HomeMy WebLinkAboutExh.39_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
LUA19-00161
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant 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: Name, 425-430-7298, msippo@rentonwa.gov)
See the detailed Development Engineering Memo dated November 19, 2020 at the end of these advisory
notes.
EXHIBIT 39
Michael Sippo
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
ADVISORY NOTES TO APPLICANT
LUA19-000161
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Fire impact fees for 2021 are $964.53 per multifamily unit and $1.99 per square foot of medical/dental
office space. This fee is paid at time of building permit issuance. No charge for parking garage areas.
2. The preliminary fire flow is 3,500 gpm. A minimum of four fire hydrants are required. One within 150-
feet and three within 300-feet of the building. One hydrant is required within 50-feet of all fire
department connections for standpipes and sprinkler systems. Building shall also meet maximum
hydrant spacing of 300-feet on center.
3. Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire lane signage required for the on-site roadway. Required turning radius are 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. Any alternate forms of paving such as Grasscrete shall be
specifically proposed and approved prior to building permit issuance and are not guaranteed to be
allowed.
4. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher.
Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
5. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall
verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the
building shall be enhanced with amplification equipment in order to meet minimum coverage.
Separate plans and permits are required for any proposed amplification systems.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact Fee applies as per adopted Ordinance.
2. Trail to provide public access. Trail and associated improvements to be maintained by the applicant.
3. Incorporation of trail does not reduce the Parks Impact Mitigation Fee due to the increased population,
need and impacts to the adjacent active park amenities.
4. Pet Relief Areas with disposable bags should to be incorporated into the site plan.
5. Impacts to Cedar River Park’s ingress and egress off the Maple Valley Highway should be minimized
during peak season for the Henry Moses Aquatic Center (June – Labor Day), Renton River Days (last
weekend in July and the preceding Thursday and Friday) and the Holiday Bazaar (November).
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
1. 427 Police Calls for Service Estimated (includes 481 multi-housing units, commercial space for retail,
and 25,000 sq ft space for a medical office building).
2. To protect materials and equipment it is recommended that all materials and tools be locked up when
not in use. The site will need security lighting and any construction trailers should be completely
fenced in with portable chain-link fencing. Fencing will provide both a physical and psychological
barrier to any prospective thief and will demonstrate that this area is private property.
3. Construction trailers should be kept locked when not in use, and should also have a heavy-duty
deadbolt installed with no less then a 1-1/2” throw when bolted. Glass windows in the trailer should be
shatter-resistant.
4. Any construction material that contains copper should be removed from the construction site at the
end of each working day; housing this material at the site (even within a “secured” container) still
holds a risk of it being stolen when the site is vacated at the end of the work day.
5. Toolboxes and storage containers should be secured with heavy-duty shrouded padlocks and kept
secured when not in use. There is a homeless population in this area that may be motivated to come to
the site with the intention of making profit off of tools and materials.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
ADVISORY NOTES TO APPLICANT
LUA19-000161
6. I recommend you post “No Trespassing” signs on the property while it’s under construction. This will
aid police in making arrests on the property after hours. I strongly recommend the use of private
security personnel to patrol the site during the hours of darkness due to the risk of this site being
highly attractive to area thieves/burglars. Foregoing that, it’s recommended an interactive CCTV
surveillance system be temporarily put into place to deter unwanted subjects from coming onto the
job site.
7. All exterior doors should be made of solid metal with commercial-grade deadbolt locks with latch
guards and/or pry-resistant cylinders around the locking hardware. Glass doors should be outfitted
with hardware described above and equipped with a layer of security film. Security film can increase
the strength of the glass, reducing the likelihood of suspects being able to shatter it in order to gain
entry.
8. Access to the back of the mixed use areas appear to be unrestricted so it’s recommended security
alarms be installed at these locations following construction. Use of key fobs or access cards may be
the best way to separate public traffic from private at this project site.
9. The installation of cameras within the internal hallways of the multi-housing structures is
recommended. Having cameras installed in and throughout the property will assist in thwarting
negative activity within typically isolated areas.
10. Any separate laundry facilities should be properly secured with doors that have sturdy deadbolts and
latchguard. These locations can sometimes be tempting targets for thieves who want to break into
laundry appliances to collect the quarters that are accumulated there. And utilizing these spaces as
locations to loiter and sleep is very common for the homeless population that is fairly dense in this part
of town. I further recommend the installation of devices that run these appliances by prepaid cards
only. It’s very expensive to fix these machines, only to have them broken into time-after-time due to
the large amount of money that can be found inside.
11. The parking garages and parking lots will be a tempting target for thieves. Theft from motor vehicle
and auto theft are prevalent and any garage housing vehicles utilized by visitors, employees, and /or
residents are likely to have items of value left inside (electronic equipment, personal items, etc.). I
recommend the installation, and substantial advertisement of surveillance cameras inside and outside
of any parking garage, an overabundance of lighting, and a noticeable presence of courtesy patrol. I
assume there will be a large influx of unwanted ‘curiosity seekers’ brought into this area due to its
location and large parking lot footprint.
12. Signage advising residents, guests, and retail users to keep valuables out of their vehicles while parked
should be posted in all parking areas.
13. I discourage the installation of long benches, solid surface tables, or “rest stops” that can be easily
accessed by the public; these will more likely attract a homeless population, pushing out the intended
use for these locations. . Any retaining walls, concrete berms, or easily-accessible wall placements
should be finished with material that would discourage long-term loitering (grated designs, skateboard
deterrents, varied leveling, etc.).
14. Lighting is the #1 deterrent to crime and with a development of this size, it will be especially important
due to the large amount of vehicle and pedestrian traffic that will be pulled into the location. This will
assist in the deterrent of theft from motor vehicle as well as provide safe pedestrian travel for both
employees, customers and residents.
15. All dumpster areas should be housed within a structure of a height and strength that will deter
unwanted subjects from gaining access to them when not in use. Due to the location of this
development, I assume it will experience an ongoing population of transients at the location and
having easy access to refuse receptacles will motivate them to remain in the area.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
ADVISORY NOTES TO APPLICANT
LUA19-000161
16. Due to the isolated location of this project, it won’t be long before the property experiences unwanted
subjects utilizing the common areas and attempting entry into the multi-housing area. It will be
important for residents and employees to work in corroboration to keep the property hospitable for
legitimate users. This would include keeping the common areas clean of debris and garbage, any
graffiti be reported and covered up immediately, and any suspicious activity be reported to 911 as
soon as possible.
17. Although it may seem low-risk, it’s actually quite common for multi-housing properties to experience
storage room thefts. I recommend placement of these units been in a high traffic area, within a
structure that has a deadbolt with 3” wood screws installed in the strikeplate, as well as the installation
of latch guards to help protect the locking mechanism from being pried. Any bike storage locations
should be fully-enclosed with electronic access for residents and surveillance cameras installed in the
event there are any problems with theft from the area.
18. Any maintenance or utility rooms should have deadbolts with 3” wood screws installed in the
strikeplate, with latch guards installed (where applicable) to help protect the locking mechanisms from
being pried.
19. It’s important that an emergency access code be available to law enforcement so they can respond to
emergency situations. It should be noted that this can come in the form of an emergency call box that
unlocks main entry doors or a knox box that contains access fobs inside. This type of access is a
separate accommodation from what is provided for the fire department.
20. If there are plans for fitness centers, recreation rooms, or meeting facilities within the multi-housing
buildings, care should be taken if these rooms will be housing flat screen TVs, projector or computer
equipment. It’s common for these types of items to be stolen, so I recommend access to these
locations be by resident fob or access card only so subjects coming into these locations can be tracked
in the event of a burglary.
21. It’s recommended the developer have a Renton Police Crime Prevention Representative conduct a
security survey of the premises once construction is complete. This will allow for a more
comprehensive security evaluation that would be specific to each structure. Contact Cyndie Morris,
425.430.7521, when you would like to make an appointment.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:November 19, 2020
TO:Matt Herrera, Senior Planner
FROM:Michael Sippo, Civil Engineer III, Plan Reviewer
SUBJECT:Cedar River Apartments
1915 Maple Valley Highway
LUA19-000161
I have completed a preliminary review of the application of the above-referenced proposal located at
parcel 1723059026 and have the following comments:
The applicant is proposing to redevelop the former Stoneway Sand and Gravel site into a multi-story
apartment complex with a separate commercial building. All existing structures on the parcels will be
removed and currently the lot is filled with gravel.
EXISTING CONDITIONS
The Site is approximately 12.5 acres in size and is triangular in shape. The existing site was previously
concrete batch plant for Stoneway sand and gravel.
Water Water service is provided by the City of Renton. The site is located in the Valley service
area in the 196 hydraulic pressure zone. The approximate static water pressure in Maple
Valley Highway is 64 psi at an elevation of 46’. There is an existing 12” ductile iron water
main to the north east of the site within Maple Valley Highway that can deliver a
maximum flowrate of 2,500 gallons per minute (gpm). Reference Project File
WTR2700366 in COR Maps for the record drawings.
Sewer Sewer service is provided by the City of Renton. There is an existing 12” HDPE sewer
running from east to west, north of the site within Cedar River Park Drive. Reference
Project File WWP2700710 in COR Maps for record drawings. There is not an existing stub
located within the project site.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
Cedar River Apartments – LUA19-000161
November 19, 2020
Storm The project site is currently vacant and consists of large areas of compacted gravel and
dirt. The majority of the site is relatively flat. There are a few portions of the site with
slopes exceeding 15%. The site slopes away from Maple Valley Highway towards the
Cedar River. There is no existing on-site conveyance system. There is an existing 12”
public storm drain that flows from northwest to southeast along the southern frontage
of Maple Valley Highway that collects drainage in the public right of way. Reference
Project File TED4003295 in COR Maps for record drawings. There is also a 12” pubic storm
drain that flows from east to west that collects drainage from the Cedar River Park Drive
public right of way. Reference Project File TED4003268 in COR Maps for record drawings.
Storm drainage from this system is conveyed through the Renton Community Center site
and into the Cedar River.
Streets Maple Valley Highway (State Route 169) is classified as a principal arterial. Maple Valley
Highway is owned and maintained by WSDOT. The existing right of way width for Maple
Valley Highway adjacent to the site varies from approximately 95’ to approximately 127’
per the King County Assessor’s Map. The paved roadway width adjacent to the site is
approximately 82’ consisting of three travel lanes in each direction and a center turn lane.
There is a concrete curb and sidewalk directly behind the curb along each side of the
roadway. The sidewalk along the project frontage is approximately 6.5’ in width.
CODE REQUIREMENTS
WATER
Based on the review of project information submitted for the pre-application meeting, Renton Regional
Fire Authority has determined that the preliminary fire flow demand for the proposed development is
3,500 gallons per minute (gpm) including the use of an automatic fire sprinkler system. Per City code, a
looped water main is required around the development when the fire flow demand exceeds 2,500 gpm.
The applicant has submitted an overall utility plan prepared by KPFF Consulting Engineers with the land
use application.
The following water main improvements will be required:
1. The development is subject to a water system development charge (SDC) fee. This is payable at
construction permit issuance. Proposed water meter sizes have not been noted on the preliminary
utility plans. Typical water meter sizes and associated fees are noted as follows:
a. The 2020 SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,400.00 per meter, 1-1/2
inch meter is $22,000, a 2-inch meter is $35,200, a 3-inch meter is $70,400, a 4-inch
meter is $110,000, a 6-inch meter is $220,000, and an 8-inch meter is $352,000.
b. The 2020 SDC fee for fire service is based on the size of the fire service line to serve the
project. The current SDC fee for a 6-inch fire service line is $28,150 and for an 8-inch fire
service line is $45,041.
c. SDC fees are assessed and payable at construction permit issuance.
d. Final determination of applicable fees will be made after the water meter size has been
determined.
2. 2020 Water service installation charges for each proposed domestic water service is applicable.
Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2
inch water service is $4,605.00* per service line and $4,735.00* for each 2-inch water service line.
This is payable at construction permit issuance.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
Cedar River Apartments – LUA19-000161
November 19, 2020
3. 2020 Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter,
and $950.00* for a 2-inch meter. This is payable at issuance of the building.
a. Water meters greater than 2” to be installed by the applicant and are subject to a $220
processing fee.
4. A Closure permit required for facilities in Zone 1 of the City’s Aquifer Protection Area. The subject
property is within Zone 1 of the City’s Aquifer Protection Area (APA). Per Renton Municipal Code
(RMC) 4-9-015F, a Closure Permit is required for existing facilities in Zone 1 of the APA. Stoneway
Concrete has applied for a closure permit and a copy of the closure permit application dated
November 18, 2009 along with permit conditions is attached.
a. The property is currently undergoing an independent cleanup action for soil and
groundwater contamination at the site pursuant to the Model Toxics Control Act
(“MTCA), chapter 70.105D RCW, and Uniform Environmental Covenants Act (“UECA”),
chapter 64.70 RCW. The property owner, SMRRenton LLC, has entered into an
Environmental (restrictive) Covenant with Washington State Department of Ecology
(“Ecology”) recorded under King County recording no. 20190716000692. The applicant
shall comply with all general restrictions, requirements and terms as shown in the
Environmental Covenant. The applicant shall provide the City Water Utility with copies
of all soil and groundwater monitoring data including water quality and water levels.
Upon completion of the cleanup of the property, the applicant shall provide the City
with a copy of a “No Further Remedial Action” opinion letter from Ecology. The City
Water Utility will review the Final Cleanup Action Report and other documentation
submitted to determine if the cleanup is consistent with RMC 4-9-015F (Closure Permit)
and RMC 4-9-015G (Unauthorized Release), and will provide written findings to the
property owner to indicate whether closure is complete and if not why not.
5. The applicant shall abandon the existing private well on the subject property in accordance with
Washington State Department of Ecology standards and per Washington Administrative Code
(WAC) 173-160-381. The applicant shall provide a copy of the well decommissioning report to
the City’s Water Utility Department. No connection to the City’s water distribution system will
be allowed until the private well is decommissioned.
6. There are two existing City-owned monitoring wells (MW’s-40 and 41) on the subject property
that have not been properly decommissioned. These two monitoring wells must be located and
decommissioned in accordance with Ecology standards and per WAC 173-160-381. The
applicant shall provide a copy of the well decommissioning reports to the City’s Water Utility.
7. Installation of additional fire hydrants or retrofit of existing fire hydrants may be required by the
Renton Regional Fire Authority based on final fire flow demand and final site plan.
8. Extension of water mains (minimum 8” to 12”) within the interior roads connecting to the
existing 12” main along the northern frontage of Maple Valley Highway and also to the existing
12” main within the Community Center parking lot is required. The final sizing of the water
mains will be determined based on the final fire flow demand for the proposed development.
An easement from the City will be required for the portion of the new water main within the
City-owned (Parks) property. A 15’ utility easement will be required for the new water mains,
hydrants, and water meters within the property. No buildings, structures, vaults, rockeries and
trees shall be located within the easement and within 10 feet of the water main.
a. Based on the results of a hydraulic analysis of the City’s water system performed by the
Water Utility, in order to provide the fire flow demand of 3,500 gpm, a new 12-inch
diameter water main looped around the development will be required. The new water
main shall be connected to the existing 12-inch water main in Maple Valley Highway at
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
Cedar River Apartments – LUA19-000161
November 19, 2020
two locations and to an existing 12-inch water main near the northwest corner of the
property.
b. The applicant has submitted an “Overall Utility Plan” prepared by KPFF dated 01/11/19
and revised on 7/28/20 with the land use application. The plan were revised to show a
12-inch water main looped around the development connecting to the existing 12-inch
water main in Maple Valley at two locations and to an existing 12-inch water main near
the northwest corner of the property. The size of the new on-site water main must be
adequately sized in order to provide the required preliminary fire flow demand of
3,500 gpm.
9. A fire sprinkler stub with a double detector check valve assembly (DDCVA) in an exterior
underground vault within private property per COR Standard Plan 360.2 shall be installed for
backflow prevention for each building. The DDCVA may be installed in the building if it meets
the conditions as shown on COR Standard Plan 360.5 for the installation of DDCVA inside a
building. The location of the DDCVA inside the building shall be approved by the City Plan
Reviewer and Water Utility Department. The fire department connection (FDC) shall be within
50’ of a fire hydrant or in a location approved by the Renton Regional Fire Authority. A post
indicator valve (PIV) per City standards is required on the fire line. The fire sprinkler stub and
appurtenance shall be sized by a registered fire sprinkler designer / contractor.
10. A separate domestic water meter is required for each residential building. Each domestic water
meter shall be sized in accordance with the most recent edition of the Uniform Plumbing Code.
DCVA’s with a size of 2” or smaller shall be installed in a meter box. Domestic water meters 3”
or larger shall be installed in an exterior vault in accordance with COR Standard Plan 320.4.
Meters and meter vaults shall be located within public right of way or within an easement on
private property. Installation of a double check valve assembly (DCVA) per City standards is
required behind the domestic meter within private property for each residential building. The
DCVA may be installed inside the building provided the location is approved by the City Plan
Reviewer and Water Utility Department.
11. A separate domestic water meter is required for the commercial pad. This domestic water meter
shall have a reduced pressure backflow assembly (RBPA) installed behind the meter within private
property. The RBPA shall be installed inside an above ground heated enclosure per COR Standard
Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is
provided and the location is approved by the City Plan Reviewer and City Water Utility
Department.
12. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check
valve assembly (DCVA) on private property is required behind the meter per COR Standard Plan
340.8.
13. Water system improvements shall be designed in accordance with Appendix J of the City’s 2012
Water System Plan. Adequate horizontal and vertical separation between new water mains and
other existing and proposed utilities (sewer lines, storm drains, gas lines, power and
communication ducts) shall be provided for the operation and maintenance of the water main.
Retaining walls, rockeries, or similar structures cannot be installed over the water main unless the
water main is installed inside of a steel casing.
14. Based on the plans submitted with the land use application the following adjustments will need
to be made:
a. Applicant shall ensure a minimum of 12 inches of vertical separation are maintained
between the water and all other utilities. If vertical separations cannot be met, the
applicant may need to locate the water main further to the west to avoid crossing the
sewer line.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
Cedar River Apartments – LUA19-000161
November 19, 2020
b. Maintain adequate horizontal separation between storm main and water main at all
locations.
15. 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.
SEWER COMMENTS
1.The development has proposed a private sewer main that connects to an existing sewer man hole
located within Cedar River Park Drive. The private sewer line begins at the north side of the
proposed building near the frontage along Maple Valley Highway. From there the sewer line
follows the building and proceeds to the south east side of the site where it ties into an existing
sewer man hole (note that the proposed tie in is at a manhole that does not appear in City GIS
mapping or on WWP2700710 record drawings. Applicant to verify availability of connection or
revise to tie into SSMH2034). The proposed path of the sewer main appears to maintain adequate
separation between the sewer main and water main.
a. Sewer mains and manholes shall be designed and installed in accordance with City and
Department of Ecology standards.
b. Private sewer systems must be located within private property. Applicant may need to
install an additional sewer stub if the existing stub is determined to be infeasible.
c. The applicant shall to extend the sewer line the easterly property line.
d. The proposed private sewer connection is on property owned by the City, therefore, a
utility easement will be required prior to issuance of Civil Construction Permit.
e. Prior to Construction Permit issuance the applicant shall show the total effluent flow
discharging from the complex and provide supporting calculations demonstrating that
an 8-inch main has sufficient capacity for the development.
2. Grease Interceptor is required for the restaurant and is shown on the Utility Plan submitted with
the project application.
a. The grease interceptor shall be sized based on drainage fixture units in accordance with
standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease
interceptor shall drain by gravity to the sewer main.
b. The grease interceptor(s) shall be located on site so that is accessible for routine
maintenance.
c. If multiple businesses are going to connect into the private sewer main additional
grease interceptors may be required.
3. If the development cannot feasibly be served by gravity sewer main and gravity side sewers
further design coordination will be required with the City Plan Reviewer and the City’s
Wastewater Utility Department.
4. Oil/water separators will be required for connecting any covered parking lots to sewer.
a. Oil/Water separators shall be sized in accordance in accordance with standards found
in the latest edition of the Uniform Pluming Code (UPC), the King County Pollution
Prevention Manual and the 2017 Renton Surface Water Design Manual.
b. If any lower level parking cannot achieve a gravity sewer discharge to the main, the
applicant may need to install an internal pump to bring the garage flows to the surface
level for gravity drain to the side sewer.
5. The development is subject to applicable wastewater system development charges based on the
size of the new domestic water to serve the project.
DocuSign Envelope ID: 99BA427F-FE67-49CC-B142-9BE0760232C1
Cedar River Apartments – LUA19-000161
November 19, 2020
a. 2020 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 $3,400 per meter, 1-1/2 inch meter
is $17,000.00, a 2-inch meter is $27,200.00, a 3-inch meter is $54,500, a 4-inch meter is
$85,000, a 6-inch meter is $170,000 and an 8-inch meter is $272,000.
b. SDC fees are payable at construction permit issuance.
STORM DRAINAGE COMMENTS
1. The development is subject to stormwater system development charges (SDCs). The 2020 SDC
fee for surface water is $0.76 per square foot of new impervious surface, but not less than
$1,900.00. This is payable prior to issuance of the construction permit.
2. A Geotechnical Report, dated October 31
st, 2018, completed by Terracon for the site has been
provided. The submitted report discusses that ground water was discovered between 4 and 12
feet below the surface. The Geotechnical report mentions that large scale infiltration is not
feasible due the types of soils that are located onsite. The geotech recommends infiltration for
the purposes of rain gardens and permeable pavement is possible.
a. Due to Zone 1 Aquifer and Ecology Comments, infiltration is not allowed on any scale.
See discussion below.
3. A preliminary Drainage Plan and Technical Information Report (TIR), dated January 2019 and
revised July 2020, was submitted by KPFF Consulting Engineering with the Land Use Application.
Based on the City of Renton’s flow control map, the site falls under Flow Control Duration
Standards (Forested Conditions) and is located within the Lower Cedar River drainage basin. The
development is subject to a Full Drainage Review in accordance with the 2017 Renton Surface
Water Design Manual (RSWDM). All nine core requirements and the six special requirements have
been discussed in the Technical Information Report. Water quality and conveyance shall be
designed in accordance with the RSWDM that is current at the time of the civil construction permit
application.
a. Applicant is proposing to discharge the storm water from the project via direct discharge
into the Cedar River.
i. The project discharge points are within the 100-year flood plain of the Cedar
River. Flood protection and backflow prevention for the outflow conveyance
shall be provided in the final design in accordance to Department of Ecology
Requirements and the 2017 City of Renton Surface Water Design Manual.
ii. The conveyance system on the project extends to the ordinary high water mark
of the Cedar River. Any discharge facility, including energy dissipation, located
at or below the ordinary high water mark of the Cedar River will require
Hydraulic Project Approval from Washington State Department of Fish and
Wildlife (WDFW).
iii. The conveyance system shall have adequate capacity to convey the 25-year
peak flow for the entire contributing drainage area under full build-out
conditions under current zoning, including the future commercial building on
the northwest corner of the property.
iv. The conveyance system shall discharge to stabilized areas consisting of rock
lining or other approved discharge based on discharge velocity per Section 4.2.2
of the 2017 City of Renton Surface Water Design manual.
v. The proposed direct discharge shall not divert flows from or increase flows to
an existing wetland or stream.
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b. New storm drain systems shall be designed and sized in accordance with the standards
found in Chapter 4 of the 2017 RSWDM. A storm drainage pump is proposed on the south
portion of the side and shall be designed in accordance with Section 4.2.3 of the RSWDM
and reflected within the Civil Construction Permit Application.
c. The applicant is proposing two water quality facilities that consist of LID Bioretention
swales and outfalls.
i. All new pollution-generating impervious surfaces shall be directed to an
approved water quality facility in accordance to Core Requirement #8 and
Chapter 6 of the 2017 RSWDM.
ii. Per sub-section d. below, open conveyance and infiltration devices, including
LID bioretention facilities are not allowed in the Zone 1 Aquifer Protection Area
(APA).
iii. The final Civil Construction Plans and Technical Information Report shall provide
calculations and facilities meeting both requirements for water quality and
aquifer protection in accordance to Core Requirement #8 and Special
Requirement #6 of the 2017 RSWDM.
d. Since the project lies within Zone 1 of the Aquifer Protection Area (APA), open conveyance
systems such as swales, ditches, and channels are prohibited.
i. Special Requirement #6 (Section 1.3.6, 2017 Renton Surface Water Design
Manual) lists the prohibited drainage facilities.
ii. The open ditches/water quality discharge facilities located at the Cedar River
outfall locations shall be removed in the Civil Construction Permit design and
replaced with other treatment methodologies that do not utilize open
conveyance or infiltration in accordance with Core Requirement #8 and Chapter
6 of the 2017 Renton Surface Water Design Manual.
iii. Pervious pavement, grass-crete, permeable pavers and other BMP’s utilizing
infiltration shall be removed in the Civil Construction Permit design and replaced
with BMP’s that do not utilize infiltration in accordance with Core Requirement
#9, Chapter 5, and Appendix C of the 2017 Renton Surface Water Design
Manual.
iv. A Fill Material Source Statement for Projects Located in Zone 1 of the Aquifer
Protection Area Involving the Placement of More than Fifty (50) Cubic Yards of
Imported Fill: A fill material source statement is required for projects located in
Zone 1 of the Aquifer Protection Area if more than fifty (50) cubic yards of
imported fill will be used; the documentation shall be certified by a professional
engineer or geologist licensed in the State of Washington. The fill material
source statement shall be provided to the Department and shall be reviewed
and accepted by the Department prior to stockpiling or grading imported fill at
the project site. The fill material source statement, as defined in RMC 4-8-
120D19, shall be required for each source location from which imported fill will
be obtained
e. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs
shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the
2017 RSWDM. Applicant discussed that the following onsite BMP’s are infeasible due to
the aquifer protection zone 1, full dispersion, full or limited infiltration, bio retention,
permeable pavement requirements, and perforated pipe connections.
i.The applicant is proposing to use basic dispersion for all the areas within the
100-foot Cedar River buffer.
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ii.The applicant discusses that they are not eligible for the tree retention credit
because there currently are not any existing trees located onsite.
iii.Applicant is proposing to use soil amendments to all locations onsite that consist
of pervious surfaces.
iv.Per the Geotechnical report submitted by Terracon, infiltration for onsite BMP’s
such as permeable pavement and rain gardens is not possible due to this project
being located within the aquifer protection zone 1. Final Civil Construction
Permit Design shall remove any use of pervious materials, including, but not
limited to, permeable asphalt and concrete, permeable pavers and grass-crete.
v.Feasibility of on-site BMPs will be reviewed at the time of civil construction
permit. Final TIR should clearly explain how target surfaces from the proposed
infrastructure (roads, buildings, sidewalks and parking areas) are mitigated by
on-site BMPs or how BMPs are infeasible for these surfaces. This will include a
calculation to determine the area of target surfaces mitigated by on-site BMPs
in relation to the minimum treated area required by the project.
4. In accordance to Special Requirement #1 (Other Adopted Area-Specific Requirements) of the 2017
Renton Surface Water Design Manual, projects located in an adopted master drainage plan, basin
plan, salmon conservation plan, stormwater compliance plan, hazard mitigation plan, lake
management plan, or shared facility plan are required to comply with the drainage requirements
of the specific plan.
a. City of Renton Resolution No. 3761 (adopted July 18
, 2005) ratified the Water Resource
Inventory Area (WRIA) 8 Chinook Salmon Conservation Plan which provides a
comprehensive action list for the Cedar River.
b. On August 29, 2019, the Muckleshoot Tribe commented on the development proposal,
specifically, Stormwater Mangement comment A pertained to stormwater management
requirements in relation to Chinook and Steelhead: “Regardless of development
alternatives, we understand that any redevelopment project would be exempt from any
stormwater detention requirements and would be allowed to discharge stormwater
directly to the Cedar River. From our review of the basis of this decision in WDOE’s
Stormwater Management Manual for Western Washington, there was no biological
considerations for this decision and no evaluation of its potential impact on treaty-
protected resources, including ESA listed Chinook and Steelhead. The issue is that the
stormwater will be discharged into margin areas of the Cedar River that are important to
juvenile salmon for their health and survival. The project needs to be modified by requiring
detention and enhancement of the river habitat where the outfalls will discharge
stormwater to reduce impacts from increases in water velocities that exceed those
necessary for juvenile salmon to maintain station, feed, avoid predators, etc. and not get
flushed downstream prematurely.”
i. The applicant’s response states: “Stormwater infiltration is not allowed to occur
due to the presence of on-site groundwater contamination and the restrictions of
the Environmental Covenant with Ecology. However, runoff from the western,
central, and eastern courtyards will be directed through non-infiltrating vegetated
swales prior to discharge into the Cedar River. The courtyards are comprised of
landscaped and hardscaped areas limited to pedestrian use only (no pollution
generating surfaces). The vegetated swales will slow and clean runoff prior to
release into the river. The addition of woody plant material to the shoreline
buffer, and throughout the landscaped upland portions of the site, is also expected
to improve the degree of rainwater interception and year-round water uptake
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within the biomass of the plants on-site. As for pollution generating surfaces,
stormwater from roofs and parking lots is to be collected, filtered, and then held
in vaults with built-in flow control. From the vaults, stormwater will enter into the
municipal stormwater system”
ii. Additionally, the Preliminary Technical Information Report dated January 2019 by
KPFF Consulting Engineers states under Special Requirement #1: “The site is
adjacent to the lower Cedar River and is part of the Tier 1 subareas for salmon
conservation. The Renton Chinook conservation Strategy for the Water Resource
Inventory Area (WRIA) 8 details suggested guidelines to mitigate runoff through
mechanisms such as habitat improvements, regulations, incentives, and BMPs as
designated by the state under WAC 173-500-040. Salmon conservation plans are
not required in the City of Renton. However, implementing stormwater quality
treatment facilities will reduce fish exposure to pollution and harmful water
quality conditions.”
c. Based on Resolution No. 3761, Special Requirement #1 of the 2017 RSWDM, and response
to the Muckleshoot Tribe’s comments, the applicant has not adequately demonstrated
compliance with the WRIA 8 Chinook Salmon Conservation Plan. Specifically, the
response to Tribe comments did not provide any degree of quantitative analysis as it
relates to water quantity, discharges and effects of direct discharge in terms of velocity,
temperature, pollutants and increased volumes and those effects on salmon and habitat.
The applicant’s response stated that stormwater would be held in vaults with built-in flow
control, however, the preliminary engineering plans and report only shows water quality
vaults in which the methodology provided in the 2017 RSWDM does not support for flow-
control or water quantity within the units being proposed. Additionally, the narrative for
Special Requirement #1 stated that salmon conservation plans are not required by the
City of Renton, however, Resolution 3761 specifically adopted the WRIA 8 Chinook
Salmon Conservation Plan. Therefore:
i. As a condition of approval, prior to Civil Construction Permit issuance, the
Applicant shall demonstrate through independent qualitative and quantitative
analysis compliance with the Water Resource Inventory Area (WRIA) 8 Chinook
Salmon Conservation Plan and Special Requirement #1 of the 2017 Renton
Surface Water Design Manual. The analysis shall provide justification for the
current proposal as it relates to salmon health, habitat, and effects from the
Development’s stormwater discharge into the Cedar River or provide
recommendation(s) and measure(s) of additional mitigation to be reviewed and
approved by the City.
5. The project is located within the Special Flood Hazard Area and contains flood protection facilities.
In accordance to Special Requirements #2 and #3 (Flood Hazard Delineation and Flood Protection
Facilities respectively), the applicant shall:
a. Determine the 100-year floodplain, applicable floodway and their boundaries, together
with the boundaries of the severe and moderate channel migration hazard area, shall
be delineated on the site improvement plans and profiles, and on any final subdivision
maps prepared for the proposed project.
b. Demonstrate that the flood protection facility, as determined by a licensed professional
engineer, conforms with siting, structural stability, environmental, and all other
relevant standards cited in the following regulations and documents: Washington State
Integrated Streambank Protection Guidelines, Corps of Engineers Manual for Design
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and Construction of Levees (EM 110-2-1913, RMC 4-3-10510 and Special Requirement
#1 (specifically the City Hazard Mitigation Plan.
c. Flood containment levees shall meet or exceed the professional engineering standards
summarized in FEMA National Flood Insurance mapping regulations (44 CFR, subsection
65.10) or FEMA’s Analysis and Mapping Procedures for non-Accredited Levee Systems.
d. Conformance with the requirements listed above shall be addressed in the Technical
Information Report submitted with the project’s final engineering plans.
e. The applicant shall provide an easement to the City of Renton consistent with the river
protection easement requirements outlined in Section 4.1 of the 2017 RSWDM.
6. A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will exceed one acre.
TRANSPORTATION/STREET COMMENTS
1. The 2020 transportation impact fee is $4,836.31 per apartment dwelling unit, $43.89 per square
foot of sit-down restaurant space, $102.14 per square foot of fast food with no-drive up space,
and $23.72 per square foot for medical office. A full list of traffic impact fees can be found on
the City’s 2020 Development Fees Document on the City’s website. The transportation impact
fees that are current are due at the time of building permit issuance for each building.
2. Maple Valley Highway (State Route 169) is classified as a principal arterial. Maple Valley
Highway is owned and maintained by WSDOT. The existing right of way width for Maple Valley
Highway adjacent to the site varies from approximately 95’ to approximately 127’ per the King
County Assessor’s Map. The paved roadway width adjacent to the site is approximately 82’
consisting of three travel lanes in each direction and a center turn lane. There is a concrete curb
and sidewalk directly behind the curb along each side of the roadway. The sidewalk along the
project frontage is approximately 6.5’ in width.
a. City of Renton will require a minimum of 18 feet of right of way starting from the back
side of the new curb line. This will consist of an 8-foot planter strip and an 8-foot
sidewalk with a 2-foot clear zone behind the sidewalk. Dedication of right-of-way may
be required based upon available right-of-way behind the curb and will vary based on
the existing variable right-of-way width.
b. Required curb to curb dimensions will be determined by WSDOT’s Right of Way division
at Northwest Regional Headquarters. Approved roadway improvement plans from
WSDOT along SR169 are required prior to Civil Construction Permit Issuance.
3. A Traffic Impact Analysis (TIA) was performed by William Popp Associates on May 2019 and
revised in February and July of 2020. The Transportation Impact Analysis discusses both AM and
PM trips. The analysis looked at AM trips and anticipates generating 246 trips, 102 inbound and
1445 outbound. The analysis also looked at the PM trips and calculated approximately 311 trips,
159 inbound and 152 outbound.
a. A third Party review of the TIA was performed by Transpogroup in April of 2020. The
peer review noted that, in general, the updated TIA addressed most of the comments
and concerns.
b. The project shall conform with the recommendations of the Traffic Impact Analysis
dated July 6, 2020 to the maximum extent feasible in conjunction with WSDOT
coordination, requirements and permitting, including, but not limited to: site access, left
turn restrictions at the site’s secondary access point, channelization, dual left turn lane
at the approach intersection, signal modifications at the intersection of Cedar River Park
Drive and SR 169, signage and striping, and payment of traffic impact fees.
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c. Of note, the Applicant’s response to comments dated July 6, 2020, acknowledges that
the project will be required to gain approval from WSDOT during the channelization
plan approval process. Restricted left-turn movements into and from the site’s
secondary access shall be determined during the Civil Construction Permit and WSDOT
review. Improvements may result in the installation of C-Curb, Tubular Markings or
other approved method as determined by WSDOT and the City.
d. Traffic Concurrency has been reviewed under separate cover.
4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
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 development fee schedule.
2. 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.
3. 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.
4. 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.
5. Please see the City of Renton the Civil Construction Permit Application and Construction Permit
Process and Submittal Requirements. Please contact the City to schedule a construction permit
intake meeting.
6. * An additional 5% technology fee will be added to each fee marked with an asterisk (*).
7. All plan review for the City is now paperless. Please see
https://edocs.rentonwa.gov/Documents/ElectronicFile.aspx?docid=940235&dbid=1&repo=Cityo
fRenton for more information.
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