HomeMy WebLinkAboutExhibit_17_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 8 LUA21-000168
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant 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: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated June 4, 2021
Fire Authority:
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ADVISORY NOTES TO APPLICANT
Page 2 of 8 LUA21-000168
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $964.53 per multifamily unit and $0.26 per
square foot of office space. There is no fee for parking garage areas. This fee is paid at
time of building permit issuance. Credit is due for the removal of the existing building.
2. Fire Code Comments:
1. The preliminary fire flow is 3,000 gpm. A minimum of three fire hydrants are required.
One within 150-feet and two within 300-feet of the building. One hydrant is required
within 50-feet of all fire department connections for standpipes and sprinkler systems.
Fire flows over 2,500 gpm require looped water mains around the building or around the
city block where the building is located.
2. Approved fire sprinkler, standpipe and fire alarm systems are required throughout all the
buildings. Dry standpipes are required in all stairways. Direct outside access is required to
the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full
detection is required. Separate plans and permits required by the fire department.
3. Fire department apparatus access roadways are adequately served from the existing public
streets.
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. All areas of 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 per Ordinance 5670 applies.
Exhibit 17DocuSign Envelope ID: 79C68332-54C2-4835-BBF5-4E8BA45C5C95
ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 4, 2021
TO: Matt Herrera, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Sunset Gardens
LUA21-000168
I have reviewed the Land Use Application submittal for the Sunset Gardens Project on Sunset at 2900 NE 10th Street (KC
Parcel ID: 7227900075). The applicant is proposing to remove a one-story commercial building and construct a four-
story building with 76 residential units with retail and parking.
EXISTING CONDITIONS
Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 565’ hydraulic
pressure zone. The approximate static water pressure is 88 psi at a ground elevation of 362’.
o Below is a summary of existing water mains located in the vicinity of the site:
▪ 8” water main on the south side of NE 10th Street south of the site. Reference COR Project File
WTR2700462 in COR Maps for record drawings (For reference only. Project will not be served
from this main.).
▪ 6” water mains on the north side of NE 10th Street south of the site and east side of Jefferson
Avenue NE west of the site that can provide a maximum flow capacity of 1,600 gallons per
minute (gpm). Reference COR Project File WTR2701878 in COR Maps for record drawings.
▪ 8” water main on the west side of Jefferson Avenue NE west of the site. Reference COR Project
File WTR2700678 in COR Maps for record drawings (For reference only. Project will not be
served from this main.).
▪ 8” water main in Jefferson Avenue NE west, north, and east of the site that can provide a
maximum flow capacity of 1,600 gpm. Reference COR Project File WTR2702331 in COR Maps
for record drawings.
▪ 12” water stub ending at the southeast corner of the NE Sunset Boulevard and NE 10th Street
that can provide a maximum flow capacity of 2,800 gpm (COR Project File WTR2703179).
o Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of additional
fire hydrants and/or modification of existing fire hydrants may be required by the Renton Regional
Fire Authority (RRFA) to meet development standards:
▪ On NE 10th Street, across the street from the south property line (COR Facility ID HYD-NE-
00376). (435 Zone)
▪ On NE 10th Street and Jefferson Avenue NE intersection (southwest corner of site), (COR
Facility ID HYD-NE-00353). (565 Zone)
▪ On Jefferson Avenue NE (southwest corner of site) (COR Facility ID HYD-NE-00457). (435
Zone)
▪ On Jefferson Avenue NE (north property line) (COR Facility ID HYD-NE-00861). (565 Zone)
▪ On Jefferson Avenue NE (east property line) (COR Facility ID HYD-NE-00862). (565 Zone)
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ADVISORY NOTES TO APPLICANT
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o Below is a summary of existing water services to the site:
▪ 8-inch fire service (UB Ref# 250067)
▪ 1.5-inch domestic water meter (UB Ref# 250065)
Sewer Sewer service is provided by the City of Renton. There is an existing 8” lined concrete main sewer to the north on
Jefferson Avenue NE (Reference COR Project File(s) WWP2701114).
Storm The site topography slopes moderately from the northeast to the southwest. There is an existing 12-inch
stormwater main located along the western frontage, along Jefferson Avenue NE. Reference COR Project File(s)
TED401503) in COR Maps for record drawings. There is an existing 12-inch stormwater main located along the
southern frontage, along NE 10th Street. Reference COR Project File(s) TED401550) in COR Maps for record
drawings. The site contains regulated slopes and landslide hazard areas.
Street The proposed development fronts NE 10th Street along the south property line. NE 10th Street is classified as a
collector street. The available right of way (ROW) width on the frontage of NE 10th Street is 60 feet (as per the
King County assessor map). The proposed development fronts Jefferson Avenue NE along the west, north, and
east property lines. Jefferson Avenue NE is classified as a residential access street and commercial access street
with an existing right-of-way (ROW) of 50 feet, per the King County Assessor’s Map.
CODE REQUIREMENTS
WATER
Based on the review of project information submitted for the Land-Use Application, Renton Regional Fire Authority has
determined that the preliminary fire flow demand for the proposed development is 3,000 gpm, including the use of an
automatic fire sprinkler system. Per City Code, a looped water main around the building is required when the fire flow
demand exceeds 2,500 gpm. The conceptual utility plan prepared by KPFF dated 04/16/2021 and included with the land
use application includes the following improvements:
1. Installation of approximately 500 linear feet of new 12-inch water main in NE 10th Street from the existing 12-
inch water stub at the northeast corner of the intersection of NE Sunset Boulevard and NE 10th Street to
Jefferson Avenue NE, at the eastern side boundary.
2. Installation of approximately 890 linear feet of new 10-inch water main in Jefferson Avenue NE that loops
around the site to the north with two connection points to the new 12-inch main in NE 10th Street; one at the
intersection with Jefferson Avenue NE at the southwest corner of the site and one at the intersection with
Jefferson Avenue NE at the southeast corner of the site. The 10-inch main is shown in a 15-foot public water
easement where it passes through private property. The new 10-inch water main shall connect to the existing 6-
inch water main (COR Project File WTR270187) southeast of the site in NE 10th Street and the existing 8-inch
water main east of the site (COR Project File WTR2702331). The entirety of the 10-inch water main easement
shall be located outside of existing parking stalls where it passes through private property. These revisions shall
be included on the utility plan included with the civil construction permit submittal.
3. Installation of a 4” fire sprinkler stub a with a double check detector assembly (DCDA) for backflow prevention
proposed inside of the building. The DCDA may be installed inside the building if it meets the conditions as
shown on City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA
inside the building must be pre-approved by the City Plan Reviewer and Water Utility prior to civil construction
permit issuance. Mechanical plans showing the location of the DCDA inside the building shall be provided as
part of the civil construction permit submittal.
4. Installation of one new fire hydrant along the NE 10th Street frontage approximately 52 feet from the proposed
fire department connection (FDC). A fire hydrant is required within 50 feet of the FDC. Installation of additional
fire hydrants around the building as required by the Fire Authority shall be shown in the utility plan included
with the civil construction permit submittal.
5. Installation of a 4” domestic water service and meter for the residential portion of the new building. The utility
plan included with the civil construction permit submittal shall show a suitable location for the meter vault
entirely in the planter strip. A double check valve assembly (DCVA) installed in the building is proposed for
DocuSign Envelope ID: 79C68332-54C2-4835-BBF5-4E8BA45C5C95
ADVISORY NOTES TO APPLICANT
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backflow prevention. The location of the DCVA inside the building must be pre-approved by the City Plan
Reviewer and Water Utility prior to civil construction permit issuance. Mechanical plans showing the location of
the DCVA inside the building shall be provided as part of the civil construction permit submittal.
6. Installation of a 2” commercial water service and meter for the commercial portion of the building. The meter is
shown in the planter strip. A reduced pressure backflow assembly (RPBA) installed in the building is proposed
for backflow prevention. 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 Water Utility. Mechanical plans showing
the location of the RPBA inside the building shall be provided as part of the civil construction permit submittal.
7. Additional code requirements that shall be met prior to civil construction permit issuance are as follows:
1. A pressure reducing valve is required downstream of all water services as water pressure exceeds 80
psi. Pressure reducing valves and associated details shall be provided in the utility or mechanical plans
included with the civil construction permit submittal.
2. If irrigation service is required, a separate water meter shall be provided with a DCVA per City Standard Plan
340.8. If required, the location of the irrigation service, meter, and DCVA shall be provided on the utility
plan included as part of the civil construction permit submittal.
3. The existing domestic and fire water services should be cut and capped at the main under a separate permit
by City crews.
4. Adequate separation between utilities is required. Minimum separation between water and non-potable
water utilities is 10-feet horizontal and 1.5-feet vertical.
5. A public water easement is required for any water main, water meters, and fire hydrants located on site.
6. A minimum 10-foot setback is required from the building foundation or any retaining wall to any water
main.
7. All water improvements shall meet design standards found in Appendix J of the City’s 2012 Water System
Plan.
8. The development is subject to applicable water system development charges (SDC’s) and meter installation
fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The
development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can
be found in the 2021 Development Fees Document on the City’s website.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2021
water fees are $4,450.00 per 1-inch meter, $22,250 per 1-1/2-inch meter, $35,600 per 2-inch meter, and
$71,200 per 3-inch meter.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project.
c. A credit will be issued for any water service that is abandoned
d. 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 for $4,735.00* for each 2-inch water service line. This is payable at
construction permit issuance.
e. 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. Final determination of applicable fees will be made after the water meter size has been determined. SDC
fees are assessed and payable at construction permit issuance.
SEWER
1. The existing side sewer(s) may be reused provided they are relined. Relining of side sewers will only be
permitted after inspection of the side sewer by the Public Works Inspector. CCTV must be provided by the
applicant/contractor for City review. The building side sewers will need to be cut and capped at the property line
as part of the building demolition.
2. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City
approved oil/water separator.
3. A grease interceptor will be required if the project is proposing any kitchens in the retail portion of the building.
4. The developer will need to show how they propose to serve the new development with sanitary sewer service to
each of the units.
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ADVISORY NOTES TO APPLICANT
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5. A separate side sewer will be required for the residential and commercial portions of the building. All new side
sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%.
6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based
on the size and number of new domestic water services to serve the project. The 2021 Wastewater fees are
$3,450.00 per 1-inch meter, $17,250 per 1-1/2 inch meter, $27,600 per 2-inch meter, and $55,200 per 3-inch
meter. Final determination of applicable fees will be made after the water meter size has been determined.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM)
will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard
area matching Existing Site Conditions and is within the East Lake Washington - Renton Drainage Basin. Refer to
Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater
improvements as per the drainage review along with stormwater improvements in the frontage are required to
be provided by the developer.
a. A Preliminary Drainage Report dated April 2021 was submitted by KPFF Consulting Engineers.
2. Storm drainage improvements along all public street frontages are required to conform to the City’s street and
stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in
accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
3. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in
accordance with the City adopted SWDM.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required
to provide enhanced basic water quality treatment. 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.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created
by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section
C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included
with the land use application, as applicable to the project. The final drainage plan and drainage report must be
submitted with the utility construction permit application.
6. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section
C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations
of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report
should also include information concerning the soils, geology, drainage patterns and vegetation present shall be
presented in order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation,
landslide, slippage, or excess surface water runoff.
7. Erosion control measures to meet the City requirements shall be provided.
8. Construction Storm water General Permit from the Department of Ecology is required if clearing and grading of
the site exceeds one acre.
9. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available
online at the City of Renton website.
10. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less
than $2,000.00. Fees that are current will be charged at the time of permit issuance.
TRANSPORTATION
1. The proposed development fronts NE 10th Street along the south property line. NE 10th Street is classified as a
collector street. The available right of way (ROW) width on the frontage of NE 10th Street is 60 feet (as per the
King County assessor map). Per RMC 4-6-060, the minimum right of way width for a Collector Arterial with 2 lanes
is 83’. The minimum paved roadway width for a collector arterial with 2 lanes is 46’. The paved roadway section
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ADVISORY NOTES TO APPLICANT
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consists of 2 – 10’ travel lanes, 2 – 8’ parking lanes, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter strip, and 8’
sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along
both sides of the roadway. Dedication to accommodate this street section will be required.
a. The Applicant can submit a Street Modification to maintain the existing pavement width. The
improvements would consist of: a new .5-foot curb, 8-foot planter strip, 8-foot sidewalk, 2-foot clear
space at back of walk, street trees and storm drainage improvements. Dedication to fit these
improvements within public ROW will be required, pending field survey.
2. The proposed development fronts Jefferson Avenue NE along the west, north, and east property lines. Jefferson
Avenue NE is classified as a residential access street and commercial access street with an existing right-of-way
(ROW) of 50 feet, per the King County Assessor’s Map.
a. Per RMC 4-6-060, the minimum ROW width for a residential access street is 53 feet. Per City code 4-6-
060, half street improvements shall include a pavement width of 26 feet, a 0.5-foot curb, an 8-foot
planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. A 1.5 foot dedication
along Jefferson Avenue NE will be required.
i. The pavement width must be 26’ and curbs on both sides shall be installed by the Applicant.
b. Per RMC 4-6-060, the minimum ROW width for a commercial access street is 69 feet. Per City code 4-6-
060, half street improvements shall include a pavement width of 36 feet, a 0.5-foot curb, an 8-foot
planting strip, an 6-foot sidewalk, street trees and storm drainage improvements. Dedication to fit these
improvements within public ROW will be required, pending field survey.
3. The new street intersection radius must be a minimum of 35’.
4. Street grades shall not exceed 15 percent.
5. 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.
a. Ramps across property corners must be ADA compliant (upgraded) as well.
6. The bus stop on NE 10th street will need to be relocated/adjusted based on the new frontage configuration.
a. Please contact King County Metro to coordinate final location and design requirements for new bus
stop.
7. Refer to City code 4-4-080 regarding driveway regulations:
a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower
end with positive drainage discharge to restrict runoff from entering the garage.
b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double
loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet.
c. Driveways shall not be closer than 5-feet to any property line.
8. Street lighting and street trees are required to be installed by the developer AND must meet current city
standards. Lighting and Photometric plans are required to be submitted with the land use application and will be
reviewed during the construction utility permit review.
9. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed
development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The
analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The
study shall include trip generation and trip distribution for the project for both AM and PM peak hours.
10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
11. The transportation impact fee is based on the type of land use. For apartments, the 2021 transportation impact
fee is $6.717.10 per dwelling unit. For office use, the 2021 transportation impact fee is $14.58 per dwelling square
feet. Transportation impact fees are subject to change based on the year the building permit is applied for. A
credit will be issued for the existing use that is being removed.
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.
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2. 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 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.
3. All civil construction permits for utility and street improvements will require separate plan submittals. All utility
plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please
visit the Development Engineering Forms page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
5. Additional Building Permit Applications will be required for the following:
a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b. Detention vaults for storm water flow control.
c. Demo of any existing structures on the project site(s).
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.
DocuSign Envelope ID: 79C68332-54C2-4835-BBF5-4E8BA45C5C95