HomeMy WebLinkAboutExhibit_13__Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA25-000402
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: Ashley Wragge, 425-430-7314, awragge@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: Huy Huynh, 425-430-7384, hhuynh@rentonwa.gov)
1. See memo dated December 9, 2025
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
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 is available for the removal of or retention of the one existing home.
2. The fire flow requirement 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. It appears that there are existing fire
hydrants that will meet the code required minimums.
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.
Exhibit 13
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA25-000402
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. The east half of the property is encumbered by a covenant recorded when that portion of the subject
property was originally platted (Brentwood Park Addition). The covenant (recording No. 8007090219 which
is linked in the title report), page 3, #7, reads that “…nor shall any dwelling be erected or placed on any lot
having an area of less than 7200 square feet.” It appears from the preliminary short plat plans that there
are three lots proposed, with Lot 1 at 8,063 sf, Lot 2 at 6,993 sf, and Lot 3 at 6,995 sf.
Community Services:
(Contact: Jason Lederer, 425-430-6547, jlederer@rentonwa.gov)
1. None
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. None
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: December 9th, 2025
TO: Ashley Wragg, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: Y & C Short Plat
3607 NE 12th St
LUA25-000402
I have reviewed the application for the Shum Short Plat located at 3607 NE 12th St and have the following
comments:
EXISTING CONDITIONS
The site is comprised of existing parcel 0923059205, is approximately 28,160 square feet in size and is
rectangular in shape. There is a single family residence on-site. The site is fronted by Pierce Ave NE to the
west, Queen Ave NE to the east, NE 12th St to the north and private property to the South.
WATER: The proposed development is within the City’s water service area and in the Highlands 565
Pressure Zone. There is an existing 8-inch water main located in Pierce Ave Ne (record drawing
W-363804) that can deliver a maximum flow rate of 2,400 GPM. There is an existing 8-inch dead
end water main located in Queen Ave NE (record drawing W-334301 ) that can deliver a
maximum flow rate of 1,250 GPM. The static water pressure is approximately 55 PSI at a ground
elevation of 438 feet. The site is located outside of an Aquifer Protection Area. There is an
existing 1” domestic water service (Facility ID LAT-021626) and water meter (Facility ID
MTR-012601) serving the existing home.
There is one existing fire hydrants within 300 feet of each proposed building per the provided
site plan. As lot 2 and 3 do not exceed 3,600 SF the required fire flow shall be 1,000 GPM per
RFA.
- West side of the parcel on Pierce Ave NE (HYD-NE-00162)
There are two additional fire hydrants within 300 feet of the proposed building on lot 1. As lot
1 exceeds 3,600 SF, the fire flow shall be 1,500 GPM per RFA
- East side of the parcel on Queen Ave NE (HYD-NE-01176)
- NE corner of intersection on NE 12th St and Pierce Pl NE (HYD-NE-01439)
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch
gravity wastewater main located in Pierce Ave N and on property (record drawing S-334305).
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
Y & C Short Plat– LUA25-000402
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December 8, 2025
There is an existing 8-inch gravity wastewater main located in Queen Ave NE (record drawing S-
334304). There is an existing 6-inch PVC sewer stub located in the west side of the property.
STORM: The site is generally flat. There are no stormwater facilities on or abutting the sites frontage.
There is an existing catch basin (facility ID no. 134974) at the Northwest property line
connecting to a 12-inch concrete pipe conveying surface water West.
STREETS: The proposed development fronts Pierce Ave NE along the west property line. Pierce Ave NE is
classified as a residential access street with an existing right-of-way (ROW) width of
approximately 30 feet according to the King County Assessor Map. The existing frontage along
Pierce Ave NE is unimproved. The proposed development fronts Queen Ave Ne along the east
property line. Queen Ave NE is classified as a residential access street with an existing right-of-
way (ROW) width of approximately 60 ft (30 feet from centerline) per the King County Assessor
Map. The existing frontage along Queen Ave NE is unimproved. The proposed development
fronts NE 12th St along the North property line. NE 12th St is classified as collector arterial with
an existing right-of-way (ROW) width of approximately 60 ft.
WATER COMMENTS
1. Civil plans for the water main improvements are required and must be prepared by a professional
engineer registered in the State of Washington. 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.
2. A separate water service (1-inch) and meter is required for each lot. The meters will be installed
by City forces and a water meter permit is required for each meter and service line installation.
The sizing of the meter and of the private service line to the buildings shall be in accordance with
the most recent edition of the Uniform Plumbing Code
meters shall be placed in landscape strips, or behind the sidewalk, and within the right-of-
way. Meters shall not be installed within driveways
a. The utility plan currently shows the water services connecting to the water main located
in Queen Ave NE. At the time of civil construction permit, applicant shall revise utilities
plan showing the water services and meters for the new homes will be connected to the
existing 8-inch City water main in Pierce Ave NE.
3. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters. 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 Civil 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 per 1-inch meter.
a. Water service installation charges for each proposed domestic water service are
applicable. Water Service installation is $2,875 per 1-inch service
b. Drop-in meter fee is $460 per 1-inch meter.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=City
ofRenton
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
Y & C Short Plat– LUA25-000402
Page 3 of 7
December 8, 2025
SEWER COMMENTS
1. Individual sewer stubs from the new sewer main and individual side sewers are required for each
lot. All new sewer stubs shall conform to the standards in RMC 4-6-060 and City of Renton
Standard Details.
a. The proposal indicates re-use of the existing 6-inch PVC sewer stub for Lot 1 and
installation of two new sewer stubs to the sewer main in Queen Ave NE for Lots 2 and
3. The existing stub shall be CCTV-inspected and may be re-used if deemed acceptable
by the City. Sewer cleanouts shall be installed at the new, post-dedication property line
in accordance with the City of Renton Standard Details.
b. Applicant to relocate the proposed new storm structure to avoid conflict with the
existing sewer main on Queen Ave NE.
2. Any existing onsite septic system on the parcel shall be decommissioned in accordance with King
County Department of Health and City of Renton standards.
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 is $4,025.00 per 1-inch 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/DocView.aspx?id=9010319&dbid=1&repo=City
ofRenton
STORM DRAINAGE COMMENTS
1. A geotechnical report dated July 8, 2024, completed by Gary A. Flowers. PLLC, 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 do not support the use of infiltration.
2. C2MY Engineers submitted a Preliminary Drainage Plan and Technical Information Report (TIR),
revision dated Oct 22nd, 2025. Based on the City of Renton’s flow control map, the site falls within
the Peak Rate Flow Control Standard Matching Existing Site Conditions 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.
i. The project does not propose a flow control facility, as the development
qualifies for the 0.15 CFS exemption under the 2022 RSWDM. A more detailed
review will be conducted during the civil construction permit phase.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
Y & C Short Plat– LUA25-000402
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December 8, 2025
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. The proposal includes a capacity analysis.
i. The provided capacity analysis includes only the on-site conveyance system
calculations. Capacity analysis for the surface water main improvements shall
be incorporated into the TIR at the time of civil construction permit submittal.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal
includes a preliminary CSWPPP plan.
e. Maintenance and Operations, Core Requirement #6: The proposal includes a preliminary
operation and maintenance manual.
f. 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. The TIR indicates that more than 5,000 square feet of PGIS is
proposed; therefore, water quality facility in the form of a sand filter is proposed
i. Water quality facility sizing and implementation will be reviewed in further
detail at the time of civil construction permit.
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 Individual Lot BMP requirements.
i. Restricted footprint, perforated pipe connection, and soil amendment BMPs
were proposed. Applicant to provide sizing calculation for perforate pipe
connection.
2. There is a 2025 system Development Charge of $2,350 per new single family residence. SDC fees
are payable at construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of
$175,000. The proposed development fronts Pierce Ave NE along the West property line, Queen
Ave NE along the East property line and NE 12th St along North property line.
• The proposed development fronts NE 12th St along the North property line. NE 12th St is classified as a
collector arterial street, with an existing right-of-way (ROW) width of approximately 60 feet with an
existing paved width of approximately 40 feet. To meet the City’s complete street standards for
collector arterial streets, a minimum ROW width of 83 feet is required. Per RMC 4-6-060 half of street
improvements as taken from the ROW centerline shall be required and include a 46-foot paved road
(23 feet each side), 10 feet travel lane, 5 feet protected bike lane (between parking and motor vehicle
travel lane), a 8-foot parking lane, a 0.5 foot curb, an 8 foot planting strip, and a 8 foot sidewalk, 2’
clear space behind sidewalk. Dedication of approximately 11.5 feet will be required.
i. The proposed plan depicts the required frontage improvement. Staff found this acceptable.
• The proposed project fronts Pierce Ave NE along the west property line. Pierce Ave NE is
classified as a residential access street with an existing right-of-way (ROW) width of
approximately 30 feet except for the southern 20 feet which has an existing ROW width of
approximately 50 ft according to the King County Assessor Map. To meet the City’s complete
street standards for Residential Access streets, a minimum ROW width of 60 ft is required.
Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be
required and include a 32 foot paved road (16 feet each side), a 0.5 foot curb, an 8 foot
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
Y & C Short Plat– LUA25-000402
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December 8, 2025
planting strip, a 5 foot sidewalk and 0.5 foot clear space behind walk. Pending a field survey,
dedication of approximately 23 ft will be required.
i. A modification was submitted with the land use application to install a curb
bulb, 10-foot travel lane, 6-foot parking lane, 0.5-foot curb, 15.5-foot landscape
strip and 5-foot sidewalk for the purpose of retaining the mature, significant,
trees along the Southwest property’s corner. The modification would provide
ROW dedication and frontage improvements matching the development to the
South – Shum Short Plat LUA22-000017. The proposed plan shows the
requested improvements per the modification. Staff has reviewed the
modification and recommends approval.
• The proposed project fronts Queen Ave NE along the east property line. Queen Ave NE is
classified as a residential access street with an existing right-of-way (ROW) width of
approximately 50 ft (30 feet from centerline) per the King County Assessor Map. To meet the
City’s complete street standards for Residential Access streets, a minimum ROW width of 60
ft is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline
shall be required and include a 32 foot paved road (16 feet each side), a 0.5 foot curb, an 8
foot planting strip, a 5 foot sidewalk, and 0.5 foot clear space behind walk. No dedication will
be required.
i. A modification was submitted with the land use application to install a curb
bulb, 13-foot travel lane, 0.5-foot curb, 8-foot landscape strip, 5-foot sidewalk
and 3.5-foot of clear space behind walk. The modification would provide ROW
dedication and frontage improvements matching the development to the
South – Shum Short Plat LUA22-000017. The proposed plan shows the
requested improvements per the modification. Staff has reviewed the
modification and recommends approval.
2. Street lighting improvements are not required for projects consisting of two (2) to four (4) units.
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
a. Undergrounding plan for new and existing utilities will be reviewed in further detail at
the time of civil construction permit.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
6. The 2025 Transportation Impact Fee per single family dwelling is $11,486.00 The transportation
impact fee that is current at the time of building permit application will be levied, payable at
building permit issuance.
GENERAL COMMENTS
1. The fees listed are for 2025. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current fee schedule.
2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A
Y & C Short Plat– LUA25-000402
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3. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
4. Please see the City of Renton website for the Construction Permit Application and Construction
Permit Process and Submittal Requirements. Please contact the City to schedule a construction
permit intake meeting.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground in accordance with RMC 4-6-090. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
6. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will
require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
8. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-feet minimum horizontal and 1-foot vertical separation between storm and
other utilities is required with the exception of water lines which require 10-
feet horizontal and 1.5-feet 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.
Docusign Envelope ID: 964822DE-4A62-4DA7-9385-9C627E49192A