HomeMy WebLinkAboutEX_14_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA24-000390
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: Jill Ding, 425-430-6598, jding@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday
unless otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall
be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday
through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m.
and eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and
where no further construction work will occur within ninety (90) days. Alternative measures such
as mulch, sodding, or plastic covering as specified in the current King County Surface Water
Management Design Manual as adopted by the City of Renton may be proposed between the dates
of November 1st and March 31st of each year. The Development Services Division’s approval of this
work is required prior to final inspection and approval of the permit.
4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials,
supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any
way within the area defined by the drip line of any tree to be retained.
5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing
around the drip lines of all retained trees, or along the perimeter of a stand of retained trees.
Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING –
Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually
protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on
four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks
are moving near trees.
Development Engineering:
(Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov)
1. See Development Engineering Memo dated October 9, 2025.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire impact fees are applicable at the rate of $421.98 per single-family unit. This fee is paid at
building permit issuance.
2. The fire flow requirement for single-family homes 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 provided by King County Water District 90. A water availability certificate will be required
from them. The water main in NE 8th Street is only a 6-inch main and thus has limited fire flow EXHIBIT 14
Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA24-000390
available. New water mains and fire hydrants will be required to be extended into the sites.
Proposed new water main appears adequate.
3. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully
paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be
constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150
feet of all points on the buildings. Dead end streets that exceed 150 feet in length require an
approved turnaround. Dead end access roadways more than 300 feet long will require a full 90-
foot cul-de-sac. This applies to both proposed access roadways. NE 8th Street is not a public
street, it is a private road with access gates across it, thus treated as a dead-end street. Private
access easements must be obtained and recorded prior to short plat approval. Dead end access
roadways in excess of 500 feet require all new homes to have an approved fire sprinkler system.
Approved turnarounds cannot be part of the driveway for a single-family home.
4. The applicant has proposed using hammerhead type turnarounds at the intersection of NE 8th
Street and Pasco Pl NE and has applied for a variance to do so. The Renton Regional Fire
Authority has approved the variance request with the condition that all new homes in this plat
shall be equipped with an approved residential fire sprinkler system.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Jason Lederer, 425-430-6547, jlederer@rentonwa.gov)
1. No comments at this time.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. See attached Environmental & Developmental Application Review Sheet.
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. No comments at this time.
Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: October 09, 2025
TO: Jill Ding, Senior Planner
FROM: Yong Qi, Civil Engineer III
SUBJECT: Renton Highlands Short Plat
5815 NE 8th St
LUA24-000078
I have reviewed the above-referenced proposal located at parcel(s) 1123059068. The following
comments are based on the Land-Use submittal made to the City of Renton by the applicant.
EXISTING CONDTIONS
WATER: The project is within the King County Water District 90 service area.
SEWER: The project is within the City of Renton’s sanitary sewer service area. There is an existing
8-inch gravity wastewater main located in Pasco Place NE.
STORM: There is an existing 12-inch stormwater main in Pascoe Pl NE conveying west to east along
the property frontage.
STREETS: The proposed development fronts NE 8th St on the northern property line. NE 8th St is
private property however, the City plans for this street to become a public Residential Access
Street. The existing parcel has a width of 30-feet. The proposed development fronts Pasco Pl NE on
the southeast corner of the property. Pasco Pl NE has an existing width of 53-feet.
WATER
1. Applicant shall obtain a water availability certificate from KCWD90 and provide it with the
construction permit submittal.
a. A water availability certificate from Water District 90 was provided with the Land Use
Submittal.
2. Review of the water plans will be conducted by KCWD90 and the Renton Regional Fire
Authority.
3. Plans approved by KCWD90 shall be routed to the City for final review prior to construction
permit issuance.
Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41
SEWER COMMENTS
1. A minimum 8-inch sewer main is to be provided within the proposed development proving
service to all lots. Individual sewer stubs and side sewers are required for each single-family
residence. The sewer main, stubs and side sewers shall conform to the standards in RMC 4-
6-040 and City of Renton Standard Details.
a. The provided preliminary utility plan depicts an 8-inch sewer main extension
through the new residential access street providing side sewer stubs to all
proposed lots.
i. The sewer main extension shall extend to the extreme northern property
line adjacent to NE 8th Street. Or extend sewer main on the access road
within Tract A for future sewer connection of adjacent property (i.e., 5735
NE 8th St of parcel #1123059034).
ii. All the proposed side sewer and sewer stubs shall have a minimum 2%
slope per RMC 4-6-040 and City of Renton standard details.
2. A 15-foot easement is required for any public sewer main located outside of the public right-
of-way.
3. The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. Current
fees can be found in the 2025 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The current sewer fee for a 1-inch meter is $4,025.00 per meter.
b. Final determination of applicable fees will be made after the water meter size has
been determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=
CityofRenton
4. The development is located within the East Renton Interceptor Special Assessment
District (SAD) and is subject to SAD Fees as part of the development. This SAD does not
accrue interest and is assessed at $316.80 per residential unit.
SURFACE WATER COMMENTS
1. A preliminary TIR prepared on October 20, 2023, and revised on December 2nd, 2024, was
submitted by Sazei Design Group, LLC with the Land Use Application. The site falls within the
Flow Control Duration Standard Matching Forested Site Conditions. The property is bisected by
two drainage basins, Lower Cedar River and May Creek; the majority of the site falls within the
May Creek drainage basin while a small portion along the southern property line falls within the
Cedar River drainage basin. The report is based on a full drainage review and Core
Requirements 1 through 9 and the six Special Requirements have been discussed in the TIR.
a. Discharge at the Natural Location, RSWDM Core Requirement #1: All storm water
runoff and surface water from a project must be discharged at the natural location so
as not to be diverted onto or away from downstream properties.
i. The revised TIR depicts that the project is analyzed and mitigated in two
sub-basins (Sub-basin 1 to the south and Sub-basin 2 to the west) to meet
Core Requirement #1 above. The TIR depicts that Sub-basin 1 to the south
will discharge to the existing conveyance system on Pascoe Pl NE within
Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41
Lower Cedar River basin, and the Sub-basin 2 to the west will discharges to
the north within May Creek basin. Stuff concurs with this preliminary basin
discharge per provided survey information and site conditions.
b. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an
offsite analysis report that assesses potential offsite drainage and water quality
impacts associated with development of the project site. The preliminary TIR submittal
includes a Level 1 Downstream Analysis.
i. A level 1 offsite analysis was performed on October 10, 2023, for both the
drainage basins (Lower Cedar River and May Creek), and no drainage or
water quality issues were identified. Stuff concurs with this preliminary
analysis and will further review during the civil construction permit
application.
c. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application. The project proposes a detention facility to
meet the flow control requirement.
i. A detention vault and associated pumps were proposed for Sub-basin 1 to
meet the flow control requirement. For Sub-basin 2, the TIR depicts that
detention facility is not required since the drainage basin will generate less
than 0.15-cfs increase in the developed 100-year peak flows compared to
the existing forested site conditions. These analyses are deemed
acceptable and will be further reviewed during the civil construction permit
application.
ii. The proposed detention vault and stormwater pumps for Sub-basin 1 shall
be privately owned, maintained, and operated.
d. 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. The proposal includes a conveyance
system analysis section.
i. Section 5 of the TIR indicates that the proposed conveyance system will
have the capacity to convey 100-year peak flow, which is conceptually
acceptable, and will be further reviewed during civil construction permit
application.
e. Construction Stormwater Pollution Prevention Plan (CSWPPP), Core Requirement #5
i. The CSWPPP shall be provided as part of the civil construction permit
application.
f. Maintenance and Operations, Core Requirement #6
i. A maintenance and operation manual has been provided with the TIR, which
will be further reviewed during civil construction permit application.
g. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000
square feet of pollution generating impervious surface (PGIS) that is not fully dispersed
and less than 0.75 acre of pollution generating pervious surface that is not fully
dispersed require water quality.
i. The TIR indicates that the PGIS surfaces will be treated with a Contech
Filterra upstream of the detention vault for Sub-basin 1. Sub-basin 2 is
exempted for water quality treatment requirement since less than 5,000
square feet of new and replaced PGIS is added. This is conceptually
Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41
acceptable and will be further reviewed as part of civil construction permit
application.
h. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required
to help mitigate the new runoff created by this development.
i. A geotechnical report dated February 8, 2024, completed by Ages
Engineering, and a soil infiltration testing report dated October 20th, 2024,
prepared by a licensed civil engineer were provided with the Land Use
Application. Geotechnical recommendations presented in this report do
not support the use of infiltration in Sub-basin 1 to the south due to
underlying dense soils and shallow perched groundwater. The provided
infiltration testing report attached in the TIR indicates a design infiltration
rate of 1.22 in/hr to be used for sizing infiltration facilities in Sub-basin 2.
ii. The TIR indicates that onsite BMPs of permeable pavement and perforated
pipe connections will be used for on Sub-basin 1, and partial infiltration and
permeable pavement will be applied for Sub-basin 2. Staff concurs with this
assessment, and will further review during civil construction permit
application.
2. Erosion control measures to meet the City requirements shall be provided.
a. An erosion control plan was provided with the land use submittal, and will be
reviewed during the civil construction permit application.
3. 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. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=C
ityofRenton.
TRANSPORATION COMMENTS
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed development fronts Pasco Pl NE along a portion of the southern
property line and private property on all other sides.
• Pascoe Pl NE is classified as a Residential Access Street with an existing right-of-way
(ROW) width of 53 feet per the King County Assessors Map. To meet the City’s complete
street standards for a Residential Access Street, a minimum ROW width of 53 feet is
required for a full street, and a minimum 35 feet for a half-street. The minimum section
for a half street per RMC 4-6-060 consists of a minimum 20-foot paved road, a 0.5-foot
curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage
improvements. The extension of Pasco PL NE shall be made perpendicular and along
the subject property’s eastern property line. However, the existing alignment of Pasco
PL NE south of the subject property is not perpendicular, therefore, a horizontal shall be
provided to transition the existing road centerline to that of the new half street such that
the existing western curbline is maintained. Dedication along the transition is subject to
final survey and decrease to the 35-foot minimum for a half street.
i. The street section of Pascoe Pl NE as shown on the preliminary site plan is
conceptually acceptable.
ii. Plans submitted with civil construction permit shall demonstrate how curve
geometrics are compliant with RMC 4-6-060.F.7.c for residential access
streets.
Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41
• NE 8th St is private property (parcel 1123059129), however, the City plans for this street
to become a public Residential Access street. To meet the City’s complete street
standards for a Residential Access Street, a minimum ROW width of 53 feet is required
for a full street, and a minimum 35 feet for a half-street. The minimum section for a half
street per RMC 4-6-060 consists of a minimum 20-foot paved road, a 0.5-foot curb, an
8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements.
Dedication of approximately 13.5 feet would be required to install half street
improvements.
i. However, the existing parcel, 1123059129, is 30 feet in width with the northern
property line being the future ROW centerline for NE 8th St and there is an
existing curbline to the east, set approximately 26 feet south of this northern
property line. Therefore, the half street section, as taken from parcel
1123059129 northern property line, shall consist of an approximate 26-foot
paved road, a 0.5-foot curb, an 8-foot landscape strip, a 5-foot sidewalk, street
trees and storm drainage improvements. Dedication of approximately 8.5 feet is
required. Additionally, given that parcel 1123059129 being privately owned and
there is an existing access easement over said parcel, City staff will support a
modification to install a reduced half street section along the subject property’s
northern property line consisting of an approximate 3.5-foot landscape strip and
5 foot sidewalk. The modification is intended to be temporary in nature, such
that when dedication of parcel 1123059129 occurs, the remaining half street
improvements may be installed.
1. The applicant submitted a modification request consistent with the
above listed improvements. Staff has reviewed the modification and
recommends approval.
2. The preliminary site plan depicts the sidewalks and planter strip per
the modification discussed above, which is conceptually
acceptable. However, the preliminary plan on Sheet 4 indicates a
20-foot width of HMA pavement on NE 8th street fronting the project
site pending on the approval from the current owner of parcel
1123059129. This agreement shall be added as a condition of
approval for the land use permit.
ii. Due to Pascoe Pl NE connecting to NE 8th St (a private street), an emergency
access gate shall be installed. This gate shall restrict access to NE 8th St for all
proposed new residences except Lot 4, while allowing emergency vehicles to
pass through.
1. The applicant shall demonstrate compliance with the above
statement prior to civil construction permit application. Final
location of the gate will be reviewed and needs to be approved by
city planning and development engineering during civil construction
permit application.
2. An emergency access gate may not be required if agreed by all
beneficiaries of the access easement on the private street of NE 8th
St.
2. Refer to City code 4-4-080 regarding driveway regulations.
• A minimum separation of 5 feet is required between driveway and the property line.
• Maximum driveway slopes shall not exceed 8%.
Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41
• Driveway width shall not exceed thirty feet exclusive of the radii or the returns of the
taper section.
3. For dead end streets that exceed 150-feet in length an approved turnaround per RMC 4-6-060 is
required. Dead end access roadways more than 300-feet long will require a full 90-foot cul-de-
sac.
i. An emergency access easement or ROW dedication is required from the property
owner of the eastern and the northern parcels (#1123059035 and #1123059129) to
accommodate the proposed hammerhead turnaround on NE 8th Street. Otherwise,
a hammerhead turnaround needs to be added within the project site to meet the
dead-end turnaround requirement.
1. Even a preliminary agreement email from the property owner of parcel #
1123059035 for the access easement is provided as part of the land use
application, this easement approval from the owner of the property shall
be added as a condition of approval for the land use permit.
2. The existing access easement on the northern parcel (#1123059129) needs
to be updated/revised to allow the emergency access for Renton Regional
Fire Authority. This easement approval from the owner of the northern
parcel shall be added as a condition of approval for the land use permit.
4. Undergrounding of all existing and new utilities is required on all frontages per RMC 4-6-090.
5. Street lighting is required for a project that consists of more than 4 residential units. See RMC
4-6-060 for street lighting requirements.
• The site plan depicts conceptual locations of light poles. A complete lighting plan
including photometrics shall be provided at the time of civil construction permit
application.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
7. The development is subject to transportation impact fees. Fees will be charged based on the
rate at the time of building permit issuance.
• The 2025 transportation impact fee for a single-family home is $11,485.67.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=11713108&dbid=0&repo=C
ityofRenton
GENERAL COMMENTS
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone,
and cable services, etc.) along property frontage or within the site must be underground as
outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of
these franchise utilities must be inspected and approved by a City of Renton inspector.
2. 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.
Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
3. All construction utility 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
4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2020 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.
Docusign Envelope ID: 6A37E369-83A5-4681-BBCF-E252AC941B41