HomeMy WebLinkAboutEx08_C_Advisory_Notes_Green's_LandingDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000053
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: Jill Ding, 425-430-6598, jding@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 wh ere
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 with in 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.
Development Engineering:
(Contact: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov)
1. See comment memo dated March 30, 2021
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is
paid at building permit issuance. Credit will be granted for any existing homes that are removed or
retained.
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
Exhibit 8
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA20-000053
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants can
be counted toward the requirements as long as they meet current code including 5 -inch storz fittings.
It appears existing hydrants will meet minimum code requirements.
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. Fire sprinkler systems are required for all homes on dead end streets with only 16 -feet
wide access streets, this applies to lots 2 and 3.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. None
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 30, 2021
TO: Jill Ding, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
Michael Sippo, Civil Engineer III
SUBJECT: Utility and Transportation Comments for Green’s Landing
201 Hoquiam Ave NE
LUA21-000053
We have reviewed the application for the Green’s Landing at 201 Hoquiam Ave NE (APN(‘s) 1523059219)
and recommend approval based on the following conditions of approval and the following review
comments:
CONDITION OF APPROVAL:
1. Extension of 8-inch diameter sewer main is required on the entire NE 2nd Street frontage from the
existing sewer manhole (facility ID MH4319) located at the intersection of Hoquiam Ave NE and
NE 2nd Street, to provide future service to properties located upstream.
Since this project is a resubmittal of a previously expired land use application (LUA 18-000024) and there
has been a civil construction permit application submitted (C19000460) that has received one round of
review by the City, the applicant is encouraged to review the City comments on the Civil Construction
Permit Application and ensure that all comments are addressed within the Civil construction Permit
Application.
REVIEW COMMENTS
EXISTING CONDITIONS
The site is approximately 1.16 acres (50,534 square feet) in size. The site currently contains a single-family
residence with an attached garage/shop. Free standing carport and three outbuildings.
Water Water service is provided by King County Water District 90. The applicant has provided a Water
Service Availability certificate from King County Water District 90. The Water Service availability
certificate mentions that the developer will have to replace approximately 120 linear feet of 6-
inch AC water main with 8-inch ductile iron water main on NE 2nd street frontage.
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Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch wastewater
main located in Hoquiam Ave NE frontage (see City plan no. S-3651). There is no existing
wastewater main on NE 2nd Street frontage.
Storm There is an existing 12-inch diameter stormwater conveyance on the opposite side of Hoquiam
Ave NE.
Streets The site is a corner parcel and has frontages on two public streets Hoquiam Ave NE and NE 2nd
Street. NE 2nd Street is a residential street with an available right of way (ROW) width of 60
feet. Hoquiam Ave NE is a residential street with an available ROW width of 30 feet.
CODE REQUIREMENTS
WATER
1. The developer shall provide the water improvements required by King County Water District #90.
The information from the King County Water District #90 approved water plans should be
provided at construction permit stage. Fire hydrants and fire flow should meet the requirements
of Renton Regional Fire Authority.
2. A King County Water District #90 acceptance letter should be provided to City at time of final short
plat.
SEWER
1. Extension of 8-inch diameter sewer main is required on the entire NE 2nd Street frontage from the
existing sewer manhole (facility ID MH4319) located at the intersection of Hoquiam Ave NE and
NE 2nd Street, to provide future service to properties located upstream. The sewer manhole
facility ID MH4319 that the required sewer extension must connect to is somewhat deep,
approximately 12 feet. The sewer main extension will need to extend across NE 2nd Street
frontage at a slope that will enable sewer to be provided to the maximum number of properties
to the west.
2. All lots are to be served by individual side sewers with minimum 2% slope. Gravity sewer service
is required.
3. 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 current sewer fee for a 1-inch meter is $3,450.00 per meter.
b. SDC fees are payable at construction permit issuance.
4. The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be applicable on the
project. The SAD fee is $538.48 per lot. The fee is due at construction permit issuance
SURFACE WATER
1. A geotechnical report, dated August 7, 2015, completed by Robert M. Pride, LLC for the site has
been provided. An infiltration testing report dated October 19, 2017, prepared by Riley Group
was also provided. The submitted report describes the site as containing silty sand to a depth of
approximately 3 feet below grade. The soils are underlain with recessional outwash/weathered
lodgment till deposits. The infiltration testing report included log from one test pit in the site near
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NE 2nd Street. Infiltration tests and geotechnical report meeting all the requirements of the 2017
City of Renton Surface Water Design Manual (RSWDM) should be provided with the construction
permit. The infiltration testing should be performed at a minimum at the location where
infiltration on-site BMPs are proposed for the project. The location of the infiltration test
currently included in the report is near NE 2nd Street and the full infiltration BMP is proposed in
Tract A access tract, located further away from the infiltration test location.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated March 20, 2019 and
revised on October 22, 2020, was prepared by Litchfield Engineering with the Land Use
Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control
Standards Forested site conditions and is within the Lower Cedar Drainage Basin. The
development is subject to Directed Drainage Review in accordance with the 2017 Renton Surface
Water Design Manual (RSWDM). The site is located in the Flow Control Standard Forested Site
Conditions. All nine core requirements and the six special requirements have been discussed in
the Technical Information Report. A private combined detention/wet vault is proposed to meet
the detention and water quality requirements of the project. The location of the proposed
stormwater vault is within the tract located inside the project as shown in the plans. The
stormwater tract is proposed to gain access directly from NE 2nd Street by means of a driveway.
The detention/water quality vault shall be designed in accordance with the RSWDM. All new
conveyance systems constructed as part of the project must be sized to RSWDM standards for
the total tributary area that the storm systems serve. A drainage plan and Technical Information
Report (TIR) per RSWDM should be provided with the construction permit. Analysis should be
included to show that the downstream facilities have the capacity to meet the drainage from the
site and the upstream tributary area.
3. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this
development. A preliminary drainage plan, including the application of on-site BMPs, has been
included with the land use application. The final drainage plan and TIR shall be prepared in
accordance with RSWDM and must be submitted with the civil construction permit application.
a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will
be completed during civil construction permit review. Additional infiltration tests are
required to be done on the site where infiltration BMPS are proposed. If the infiltration
tests do not provide information that the required minimum infiltration rate is available
at the proposed full infiltration BMP location, the applicant may be required to apply
additional on-site BMPs in order to meet the minimum requirements outlined in Core
Requirement #9. This may impact the maximum ground impervious surface allowed on
the lots, which may impact the building square footage.
4. Separate building permit is required for the stormwater vault.
5. A Construction Stormwater General Permit from Department of Ecology will be required for
projects that have clearing and grading exceeding one acre.
6. Surface water system development fee is applicable to the project. The current rate of this fee is
$2,000 per new single-family residence. This is payable prior to issuance of the construction
permit. The rate that is current at the time of construction permit issuance will be applicable on
the project.
TRANSPORTATION
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1. The site has frontage on Hoquiam Ave NE and NE 2nd Street.
2. NE 2nd Street is a residential street with an available right of way (ROW) width of 60 feet. The
required pavement width on NE 2nd Street is 32 feet, to match the existing width of the corridor
west of the site. Per RMC 4-6-060, street frontage improvements including 0.5 feet wide curbs, 5
feet wide sidewalk, 8 feet wide landscaped planter back of sidewalk, drainage improvements, and
streetlights are required on NE 2nd Street. However, the applicant has provided a modification
request to allow the sidewalk to be placed directly back of the curb to allow the frontage to be
consistent with the remainder of the corridor. Staff recommends approval of this modification
request to provide consistent frontage within the corridor. Therefore, the required street and
frontage improvements will include 32 feet wide pavement, 0.5 feet wide curb, 5 feet wide
sidewalk, 8 feet wide planter back of the sidewalk, drainage improvements, and street light ing
that meets the City’s standards. Per RMC 4-6-060, half street frontage improvements will be
required to be built on NE 2nd Street frontage by the developer. Per RMC 4-6-060, residential
streets are required to have a pavement thickness of 4 inches of HMA over 6 inches of crushed
rock or match the existing thickness if greater than the thickness required by the code.
a. The street cross section submitted with the land use application shows a total pavement
width of 36 feet and should be revised accordingly.
3. Hoquiam Ave NE is a residential street with an available right of way (ROW) width of 30 feet. To
provide consistency with the street and frontage along the corridor to the north of the site, the
applicant has requested a street modification request to 16 feet half street paved width from the
edge of the existing travel edge (that will provide a total 38 feet wide pav ed surface), 0.5 feet
wide curb, 5 feet wide sidewalk, and 8 feet wide planter located back of the sidewalk. Staff
recommends approval of this modification request to provide consistent frontage within the
corridor. Therefore, the required street and frontage improvements will include a 38 feet wide
pavement, 0.5 feet wide curb, 5 feet wide sidewalk, 8 feet wide planter back of the sidewalk,
drainage improvements, and street lighting that meets city standards. Right of way dedication of
approximately 30 feet is required, subject to survey. Per RMC 4-6-060, half street frontage
improvements are required to be built on Hoquiam Ave NE frontage by the developer. Per RMC
4-6-060, residential streets are required to have a pavement thickness of 4 inches of HMA over 6
inches of crushed rock or match the existing thickness if greater than the thickness required by
the code.
4. Residential street intersections shall have a minimum turning radius of 25 feet (RMC 4-6-060).
5. Lots 5 and 6 are proposed to gain access from Hoquiam Ave NE by means of individual driveways.
Lots 1, 2, 3, and 4 are proposed to gain access from Hoquiam Ave NE by means of a private shared
access in a tract of minimum 16 feet width. The paved travel width in the private access tract
should meet the requirements of the Renton Regional Fire Authority. An access easement is
required on the private access tract. Shared driveway should meet the requirements of RMC 4-6-
060.J and individual driveways should meet the requirements of RMC 4.4.080.I. The driveways
should be located as far away as possible from the street intersection of NE 2nd Street and
Hoquiam Ave NE. Maximum width of single-family driveways for two car garage is 16 feet. The
stormwater tract is proposed to gain access from NE 2nd Street by means of a driveway.
6. Payment of the transportation impact fee is applicable on the single-family houses at the time of
building permit issuance. The current transportation impact fee rate is $10,861.69 per single
family house. The transportation impact fee that is current at the time of building permit will be
applicable, payable at issuance of building permit.
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7. All utilities are required to be undergrounded including any within the property frontage.
Undergrounding of utilities shall be as per the requirements of RMC 4-6-090.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property
frontage or within the site must be underground. The construction of these franchise utilities
must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the
right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is
required except for 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. 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.
a. 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.
b. 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.
c. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/
for more information.
5. 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.
6. Technology fee will be applied to all permit fees.
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