HomeMy WebLinkAboutEx19_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000280
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 will be required to submit a Final Stream Mitigation Report and Maintenance and
Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements
of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native
Growth Protection Easement, providing fencing and signage, and providing the City with a site
restoration surety device and, later, a maintenance and monitoring surety device.
6. 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.
7. 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.
8. 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
Fire Authority:
EXHIBIT 19
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000280
(Contact: Corey Thomas, 425-430-7024, CThomas@RentonRFA.org)
1. See Attached Renton Fire Authority Memo
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No Comment
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No Comment
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 & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE:December 16, 2019
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Aberdeen Townhomes
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $964.53 per unit. This fee is paid at time of
building permit issuance. Credit will be granted for removal of the existing building.
Code Related Comments:
2. The preliminary required fire flow for this proposed development is 4,500 gpm. A
minimum of five fire hydrants are required. One within 150-feet and four within 300-feet
of the proposed buildings. Existing hydrants can be counted toward the requirement as
long as they meet current code, including 5-inch storz fittings. Fire flows that exceed 2,500
gpm require a looped main around/through the proposed buildings or complex of buildings
which is not in place at this time and will require water main extensions.
3. Fire department apparatus access roadways are required within 150-feet of all points on all
buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-
feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall
support a minimum of a 30-ton vehicle and 75-psi point loading. Maximum grade is 15 percent.
Proposed hammerhead type turnaround appears to meet requirements.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 17, 2021
TO: Angelea Weihs, Planner
FROM: Michael Sippo, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for the VEK on Aberdeen
Townhomes Plat
957 Aberdeen Ave NE, Renton, WA 98056
LUA19-000280
I have reviewed the application for the V.E.K. on Aberdeen Townhomes Plat at 957 Aberdeen Ave
NE (APN 311990-0066) and have the following comments:
EXISTING CONDITIONS
The subject site consists of one parcel (Parcel number 3119900066) located at 957 Aberdeen Ave
NE. The subject site is 54,057 square feet (1.24 acres) and is located in the Residential Multi-Family
(RMF) zoning district and the Residential High Density (HD) land use designation. The site currently
contains one single family residence and several accessory structures, all of which are proposed
for removal in order to construct two new townhome buildings, both with six units each. Access
to all 12 units is proposed via a new unit lot drive extending from Aberdeen Ave NE. The applicant
is requesting a Unit Lot Drive Modification in order to increase the number of units that access
from the proposed unit lot drive to 12 units, rather than the maximum of 9 units permitted by
code. The applicant is requesting a street modification along Aberdeen Avenue NE to match the
curb alignment along the north portion of the property providing a paved roadway width of 42
feet, a 0.5-foot curb, 6-foot planter, and a 5-foot sidewalk. A right of way dedication of 4.5 feet
is proposed with this requested street section. High landslide hazards, high erosion hazards,
protected and sensitive slopes, and a type Ns stream (John's Creek) are mapped on the project
site. 34 significant trees are proposed to be removed on the developable portion of the project
site.
Water Water service is provided by the City of Renton. The site is in the Highlands service area
in the 435 hydraulic pressure zone.
There is an existing 12-inch City water main located in Aberdeen Ave NE (see Water
plan no. W-186502) that can deliver a maximum total flow capacity of 5,000 gallons
per minute (gpm).
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There is an existing 10-inch water stub along the north property line (see Water
plan no. W-330303) that can deliver a maximum total flow capacity of 1,900 gallons
per minute (gpm).
There is an existing 8-inch water line within an easement on the adjacent property
to the south (see Water plan no. W-323001) that can deliver a maximum total
flow capacity of 1,250 gallons per minute (gpm).
There is an existing ¾-inch domestic water meter and service to the property.
There are 2 existing fire hydrants located along the west side of Aberdeen Ave NE
on the properties directly adjacent to the subject property to the north and south.
Hydrant HYD-NE-01144 is located approximately 5’ from the site’s southeast
corner and hydrant HYD-NE-01205 is located approximately 40’ from the site’s
northeast corner.
The approximate static water pressure is 99 psi at the elevation of 206 feet. The
site is located outside of an Aquifer Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an existing 10-inch non-
reinforced concrete wastewater main located in Aberdeen Ave NE (see City plan no. S-
002002).
Storm There is an existing 12-inch storm drainage system located along the eastern frontage
of Aberdeen Ave NE (information for this system is shown on the Renton Ridge Plans R-
1865). The existing property does not contain stormwater facilities. Runoff from the
existing site includes one home where no stormwater infrastructure currently exists.
Runoff from the site sheet flows to the west into an unnamed drainage channel which
conveys runoff further west and into a type Ns stream (John’s Creek).
Streets Aberdeen Ave NE is a Collector Arterial Street with an existing right of way (ROW) width
of 60 feet as measured using the King County Assessor’s Map. Aberdeen Ave NE
consists of (2) 11’ travel lanes with a 6-10’ wide paved shoulder on the east side
abutting single family residences. The west side of Aberdeen Ave NE between Sunset
Blvd NE and the NE Sunset Blvd overpass is mostly improved with curb, gutter, sidewalk
and 6’ parking shoulder with the exception of the subject property and the property
just south of the overpass which both have unimproved frontages.
CODE REQUIREMENTS
WATER
1. The proposed water main improvements are shown on the composite utility civil plan
submitted with the Land Use Application. The required 12-inch water main extension into
the development shall connect to the existing 12-inch water main located in Aberdeen
Ave NE, the existing 10-inch water stub located along the north property line and the
existing 8” water main located within the easement along the adjacent property to the
south. Renton Fire Authority has determined that the preliminary fire flow demand for
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the proposed development is 4,500 gpm which is greater than the available maximum fire
flow capacity. The following water system improvements are required:
a. Looped water main around the buildings.
b. A minimum of five (5) fire hydrants are required. One within 150-feet and two
within 300-feet of each building. One hydrant is required within 50-feet of all
fire department connections for standpipes and sprinkler systems. Buildings
shall also meet maximum hydrant spacing of 300-feet on center. Existing
hydrants can be counted toward the requirement as long as they meet current
code, including 5-inch storz fittings.
c. Fire department apparatus access roadways are required within 150-feet of all
points on all buildings. Fire lane signage required for the on-site roadways.
Required turning radius is 25-feet inside and 45-feet outside. Roadways shall
be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton
vehicle and 75-psi point loading. Maximum grade is 15 percent. Proposed
hammerhead type turnaround appears to meet requirements.
2. The following water main improvements are required to provide water service for
domestic use and fire protection for the development per City Code and Development
standards (RMC 4-6-010B) including, but not limited to:
a. Installation of fire hydrants as required by Renton Fire Prevention. The number
and location of the hydrants shall be determined based on the City’s review of
the final building and site plans.
b. Installation of a fire sprinkler stub a with a detector double check valve
assembly (DDCVA) for backflow prevention to each building. The fire sprinkler
stub and related piping shall be done by a registered fire sprinkler
designer/contractor. The DDCVA shall be installed on the private property in an
outside underground vault per City standard plan no. 360.2. The DDCVA may
be installed inside the building if it meets the conditions as shown on City’s
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.
c. Installation of a domestic water meter for each townhome unit. The sizing of
the meter(s) shall be in accordance with the most recent edition of the Uniform
Plumbing Code. Domestic water meter with size 3-inch or larger shall be
installed in an exterior vault per standard plan no. 320.4. The meter vault shall
be located within public right-of-way or within an easement on private
property.
d. Installation of a with a backflow prevention assembly on private property
behind the domestic water meter. A double check valve assembly (DCVA) is
required for water meters for residential water use. DCVA’s with size 2-inch or
smaller shall be installed a meter box and DCVA’s with size 3-inch and larger
shall be installed in an exterior vault per City standard plan 320.4. The location
of the DCVA’s inside the building must be pre-approved by the City Plan
Reviewer and Water Utility.
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e. Installation of a domestic water meter to each townhome unit with a double
check valve assembly (DCVA) behind the meter for townhomes with 3 or more
stories.
f. A pressure-reducing-valve (PRV) is required behind each water meter because
the water pressure is over 80 psi.
g. Installation of a separate water meter for landscape irrigation per COR
Standard Plan 320.1. A DCVA per City Standard Plan 340.8 is required
downstream of the irrigation meter. DCVAs size 2-inch or smaller shall be
installed in a meter box.
3. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing
calculations shall be provided to the City. Meters 3” or larger, shall be installed in a
concrete vault located outside of the building per COR Standard Plan 320.4. By-pass
piping, valves, and associated piping shall be purchased and installed by the developer /
contractor under City observation for meters 3” or larger.
4. Please 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.
5. Adequate horizontal and vertical separation between the new water main and other
utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be
provided for the operation and maintenance of the water main.
6. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
7. A conceptual utility plan was provided as part of the land use application for the subject
development.
8. The site is not located within an Aquifer Protection Area.
9. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters.
a. The 2021 Water system development charges for each proposed 1-inch domestic
water service is $4,450.00 per meter or $57,850 for thirteen (13) 1-inch meters
(includes 1” irrigation meter).
b. A redevelopment credit of the water system development charges in the amount
of $4,450.00 will be applied to the existing ¾-inch meter servicing the property if
it is abandoned and capped at the main line.
c. Water system development charges for the proposed fire service to each of the
two buildings is $4,754.00 per meter or $9,508 (assuming two 2-inch fire meters).
d. The total water SDC fee is $67,358, however is subject to change upon the date
of permit issuance and fire design. This is payable at construction permit issuance.
10. Water service installation charges for each proposed 1-inch water service is $2,875.00 per
meter and for each proposed 2-inch fire service is $4,735. The total water service
installation fee is $46,845 for thirteen (13) 1-inch meters and two (2) 2-inch meters. This
is payable at construction permit issuance.
11. Meters greater than 2” will be charged a $220.00 processing fee and the contractor will
provide the meter and install it.
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12. Additional water system development charges and water meter charges will apply if
additional landscape irrigation meters are required and is based on the size of the meter.
SEWER
1. The proposed sewer main improvements as shown on the composite utility civil plan
submitted with the Land Use Application provides the required 8-inch sewer main
connection from the private street extending into the existing 10” sewer main located
within Aberdeen Ave NE. The following sewer system improvements are required:
a. Connection to the existing sewer main in Aberdeen Ave NE will be provided by
a saddle manhole. Prior to construction, contractor shall pothole and video the
existing sewer main to determine type of main material and if the existing sewer
line is suitable for a saddle connection.
b. The land use application engineering plans show that the townhomes will be
served by individual grinder pumps connecting into a force main. The force
main connects into a manhole located within the subject property. Force main
shall not be located within the public right-of-way in the final design.
2. All existing side sewers will be required to be cut and capped during demolition of the
properties. New side sewers shall be installed to serve each individual property.
3. The development is proposing connection of 12 new townhomes (12 new homes, 1
existing home to be removed). Credit will be provided for the 1 existing home connected
to the City sewer service.
4. The development is subject to applicable wastewater system development charges based
on the size of the new domestic water to serve the project.
a. SDC fee for sewer is based on the size of the new domestic water to serve the
project. The 2021 sewer fee for a 1-inch meter is $3,450.00 per meter or $41,400
for 12 new connections.
b. A redevelopment credit of the wastewater system development charges in the
amount equal to the SDC fee for the size of the existing water meter will be
applied to existing meter to 957 Aberdeen Ave NE if it is abandoned and capped
at the main line.
c. The total wastewater SDC fee is $37,950, however is subject to change upon the
date of permit issuance. This is payable at construction permit issuance.
SURFACE WATER
1. A preliminary geotechnical report dated November 27, 2018 and revised September 2,
2020, and comment response dated April 23, 2020 and October 23, 2020 completed by
the Riley Group for the site has been provided. The submitted report and response letter
describes that the site is an Erosion Hazard area. Erosion control measures will need to
be in place prior to starting grading activities on the site.
a. The report identifies that the site is located within a High Landslide Hazard area
with slopes ranging from 40 to 120 percent on the western portion of the site.
Vegetation shall be retained to the maximum extent feasible.
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b. The report identifies that the eastern portion of the site meets the criteria for
Low Erosion Hazard (EL) and the western portion of the site meets the criteria
for High Erosion Hazard (EH).
c. Site preparation and grading is recommended for drier summer and early fall
months and undertaking activities that expose soil during periods of little or no
rainfall. The use of berms and shallow drainage ditches, with sumps and pumps
in utility trenches, will be required for surface water control during wet weather
and/or wet site conditions.
d. Due to highly impermeable soils and adjacent steep slopes and adjacent erosion
and landslide hazard areas, infiltration is infeasible.
2. A Preliminary Drainage Plan and Technical Information Report (TIR) dated October 31,
2019, and revised May 8, 2020 was submitted by Encompass Engineering and Surveying
with the Land Use Application. Based on the City of Renton’s flow control map, the site
falls within the Peak Rate Flow Control area matching Existing Site Conditions and is within
the East Lake Washington – Renton 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 are discussed in
the Preliminary Technical Information Report. The following stormwater improvements
are required:
a.There are regulated slope, erosion hazard, and landslide areas found within the
western side of the property. Due to the steep slopes downstream of the project,
the project lies within a flood problem flow control standard area (see section
1.2.3.1 (4) of the 2017 RSWDM). Therefore, unless a flow control exemption is
identified, and if stormwater will be discharged to the steep slope area, then the
project must match the Flow Duration of pre-developed rates for Existing Site
Conditions from 50% of the 2-year up to the full 50-year flow, and match Existing
Site Conditions for the 2-, 10-, and 100-Year Peaks.
i. Based on the preliminary design, the proposed stormwater facility meets
the required flow control standard.
b.The continuous modeling does not include flows from the steep forested area on
the western portion of the site to the natural discharge location. In order for these
flows to be excluded from the point of compliance analysis, per Section 1.2 (A) of
the 2017 RSWDM (Peak Rate Flow Control Target Surfaces part 2): “…the extent
of new pervious surface shall be assumed to be the entire lot area, except the
assumed impervious portion and any portion in which native conditions are
preserved by covenant, tract, or easement”.
i. Based on the preliminary design, the final plat shall place Tract F, the
forested area, in permanent and protected open space.
c.Appropriate flow control BMPs are be required to help mitigate the new runoff
created by this development. The 2017 RSWDM defines the project as a “large lot”
since the individual lots are being created out of multi-family buildings sharing
common walls. The project is required to meet the “large lot” BMP requirements
as specified in section 1.2.9.2.2 of the 2017 RSWDM.
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i. Due to steep slope, landslide and erosion hazard areas being located
onsite, full dispersion, full infiltration, limited dispersion, limited
infiltration, bioretention and permeable pavement are all infeasible.
Specifically, section 1.2.9.2.2 (5) of the 2017 RSWDM states: “The
buildable portion of the site/lot is the total area of the site/lot minus any
critical areas and minus 200 ft. buffer areas from a steep slope hazard,
landslide hazard, or erosion hazard area”. For the applicability of BMP’s,
the 200 ft. buffer encompasses the entire site, therefore, per definition,
there are no onsite buildable areas subject to BMP’s and the project is
exempt from meeting Core Requirement #9.
d.Optional BMP’s may be utilized to reduce the size of the flow control facility,
however, any BMP’s utilizing dispersion or infiltration techniques (i.e. permeable
pavement, limited dispersion, or bioretention) will require the use of underdrains
and/or interceptor trenches to collect the runoff and route it to the detention
system.
e.The final design and Technical Information Report shall take into account all
provisions of Core Requirement #1 (Discharge at Natural Location). Specifically,
section 1.2.1 (2) states that: “IF a proposed project, or any natural discharge area
within a project, is located within a Landslide Hazard Drainage Area and drains
over the erodible soils of a landslide hazard with slopes steeper than 15%, THEN
a tightline system must be provided through the landslide hazard to an acceptable
discharge point…”.
i. The preliminary plans and TIR identify that an HDPE tightline will extend
over the steep slope and discharge flows at a location adjacent to the
western wetland buffer and outside of the slope areas.
ii. HDPE tightline shall meet all the requirements of the 2017 RSWDM,
Renton Municipal Code and recommendations by the project Geotechnical
Engineer of record.
f.Per RMC 4-3-050 (G)(2) steep slope and landslide hazard buffers shall be
established by the geotechnical engineer. Section 4.6.6 of the Geotechnical
Report states: “The proposed townhomes have been designed to step down with
the existing topography and the majority of the development is on the least
sensitive area of the site. Three townhomes are proposed on top of the slope
outside of the sensitive slopes and setback from the slope. Based on the results
of our subsurface explorations and slope stability analysis, the proposal will not
increase the threat of the geological hazard to adjacent or abutting properties
beyond predevelopment conditions; and will not adversely impact other critical
areas; and the proposed development can be safely accommodated on the site”.
i. A slope stability analysis was conducted by Riley Group, Inc. and
determined that a 15’ building setback line (BSBL) and limited slope buffer
is required from the top of the slope. The limited buffer ranges from 0’-
15’.
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ii. Structures such as buildings, retaining walls, foundations or utilities
requiring footings or foundations shall not be constructed within the buffer
or BSBL.
iii. Utilities that do not require footings or foundations, including a portion of
the proposed detention tank can be constructed within the BSBL.
g.The final technical information report shall include the “bypass” area in the point
of compliance analysis since the conveyance system located within Aberdeen Ave
NE converges at the site’s point of compliance at the southwest corner (John’s
Creek) less than ¼ mile downstream.
i. Based on the preliminary design, the bypass area was included in the
facility sizing calculation. The final level one downstream analysis shall
include both downstream drainage systems to the point where the flows
converge at the western portion of the site.
h.Roof drains require a minimum 10-foot easement. Applicant shall provide details
on how the roof drains will be connected into the public storm drain system. Such
connections shall be in accordance with 2017 RSWDM.
i.The development shall not create protected slopes as defined by RMC 4-3-050.
j.Grading shall be in accordance with RMC 4-4-060.
3.The development is required to provide enhanced water quality treatment prior to
discharge. Project water quality treatment will consist of conveyance to a Biopod system
prior to connection to the proposed detention tank.
a.Presettling shall be being provided per Sections 6.1.1 and 6.5.1 of the 2017
RSWDM.
i. The preliminary plans indicate that the Biopod is located downstream of
the detention system which meets the presettling requirements.
ii. If the Biopod is relocated to precede detention in the final design,
additional presettling measures shall be provided.
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.A maintenance access road is required to the stormwater facilities in the proposed
storm tract/easement and shall be in accordance with the design requirements
outlined in the RSWDM.
4.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.
5.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.
6.A Construction Stormwater General Permit from Department of Ecology will be required
if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention
Plan (SWPPP) is required for this site.
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7.Surface water system development fee is $0.80 per square foot of new impervious
surface, but not less than $2,000.00. This is payable prior to issuance of the construction
permit.
TRANSPORTATION
1.The proposed development fronts Aberdeen Ave NE along the east property line.
Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right-of-way (ROW)
width is approximately 60 feet. To meet the City’s complete street standards for Collector
Arterial streets, minimum ROW is 83 feet. Dedication of 20.5 feet of ROW fronting the
site will be required. Per City code 4-6-060, half street improvements shall include a
pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting
strip, an 8-foot sidewalk, street trees and storm drainage improvements. The applicant
has submitted a modification to provide a modified street section along their property
frontage that matches the curb alignment along the north portion of the property
providing a paved roadway width of 42 feet, a 0.5-foot curb, 6-foot planter, and a 5-foot
sidewalk. A right of way dedication of 4.5 feet is proposed with this requested street
section, pending final survey.
a. The City has reviewed the requested modification as it relates to the
modification criteria and supports the requested modified roadway section.
2. The section of Aberdeen Ave NE along the development site is designated as a
Neighborhood Greenway (Bicycle Boulevard) in the current update to the Renton Trails
and Bicycle Master Plan. A Greenway would not include bike lanes but could include
traffic calming, signage, pavement marking improvements to encourage bicycle travel.
a. A minimum 36-foot width roadway is required to provide two travel lanes with
parking on each side. The modification request proposed along the property
frontage will provide a 42-foot wide paved roadway providing the required
paved width.
b. The preliminary plans show a curb-line and sidewalk transition south of the
proposed driveway connecting directly to the existing curb and sidewalk. In
order to meet the 36-foot required width and maintain parking on the west side
of Aberdeen Ave NE, the final frontage design will require removal of the shown
taper and the curb-line and sidewalk straightened to align parallel with the road
and property line.
c.A temporary sidewalk connections between the proposed sidewalk and existing
non-conforming sidewalk shall meet ADA standards and be demonstrated in the
final design.
3. A limited residential access unit lot drive with 20 feet of paved roadway width and a
hammerhead turnaround located between the two proposed buildings has been
proposed as the primary access for the internal lots of the development.
a. The hammerhead turnaround shall be designed in accordance with City of
Renton Fire Department standards.
b. Emergency services access within 150 feet of all homes via a 20-foot paved
roadway is required.
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c. Parking is not allowed along the internal access road proposed for the project.
Final design shall provide “no-parking” signage and striping as applicable
meeting City and Renton Regional Fire Authority standards.
4.ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Street lighting and street trees are required to meet current city standards. Lighting plans
are required to be submitted with the civil construction permit application and will be
reviewed during the construction utility permit review.
6. A traffic scoping memorandum was prepared showing that the site generated an average
of 78 new daily vehicle trips. Weekday peak hour AM trips would generate 6 new vehicle
trips, with 4 vehicles leaving and 2 vehicles entering the site. Weekday peak hour PM trips
would generate 7 new vehicle trips, with 4 vehicles entering and 3 vehicles existing the
site. The proposed project is not expected to lower the levels of service of the surrounding
intersections included in the traffic study. Increased traffic created by the development
will be mitigated by payment of transportation impact fees.
7. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.1 and 104.2.
a. The maximum width of any driveway shall not exceed 30-feet.
b. Driveways shall be located a minimum of 5-feet from property lines.
c. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall
provide slotted drains.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit. The 2021 rate of
transportation impact fee is $5,645.22 for multi-family duplex/townhomes. The
transportation impact fee that is current at the time of building permit application will be
levied.
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.
a.City suggests obtaining a temporary construction easement along the adjacent
northern property to potentially eliminate the existing wall along the
southeastern portion of the northern property and provide a smoother, less
abrupt, transition between the two properties.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
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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. A civil construction permit for the site, utility and street improvements will require a
separate plan submittal. Civil construction plans shall conform to the City Renton
Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the
City’s website for 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 2021 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. * An additional 5% technology fee will be added to each fee marked with an asterisk (*).
8. A demo permit is required for the demolition of the existing home. The demo permit shall
be acquired through the building department.
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