HomeMy WebLinkAboutExhibit_12_Advisory_Notes.docxDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 LUA20-000180
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 veget ation 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: Nate Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated November 11, 2020
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Environmental Impact Comments:
a. Fire impact fees are applicable at the rate of $964.53 per multifamily unit. These fees are paid
at time of building permit issuance. No charges to covered parking garages. Credit will be
granted for the removal of the one existing dwelling unit.
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ADVISORY NOTES TO APPLICANT
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2. Code Related Comments:
a. Comments are based on fire code and the International Residential Code for townhomes. Fire
sprinklers and fire alarm systems are not required.
b. The preliminary fire flow is 3,000 gpm. A minimum of three fire hydrants is required. One
within 150-feet and two within 300-feet of the building. Existing hydrants may be counted
toward the requirements if they meet current code. A minimum of one new fire hydrant is
required.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Building Official:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. Follow all design recommendations as noted in the geotechnical engineering report from associated
earth sciences incorporated dated April 8,2020, project No. 20190451E001
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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: November 11, 2020
TO: Alex Moganroth, Senior Planner
FROM: Nathan Janders, Civil Engineer II
SUBJECT: Rogolo Townhomes
82 Williams Ave S
LUA20-000180
I have reviewed the application for the Rogolo Townhomes located at 82 Williams Ave S and have the following
comments:
EXISTING CONDITIONS
The site is approximately 6,000 square feet in size and is rectangular in shape. The site currently contains a single family
residence and outbuildings. The site is fronted by Williams Ave S to the West with private property to the North, South
and East.
WATER: The proposed development is within the City’s water service area and in the Valley 196 pressure zone. There is
an existing 12-inch water main in Williams Ave S (Record DWG – W-3226) that can deliver a maximum flow rate
of 4,600 gallons per minute (GPM). The static water pressure is about 68 psi at a ground elevation of 38 feet.
There is an existing ¾-inch water meter serving property. The property is located within the City’s Aquifer
Protection Area Zone 1.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch gravity wastewater
main flowing south to north on the east side of the parcel within an existing public utility easement (Record
DWG S-0209 and easement recording number 7711170773).
STORM: There is an existing 8-inch stormwater main conveying south to north on the east side of Williams Ave S (Record
DWG R-1339). There is no existing on site stormwater conveyance system.
STREETS: The proposed development fronts Williams Ave S along the West property line. Williams Ave S is classified as a
Minor Arterial street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 60 feet.
There is an existing sidewalk (approximately 5 ft wide) and planting strip (approximately 5 ft wide) along the
property frontage.
WATER COMMENTS
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.
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2. There are two existing fire hydrant within 300 feet of the property.
3. Based on the review of project information submitted, Renton Regional Fire Authority has determined that the
fire flow demand for the proposed development is 3,000 GPM.
4. Installation of a new domestic water meter is required for the building. The meter will be installed by City forces,
except for services larger than 2-inch, and a water meter permit is required. The sizing of the meter and of the
private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing
Code.
a. Proposal indicates installation of a 1.5-inch service and meter.
5. 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.
a. Proposal does not indicate installation of a DCVA, DCVA shall be shown on the utility plans submit for a
civil construction permit.
6. Project that have a fire flow in excess of 2,500 GPM require a looped water main around the building. Public water
mains on private property require a 15-foot public easement centered over the pipe. Proposed layout does not
provide sufficient space to install a looped main with easement.
a. As recommended by RRFA provide alternate methods of construction to reduce the required fire flow.
7. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) is required for backflow
prevention to the building if fire sprinklers are provided. The sizing of 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 360.2. The DDCVA may be installed inside the building if it
meets the conditions per City Standard Plan 360.5 for the installation of a DDCVA inside a building. The location
of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility.
a. Proposal does not indicate installation of a fire service or sprinklers. There is minimal space in front of
the building (between sidewalk and building) to install an underground vault and staff recommends
that applicant consider installing the DDCVA inside a fire riser room. If desired applicant shall ensure
riser room meets minimum required size as shown on City Standard Plan 360.5, has exterior access and
meets all fire codes.
8. Installation of off-site and on-site fire hydrants. Based on the fire flow demand RRFA has determined that a
minimum of one additional hydrant is required.
a. Proposal does not indicate installation of a new hydrant. Applicant shall provide a minimum one (1) fire
hydrant. If an FDC is provided the new hydrant shall be within 50-feet of the FDC or, if an FDC is not
provided, hydrant spacing shall meet the required spacing defined by RRFA. The hydrant shall be
installed per City Standard Plan 310.1. Any portion of the concrete pad on private property shall require
an easement.
9. The existing ¾ inch domestic water service must be cut, capped and abandoned. A water meter permit is required.
10. 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 Civil 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 is $22,000 per 1-1/2 inch meter.
b. Water service installation charges for each proposed domestic water service are applicable. Water Service
installation is $4,605 per 1-1/2 inch service
c. Drop-in meter fee is $750 per 1-1/2 inch meter.
d. A credit will be applied to the existing service if abandoned.
e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017-
2018%20Fee%20Schedule.pdf
11. The site is located in the Merrill Gardens at Renton Center latecomer’s boundary area (LA-05-001, PRM-27-0028).
Based on a fire flow demand above 1,500 GPM, the preliminary water assessment is:
a. Parcel #12, KC Tax Act #0007200147: area charge: $0.8634 per sqare foot (SF) of property x 6,000 sf =
$4,180.37.
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ADVISORY NOTES TO APPLICANT
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The actual final assessment may vary from the preliminary assessment and will be recorded against the
properties once the latecomer’s assessment has been finalized and accepted by Council.
SEWER COMMENTS
1. A new sewer stub from the sewer main and an individual side sewer is required to service the property. The
existing side sewer shall be cut and capped at the property line as part of the building demolition and a new side
sewer shall be installed as part of the building permit. All new sewer stubs and side sewers shall conform to the
standards in RMC 4-6-040 and City of Renton Standard Details.
2. An oil/water separator (OWS) will be required for connecting the covered parking lot to sewer.
a. The proposal identifies the covered driveway as being collected and routed to the sanitary sewer but
does not indicate installation of an OWS.
3. The proposal indicates that the building is approximately 2 feet west of the existing sewer easement and that
the existing sewer main is approximately 0-1 feet east of the existing easement edge. Applicant shall
demonstrate, with the civil construction permit, that construction of the building foundation does not
compromise the existing sewer main. If, during construction, City determines that the sewer main may have
been damaged, applicant shall provide CCTV video for City review and City may require repair up to and
including replacement of line.
a. Because survey did not positively identify sewer location, staff recommends that sewer main be
located by means of pothole at the north and south property line.
4. 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 $17,000 per 1-1/2 inch meter.
b. The developer will receive an SDC credit for the existing service.
c. 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 April 8, 2020, completed by Associated Earth Sciences Inc., 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.
a. Given that the project is with the City’s Aquifer Protection Zone 1, infiltration devices are not allowed;
therefore, geotechnical analysis of infiltration is not required nor needed as part of the report.
2. D.R. Strong Consulting Engineers, Inc., with the Land Use Application, submitted a Preliminary Drainage Plan and
Technical Information Report (TIR), dated July 14, 2020. Based on the City of Renton’s flow control map, the site
falls within the Peak Rate Flow Control Standard Matching Existing Site Conditions and is within the Lower Cedar
River Drainage Basin. The report is based on a Full drainage review and the nine Core Requirements 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:
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. The proposed drainage discharges to the Cedar River within 1 mile from the project site and the
Cedar River is listed as a category 5 waterbody on the DOE 303(d) list. Final TIR shall provide a
review of the downstream water quality problems in accordance with section 1.2.2.1.2 and
provide mitigation as required per section 1.2.2.3 of the RSWDM.
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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 is claiming to be exempt due to the direct discharge exemption.
i. The final TIR shall demonstrate compliance with each of the five items listed in the direct
discharge exemption.
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 directly to the existing storm main
in Logan Ave S. The following shall be fully addressed as part of the Civil Construction Permit Application:
e. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal includes a CSWPP and
ESC plan.
f. Maintenance and Operations, Core Requirement #6: The proposal includes a maintenance and operations
manual.
g. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of
pollution generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of
pollution generating pervious surface that is not fully dispersed require water quality. The proposal claims
a surface area exemption and therefore does not provide water quality.
i. Based on information provided with the land use application staff agrees with the exemption
for providing water quality. If the plans submit with civil construction permit exceed 5,000 SF of
PGIS then either a leechable metals covenant or water quality treatment shall be pro vided.
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 the Small Lot BMP Requirement
menu as applicable and provides a review of each BMP.
i. The project is within the City’s Aquifer Protection Area Zone 1 and therefore infiltrative style
BMP’s are not allowed.
2. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based
on the rate at the time of construction permit issuance.
a. The current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of $150,000. The proposed
development front Williams Ave S along the West property line.
a. Williams Ave S is classified as a Minor Arterial street. Existing right-of-way (ROW) is approximately 60 feet.
To meet the City’s complete street standards for Minor Arterial streets a minimum ROW width of 91 feet
is required. Per RMC 4-6-060 half street improvements shall include a minimum 54 foot paved road (27
feet each side), a 0.5 foot curb, an 8 foot planter strip, an 8 foot sidewalk and storm drainage
improvements. The proposal includes a modification request to retain the existing improvements.
i. The transportation department has determined that the existing curb-curb width,
approximately 40 feet, is sufficient.
ii. Staff is in support of the proposed modification request with the condition that the existing
sidewalk and driveway approach comply with ADA and City standards.
2. Street lighting improvements are required for projects consisting of more than four (4) residential units.
a. The proposal does not indicate installation of street lights or provide a photometric analysis. At a
minimum a photometric analysis shall be included with the civil construction permit application
demonstrating compliance with the standards listed in RMC 4-6-060.I. The installation of street lights
may be required to comply with the illumination standards for Minor Arterial streets.
3. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains.
c. The width of any driveway shall not exceed 30 feet exclusive of the radii of the returns or the taper section.
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d. There shall be no more than one driveway for each 165 feet of street frontage.
4. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a
traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation
Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20
or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get
information of the locations where traffic analysis is required.
a. A traffic study was waived by staff as staff performed an analysis and found that the proposed
generates less than 20 net new peak hour trips.
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 development is subject to transportation impact fees. Fees will be charged based on the rate at the time of
building permit issuance.
a. The 2020 transportation impact fee for apartments is $4,836.31 per dwelling.
b. The current property at 5696000150 contains one single family home, the developer will receive a credit
for the existing home if it is demoed.
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.
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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