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HomeMy WebLinkAboutLUA25-00368 Eng MemoDEPARTMENT 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 – South Parcel 3342103250 LUA25-000111 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 located at APN 3342103250 and have the following comments: EXISTING CONDITIONS The parcel is vacant and is approximately 0.34 acres in size. The property moderately slopes from east to west and is vegetated with spares lawn and bushes. Their property is bordered to the south by commercial 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) that can deliver a maximum flow rate of 2,500 gallons per minute (gpm). There is an existing 12-inch water main (Kennydale 308 Pressure Zone) located in Park Ave N (see City plan no. W-276809) that can deliver a maximum flowrate of 3,500 gallons per minute (gpm). A dead-end 8-inch ductile iron water main (Highlands 435 Pressure Zone) shall be constructed under the Jones Short Plat project (C24002370) that will have a maximum flow capacity of 1,250 GPM along Road A, north of the proposed development. The site is located in a Zone 2 Aquifer Protection Area. The static water pressure is approximately 96 psi at ground elevation 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-01790F). There is an existing 6-in sewer stub serving the parcel. Storm There are no storm drainage facilities located within Park Ave N along the site’s frontage. The site slopes downward from the northeast to the southwest. 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 There is currently no water service to the parcel The proposed development plan includes the installation of two new water services, each to be connected to the newly constructed 8-inch water main installed as part of the Jones Short Plat project (C24002370). In the event that the Jones Short Plat project does not finish, or the water main is not installed, water service to the two new lots shall instead be provided from the existing 8-inch water main (Highlands 435 Pressure Zone) located in Park Ave N. No new service connections will be made to the existing 12-inch water main (Kennydale 308 Pressure Zone). 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 UPC if water supply pressure is over 80 psi. 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. 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. The existing fire hydrants are not located within 300 feet of all proposed new lots. A new fire hydrant is planned to be installed as part of the Jones Short Plat project (C24002370). If that project does not finish or the hydrant is not installed, a minimum of one new fire hydrant will be required under this project. The final number and locations of any required hydrants will be determined during the Civil Construction Permit review process. The applicant may request the Renton Regional Fire Authority (RFA) to allow the use of a residential fire sprinkler system in lieu of the installation of the second fire hydrant within 300 feet of the dwelling. An approved backflow prevention assembly is required for residential fire sprinkler system unless it is a “flow through” system. A 1” minimum water meter will be required for the usage of a residential fire sprinkler system. The following water system improvements will be required as part of the development: Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final location and number of the hydrants will be determined during the Civil Construction Permit review. Installation of a “Storz” adapter on existing fire hydrants if they are not already equipped with one Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. 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. 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. 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 Drop-in meter fee is $460.00 per 1-inch meter SDC fees are assessed and payable at construction permit issuance and are not vested to the rates at land-use approval. SEWER COMMENTS 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. The proposed plan includes a single 6-inch sewer stub connecting to the 8-inch public sewer line within the future public road constructed under the Jones Short Plat project (C24002370). If that project is not completed or the 8-inch sewer line is not installed, this project shall instead connect to the existing sewer main located in Park Avenue N. Individual private sewer stubs and side sewers are required for each lot; shared or dual side sewers will not be permitted. Applicant to revise plan. The existing stub serving the subject parcel will be required to be capped and abandoned during site development. A sewer cut and cap permit will be required. 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. 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. SDC fees are payable at construction permit issuance and are not vested to the rates at land-use approval. SURFACE WATER A geotechnical report dated November 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. A Preliminary Technical Information Report (TIR) dated October 16, 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. 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. 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. 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. 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. 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. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal indicates that a plan will be addressed during final design. A CSWPP plan shall be provided as part of the TIR and construction plans included with the Civil Construction Permit application. Maintenance and Operations, Core Requirement #6: The proposal indicates that a maintenance and operation manual will be addressed during final design. A maintenance and operation manual shall be provided as part of the TIR and included with the Civil Construction Permit application. 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. 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. 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. 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). Infiltration devices (including full infiltration drywells) are not allowed within 50 feet of a steep slope, erosion, or landslide hazard area. The development is subject to stormwater system development charge (SDC) fee. 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. SDC fees are payable prior to issuance of the construction permit and are not vested to the rates at land-use approval. T RANSPORTATION COMMENTS 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. 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. The proposed plan shows improvements consistent with the modified street section. Staff found this acceptable. 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 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. The proposed plan indicates that the development will take access from the public residential street constructed as part of the Jones Short Plat project (C24002370). If that project is not completed or the public street is not installed, this project shall construct a shared access driveway within a private tract to provide access to the proposed development. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 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. Refer to City code 4-4-080 regarding driveway regulations: Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. 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. 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. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 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. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The 2025 rate of transportation impact fee is $11,486 for each new home. 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 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. 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. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. 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. The stormwater line should be minimum 5 feet away from any other structure or wall or building. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 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 A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 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. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department.