HomeMy WebLinkAboutExh.12_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 3 LUA20-000039
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: Matt Herrera, 425-430-6593, mherrera@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: Michael Sippo, 425-430-7298, msippo@rentonwa.gov)
1. See Attached Development Engineering Memo February 26, 2020
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at
building permit issuance.
2. The fire flow requirement for the proposed townhomes is 1,750 gpm if built with non-rated
construction and with fire sprinkler systems (NFPA 13D type systems are acceptable). Two fire
EXHIBIT 12
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ADVISORY NOTES TO APPLICANT
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hydrants are required. One within 150-feet and one within 300-feet of each of the proposed buildings.
There are some existing hydrants within 300-feet of the proposed homes. It appears water main
extensions and additional hydrants will be required. Insufficient fire flow exists at this location at
present time.
3. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved, with
25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to support
a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on all
buildings. Maximum grade is 15%. Reciprocal access easements shall be recorded on each individual
parcel for fire access to each phase of the project prior to permitting, including neighboring private
parcels used for access as proposed.
4. All new proposed buildings shall be equipped with approved fire sprinkler systems due to insufficient
fire flows in this area. Separate plans and permits are required to be submitted to and obtained from
the Renton Regional Fire Authority.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact Fee applies as per adopted Ordinance.
Police:
(Contact: Cyndie Morris, 425-430-7521, cparks@rentonwa.gov)
1. Estimated annual calls for service: 15
2. Theft from construction sites is common. To protect materials, equipment, and tools it is
recommended that all materials and tools be locked up or removed from the site when not inuse; this
is especially true of any copper wiring, copper fixtures or plumbing pieces in bulk or installed. The site
should have security lighting; construction trailers or storage containers should be completely fenced
in with portable security fencing. This fencing will provide both a physical and psychological barrier to
prospective criminals and will demonstrate the area is private property. Construction trailers should be
kept locked when not in use and should be fitted with heavy-duty deadbolts with extended
strikeplates. Glass windows in construction trailers should be shatter-resistant. If onsite toolboxes are
utilized, they should be secured to the ground (or a structure) and locked with heavy-duty padlocks
when not in use. “No Trespassing” signs. These signs will aid police when making contacts with
unwanted individuals on the property if they are observed vandalizing or stealing building materials.
3. Each unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors
should have heavy-duty deadbolt locks with a minimum 1-½” throw and installed with 3” wood screws.
Any external storage areas should also have solid wood or metal doors, with deadbolts and latch
guards installed.
4. Sliding windows and glass patio doors should have secondary locks installed to restrict movement.
Simply placing a sturdy, fitted dowel into the tracks may be adequate.
5. Stairways should be constructed of lattice, wood or metal railing so that visibility is possible through
them. There should not be solid walls in any stairway that would limit visibility up and LUA20-000039;
Sunridge Townhomes 2 Page 2 of 2 February 18, 2020 h:\admin\community progrms\security
surveys\2020\multi-housing\lua20-000039; sunridge townhomes 2.docx down the stairs, or provide a
place for a criminal to hide while waiting for someone to target. Balcony construction should also be of
lattice or railing – no solid walls, for the same reason.
6. Security lighting should be installed along sidewalks, in stairways, foyers, and pathways. Each
residential unit should have individual unit numbers clearly posted with numbers at least 6” in height
and of a color contrasting with the building. Unit numbers should also be illuminated so that they are
easily located. This will assist emergency personnel in locating the correct location for response.
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ADVISORY NOTES TO APPLICANT
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7. Latch guards should be installed on pedestrian doors leading to the outside. Any lever-handled
doorknob located on the outside is discouraged unless accompanied by a secondary lock (i.e.,
deadbolt). These are easy to pry/damage to obtain access inside a building. Where egress might be an
issue, bar-releases can be installed to meet Fire Code requirements. This would include any supply,
utility or maintenance rooms.
8. Any detached storage units should have latch guards and deadbolts installed. Dumpster locations
should be secured within their own housing and well lit. If possible, creating a dumpster location that
can be secured for resident’s use but accessible for waste management is suggested.
9. Landscaping should be installed with the objective of allowing visibility from both inside the buildings
and outside. Too much dense landscaping could make residents feel isolated and will provide criminals
with concealment to commit crimes such as burglary and vandalism.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:February 26, 2020
TO:Matt Herrera, Current Planning
FROM:Michael Sippo, Engineering Plan Review
SUBJECT:Utility and Transportation comments for Sunridge Townhomes Phase
II Land Use Approval – 11 New Townhomes
LUA 20-000039
Parcel number 073900-0050
I have completed a preliminary review for the above-referenced proposal. The applicant is requesting
administrative site plan review, environmental review, and one modification for a proposed 11 unit townhome
project with associated improvements. The proposal would result in a residential density of approximately 16
dwelling units per net acre. Vehicle access to the site would be provided from abutting properties to the west
and east 12228 and 12316 SE Petrovitsky Rd, respectively. The development would contain 22 vehicle parking
spaces with each unit providing one enclosed space and a surface lot along the eastern portion of the property
that would accommodate 11 spaces. The applicant has submitted a modification request related to the required
street frontage improvements along the project site. No critical areas are identified on the City’s mapping
system however the site is constrained along the northeastern portion of the property with overhead power
lines. The applicant proposes to remove the site’s 30 significant trees and replace with 72 caliper inches of new
tree planting. The following comments are based on the pre-application submittal made to the City of Renton
by the applicant.
EXISTING CONDITIONS
The subject site is located SE Petrovitsky Rd between 122nd Pl SE and 126th Ave SE and consists of parcel 073900-
0050. The project site totals approximately 0.77 acres in area and is located within the Residential Multi-Family
(RM-F) urban design district B zoning classification. The site is currently vacant.
Water Water service is provided by Soos Creek Water and Sewer District.
The site is located outside of an Aquifer Protection Area.
Sewer Wastewater service is provided by Soos Creek Water and Sewer District.
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Storm The site is located within the Soos Creek Drainage basin and the Soos Creek Main sub-basin. There is
an existing 12” public storm storm drainage system located in the north flow-line of SE Petrovitsky Road
(City record drawing R-357201) and the site is currently undeveloped and does not contain any storm
drainage facilities. Stormwater from the existing site sheet flows over the existing vegetation from the
north to south where it is intercepted in the public street conveyance system.
Streets The subject property is accessed by SE Petrovitsky Road from the south and a private multi-family drive
to the west. The composition of the adjacent streets and internal streets are as follows:
a. SE Petrovitsky Road is a public Principal Arterial with existing right of way (ROW) width of 84 feet
consisting of 4 travel lanes (2 travel lanes in each the west and eastbound directions) and 8’
sidewalks on both sides of the street adjacent to the curb. The road begins to transition to 5 lanes
(center turn lane) to the west along the site frontage. As Per RMC 4-6-060, the minimum ROW width
of a four lane principal arterial is 91 feet. RMC 4-6-060 also gives information regarding the code
required street and frontage improvements on principal arterials.
b. A 20’ private and gated pervious pavement access drive entering the site from the west was
constructed in 2014 as a portion of the Sunridge Townhomes Phase I development. An access
easement benefiting the proposed project property was recorded in 2019 and which will allow the
project to utilize this access in addition to direct access off Petrovitsky.
CODE REQUIREMENTS
Water
1. The subject property is within the water service area of Soos Creek Water and Sewer Service Utility
District.
2. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. A
copy of the approved Soos Creek Water and Sewer District water plans shall be provided to the City
prior to approval of the Utility Construction Permit.
a. The water availability certificate submitted with the Land-Use Application was signed in 2009 and
expired after one year. A new water availability certificate is required.
3. The proposed water main improvements are required to be shown on the composite utility civil plan
submitted with the Land Use Application. Renton Fire Authority has determined that the preliminary fire
flow demand for the proposed development is 1,750 gpm. The following fire system improvements are
required:
a. The fire flow requirement for the proposed townhomes is 1,750 gpm if built with non-rated
construction and with fire sprinkler systems (NFPA 13D type systems are acceptable). Two fire
hydrants are required. One within 150-feet and one within 300-feet of each of the proposed
buildings. There are some existing hydrants within 300-feet of the proposed homes. It appears
water main extensions and additional hydrants will be required. Insufficient fire flow exists at this
location at present time.
b. Fire department apparatus access roadways are required to be minimum 20-feet wide fully paved,
with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed
to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all
points on all buildings. Maximum grade is 15%. Reciprocal access easements shall be recorded on
each individual parcel for fire access to each phase of the project prior to permitting, including
neighboring private parcels used for access as proposed.
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c. 3. All new proposed buildings shall be equipped with approved fire sprinkler systems due to
insufficient fire flows in this area. Separate plans and permits are required to be submitted to and
obtained from the Renton Regional Fire Authority.
d. Fire impact fees are required at the rate of $829.77 per townhome unit. This fee is paid at time of
building permit issuance.
Sanitary Sewer
1. The subject property is within the water service area of Soos Creek Water and Sewer Service Utility
District.
2. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A
copy of the approved Soos Creek Water and Sewer District sewer plans shall be provided to the City
prior to approval of the Utility Construction Permit.
a. The sewer availability certificate submitted with the Land-Use Application was signed in 2009 and
expired after one year. A new sewer availability certificate is required.
Surface Water
1. A geotechnical report, dated June 17, 2019, completed by Cobalt Geosciences for the site has been
provided. The submitted report describes the site as a slight to moderate erosion potential in a
disturbed state. Erosion control measures will need to be in place prior to starting grading activities on
the site. The report needs to discuss the soil and groundwater characteristics of the site including
infiltration potential and provide recommendations for project design and construction. Geotechnical
recommendations presented need to be address within the project plans.
a. Based on the geotechnical report (8.1.5): “Infiltration of stormwater runoff utilizing trenches or
drywells is not feasible due to the underlying soil conditions and likely groundwater conditions
during the wet season. We performed a small-scale pilot infiltration test in TP-1 at a depth of 4
feet below grade. Following testing and application of correction factors for testing (0.5), site
variability (0.33), and influent control (0.9), the infiltration rate was found to be 0.18 inches per
hour.”
b. Based on the geotechnical report (7.1.1): “The site is underlain by areas of fill along with
weathered and unweathered glacial till. The proposed residential buildings may be supported on
shallow foundation systems bearing on medium dense or firmer native soils and/or structural fill
placed on suitable native soils. Local overexcavation of fill and/or loose soils may be necessary
below proposed foundation elements.
We recommend utilizing dispersion devices (if feasible based on space), detention, permeable
pavements, or rain gardens for stormwater management. The shallow soils are fine-grained and
do not allow for widespread infiltration.”
c. Based on the geotechnical report, infiltration utilizing widespread infiltration techniques to meet
flow control (i.e. trenches, beds, drywells) is infeasible, however, utilization of permeable
pavement to meet Core Requirement #9 is feasible.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated October 28, 2019 was
submitted by Anstey Engineering with the Land Use Application. Based on the City of Renton’s flow control
map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and
is within the Soos Creek Drainage Basin. The development is subject to Full Drainage Review in accordance
with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six
special requirements have been discussed in the Technical Information Report. The following stormwater
improvements are required and shall be discussed within the TIR:
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a.Appropriate flow control BMPs are required to help mitigate the new runoff created by this
development. The TIR discussion of Core Requirement #9 states that the site is smaller than
22,000 sf, however, the site contains active and passive landscaped and pervious areas that are
tributary to the stormwater facilities and must be included in the analysis and design. Therefore,
the site is required to utilize the “Large Lot BMP requirements” to determine compliance with Core
Requirement #9.
b.Discussion of the applicability of BMP’s in relation to onsite impervious area per C.1.3.2 (5)(a) –
Large Lot BMP Requirements shall be provided in the TIR and analysis. Specifically: “For projects
that will result in an impervious surface coverage 45-65% on the buildable portion of the site/lot,
on-site BMP’s must be applied to 50% of the target impervious surfaces reduced by 1.5% for each
1% of impervious surface coverage above 45%”. Since the project is proposing approximately
61.5% impervious surface coverage, BMP’s must be applied to a minimum of 25.5% of the target
impervious surface areas (exact percentage is subject to change based on final site layout). Show
how project is meeting this requirement. Since the geotechnical report states that pervious
pavement are feasible on the site (the measured infiltration rate is greater than 0.30 in/hr) the
25.5% requirement shall be met utilizing those BMP’s or may opt to have the storm drainage flow
control facility utilize the LID performance standard in lieu.
c.Location and storm drainage detention tank will require further analysis at Civil Construction
Review due to the close proximity to buildings, other utilities and potential of blocking
crossings. Additionally, owner of the powerline easement will need to confirm that the tank can be
placed within the easement.
d.All stormwater facilities and on-site BMPs (including amended soils) shall be shown on the Civil
Plans.
3.The development is required to provide enhanced basic water quality treatment prior to
discharge. Project water quality treatment will consist of conveyance to an approved water quality facility
prior to discharge into the City’s system in SE Petrovitsky Road.
a.The applicant is proposing the use of Filterra vault to provide water quality for all pollution
generating impervious surface areas (PGIS). Per the 2017 RSWDM, Filterra vaults are an approved
method for meeting the ‘enhanced basic water quality menu’. Since the Filterra is located
downstream of detention the presettling requirement is met.
b.The conveyance and water quality systems shall be designed in accordance with the RSWDM that
is current at the time of civil construction permit application.
c.Maintenance access to the stormwater facilities and connected structures shall be provided in
accordance with the design requirements outlined in the RSWDM.
d.The project is not considered a high-use site, and therefore does not require oil control per Special
Requirement #5.
4. The TIR did not identify any downstream flooding or erosion issues.
a.The development shall not create protected slopes as defined by RMC 4-3-050.
b.Grading shall be in accordance with RMC 4-4-060.
5. 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. Special inspection from the building department is required.
6. All work proposed outside of the applicant’s property will require a permanent drainage easement to be
provided to the City and a temporary construction easement prior to any permits being issued.
7. A Construction Stormwater General Permit from Department of Ecology is not required since the grading
and clearing of the site is less than one acre.
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8. Surface water system development fee is $0.760 per square foot of new impervious surface, but not less
than $1,900.00. This is payable prior to issuance of the construction permit.
9. The recorded existing powerline easement should provide the rights that that the grantee has within the
easement area. Contact the grantor of the existing powerline easement to find any additional
information regarding what is allowed in the easement area and provide to the City confirmation from
the easement grantor that the above and underground appurtenances, including the detention tank and
trash enclosure is acceptable.
Transportation
1. Payment of the transportation impact fee is applicable on the townhomes at the time of building permit
issuance. The current transportation impact fee rate is $4,836.31 per dwelling for apartment and
$4,064.56 per dwelling for condominium. The transportation impact fee that is current at the time of
building permit will be applicable, payable at issuance of building permit.
2. The site has frontage on SE Petrovitsky Rd, a Principal Arterial with existing right of way (ROW) width of
84 feet. As Per RMC 4-6-060, the minimum ROW width of a four lane principal arterial is 91 feet. RMC 4-
6-060 also gives information regarding the code required street and frontage improvements on principal
arterials. However, transportation section has recommended that the existing curb to curb paved width
on the SE Petrovitsky frontage is sufficient. Stormwater improvements and street lighting are applicable
frontage improvements. Transportation has also recommended 0.5 feet wide curb, 8 feet wide
landscaped planter, 12 feet wide pedestrian & bike path, and 2 feet wide clear width back of sidewalk
for the frontage.
a.The applicant submitted a street modification request with the land use application to provide the
transportation recommended frontage section and associated ROW instead of the code required
minimum ROW.
b.Applicant’s preliminary engineering plans show the recommended 0.5 wide curb, 8 foot wide
landscape planter, 12 foot wide pedestrian & bike path, and 2 foot wide clear zone at the back of
the sidewalk.
c.A minimum of 9.5’ of right-of-way dedication is required to accommodate the landscape planter
and pedestrian and bike path improvements. Exact right-of-way dimensions will be reviewed in
conjunction with the survey during civil construction permit which may result in more or less right-
of-way dedication.
3. A traffic impact analysis per City of Renton guidelines is required for projects that generate new
vehicular traffic exceeding 20 vehicles per hour in either the AM or PM peak periods. A copy of the
traffic impact analysis guidelines is provided along with these comments. Information from the current
ITE Trip Generation Manual can be used to determine the number of trips.
a. The estimated AM and PM peak trips is 9 trips per hour and does not trigger a Traffic Impact
Analysis.
4. For lots that do not have direct access public right of way, recorded access easement should be provided
to the City. Provide the access easement information at the land use review stage.
a. Recorded access easements were provided with land use application and provides access to the
site from the neighboring properties.
5. Refer to RMC 4-4-080 for driveway requirements. Driveways shall not be closer than 5’ to any property
line. Any dead end access should meet the requirements of Renton Fire Authority and Renton Municipal
code. Per RMC 4-6-060 dead ends longer than 150 feet require a turnaround facility.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
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General Comments
1. The recorded existing powerline easement should provide the information of things/activities and the
rights that that the grantee has within the easement area.
a. Applicant shall contact the grantor of the existing powerline easement during the Civil Construction
Permit phase to find additional information regarding what is allowed in the easement area and
provide to the City confirmation from the easement grantor that the above and underground
appurtenances, including the detention tank and trash enclosure, are acceptable. If the facilities
cannot be located within the easement area, they will require relocation to elsewhere onsite.
2. The fees listed are for 2020. The fees that are current at the time of the respective permit issuance will
be levied. Please see the City of Renton website for the current development fee schedule.
3. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along the 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.
4. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require
a separate building permit. Structural calculations and plans prepared by a licensed engineer will be
required as part of the building permit review.
5. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting
standards can be found on the City of Renton website.
6. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
7. Please see the City of Renton Development Engineering website for the Construction Permit Application
and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a
construction permit intake meeting.
8. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more
information.
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