HomeMy WebLinkAboutSR_ERC_Report_Exhibits_Swanson_Garden_Meyers_190913
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 NUMBERS: PR19-000329 / LUA19-000169
APPLICANT: Edward Pozniak, Architectural Innovations / 14311 SE 16th St, Bellevue, WA
98007 /ed@kapplerhomeplans.com
PROJECT NAME: Swanson Garden Meyers Addition
PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Environmental
(SEPA) Review, and a street modification in order to convert an existing garage and build a 2,499 square foot addition to
and existing 3,583 square foot paralegal office building located at 4512 Talbot Road S (parcel number 3123059069). The
subject parcel is 26,294 square feet (0.6 acres) and located within the Commercial Office (CO) zone and Commercial Mixed
Use Land Use Designation. The applicant proposes to remodel the existing interior to provide efficient work flow and
conference areas, as well as construct the addition for additional paralegal office space. The proposed addition would be
located on the south side of the existing building. Both the existing building and proposed addition are single-story. There
are 9 existing trees on-site, of which the applicant is proposing to retain 2 of them. The applicant proposes to retain access
to the site via an existing curb cut off of Talbot Rd S. The site has a total of 13 existing parking spaces. The applicant
proposes to restripe the parking lot to meet parking dimensional requirements; however, no new additional stalls are
proposed. No critical areas are mapped on the project site.
PROJECT LOCATION: 4512 Talbot Rd S (APN 3123059069)
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 27, 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: September 13, 2019
DATE OF DECISION: September 9, 2019
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9/10/2019 | 12:02 PM PDT9/10/2019 | 3:10 PM PDT
9/10/2019 | 12:36 PM PDT
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_ERC Report_Swanson Garden Meyers
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC Meeting Date: September 9, 2019
Project File Number: PR19-000329
Project Name: Swanson Gardner Meyers Office Addition
Land Use File Number: LUA19-000169, ECF, SA-A, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: Todd and Polly Gardner, 9545 Lake Washington Blvd NE, Bellevue, WA 98004
Applicant/Contact: Edward Pozniak, Architectural Innovations, 14311 SE 16th ST, Bellevue, WA
98007
Project Location: 4512 Talbot Road S
Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA)
Review, and a street modification in order to convert an existing garage and build
a 2,499 square foot addition to and existing 3,583 square foot paralegal office
building located at 4512 Talbot Road S (parcel number 3123059069). The subject
parcel is 26,294 square feet (0.6 acres) and located within the Commercial Office
(CO) zone and Commercial Mixed Use Land Use Designation. The applicant
proposes to remodel the existing interior to provide efficient work flow and
conference areas, as well as construct the addition for additional paralegal office
space. The proposed addition would be located on the south side of the existing
building. Both the existing building and proposed addition are single-story. There
are 9 existing trees on-site, of which the applicant is proposing to retain 2 of them.
The applicant proposes to retain access to the site via an existing curb cut off of
Talbot Rd S. The site has a total of 13 existing parking spaces. The applicant
proposes to restripe the parking lot to meet parking dimensional requirements;
however, no new additional stalls are proposed. No critical areas are mapped on
the project site.
Exist. Bldg. Area SF: 3,583 SF Site Area: 26,294 SF (0.6
acres)
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
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City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Staff Report to the Environmental Review Committee
LUA19-000169, ECF, SA-A, MOD
Report of September 9, 2019 Page 2 of 4
SR_ERC Report_Swanson Garden Meyers
ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS with a 14-day Appeal Period.
B. Exhibits
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Technical Information Report (TIR) prepared by Core Design, Inc., June 5, 2019
Exhibit 5: Traffic Study Waiver Request
Exhibit 6: Advisory Notes
C. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether
the applicant has adequately identified and addressed environmental impacts anticipated to occur in
conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have
the following probable impacts:
1. Storm Water
Impacts: The applicant submitted a preliminary Technical Information Report (TIR) prepared by Core
Design, Inc. with the Land Use Application, dated June 5, 2019 (Exhibit 4). Based on the City’s flow
control map, the site falls within the Flow Control Duration Standard area matching Forested Site
Conditions and is within the Black River Drainage Basin. The site is bordered by Talbot Center to the
north, the proposed Weatherly Development to the east and south, and Talbot Road to the west. The
total project site is 0.60 acres in size, with the existing building and parking lot on the north half of the
site. The site drains west (with an average slope of 6 percent) to the 12-inch storm drain system in
Talbot Road that drains north for about 690 feet until S 43rd Street where it heads west for 550 fee t
and north for 150 feet through the parking lot of Valley Medical Center. The storm system in Valley
Medical Center drains around the south and west sides of the property for about 1,200 feet before
discharging into an open channel flowing north to Panther Creek. The report states that there is
minimal upstream flow from the property to the east, which is currently forested but planned for
development in which all of the stormwater will be managed on site.
The proposed development of the property would include an office expansion to the south of the
existing office building and frontage improvements, which would include removing the existing 5-foot
sidewalk and replacing it with an 8-foot wide sidewalk on the east side of Talbot Road. A new
garage/recycle dumpster is proposed to be provided on the south end of the existing parking lot. No
additional parking is proposed; however, the applicant proposes to restripe the existing parking stalls.
Proposed utility work includes a fire line (installed by the Weatherly Development), a splash block and
a perforated roof connection tying into the existing storm drain system in Talbot Road. The proposal
adds a total of 4,930 square feet of new plus replaced impervious, therefore the project is exempt
from flow control. Water quality treatment would be not required as the project would not add any
pollution generating hard surface.
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City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Staff Report to the Environmental Review Committee
LUA19-000169, ECF, SA-A, MOD
Report of September 9, 2019 Page 3 of 4
SR_ERC Report_Swanson Garden Meyers
A final drainage report complying with the current Renton Surface Water Design Manual (RSWDM)
would be required at the time of Civil Construction Permit. It is anticipated that the City’s currently
adopted 2017 City of Renton Surface Water Design Manual would mitigate for any potential surface
water impacts that would be generated by the project proposal, therefore no further mitigation is
recommended at this time.
Mitigation Measures: No further mitigation required.
Nexus: Not applicable.
2. Noise
Impacts: There may be some temporary noise impacts resulting from typical construction activities
associated with the proposed expansion improvements, however these impacts are anticipated to be
short term in nature. No long term noise impacts are anticipated as no change of use is proposed with
the development.
Mitigation Measures: None recommended.
Nexus: Not applicable.
3. Transportation
Impacts: The site currently has 13 parking stalls. The applicant proposes to restripe the existing
parking lot; however, no additional stall are proposed. For general office uses, Renton Municipal Code
requires a minimum of 2.0 parking spaces per 1,000 square feet of net floor area and a maximum of
4.5 parking spaces per 1,000 square feet of net floor area. The net floor area of the office use was not
provided by the applicant; however the gross floor area of the use is approximately 6,082 square feet,
which would require a minimum of 12 parking spaces and a maximum of 27 parking stalls. The
applicant’s proposal meets parking requirements. Additional parking analysis will be conducted and
provided within the administrative site plan review staff report.
The applicant submitted a traffic study waiver request with the project application (Exhibit 6). Based
on the submitted request, the proposed hours of operation for the office use is Monday through
Friday, 7am to 5pm. There are currently a total of 9 employees working onsite, and a total of 13
employees are proposed to work onsite. 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. Based on the information provided by the
applicant, it is not anticipated that vehicle trip for the proposed development will exceed 20 vehicle
trips during peak hours; therefore, the traffic study was waived.
The proposed project would be responsible for the payment of Transportation Impact Fees at the
applicable rate at the time of building permit issuance for the new use less any impact fee previously
paid for the land use category of the prior use. In addition, the project will be reviewed for
Transportation Concurrency and a finding will be made at the time of Administrative Site Plan Review.
It is anticipated that code required impact fees would adequately mitigate transportation impacts for
the proposed addition and the existing 13 parking spaces would provide adequate off-street parking
for development; therefore no further mitigation is recommended.
Mitigation Measures: None recommended.
Nexus: Not applicable.
4. Aesthetics
Impacts: As the proposal is not a mixed-use development, the Urban Design District D standards
would not apply to the land use application. However, a code amendment is under review to require
all projects in the Commercial Office (CO) zone to be subject to requirements of RMC 4-3-100, Urban
DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Staff Report to the Environmental Review Committee
LUA19-000169, ECF, SA-A, MOD
Report of September 9, 2019 Page 4 of 4
SR_ERC Report_Swanson Garden Meyers
Design Regulations. Based on the timing of proposed code change and the submittal of the building
permit, the applicant may be required to comply with urban design regulations.
Mitigation Measures: None recommended.
Nexus: Not applicable.
D. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton,
WA 98057, on or before 5:00 p.m. on September 27, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner
and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City
Hall – 7th Floor, (425) 430-6510.
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CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE
EXHIBITS
Project Name:
Swanson Gardner Meyers Office Addition
Land Use File Number:
LUA19-000169, ECF, SA-A, MOD
Date of Meeting
September 9, 2019
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Edward Pozniak
Architectural Innovations
14311 SE 16th ST, Bellevue,
WA 98007
Project Location
4512 Talbot Road S
The following exhibits are included with the ERC Report:
Exhibit 1: Environmental Review Committee (ERC) Report
Exhibit 2: Neighborhood Detail Map
Exhibit 3: Site Plan
Exhibit 4: Technical Information Report (TIR) prepared by Core Design, Inc., June 5, 2019
Exhibit 5: Traffic Study Waiver Request
Exhibit 6: Advisory Notes
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14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resourceEXHIBIT 2DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource 12345678910111213ADA STALLPARCEL BExistingOfficeNew 2,499sfAdditionS 45TH PLTALBOT RD S
#1#2#3#5#4#6#8NS#101NS#102#103#104#105#106#9#107#7EXHIBIT 3DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2
TECHNICAL INFORMATION REPORT
FOR
Office Remodel Swanson Gardner Meyers
CITY OF RENTON IN KING COUNTY, WASHINGTON
Prepared by:
First Submittal:
Revised:
Core No.:
Sheri Murata, P.E.
June 5, 2019
18242
6/5/19
VESTED TO 2017 CITY OF RENTON SURFACE WATER DESIGN MANUAL
Entire Document
Available Upon
Request
EXHIBIT 4
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EXHIBIT 5
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000169
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: Angelea Weihs, 425-430-7312, aweihs@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. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. 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.
6. 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.
7. 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.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. See Attached Renton Fire Authority Memo.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
EXHIBIT 6
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000169
1. No Comments
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. No Comments
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No Comments
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.
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FIRE PREVENTION BUREAU
MEMORANDUM
___________________________________________________________________________
DATE:September 5, 2019
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Comments for Swanson Gardner Meyers Office Addition
___________________________________________________________________________
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $0.26 per square foot of additional
commercial space. This fee is paid at time of building permit issuance. No fee for
existing retained building.
Code Related Comments:
1. The preliminary fire flow calculation is 1,500 gpm. A minimum of two hydrants are
required. One within 150-feet and one within 300-feet of the proposed building.
Existing fire hydrants appear adequate to meet these requirements. One fire hydrant
is required within 50-feet of the required fire department connection to the fire
sprinkler system.
2. An approved fire sprinkler system is required throughout both the new and existing
building areas as it exceeds a total area of 5,000 square feet. An approved fully
automatic fire alarm system is required throughout both the new and existing building
per local ordinance as it exceeds a total area of 3,000 square feet. Separate plans and
permits required by the fire department. Direct access is required into the fire sprinkler
equipment room from the outside of the building. Civil water plans do not show a
required dedicated connection for a fire sprinkler system.
3. Existing fire department apparatus access roadways are adequate as provided by
the public street system and the existing driveway.
CT:ct
swansongardneraddition
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c:\users\jchavez\appdata\local\temp\lua19-000169 civil conditions_7805811\lua19-000169 civil conditions.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 20, 2019
TO:Angelea Weihs, Planner
FROM:Jonathan Chavez, Plan Reviewer
SUBJECT:Swanson Garden Meyers Addition
4512 Talbot Road South
LUA19-000169
I have reviewed the Land Use Application submittal for the Swanson Garden Meyers Addition
project at parcel(s) 3123059069. The applicant is proposing a 2,499 SF addition on an existing
2,876 SF office structure, on a .62 acre lot.
EXISTING CONDITIONS
The site is approximately .62 acres in size. The site includes an existing structure and parking lot.
Water Water service is provided by City of Renton. The project is within the City of Renton’s
water service area in the Talbot Hill service area in the 350-hydraulic zone. There is an
existing 12-inch City water main (350 hydraulic-zone) located in Talbot Road South (see
Water Plan Nos. W-0560 and W-0697) that can deliver a maximum total flow capacity of
4,500 gallons per minute (gpm). There is an existing 16-inch low pressure City water main
located in Talbot Road South (see Water plan no. W-0599) that cannot provide adequate
water pressure for fire protection. There is a proposed 10-inch City water main with 4-
inch water stub to the subject property located at the southeast corner of the
property. This water main is to be constructed as a part of the Weatherly Inn project (W-
4036), currently in construction. The site is located outside of an Aquifer Protection Area.
The approximate static water pressure is 85 psi at the elevation of 154 feet. There are
existing water service(s) to the subject property:
o 3/4-inch domestic water meter(s)
o 1-inch -landscape irrigation meter
Sewer Wastewater service is provided by the City of Renton.
Storm There is an existing private stormwater system located within the subject property (see
City plan no. R-1937). There is an existing 12-inch stormwater main located in Talbot
Road South (see City plan no. R-1937).
Streets Talbot Road South is classified as a Collector Arterial Road. Existing right-of-way (ROW)
width is approximately 89 feet.
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Swanson Garden Meyers Addition – LUA19-000169
August 21, 2019
Page 2 of 5
CODE REQUIREMENTS
WATER
1. Based on the review of project information submitted for the pre-application meeting,
Renton Regional Fire Authority has determined that the preliminary fire flow demand for
the proposed development is 1,500 gpm including the use of an automatic fire sprinkler
system. The following developer’s installed water main improvements will be required to
provide domestic and fire protection service to the development including but not limited
to:
a. Installation of a fire sprinkler stub a with a double check detector assembly
(DCDA) for backflow prevention to each building. The fire sprinkler stub and
related piping shall be done by a registered fire sprinkler
designer/contractor. The DCDA shall be installed on the private property in an
outside underground vault per City standard plan no. 360.2. The DCDA may be
installed inside the building if it meets the conditions as shown on City’s standard
plan 360.5 for the installation of a DCDA inside a building. The location of the
DCDA inside the building must be pre-approved by the City Plan Reviewer and
Water Utility.
b. The “Site and Composite Utility Plan” submitted with the Land Use Application
indicated that the 4-inch water stub for the fire sprinkler system will be provided
as part of the water main improvements to be constructed by the adjacent
development to the south known as the Weatherly Inn Renton. As such, the fire
sprinkler system for the new addition to the building cannot be operational until
the water mains improvements for the adjacent development are constructed
and are operational. A temporary and/or final certificate of occupancy cannot be
given until the fire sprinkler system is operational.
c. Where the 4-inch water stub passes under the proposed retaining wall, the
water pipe shall be installed in a steel casing that extends a minimum of 5 feet
past each edge of the retaining wall.
d. 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).
e. The domestic water meter 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.
f. 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.
g. A minimum 10-foot setback is required from the building foundation to the
water main.
h. A pressure-reducing-valve (PRV) is required behind each water meter because the
water pressure is over 80 psi.
i. Installation of a “Storz” adapter on the existing hydrants, if they are not already
equipped with one.
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2. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
3. The subject property is within the (Valley General) Hospital Special Assessment District
#8406 as established by City Ordinance No. 3790, with recording number
8403260504. City records indicate that the applicable assessments have previously been
paid in full.
4.FOR NEW OR UPSIZED SERVICES: 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. 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.
d. 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.
e. 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.
f.Installation of a landscape irrigation meter and double check valve assembly
(DCVA), if applicable.
SEWER
1. No changes to the existing sewer service is proposed.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will
be required. Based on the City’s flow control map, the site falls within the Flow Control
Duration Standard area matching Forested Site Conditions and is within the Black River
Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage
review required in the RSWM.
2. An offsite analysis will be required. Please ensure that the analysis report follows the
guidelines outlined in section 1.2.2 of the RSWM. All new conveyance systems
constructed as part of the project must be sized to RSWDM standards with sufficient
capacity to convey and contain (at minimum) the 25-year peak flow, assuming developed
conditions for onsite tributary areas and existing conditions for any offsite tributary areas.
3. 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
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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. The minimum cover over storm pipes beneath vehicle loads is 3’ for PVC,
1’ for ductile iron (DI), and 2” for most other materials. See Table 4.2.1.A2 in the 2017
RSWDM and Standard Plans 220.00 and 220.10 for details.
4. 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.
5. 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.
6. Erosion control measures to meet the City requirements shall be provided.
7.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.
8. 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. The proposed development fronts Talbot Road S along the west property line(s). Talbot
Road S is classified as a 3-lane Collector Arterial Road. Existing right-of-way (ROW) width
varies along the property frontage. To meet the City’s complete street standards for 3-
lane Collector Arterial streets, minimum ROW is 94 feet. Per City code 4-6-060, half street
improvements shall include a pavement width of 57 feet (28.5 feet from centerline), a
0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2 foot clear space at back of
walk, street trees and storm drainage improvements.
a. The Transportation Division will allow for the pavement section to be expanded
only 5 feet to accommodate a bike lane. The final half street improvements shall
be as follows: expanding paved width 5 feet east from existing curb face, a new
.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space back
of walk, street trees and storm drainage improvements.
2. Parking lot construction shall be in accordance with City code 4-4-80G.
3. Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The current rate of
transportation impact fee is $10.50 per square foot of general office space. The
transportation impact fee that is current at the time of building permit application will be
levied, payable at building permit issue.
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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 2018 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.
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