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HomeMy WebLinkAboutEx21_Revised Development Engineering Advisory Notes DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 3rd, 2025 TO: Ian Harris, Planner FROM: Huy Huynh, Civil Engineer II, Plan Reviewer SUBJECT: In Spirit and In Truth Church 211 Morris Ave S LUA25-000380 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 completed a preliminary review for the above-referenced proposal located at parcel(s) 7841800065. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITION: The site is approximately 0.28 acre in size and consist of a commercial building. The property front Morris Ave S to the East, SPU’s property to the South and private properties to the North and West. The site is located within Aquifer Protection Area Zone 1 and is classified as high seismic hazard area. Water Water service is provided by the City of Renton. The project is located at the City of Renton’s Valley 196 pressure zone. There is an existing 12-inch City water main located in Morris Ave S that can deliver a maximum capacity of 5,000 gallons per minute (see Water Plan no. W-218116). Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch wastewater main located in Morris Ave S (see city plan no. S-394924). There are three existing sewer stubs serving the parcel (see record drawing S-394919) Storm There is no stormwater infrastructure fronting the parcel in Morris Ave S. Street The project fronts Morris Ave S along the East property line. Morris Ave S is classified as a Collector Arterial Road with an existing ROW width of 60 feet per the King County Assessor’s map. CODE REQUIREMENTS: WATER COMMENTS 1. Based on the information submitted with the pre-application meeting, Renton Regional Fire Authority (RRFA) has determined that approved fire sprinkler and fire alarm system are required throughout the building. Additionally, the following water improvements will be required: a. Installation of a fire sprinkler stub with an approved double check detector assembly (DCDA) backflow prevention assembly in an underground vault per Renton Standard Plan No. 350.3. The fire sprinkler stub shall be connected to an existing 12-inch water main in Morris Ave S. The DCDA and vault shall be located on private property. Civil plans are required for the installation of the fire sprinkler supply line and DCDA. Separate plans and permits will be required by the Renton Regional Fire Authority for the design and installation of the fire sprinkler system downstream of the DCDA and inside of the building. i. The submitted plan does not show the DCDA or its location. As a condition of land use approval, applicant is required install the DCDA prior to building permit final. b. Installation of a domestic water service and meter (1-inch minimum) with a backflow prevention assembly (RPBA) downstream of the meter. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 360.1. 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. Interior RPBA must be installed immediately after pipe penetration through the building floor slab. i. There is an existing ¾-inch water meter serving the existing building. Applicant shall verify if the sizing of the existing meter is adequate to provide water service to the interior plumbing fixtures in accordance with the Uniform Plumbing Code. A larger water meter may be required. ii. The submitted plan does not show the RPBA or its location. As a condition of land use approval, applicant is required install the RPBA prior to building permit final. c. Installation of fire hydrant assembly within 50 feet of the fire department connection (FDC) for the fire sprinkler system. The fire hydrant shall be connected to the existing 12-inch water main in Morris Ave S and shall be located along the property frontage on Morris Ave S i. The submitted plan does not show the fire hydrant assembly or its location. As a condition of land use approval, applicant is required install the fire hydrant assembly prior to building permit final. 2. Water system development charges are applicable based on the size of the fire sprinkler supply line. 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 per 1-inch service, and $25,125 per 1-1/2-inch meter b. Water service installation charges for each proposed domestic water service are applicable. Water service installation is $2,875.00 per 1-inch service line c. Drop-in meter fee is $400.00 per ¾-inch meter and $460.00 per 1-inch meter d. The full fee schedule can be found at : https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1 &repo=CityofRenton. SEWER COMMENTS 1. Wastewater system improvement/alteration is not proposed with the land use application. i. A grease interceptor is required for the proposed commercial kitchen; applicant to submit revised plan showing grease interceptor at the time of building permit. SURFACE WATER COMMENTS 1. Storm system improvement/alteration is not proposed with the land use application. i. Staff concurs with this finding, as the project does not modify or replace the existing impervious coverage. TRANSPORTATION COMMENTS 1. Frontage improvements are required for all the new construction with valuation in excess of $175,000. The proposed development fronts Morris Ave S to the East. Frontage improvement is not proposed with the land use application. i. Staff concurs with this finding per RMC 4.6.060.D, as interior remodels of any value that do not involve building addition are exempt from frontage improvements. 2. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the public right of way to the working facilities is required and will be reviewed in conjunction with the building permit submittal. The existing onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. i. ADA parking and accessibility will be reviewed in detail at the time of building permit submittal 3. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 4. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. i. A traffic memorandum was submitted as part of the land use application. According to the report, the proposed church use generates 6 fewer AM peak hour trips and 8 fewer PM peak hour trips than the existing office use. Therefore, a traffic impact analysis is not required. Staff concurs with this finding. 5. The development may be subject to transportation impact fees. Fees will be assessed at the time of building issuance. a. The 2025 transportation impact fee for net new pm peak hour person vehicle trips is $8,031.94 per trip. 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. 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: 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.