HomeMy WebLinkAboutEx_16_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 6 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.
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 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:
1. The fire flow requirements for a single-family home is 1,000 gpm minimum for dwellings up to 3,600 square
feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm
fire flow would be required. A minimum of one fire hydrant is required within 300-feet of the proposed
buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing fire hydrants will meet the
minimum requirements. Existing fire hydrants shall be retrofitted with 5-inch storz fittings as needed.
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.
As stated during the pre-application meeting, the proposed 16-foot-wide access roadway on the North
portion of the project is not acceptable. Applicant has not addressed this issued at all.
Development Engineering:
(Contact: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov)
1. See attached Memo dated June 23, 2025
Exhibit 16
Docusign Envelope ID: 2F0A5429-73BB-4C2C-8A19-A160486434DB
ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 23, 2025
TO: Alex Morganroth, Principal Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: Jones Short Plat - North
3108 Park Ave N, Renton WA 98056
LUA25-000108
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be
subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be
revised based on site planning and other design changes required by City staff or made by the applicant.
I have reviewed the application for the Jones Short Plat - North located at 3108 Park Ave N, Renton WA 98056 (APN
3342103216) and have the following comments:
EXISTING CONDITIONS
The site is approximately 0.59 acres in size and consists of a single parcel that contains an existing home fronting Park Ave
N to the west. The parcel is rectangular in shape with a single-family residence. The home is accessed from a driveway
that extends onto the property from the west. The property moderately slopes from east to west and is vegetated with
spares trees, lawn and bushes. Their property is bordered to the south by residential properties, to the east by the
residential properties and to the west by Park Ave N. The project site contains regulated slopes and, APA Zone 2 and
landslide hazard areas.
Water Water service is provided by the City of Renton. There is an existing 8-inch ductile iron water main (Highlands
435 Pressure Zone) located in Park Ave N (see City plan no. W-395602). There is an existing 12-inch water main
(Kennydale 308 Pressure Zone) located in Park Ave N (see City plan no. W-27680A) that can deliver a maximum
flowrate of 3,500 gallons per minute (gpm). The site is located in a Zone 2 Aquifer Protection Area. The static
water pressure is approximately 96 psi at ground elevation of 214 feet.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-in concrete pipe in Park Ave N (see
city plan no. S-01420F). There is an existing 6-in concrete sewer stub serving the parcel.
Storm There are no storm drainage facilities located within Park Ave N along the site’s frontage. Run-off from the site
sheet flows generally northwest into Park Ave N to the West or across parcels 334210-3219, 334210-3217, or
334210-3219 to the North.
Streets Park Ave N is classified as a Collector Arterial with an existing right of way (ROW) width of 50’ as measured using
the King County Assessor’s Map. The existing street section contains two (2) approximately 11’ wide north and
south-bound travel lanes with a curb, gutter and 5’ wide sidewalk on the west side of Park Ave N and a paved
and gravel shoulder on the east side of the street along the subject property’s frontage.
CODE REQUIREMENTS
WATER COMMENTS
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ADVISORY NOTES TO APPLICANT
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1. There is an existing 1-inch water service and meter serving the existing house at 3108 Park Ave N, Renton WA
98056.
a. The proposed plan includes the installation of two new water services, each connected to the existing
12-inch water main located in Park. The plans need to show the location of the existing 8-in water meter
(Highlands 435 Pressure Zone). No new connections will be installed into the existing 12-inch water
main.
b. The existing 1-inch water service, currently connected to the 8-inch water main in Park, will be retained
for reuse. Additionally, a new 1-inch water service will be installed, connected to the 8-inch water main
in Park, to provide service to the new lot. The proposed water meters will be sized in accordance to the
most recent UPC.
c. A Pressure Reducing Valve (PRV) is required downstream of the proposed water meters and on-site per
COR Std Plan 340.5 as required by the UPC if the water supply pressure is over 80 PSI.
d. Installation of double check valve assembly (DCVA) per City Std Plan 340.8 is required for an irrigation
meter, if applicable.
2. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre-application,
the preliminary fire flow demand for the development is 1,000 gpm 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 is required.
3. A minimum 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.
a. The existing fire hydrants are within 300 feet of all of the proposed new lots. New fire hydrant is not
required. The exact location(s) and number of new hydrants will be determined during the Civil
Construction Permit review.
4. The following water system improvements will be required as part of the development:
a. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final
location and number of the hydrants shall be determined by the Fire Authority based on the final site
plan.
b. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one.
5. Civil plans for the water main improvements will be required and must be prepared by a registered professional
engineer in the State of Washington.
6. The development is subject to applicable water system development charges (SDC’s) and meter installation fees
based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also
subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2025
Development Fees Document on the City’s website. Fees that are current will be charged at the time of
construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current
water fee is $5,025.00 per 1-inch meter.
b. Water service installation charges for each proposed domestic water service is applicable. Water Service
installation fee for a 1-inch service line is $2,875.00
c. Drop-in meter fee is $460.00 per 1-inch meter
d. SDC fees are assessed and payable at construction permit issuance and are not vested to the rates at
land-use approval.
SEWER COMMENTS
1. Proposed sewer main improvements are required to be shown on the engineering plans submitted with the Civil
Construction Permit Application. Civil plans for the sewer main improvements will be required and must be
prepared by a registered professional engineer in the State of Washington.
a. The proposed plan shows a 6” sewer stub connecting to the 8” sewer main in Park Ave N running along
the private access tract (Tract A). Sewer cleanouts will be installed at property lines. Dual side sewers
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ADVISORY NOTES TO APPLICANT
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are not allowed. Each parcel will need its own side sewer stub connection to the main. The existing 6-
inch concrete side sewer stub may be reused.
2. The existing side sewer serving the subject parcel to be capped and abandoned during site development if found
in unacceptable condition. A sewer cut and cap permit will be required.
3. The development is proposing connection of 2 new homes (1 existing building to be removed). Credit will be
provided for the existing home since it is currently connected to the City sewer service.
4. The development is subject to applicable wastewater system development charges based on the size of the new
domestic water to serve each lot. These fees will be collected at individual lot building permit application.
a. SDC fee for sewer is based on the size of the new domestic water meters to serve the project. The current
sewer fee for a 1-inch meter is $4,025.00 per meter.
b. A credit for the existing service shall applied
c. SDC fees are payable at construction permit issuance and are not vested to the rates at land-use
approval.
SURFACE WATER
1. A geotechnical report dated February September 27, 2023, completed by Earth Solutions NW, 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 infiltration is generally feasible.
2. A Preliminary Technical Information Report (TIR) dated October 17, 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.
a. 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.
a. 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.
a. 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.
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ADVISORY NOTES TO APPLICANT
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a. A maintenance and operation manual shall be provided as part of the TIR and included with
the Civil Construction Permit application.
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.
a. 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.
a. Full infiltration drywells must comply with 2022 RSDWM section C.2.2.2. For the proposed
infiltration facilities, a liner may be required per Section 6.2.4 and 1.2.4.3 of the 2022 RSWDM
as the project lies within Zone 2 of the Aquifer Protection Area (APA).
b. Infiltration devices (including fill infiltration drywells) are not allowed within 50 feet of a steep
slope, erosion, or landslide hazard.
3. The development is subject to stormwater system development charge (SDC) fee.
a. The 2025 stormwater SDC fee is $0.92 per square foot of new impervious surface, but no less than
$2,300.00. This portion of the fee will be assessed to all new impervious surface areas (frontage,
streets, parking and sidewalks). Additionally, each new single family residence will be subject to a rate
of $2,350 per lot.
b. SDC fees are payable prior to issuance of the construction permit and are not vested to the rates at
land-use approval.
TRANSPORTATION COMMENTS
1. Park Ave N is classified as a Collector Arterial with an existing right of way (ROW) width of 50’ as measured using
the King County Assessor’s Map. The existing street section contains two (2) approximately 11’ wide north and
south-bound travel lanes with a curb, gutter and 5’ wide sidewalk on the west side of Park Ave N and a paved and
gravel shoulder on the east side of the street along the subject property’s frontage. There is a 3-way stopped
controlled intersection where Park Ave N and N 31st St intersect along the property’s frontage. To meet the City’s
complete street standards for collector arterial streets, the minimum ROW width would be 83 feet requiring a
ROW dedication of up to 16.5 feet.
a. The CED staff in conjunction with Transportation Division concurrence has previously determined a
street section for Park Ave N that includes a pavement width of 32 feet (measured from the existing
west curb line in Park Ave N), 8 foot planting strip, 5 foot sidewalk and 0.5 foot curb. Therefore, the
Transportation Division would support a request for modification from Code required frontage
improvements. This would result in a total ROW width of 57 feet, requiring 7 feet of ROW dedication
depending on final survey. On-street parking could be provided along the development side of Park Ave
N to include one parking lane with no additional ROW dedication above the 7 feet. Approval of a street
modification request would be required to reduce the width of ROW dedication from 16.5 to 7 feet. A
street modification shall be submit with land use application.
i. The proposed plan shows improvements consistent with the modified street section. Staff
found this acceptable.
2. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a public right-of-
way with at least fifty linear feet of frontage and the subject lots are not created by a subdivision of ten or more
lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060.J. Shared driveways shall be within a
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ADVISORY NOTES TO APPLICANT
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tract; the width of the tract and paved surface shall be a minimum of sixteen feet; the Fire Authority may require
the tract and paved surface to be up to twenty feet wide. If a shared driveway abuts properties that are not part
of the subdivision an eight foot wide landscaped strip shall be provided between the shared driveway and
neighboring properties.
a. A 20’ wide shared driveway is being proposed to act as a shared driveway within a private tract. An
eight-foot-wide landscaped strip shall be provided between the shared driveway and the neighboring
properties to the South of the project.
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
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. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. 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.
c. 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.
Driveways shall not be closer than 5-feet to any property line.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
7. Street lighting is not required for a project that consists of 4 or less residential units. See RMC 4-6-060 for street
lighting requirements.
8. Payment of the transportation impact fee is applicable on the construction of the development at the time of
application for the building permit.
a. The 2025 rate of transportation impact fee is $11,486 for each new home.
b. Traffic Impact Fees are payable prior to issuance of the building permit and are not vested to the rates
at land-use approval.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or
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. A civil construction permit for the site, utility and street improvements will require a separate plan submittal.
Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall
prepare the civil plans. Please visit the City’s website for submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
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 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 development fee schedule.
7. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through
the building department.
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