HomeMy WebLinkAboutExhibit_18_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 LUA20-000060
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: Alex Morganroth, 425-430-7219, amorganroth@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: Nathan Janders, 425-430-7282, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated April 6, 2020
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire impact fees are currently applicable at the rate of $964.53 per single family unit. Credit
granted for the retention/removal of the existing home. Fee is paid at time of building permit
issuance.
Exhibit 18
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ADVISORY NOTES TO APPLICANT
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2. The fire flow requirement for a single family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum
of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There is one existing
hydrant within 300-feet and it needs to be retrofitted with a 5-inch storz fitting to meet current code.
Because the fire flow in this area is limited to approximately 1,200 gpm, any new homes exceeding
3,600 square feet would have to be equipped with an approved fire sprinkler system.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved,
with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to
support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on
the buildings. Approved fire department turnaround is required for dead end roads that exceed 150-
feet long. Proposed turnaround looks acceptable.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
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ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 6, 2020
TO: Alex Morganroth, Senior Planner
FROM: Nathan Janders, Civil Engineer II
SUBJECT: Mei Lin Short Plat
1833 NE 12th Street
LUA20-000060
I have reviewed the application for the Mei Lin Short Plat located at 1833 NE 12th Street and have the following
comments:
EXISTING CONDITIONS
The site is approximately 41,000 square feet in size and is rectangular in shape. The site is currently vacant and covered
in vegetation following the completion of a 2018 building demolition permit (B18002084). The site is fronted by NE 12th
Street to the North with private property to the East, South and West.
WATER: The proposed development is within the City’s water service area and in the Highlands 435 pressure zone. There
is an existing 6-inch water main in NE 12th St (Record DWG – W-0342) that can deliver a maximum flow rate of
1,200 gallons per minute (GPM). The static water pressure is about 84 psi at a ground elevation of 420 feet.
There is an existing ¾-inch water meter serving property that was not removed as part of the building
demolition.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch gravity wastewater
main flowing east to west in NE 12th St (Record DWG – S-0144). There is an existing sewer stub to the property
that was capped at the property line during the building demolition under permit SS18002380.
STORM: There is an existing 12-inch stormwater main conveying east to west in NE 12th St (Record DWG – R2188). There
is no existing on site stormwater conveyance system.
STREETS: The proposed development fronts NE 12th St along the North property line. NE 12th St is classified as a residential
access street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 60 feet. There
are no existing sidewalks or planting strips along the property frontage.
WATER COMMENTS
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1. Civil plans for the water main improvements are required and must be prepared by a professional engineer
registered in the State of Washington. Refer to City of Renton General Design and Construction Standards for
Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
2. There is an existing fire hydrant within 300 feet of the property.
3. There is an existing ¾-inch domestic water meter serving the property. Proposal indicates installation of a new 1-
inch water meter for each lot with the existing service being be cut and capped at the mainline.
a. All new meters shall be placed in landscape strips, or behind the sidewalk, and within the right-of-way.
b. The existing service shall be cut and capped at the mainline by City crews.
c. A water meter permit is required for the installation of the new meters by City forces.
d. A water service disconnection permit is required for the cut and cap of the existing ¾” water service.
e. A pressure-reducing valve (PRV) is required for each lot per the UPC as the static water pressure is in
excess of 80 PSI. PRV’s shall be installed downstream of the water meters.
4. The development is subject to applicable water system development charges and meter installation fees based
on the size of the water meters. Current fees can be found in the 2020 Development Fees Document on the City’s
website. Fees will be charged based on the rate at the time of permit issuance.
a. Water system development charges (SDC) for each proposed 1-inch domestic water service is $4,400.00
per meter or $13,200.00 for (3) 1-inch meters. This is payable at construction permit issuance.
i. A redevelopment credit of the water system development charges in the amount of $4,400.00
will be applied to the (1) existing ¾-inch meters servicing the property if they are abandoned and
capped at the main line.
b. Water service installation charges for each proposed domestic water service is $2,875 per 1-inch service.
This is payable at construction permit issuance.
c. Drop-in meter fee is $460.00 per 1-inch meter. This is payable at issuance of the building permit.
d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
SEWER COMMENTS
1. Individual sewer stubs from the sewer main and an individual side sewer serving lots 1, 2 and 3 shall be provided.
The existing sewer stub can be CCTV’d and if found acceptable to the sewer department can be lined and re-used.
All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
2. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based
on the size of the new domestic water to serve the project. Current fees can be found in the 2020 Development
Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit
issuance.
a. The current sewer fee for is $3,400.00 per 1-inch meter.
b. A credit will be applied for the existing service if abandoned or re-used.
c. Final determination of applicable fees will be made after the water meter size has been determined.
d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
STORM DRAINAGE COMMENTS
1. A geotechnical report dated October 17, 2017, completed by Bergquist Engineering Services, was provided with
the Land Use Application. The report discusses the soil and groundwater characteristics of the site and provides
recommendations for project design and construction. Geotechnical recommendations presented in this report
do not discuss the use of infiltration devices.
a. An infiltration feasibility report dated December 23, 2019, completed by Krazan & Associates Inc. was
provided with the Land Use Application. The report discusses the soil and groundwater characteristics of
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the site. Geotechnical recommendations presented in this report do not support the use of infiltration
devices.
2. Abbey Road Group, with the Land Use Application, submitted a Preliminary Drainage Plan and Technical
Information Report (TIR), dated February 18, 2020. Based on the City of Renton’s flow control map, the site falls
within the Existing Peak Flow Control Duration Standard and is within the East Lake Washington Drainage Basin.
The report is based on a Targeted Category 1 drainage review and Core Requirements 1 thru 8 and the six Special
Requirements have been discussed in the Technical Information Report.
a. General: The following general comments shall be addressed as part of the Civil Construction Permit
Application:
i. The TIR shall comply with a Full Drainage Review as defined in section 1.1.2.4 of the 2017 City
of Renton Surface Water Design Manual (RSWDM).
b. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an offsite analysis
report that assesses potential offsite drainage and water quality impacts associated with development of
the project site and the initial permit submittal shall include, at minimum, a Level 1 Downstream Analysis.
i. Proposal states that a downstream field inspection has not yet been conducted. At minimum a
complete Level 1 Downstream Analysis in accordance with section 1.2.2.1 shall be included
within the TIR at time of civil construction application.
c. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water quality vault shall be
designed in accordance with the RSWDM that is current at the time of civil construction permit
application. The project proposes a private detention tank to address the flow control requirements. The
following are items that will need to be addressed as part of the Civil Construction Permit Application:
i. Detention tanks must be located within a tract or easement or on onsite.
ii. Detention tanks shall meet all building and property line setbacks required per the RSWDM.
iii. The new sidewalk is shown to be bypassing the detention facility; however, the WWHM model
included does not reflect a bypass area. Any area being bypassed shall be analyzed in
accordance with section 3.3.6 of the RSWDM.
d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the
project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm
systems serve. The proposal shows conveying stormwater from the lot drains to the proposed detention
and connecting into the existing conveyance system in NE 12th St; the proposal shows the new sidewalk
area as bypassing the detention facility and connecting into the existing conveyance system in NE 12th St.
The following shall be fully addressed as part of the Civil Construction Permit Application:
i. Conveyance pipes shall be installed with setbacks in compliance with table 4.1 of the RSWDM.
ii. The proposal identifies new conveyance pipes as being sized to convey the 25-year peak flow.
Applicant shall either demonstrate that the overflow from the 100-year event will not create or
aggravate a severe erosion problem or size the conveyance system to contain the 100-year peak
flow.
e. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does not include a
CSWPP plan and indicates that one will be included with future submittals.
i. A CSWPP in accordance with core requirement 5 and Appendix D shall be included with the Civil
Construction Permit.
f. Maintenance and Operations, Core Requirement #6: The proposal does not include a maintenance and
operations manual and indicates that one will be included with future submittals.
i. A Maintenance and Operations manual in accordance with core requirement 6 shall be included
with the Civil Construction Permit.
ii. The final TIR shall include a draft declaration of covenant for all on site BMP’s as applicable per
Core Requirement #9.
g. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of
pollution generating impervious surface that is not fully dispersed and less than 0.75 acre of pollution
generating pervious surface that is not fully dispersed require water quality. The proposal claims a surface
area exemption and therefore does not provide water quality.
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i. The proposal identifies 4,500 SF of rooftop and 1,324 SF of driveway which exceeds the
exemption criteria and would require basic water quality treatment. In order for rooftops to not
be considered pollution generating a Leachable Metals covenant shall be included with the Civil
Construction Permit.
h. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate
the new runoff created by this development. The proposal identifies compliance with core requirement 9
as not applicable, however, per General comments in section 2.A a full drainage review and thus
compliance with core requirement #9 is required.
i. Each BMP feasibility shall be explicitly assessed with specific infeasibility criteria cited where
not feasible.
ii. Applicant may be able to obtain facility sizing credits for core requirement #3 based on review
and implementation of BMP’s per section 1.2.9.4 of the RSWDM.
2. There is a 2019 system Development Charge of $1,800 per new single family residence. SDC fees are payable at
construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of $150,000. The proposed
development front NE 12th St along the north property line.
a. NE 12th St is classified as a Residential Access street. Existing right-of-way (ROW) is approximately 60 feet
therefore no dedication will be required. Per RMC 4-6-060 half street improvements shall include a 0.5
foot curb, 8 foot planter strip and 5 foot sidewalk. The proposal includes a modification request to install
frontage along that portion of the parcel fronting the existing roadway and to retain the existing
vegetation along that portion of the parcel fronting the unimproved ROW.
i. Staff supports the modification request.
2. For dead end streets between 150-300 feet in length a dedicated hammerhead turnaround or cul-de-sac is
required. The existing turnaround appears to provide adequate turn-around, however, final determination will be
made during the Civil Construction Permit review.
3. Street lighting improvements are not required for projects consisting of two (2) to four (4) units for residential.
a. Based on information provided in application it is exempt from street lighting upgrades.
4. Shared driveways are allowed for access up to 4 lots provided at least one of the four (4) lots abuts a public right-
of-way with at least fifty (50) linear feet of frontage and the subject lots are not created by a subdivision of ten
(10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. Shared driveways shall
be within a tract; the width of the tract and paved surface shall be a minimum of sixteen feet (16'); the Fire
Department may require the tract and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts
properties that are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between
the shared driveway and neighboring properties.
a. Proposal indicates a 20 foot shared driveway without a landscaped buffer which is acceptable.
b. Proposed shared driveway shall be within a tract.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and
Overlay requirements.
6. The 2020 Transportation Impact Fee per single family dwelling is $7,820.42. The transportation impact fee that is
current at the time of building permit application will be levied, payable at building permit issue. A credit for the
existing home will be applied.
GENERAL COMMENTS
1. 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 fee schedule.
2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards
can be found on the City of Renton website.
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3. A separate plan submittal will be required for a construction permit for utility work and street improvements. All
plans shall be prepared by a licensed Civil Engineer in the State of Washington.
4. Please see the City of Renton website for the Construction Permit Application and Construction Permit Process
and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be
underground. The construction of these franchise utilities must be inspected and approved by a City of Renton
inspector.
6. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate
building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the
building permit review.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration
and Street Overlay Requirements.
8. Adequate separation between utilities as well as other features shall be provided in accordance with
code requirements.
a. 7-feet minimum horizontal and 1-foot vertical separation between storm and other utilities
is required with the exception of water lines which require 10-feet horizontal and 1.5-feet
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
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