HomeMy WebLinkAboutERC_Agencies_Letter_Jefferson_Highlands_190822
Enclosure
cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region
Boyd Powers, Department of Natural Resources Larry Fisher, WDFW
Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office
Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers
Stephanie Jolivette, Office of Archaeology & Historic Preservation Washington State Department of Ecology
August 30, 2019
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following project reviewed
by the Environmental Review Committee (ERC) on August 26, 2019:
SEPA DETERMINATION: Determination of Non-Significance (DNS)
PROJECT NAME: Jefferson Highlands
PROJECT NUMBER: LUA19-000163, PP, SA-A, CU-A, ECF, MOD
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on
September 13, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055
South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and
information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510.
Please refer to the enclosed Notice of Environmental Determination for complete details. If you have
questions, please call me at (425) 430-7289.
For the Environmental Review Committee,
Clark H. Close
Senior Planner
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT
Planning Division
1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2
www.rentonwa.gov
PLEASE FOLLOW THE DOCUMENT CENTER LINK TO SEE ASSOCIATED PROJECT DOCUMENTS.
IF YOU NEED ADDITIONAL ASSISTANCE YOU MAY CONTACT THE CITY OF RENTON,
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200, EXT. 2.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS)
POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION
DNS: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION
DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT.
DATE OF NOTICE OF ENVIRONMENTAL
DETERMINATION:
August 30, 2019
PROJECT NAME/NUMBER: PR19-000311 Jefferson Highlands / LUA19-000163, PP, SA-
A, CU-A, ECF, MOD
PROJECT LOCATION: 1513/1515 Kirkland Ave NE (APN 7227801485)
and 1524/1526 Jefferson Ave NE (APN 7227801560)
APPLICANT/PROJECT CONTACT PERSON: James Howton / 12018 SE 51st S, Bellevue, WA 98006/Jimhjim1111@comcast.net
LOCATION WHERE APPLICATION MAY BE
REVIEWED:
Applicant documents are available online through the City of Renton Document
Center website. See also http://bit.ly/2YvrdRy
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision,
Administrative Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 13
townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area at
1513/1515 Kirkland Ave NE (APN 7227801485) and 1524/1526 Jefferson Ave NE (APN 7227801560). Both parcels have a
combined area of 34,346 square feet. Currently the site contains two (2) duplexes, a 2-car carport and two (2) small
outbuildings. The project site is located in the Residential-14 (R-14) zoning district and the Residential High Density (HD) land
use designation. The applicant is proposing to demolish the existing structures in order to construct three (3) new townhome
buildings – one 3-unit, one 4-unit and one 6-unit. The applicant is requesting a conditional use permit to increase maximum
wall plat height up to 32 feet to allow for a third floor within the residences. The proposed project would result in a net
density of 16.6 du/ac. The Unit Lot Subdivision is proposed to be subdivided into 13 lots and three (3) open space tracts. Six
(6) of the 13 Unit Lot Subdivision lots would face Kirkland Ave NE and seven (7) units would front on and face Jefferson Ave
NE. One of the 13 units would be affordable under density bonus review. The applicant would dedicate approximately 227
square feet of right-of-way on Jefferson Ave NE and approximately 6,135 square feet in the public alley. No right-of-way
dedication is required along Kirkland Ave NE. A street modification request for cross section changes to Kirkland Ave NE
frontage improvements includes a request for an 11-foot travel lane, 0.5-foot vertical curb, 8-foot bioretention planter strip,
8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the edge of the right-of-way. The proposed unit
lots would range in size from 1,276 sf to 1,740 sf with an average lot size of 1,467 sf. Access to the units is proposed via two
new public alleys between the units and a 16-foot wide temporary alley along the south end of site from Kirkland Ave NE (8
feet of the temporary access is located off-site to the south). The topography of the site is relatively flat and the site is not
mapped with any critical areas. All onsite trees are proposed to be removed. The applicant has submitted a Geotechnical
Engineering Report, Preliminary Technical Information Report, Arborist Report with the application.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2019, together
with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the
Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the
Renton City Clerk’s Office, (425) 430-6510.
PUBLIC HEARING: A public hearing is tentatively scheduled for October 8, 2019 at 12:00 PM before
the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of
Renton City Hall, located at 1055 South Grady Way. If the Environmental
Determination is appealed, the appeal will be heard as part of this public hearing.
NOTICE
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator Date
Department Of Community & Economic Development
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS)
PROJECT NUMBER: LUA19-000163, PP, SA-A, CU-A, ECF, MOD
APPLICANT: Woo Developments, LLC, PO Box 1103, Bellevue, WA 98009
PROJECT NAME: Jefferson Highlands
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision, Administrative
Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification for 13 townhomes. The
subject site consists of two (2) separate adjacent tax parcels in the Highlands Community Planning Area, parcel nos.
7227801485 and 7227801560. The project site is located in the R-14 zoning district and the Residential High Density (HD)
land use designation. The existing structures would be demolished to construct three (3) new townhome buildings – one
3-unit, one 4-unit and one 6-unit. The applicant is requesting a conditional use permit to increase maximum wall plat
height up to 32 feet to allow for a third floor within the residences. The proposed project would result in a net density of
16.6 du/ac. The Unit Lot Subdivision includes 13 lots and 3 open space tracts. One of the 13 units would be affordable
under density bonus review. The proposed unit lots would range in size from 1,276 SF to 1,740 SF with an average lot size
of 1,467 SF. Access to the units is proposed via two new public alleys between the units and a 16-foot wide temporary
alley along the south end of site from Kirkland Ave NE (8 feet of the temporary access is located off-site to the south). The
topography of the site is relatively flat and the site is not mapped with any critical areas. All onsite trees are proposed to
be removed.
PROJECT LOCATION: 1513-1515 Kirkland Ave NE, Renton, WA 98056
1524-1526 Jefferson Ave NE, Renton, WA 98056
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). This
Determination of Non-Significance is issued under WAC 197-11-340. Because other agencies of jurisdiction may be
involved, the lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 13, 2019.
Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained
from the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: August 30, 2019
DATE OF DECISION: August 26, 2019
DocuSign Envelope ID: 72D374A0-DFDE-4B62-BB26-53231B2F49EB
8/26/2019 | 2:27 PM PDT
8/26/2019 | 2:20 PM PDT 8/26/2019 | 1:59 PM PDT
DETERMINATION OF NON-SIGNIFICANCE
(DNS) ADVISORY NOTES
PROJECT NUMBER: PR19-000311 / LUA19-000163, PP, SA-A, CU-A, ECF, MOD
APPLICANT: James Howton / 12018 SE 51st S, Bellevue, WA
98006/Jimhjim1111@comcast.net
PROJECT NAME: Jefferson Highlands
PROJECT DESCRIPTION: The applicant is requesting Preliminary Plat, Unit Lot Subdivision,
Administrative Site Plan, Administrative Conditional Use, Environmental (SEPA) Review, and a street modification
for 13 townhomes. The subject site consists of two (2) separate adjacent tax parcels in the Highlands Community
Planning Area at 1513/1515 Kirkland Ave NE (APN 7227801485) and 1524/1526 Jefferson Ave NE (APN
7227801560). Both parcels have a combined area of 34,346 square feet. Currently the site contains two (2)
duplexes, a 2-car carport and two (2) small outbuildings. The project site is located in the Residential-14 (R-14)
zoning district and the Residential High Density (HD) land use designation. The applicant is proposing to demolish
the existing structures in order to construct three (3) new townhome buildings – one 3-unit, one 4-unit and one
6-unit. The applicant is requesting a conditional use permit to increase maximum wall plat height up to 32 feet to
allow for a third floor within the residences. The proposed project would result in a net density of 16.6 du/ac. The
Unit Lot Subdivision is proposed to be subdivided into 13 lots and three (3) open space tracts. Six (6) of the 13
Unit Lot Subdivision lots would face Kirkland Ave NE and seven (7) units would front on and face Jefferson Ave NE.
One of the 13 units would be affordable under density bonus review. The applicant would dedicate approximately
227 square feet of right-of-way on Jefferson Ave NE and approximately 6,135 square feet in the public alley. No
right-of-way dedication is required along Kirkland Ave NE. A street modification request for cross section changes
to Kirkland Ave NE frontage improvements includes a request for an 11-foot travel lane, 0.5-foot vertical curb, 8-
foot bioretention planter strip, 8-foot wide sidewalk, with 0.5-foot clear width from the back of sidewalk to the
edge of the right-of-way. The proposed unit lots would range in size from 1,276 sf to 1,740 sf with an average lot
size of 1,467 sf. Access to the units is proposed via two new public alleys between the units and a 16-foot wide
temporary alley along the south end of site from Kirkland Ave NE (8 feet of the temporary access is located off-
site to the south). The topography of the site is relatively flat and the site is not mapped with any critical areas. All
onsite trees are proposed to be removed. The applicant has submitted a Geotechnical Engineering Report,
Preliminary Technical Information Report, Arborist Report with the application.
PROJECT LOCATION: 1513/1515 Kirkland Ave NE (APN 7227801485) and 1524/1526 Jefferson
Ave NE (APN 7227801560)
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
This project has no proposed mitigation measures at this time.
ADIVISORY NOTES:
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 actions.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000163
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: Clark Close, 425-430-7289, cclose@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. Multi-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 is 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: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated August 20, 2019.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at
building permit issuance. Credit will be granted for the removal of the existing units.
Code Related Comments:
1. The fire flow requirement for the proposed townhomes is 2,500 gpm for the six unit building, assuming
they are built with non-rated construction and fire sprinkler systems being provided. Three hydrants
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000163
are required for each building. One hydrant within 150-feet and two within 300-feet of each of the
proposed buildings. There are some existing hydrants within 300-feet of the proposed homes.
2. Fire department apparatus access is adequately provided from the existing public roadways.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
c:\users\jchavez\appdata\local\temp\lua19-000163 civil conditions_7796541\lua19-000163 civil conditions.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 20, 2019
TO:Clark Close, Planner
FROM:Jonathan Chavez, Plan Reviewer
SUBJECT:Jefferson Highlands
APN: 7227801560, 7227801485
LUA19-000163
I have reviewed the Land Use Application submittal for the Jefferson Highlands project at 1526
Jefferson Avenue NE and 1513 Kirkland Avenue NE. The applicant is proposing a unit lot
subdivision of 2 existing lots to build 13 townhome units on a total of approximately .79 acres.
EXISTING CONDITIONS
The site is approximately .79 acres in size. The site includes 2 parcels, each of which contain one
duplex plus one outbuilding.
Water Water service is provided by City of Renton. The site is in the Highlands service area in
the 565 hydraulic pressure zone. The site is outside of the City’s wellhead protection
areas. There is an existing 6-inch City water main located in Jefferson Avenue NE (see
Water plan no. W-1878) that can deliver a maximum total flow capacity of 1,300 gallons
per minute (gpm). There is an existing 10-inch City water main located in Kirkland Ave
NE (see Water plan no. W-1878) that can deliver a maximum total flow capacity of 2,500
gpm. The approximate static water pressure is 82 psi at the elevation of 376 feet. There
are 2 existing ¾-inch domestic water meters, one meter for each the 2 residences on
the properties.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch
concrete gravity wastewater main located in Jefferson Avenue NE (see City plan no. S-
1114). There is an existing 8-inch concrete gravity wastewater main located in Kirkland
Avenue NE (see City plan no. S-1114).
Storm There are 12-inch stormwater mains located in Jefferson Ave NE. Runoff from the
existing site includes two duplexes where no stormwater infrastructure currently exists
on-site.
Streets Jefferson Avenue NE is a Residential Access Street with an existing right of way (ROW)
width of 50 feet as measured using the King County Assessor’s Map. Kirkland Avenue
NE is a Residential Access Street with an existing right of way (ROW) width of 60 feet as
measured using the King County Assessor’s Map. There is an existing sidewalk located
on both sides of the development.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 2 of 6
CODE REQUIREMENTS
WATER
Based on the Renton Regional Fire Authority’s review comments on the submitted information
for the pre-application, the preliminary fire flow demand for the development is 2,500 gpm for
the six unit building, assuming they are built with non-rated construction and fire sprinklers
provided. The existing 6-inch water main on Jefferson Ave NE has a maximum capacity of 1,300
gpm, therefore it cannot provide the required fire flow demand for the buildings fronting
Jefferson Ave NE.
The following water main improvements will be required to provide water service for domestic
use and for fire protection to meet the fire flow demand of 2,500 gpm:
1. Installation of approximately 300 feet of 12-inch diameter water main in Jefferson Ave NE
connecting to the existing 12-inch water main in NE 16th St and extending to the south
property line of tax lot 7227801560.
The City of Renton is currently planning on the design and construction of roadway,
stormwater and water main capital improvements project in Jefferson Ave NE. It is
anticipated that the improvements will be completed in the Summer of 2022. As such,
construction of the western portion of the development fronting Jefferson Ave NE cannot
begin until the new 12-inch water main in Jefferson Ave NE is completed and operational.
The applicant can install the water main as a developer’s utility extension and requests a
latecomer’s agreement on the new water main.
2. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public right-of-way.
3. A minimum 10-foot setback is required from the building foundation to the water main.
4. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the Fire Authority based on the final fire flow demand and final site
plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
5. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA)
for backflow prevention to each building. The fire sprinkler stub and related piping shall
be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed
on the private property in an outside underground vault per City standard plan no.
360.2. The DDCVA may be installed inside the building if it meets the conditions as shown
on the City’s standard plan 360.5. The location of the DDCVA inside the building must be
pre-approved by the City Plan Reviewer and Water Utility.
6. Installation of a separate water service and meter for each unit. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
7. All residential domestic water meters shall have a double check valve assembly (DCVA)
installed behind on the meter on private property per City Standards. The DCVA may be
located inside the building if the location is approved by the City Plan Reviewer and City
Water Utility Department.
8. Installation of a separate water meter for landscape irrigation.
9. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger
shall be installed in an exterior vault per City Standard Plan 320.4.
10. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 3 of 6
11. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
12. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
13. The preliminary water and sewer plan submitted with the land use application must be
revised to include the above mentioned 12-inch water main extension in Jefferson Ave
NE form NE 16th St to the south property line.
14. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the
preliminary water main extension shall be submitted with the land use application.
15. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
16. 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 2019 Development Fees
Document on the City’s website. Fees that are current will be charged at the time of
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 for a single 1-inch meter is $4,050.00 per meter, 1-
1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. A water system redevelopment credit will apply for the existing water meters if
they are abandoned.
d. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00*
per service line, a 1-1/2 inch water service is $4,605.00* per service line and for
$4,735.00* for each 2-inch water service line. This is payable at construction
permit issuance.
e. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2
inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the
building.
f. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at construction permit
issuance.
g.Installation of a landscape irrigation meter and double check valve assembly
(DCVA), if applicable.
SEWER
1. The existing side sewers (if applicable) will be required to be cut and capped at the main
during demolition of the properties. New side sewers shall be installed to serve each unit.
The existing stubs are old concrete stubs and may not be re-used, this includes the sewer
stub servicing APN: 7227801555.
2. There is an existing side sewer connection from the parcel to the south (PID 7227801555)
that crosses the subject property. This side sewer and the existing sewer stub will need
to be re-established as part of the proposed development.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 4 of 6
3. The sewer main in Jefferson Ave NE will need to be extended to the full southern extent
of the property. A new manhole shall be installed at the end of the mainline. The existing
manhole may need to be replaced depending on the condition.
4. Applicant will need to survey locate the existing sanitary sewer main along the west
property line to determine the actual location from the property line. A 10-ft public sewer
easement will be required depending on the final survey location.
5. A separate side sewer will be required for each unit. All new sewer stubs shall be a
minimum of 6” and shall run at a slope of at least 2% to the main.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size and number of new domestic water services to serve
the project. The current sewer fee for a 1-inch meter install is $3,100.00 per meter. A
redevelopment credit of the wastewater system development charges will be applied to
the meter(s) to existing homes, if applicable, if they are abandoned and capped at the
main line.
SURFACE WATER
1. A drainage report complying with the current version of the City of Renton Surface Water
Design (RSWDM) Manual will be required. Based on the City’s flow control map, the site
falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions
and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow
chart to determine the type of drainage review required in the RSWDM.
2. The project is not located within an Aquifer Protection Area (APA), and is therefore not
required to comply with the requirements detailed in Section 1.3.6 of the RSWDM. The
APA figure found in the TIR is outdated and does not reflect the City’s current
understanding of aquifer impact.
3. Maintenance access is required for the proposed stormwater tract and shall be designed
and installed in accordance with the City adopted SWDM.
4. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in Chapter
4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide enhanced basic water quality treatment. 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. Separate
structural plans will be required to be submitted for review and approval under a separate
building permit for the detention and/or water quality vault.
6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help
mitigate the new runoff created by this development to the maximum extent feasible.
On-site BMPs shall be evaluated in order of preference by feasibility as described in
Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application
of on-site BMPs, shall be included with the land use application, as applicable to the
project. The final drainage plan and drainage report must be submitted with the utility
construction permit application.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
Page 5 of 6
7. A Construction Stormwater Permit from Department of Ecology is required IF clearing and
grading of the site exceeds one acre. Applicant must obtain permit and provide proof
prior to Civil Permit issuance.
8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rates), with recommendations of appropriate on-site BMPs per
Core Requirement #9 and Appendix C shall be included in the report. The report should
also include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the
development will not result in soil erosion and sedimentation, landslide, slippage, or
excess surface water runoff.
9. Erosion control measures to meet the City requirements shall be provided.
10.The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
11. The 2019 Surface water system development fee is $0.72 per square foot of new
impervious surface, but no less than $1,800.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
TRANSPORTATION
1. To meet the City’s complete street standards for Jefferson Ave NE, a residential access
street, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be
required. Per City code 4-6-060, half street improvements shall include a pavement width
of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot bioretention planter strip,
an 5-foot sidewalk, street trees and storm drainage improvements.
2. To meet the City’s complete street standards and the Sunset Area Surface Water Master
Plan for Kirkland Ave NE, a residential access street, half street improvements shall
include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, a 12-foot
bioretention planter strip, a 8-foot sidewalk, street trees and storm drainage
improvements. No ROW dedication is required along Kirkland Ave NE.
3. Street grades shall not exceed 15 percent.
4. 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.
5. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and
104.2.
b. 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.
c. 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.
d. Driveways shall not be closer than 5-feet to any property line.
6. Street lighting and street trees are required to meet current city standards. Lighting
plans are required to be submitted with the land use application and will be reviewed
during the construction utility permit review.
Jefferson Highlands Townhomes – PRE19-000163
August 20, 2019
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7. A traffic impact analysis is required when the estimated vehicular traffic generated from
a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or
PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic
circulation to and from the site and onsite traffic circulation. The study shall include trip
generation and trip distribution for the project for both AM and PM peak hours.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The transportation impact fee is based on the type of land use. For a single family house,
the 2019 transportation impact fee is $7,820.42. Transportation impact fees are subject
to change based on the year the building permit is applied for.
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:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
6. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
7. Fees quoted in this document reflect the fees applicable in the year 2019 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.