. vi. New sewer mains to be owned and maintained by the City shall be placed in a 15’ wide public sewer easement. vii. The existing sewer main shall be abandoned in accordance with City of Renton standards and any side sewers extending from the main cut and capped. The existing manhole in Seneca Ave SW will be required to be rechanneled and the connection to the abandoned sewer main plugged. Vacation of all existing utility easements by Renton City Council shall occur prior issuance of final occupancy. 4. The City Sewer Department provided comments on the preliminary engineering plans: a. “Abandon existing 8-inch sewer main in place” in regards to existing sewer behind the existing building. b. “Sewer main in Seneca Ave S to remain”. c. “Approximate location of existing 16-inch DI sleeve” in reference to sewer main that passes beneath the existing building (comment shows a graphic approximation of existing sleeve). d. “Extend 16-inch sleeve past proposed building addition” in reference to extending sewer main sleeve that passes beneath the existing building (comment shows a graphic approximation of extended sleeve). e. Comment graphics can be provided to applicant in development of civil construction permit plans. 5. The development is not anticipated to be subject to wastewater system development charges unless the existing water meter onsite is required to be upsized to meet the demand of additional fixtures and space. SURFACE WATER 1. The development is subject to a system development charge (SDC) for stormwater. The 2025 SDC for stormwater is $0.94 per square foot of new impervious surface area, but not less than $2,350.00. The fee that is current will be charged at the time of construction permit issuance. 2. A preliminary Drainage Plan and Technical Information Report (TIR), dated March, 2025, was submitted by AHBL with the Land Use Application. Based on the City of Renton’s flow control map, the site falls under Peak Rate Flow Control Standard (matching Existing Site Conditions) and is located within the Black River – Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 9 of 13 LUA25-000171 Springbrook Creek Drainage Basin. The development is subject to a Full Drainage Review in accordance with the 2022 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. The detention, water quality and conveyance shall be designed in accordance with the RSWDM that is current at the time of the civil construction permit application. The applicant has proposed to connect to the City of Renton’s storm drainage system in Seneca Ave SW and onsite storm drainage bioswale and detention system in the southeast corner of the site. The project is proposing to divert the northwest portion of the site into the City’s drainage system in Senaca Ave SW in lieu of the current conveyance pipe passes beneath the service drive-thru. a. Due to the project’s location within the peak rate flow control matching existing conditions basin and having an existing majority impervious coverage onsite that will only use primarily replaced impervious surfaces a flow control is not triggered (Core Requirement #3 – 0.15 cfs exemption), however, the site currently contains an existing detention system (stormwater pond). i. Existing pond sizing shall be verified to ensure that the existing capacity of the pond and flow control structure are in proper working order prior to issuance of the building permit. ii. During the civil construction permit process, the final TIR will be reviewed in full detail to ensure that the flow control standards are being met as outlined in the 2022 RSWDM. b. The applicant is proposing to use a new Stormfilter CB and the existing bioswale to meet the enhanced basic water quality facility requirements. Both facilities are located onsite (northwest corner connecting to the public system in Seneca Ave SW and along the southern property line) to meet Core Requirement #8. i. The existing bioswale does not meet the requirement for “Enhanced Basic Water Quality” so either a treatment train shall be proposed or the facility replaced with a treatment facility that meets the requirement. Alternatively, the applicant may show that there is reduced or less than 5,000 square feet of replaced pollution-generating impervious surface by demonstrating that the roofing material of the building expansion is non pollution-generating. ii. While the northwest parking diversion does not inherently trigger water quality due to being less than 5,000 square feet of pollution-generating impervious surface, the previous area is served by a water quality facility, therefore, staff concurs that a new facility (i.e. Stormfilter) is warranted iii. During the civil construction permit process, the final TIR will be reviewed in full detail to ensure that the water quality standards are being met as outlined in the 2022 RSWDM. c. The applicant is proposing a drainage diversion of approximately 0.20 acres from the northwest corner parking lot and into Seneca Ave SW. i. In accordance with Core Requirement #1 of the 2022 RSWDM the a drainage adjustment meeting the Section 1.4 of the 2022 RSWDM is required. The applicant shall clearly demonstrate through engineering analysis that there are no adverse impacts to both downstream systems as a result of the diversion. d. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2022 RSWDM. All targeted impervious area to the maximum extent feasible shall be conveyed to an On-site BMP. i. The applicant is not currently proposing any mitigation for the site based on the infeasibility criteria within the 2022 RSWDM with the exception of amended soils for landscaped areas. ii. The preliminary TIR determined that due to soil conditions being unsuitable that Best Management Practices (BMP’s) involving infiltration are infeasible, however, while soil Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 10 of 13 LUA25-000171 and groundwater conditions may rule out feasibility of full infiltration facilities; limited infiltration facilities, bioretention, permeable pavement, perforated pipe connections and rain gardens have specific infeasibility requirements that will need to be analyzed before being deemed infeasible. iii. Final review of onsite BMP feasibility will be reviewed during the civil construction permit approval process. e. The following stormwater improvements are required and shall be discussed or revised within the TIR: i. All Core Requirements and Special Requirements must be evaluated within the TIR. ii. The site is not located within the flood hazard area. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2022 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 4. Effective June 22, 2022, the City of Renton has adopted the 2022 RSWDM, which is based on the 2021 King County SWDM. Under the new 2022 RSWDM stormwater requirements, on-site BMP sizing credits for modeling credits can no longer be used for privately maintained on-site BMPs, with the exception of full dispersion and full infiltration BMPs. 5. A geotechnical report for the site was prepared by Migizi Group dated December, 2024, and was provided with the land-use submittal. The report includes 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. a. The geotechnical report indicates that the site is underlain by alluvial soils which can be readily subdivided into three soil horizons: upper fine-grained, intermediate fine-grained sands, and deeper coarse sands and gravel. Groundwater levels were observed at between 8 to 14 feet below surrounding grades. i. The report states regarding infiltration conditions: “Given the fact that groundwater levels were observed at between 8 to 14 feet below surrounding grades, the upper soil horizon is the only horizon which could potentially support infiltration. However, these soils range in composition from silty fine sand to silt, the latter of which should be considered relatively impermeable. Give the hydrogeologic setting of the project area, we do not interpret infiltration as being feasible for this project”. ii. Due to the underlying soils and high groundwater, the geotechnical and technical information reports determine that infiltration is infeasible and non-infiltration alternatives should be considered to manage the surface runoff at the site. Staff generally concurs with this recommendation and will provide final review of infiltration options during the civil construction permit process. 6. Erosion control measures and construction stormwater pollution prevention measures to meet the City requirements shall be proved for during the civil construction permit process. 7. A Construction Stormwater General Permit from Department of Ecology may be required since the site exceeds one acre, however, the applicant has indicated that the work impact will be less than one acre. The applicant shall contact the Department of Ecology to determine if the overall impacts are significant enough to trigger the permit. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 8. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online in the City of Renton website. TRANSPORTATION 1. Street and frontage requirements: The proposed development site has frontage on SW 12th St, Seneca Ave SW, Lind Ave SW and Interstate 405. Since the project is proposing greater than $175,000 in exterior improvements, frontage improvements are required in accordance to RMC 4-6-060. Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 11 of 13 LUA25-000171 a. SW 12th St east of Seneca Ave SW is classified as a Commercial Access street with an existing right- of-way (ROW) width of approximately 60 feet per the King County Assessors map. To meet the City’s complete street standards for Commercial Access streets with 2 lanes a minimum ROW width of 69 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 36-foot paved road (18 feet each side), a 0.5 foot curb, an 8 foot planting strip, a 6 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 4.5 feet will be required pending final survey. i. The property is within the AutoMall Improvement Plan area which depicts a minimum 24-foot paved road, 0.5 foot curb, and 5 foot sidewalk. ii. The street contains a paved width of 36’ with 1-11’ wide east-bound travel lane, 1-11’ wide west-bound travel lane, 2-7’ wide parking lanes, 2-0.5’ curbs and gutters, 2-6’ wide sidewalks flush to curb and 2-5.5’ wide planter strips behind the sidewalk. iii. Staff has reviewed the street and determined that the existing improvements meet the required half-street section for SW 12th St for the Automall District. The existing half- street paved section, curb and gutter and sidewalk are sufficient in their current location (with the exception in front of the 505 property, see below). Dedication is not required pending final survey. The existing ADA ramp at the southeast corner of the Seneca/SW 12th St intersection will be required to be reviewed for conformance with current ADA standards. If ADA upgrades are required, the companion ramps at the southwest and northeast corners of the intersection will require upgrades as well. iv. Existing driveway cuts to remain will be required to be upgraded to match current ADA standards for the sidewalk. Additionally, sidewalk expansion may be required in areas where the existing utility poles are located within the sidewalk. a. Seneca Ave SW, east of the ROW centerline, is classified as a Commercial Access street with an existing right-of-way (ROW) width of approximately 60 feet per the King County Assessors map. To meet the City’s complete street standards for Commercial Access streets with 2 lanes a minimum ROW width of 69 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 36-foot paved road (18 feet each side), a 0.5-foot curb, an 8-foot planting strip, a 6 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 4.5 feet will be required pending final survey. i. The property is within the AutoMall Improvement Plan area which depicts a minimum 24-foot paved road, 0.5 foot curb, and 5 foot sidewalk. ii. The street contains a paved width of 26’ with 1-10’ wide north-bound travel lane, 1-10’ wide south-bound travel lane, 1-6’ wide parking lane on the east side of the street, 1-0.5’ curb and gutter on the east side of the street, 1-6’ wide sidewalk flush to curb on the east side of the street and 1-4’ wide planter strips behind the sidewalk. iii. Staff has reviewed the street and determined that the existing improvements meet the required half-street section for Seneca Ave SW for the Automall District. The existing half-street paved section, curb and gutter and sidewalk are sufficient in their current location. Dedication is not required pending final survey. iv. Existing driveway cuts to remain will be required to be upgraded to match current ADA standards for the sidewalk. Additionally, sidewalk expansion may be required in areas where the existing utility poles are located within the sidewalk. b. Lind Ave SW is classified as a 4-lane Minor Arterial street with an existing right-of-way (ROW) width of approximately 180 feet per the King County Assessors map. To meet the City’s complete street standards for 4-lane Minor Arterial streets a minimum ROW width of 91 feet is required. Per RMC 4- 6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54-foot paved road (27-feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8- foot sidewalk, 2-foot clear space at back of walk and storm drainage improvements. i. The applicant has submitted a waiver of improvements along the Lind Ave SW frontage in accordance with RMC 4-9-250. Specifically, the applicant noted that the project fronts Lind Ave SW where the north bridge abutments begin and crosses over I-405. Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 12 of 13 LUA25-000171 There is already multiple travel lanes and sidewalks along the bridge and the transition is a steep slope to the subject property. ii. City Transportation and Development Engineering Staff supports the waiver of improvements along Lind Ave SW given that this portion of the roadway is part of the bridge crossing I-405 and any improvements would require modification to the bridge structure that would be orders of magnitude in complexity and cost higher than the project proposal. iii. Dedication is not required pending final survey. 1. Change of use requires updating the existing building and site to meet current ADA standards. On and off- site ADA (including the street frontages), curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the building permit for the project and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. a. An accessible route of travel from the right-of-way and the ADA parking stalls to the building entrance meeting current ADA standards is required. b. All existing driveway cuts, curb ramps and crosswalks shall be upgraded to meet current City and ADA standards. Receiving ramps for crosswalks shall also be upgraded to meet the current standards 2. Parking lot construction shall be in accordance with City code 4-4-80 (G). a. Minimum aisle width shall be 20’ in accordance with Renton Regional Fire Authority requirements. 3. Street lighting and street trees are required to meet current city standards. Final lighting plans are required to be submitted with the civil construction permit application and will be reviewed during the construction utility permit review. a. The SW 12th St and Seneca Ave SW corridors contain existing street lights. City staff has determined that the existing street lights meet the character of the Automall district and do not require upgrades to current standards. 4. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. a. The applicant has requested a modification from the undergrounding requirement….MODIFCATION ANALYSIS PENDING 5. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. 6. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.4 and 104.5. a. The maximum width of any driveway shall not exceed 30-feet. b. Driveways shall be located a minimum of 5-feet from property lines. c. Maximum driveway slope is 8% 7. Parking lot construction shall be in accordance with City code 4-4-80 (G). 8. A Traffic Impact Analysis dated February, 2025 was provided by Heath & Associates. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, (2021). The analysis determined vehicular traffic generated from a proposed development exceeded 20 new vehicle trips per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. a. Based on the calculations provided, the proposed development would average an increase of 413 new daily vehicle trips for Auto Sales (LUC 840). Weekday peak hour AM trips would generate an increase of 27 new vehicle trips, with 7 vehicles leaving and 20 vehicles entering the site. Weekday peak hour PM trips would generate a increase of 27 new vehicle trips, with 10 vehicles entering and 17 vehicles exiting the site. i. Increased traffic created by the development will not result in unacceptable levels of service for the surrounding study intersections in the opening year and horizon year. Staff concurs with this finding. ii. The traffic created by the development will be mitigated by payment of transportation impact fees, frontage and access improvements as noted in section 1 above. Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697 ADVISORY NOTES TO APPLICANT Page 13 of 13 LUA25-000171 9. The development may be subject to transportation impact fees. Fees will be assessed at the time of a complete building permit application. The 2024 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. a. Per RMC 4-1-190f: a feepayer may opt not to have the impact fees determined according to the fee structure in the City of Renton fee schedule, in which case the feepayer shall prepare and submit to the administrator, the RRFA, or school district, as applicable, an independent fee calculation for the development activity for which a building permit is being sought. The documentation submitted shall show the basis upon which the independent fee calculation was made. An independent fee calculation shall use the same methodology used to establish impact fees. b. Credit may apply for the removal of the commercial building located at 505 SW 12th Street. The exact TIF amount will be determined by the City prior to building permit issuance and will be subject to the rates in effect at the time of payment. GENERAL COMMENTS 1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along property frontage and within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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 with the exception of 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. 4. 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2024 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 development fee schedule. 7. A demo permit is required for the demolition of the existing buildings/foundations. The demo permit shall be acquired through the building department. Docusign Envelope ID: A8A5BFC1-1B8B-45C4-AB62-B0960DC02697