HomeMy WebLinkAboutEx16_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA25-000325
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: Ian Harris, 425-430-7286, iharris@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.
6. This permit 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.
Development Engineering:
(Contact: Huy Huynh, 425-430-7384,hhuynh@rentonwa.gov)
1. See attached Development Engineering Memo dated February 18, 2026.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. See attached Fire Memo dated March 4, 2025.
Exhibit 16
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA25-000325
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. There are apparent fence encroachments shown on the preliminary plat on the north and east
boundaries. Technical Services staff requests that the decision please include a requirement of
resolution of the encroachments prior to final plat review if the fences do not belong to applicant.
2. There are not enough house numbers available on this stretch of 156th Ave SE. Technical Services
staff is requesting that the decision please include the following:
a. The address for existing SFR, 13014 156th Ave SE will be required to be changed to
accommodate the subdivision into 3 lots. The City will assign the new addresses for all 3
lots.
b. The address for the existing SFR to the south, 13016 156th Ave SE on King County Parcel No.
3664500205, will also be required to be changed to accommodate adding new addresses at
the subject short plat parcel. The City will assign the new address. It is staff’s understanding
this parcel is owned by the applicants.
c. Applicants will be responsible for notifying any tenants of address changes, in addition to
google maps/apple maps and private delivery companies, etc. The City will notify utility
purveyors and government agencies, including USPS.
Parks and Recreation:
(Contact: Jason Lederer, 425-430-6547, jlederer@rentonwa.gov)
1. The applicant shall coordinate all tree removal with the city’s Urban Forestry and Natural
Resource Manager.
2. Please reference the city’s current fee schedule for required park impact fees.
Police:
(Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov)
1. Police staff have no comments at this time.
Building:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. Building dept. staff have no comments at this time.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 18th, 2026
TO: Ian Harris, Planner
FROM: Huy Huynh, Civil Engineer II
SUBJECT: Varma Short Plat
13014 156th Ave SE
LUA25-000325
I have reviewed the above-referenced proposal located at parcel(s) 3664500185. The following comments
are based on the Land-Use submittal made to the City of Renton by the applicant.
EXISTING CONDITIONS
The parcel is rectangular in shape, fronts 156th Ave NE to the west and is approximately 1.053 acres in size.
The proposed parcel contains an existing single family home.
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 8-inch gravity
wastewater main located in 156th Ave SE (see record drawing S-399902).
STORM: There is an existing 12-in ductile iron private stormwater main and three type one CBs fronting the
parcel (see record drawing R425303) .
STREETS: The proposed development fronts 156th Ave SE on the western property line. 156th Ave SE is
classified as a minor arterial street with an existing right of way width of 60-feet.
Water Comments
1. Applicant shall obtain a water availability certificate from the District and provide it with the civil
construction permit submittal.
i. A water availability certificate from Water District 90 was provided with the land
use permit application.
2. Review of the water plans will be conducted by King County Water District 90 and the Renton
Regional Fire Authority.
3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to
permit issuance.
Sanitary Sewer Comments
1. Individual sewer stubs from the sewer main and individual side sewers are required for each lot. All
new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
i. Applicant proposes two sewer stubs off of the sewer main running in SE 156th Ave
SE. As part of the short plat, all lots shall be connected to sewer.
ii. Each side sewer shall be located entirely within the parcel it serves. Sewer
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
crossing is not allowed.
iii. Sewer stub connection shall be installed per COR std plan 406.1. Side sewer and
cleanout installation shall be installed per COR std plan 406.2. Applicant to modify
sewer plan based on these standards.
• Sewer stubs (from main to property line) shall be 6-inch and side sewer
(from property line to house) shall be 4-inch.
2. A conceptual utility plan will be required as part of the land use application for the subject
development.
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
2026 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
• The current sewer fee for is $4,025.00 per 1-inch meter.
• Final determination of applicable fees will be made after the water meter size has been
determined.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR
enton
4. The development is within the Central Plateau Interceptor SAD boundary and is subject to SAD fees.
All lots are subject to the SAD fee. The SAD has reached its maximum value of $538.48 per lot.
Payment of these fees is required at time of building permit issuance.
Surface Water Comments
1. A geotechnical report dated April 8, 2025, completed by The Riley Group, was provided with the
Land Use Application. Geotechnical recommendations presented in this report does not support the
use of infiltration.
2. A preliminary TIR dated June 13, 2025, revised January 9th, 2026, was submitted by G2 Civil with
the Land Use Application. The site falls within the Flow Control Duration Standard Matching Forested
Site Conditions and falls within a flood problem flow control standard thus the report shall also meet
the requirements of the Flood Problem Flow Control Standard. The site falls within the Lower 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 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 site is bisected by 2 distinct topographic
drainage basins and threshold discharge areas that do not converge within ¼ mile
downstream of the subject property. The preliminary TIR claims an exemption from a
flow control facility requirement as the target surfaces generate less than 0.15 cfs
increase from predeveloped site conditions in the 100 years peak flow for each basin.
Therefore, the project meets the basic exemption from Core Requirement #3 in the
2022 RSWDM section 1.2.3.
i. Staff concur with this determination; however, a more comprehensive review
will be conducted at the time of the civil construction permit, as the discharge
rate for the proposed impervious surface is approaching the 0.15 CFS
threshold.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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 indicates that the project does
not warrants a conveyance system analysis as all runoff associated with the proposed
development will sheet flow for basic development. A conveyance system is also not
proposed.
i. Staff do not concur with this finding, as basic dispersion will mitigate only a
portion of the proposed impervious surface, not the entirety. Therefore, a
conveyance system remains required as part of the development.
ii. A conveyance system and capacity analysis shall be provided with the TIR and
submit at time of civil construction permit application.
d. Construction Stormwater Pollution Prevention, Core Requirement #5
ii. A CSWPP was provided with the land use application. A more detailed review
will be conducted at the time of civil construction permit.
e. Maintenance and Operations, Core Requirement #6
iii. A maintenance and operation manual shall be provided with the TIR and submit
at the time of 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 (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 the proposed PGIS is under the 5,000
square feet threshold; therefore, the project is exempt from this requirement.
i. Staff concur with this finding based on the civil plan submitted with the
landuse application; however, a more detailed review will be conducted 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 indicates that
BMP feasibilities will be evaluated with final engineering.
i. The preliminary drainage plans and report indicate that the Core Requirement
#9 will be addressed via basic dispersion.
ii. Further review of the BMP selection criteria is required during the civil
construction permit application to ensure that Core Requirement #9 is
addressed in full and in conjunction with split drainage basin requirements.
iii. A geotechnical report for the site was submitted with the land use application
and provided information concerning the soils, geology, drainage patterns,
vegetation present, water table and soil permeability, with recommendations
of appropriate on-site BMP options with typical designs for the sire from the
geotechnical engineer. The Geotech report included on-site infiltration tests
showing that the subject site is not suitable for infiltration.
3. Erosion control measures to meet the City requirements shall be provided.
i. Erosion control plans shall be submit at the time of civil construction permit
application.
4. The development falls within the R-4 zone which has a maximum impervious surface area of 50% per
lot, and maximum building coverage of 35% per lot.
5. 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.
• The current SDC fee for a single family residence is $2,350 per lot.
• The current property contains one single family home, the developer will receive a credit for
the existing home if it is demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$175,000. The proposed project fronts 156th AVE SE to the west.
a. 156th Ave SE is classified as a Minor Arterial street. Existing right-of-way (ROW) width is
approximately 60 feet according to the King County Assessors Map with an existing paved
width of approximately 30 feet. To meet the City’s complete street standards for Minor
Arterial streets, minimum ROW is 91 feet. Per City code 4-6-060, half street improvements
shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-foot curb, an 8-
foot planting strip, an 8-foot sidewalk, a 2-foot clear space at the back of walk, street trees
and storm drainage improvements.
i. A modified street section for 156th Ave SE was constructed and dedicated under
Building Permit No. B21000376. The improvements include a 44-foot pavement
width (22-foot half-street measured from the centerline of the existing right-of-
way), consisting of a two-way left-turn lane, 11-foot travel lane, 5-foot bike lane,
8-foot planting strip, 5-foot sidewalk, and 0.5-foot curb, resulting in a total right-
of-way width of 71 feet and requiring 5.5 feet of right-of-way dedication.
Accordingly, no additional frontage improvements are proposed with this land
use application.
• Staff found this determination 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 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.
3. 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').
4. Undergrounding of all existing and new utilities is required on all frontages per RMC 4-6-090.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
6. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
a. The 2026 transportation impact fee is $11,486 per single family home.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR
enton
General Comments
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5
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.
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 2022 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: 85515A60-0856-8EA6-8102-3141314330A5
M E M O R A N D U M
DATE: March 4, 2025
TO: Ian Harris, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Varma Short Plat
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. No charge/fee for the existing home that will be
retained.
Fire code comments:
1. 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. Water is supplied by King County Water District 90. A water availability certificate
is required to be provided.
2. Fire department apparatus access roadways are required to be a minimum of 20 feet
wide and 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 all the buildings.
Docusign Envelope ID: 85515A60-0856-8EA6-8102-3141314330A5