HomeMy WebLinkAboutEx14_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000139
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. 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.
5. 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.
6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Michael Sippo, 425-430-7298, msippo@rentonwa.gov)
1. See Attached Development Engineering Memo
Fire Authority:
(Corey Thomas, 425-430-7024, CThomas@RentonRFA.org)
1. See Attached Renton Fire Authority Memo
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No Comment
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000139
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No Comment.
Building:
(Contact: Robert Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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FIRE & EMERGENCY
SERVICES DEPARTMENT
M E M O R A N D U M
DATE:April 26, 2021
TO:Alex Morganroth, Lead Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Varma Short Plat
Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $829.77 per each
individual home. This fee is paid at time of building permit issuance.
Credit is granted for the retention/removal of the one existing home.
Code Related Comments:
1. The fire flow requirement for the proposed single-family homes is a minimum
of 1,000 gpm for homes under 3,600 square feet (including garage and
basement areas) and goes up to a minimum of 1,500 gpm for homes over
3,600 square feet. A minimum of one fire hydrant is required within 300-feet
of each proposed home. A minimum of two fire hydrants are required within
300-feet of the proposed homes if they exceed 3,600 square feet. A water
availability certificate is required from King County Water District 90.
Proposed water main extension appears to meet minimum code
requirements.
2. 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. Parking is required to be restricted to one
or both sides of the proposed streets in order to achieve the 20-foot
minimum requirement.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 18, 2021
TO: Alex Morganroth, Planning
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Utility and Transportation Comments for the Varma 9-Lot Short Plat
13016 156th Ave SE, Renton WA 98059
LUA21-000139
I have reviewed the application for the the Varma 9-Lot Short Plat located at 13016 156th Ave SE,
Renton WA 98059 (APN‘s 366450-0205 and 366450-0185) and have the following comments:
EXISTING CONDITIONS
The site is approximately 3.22 acres in size and contains 2 parcels. The south parcel (0205 parcel)
contains an existing home fronting 156th Ave NE to the west, is rectangular in shape, and spans
the distance between 156th Ave NE and 158th Ave NE (unincorporated King County). The north
parcel (0185 parcel) is also rectangular in shape, fronts 156th Ave NE to the west and spans
approximately half of the distance as the adjacent south parcel (also bordering unincorporated
King County). The 0205 parcel contains one existing home and is heavily forested throughout the
majority of the lot with the existing home fronting 156th. The 0185 parcel is vacant and consists
of mostly lawn/pasture with trees located along the east and south property line. Both parcels
gently slope from the north to the south.
Water Water service is provided by King County Water District #90. The site is located outside
of an Aquifer Protection Area.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8” -inch PVC
gravity wastewater main located in 156th Ave NE (see City plan no. S-399902).
Storm There is an existing storm drainage ditch in 156th Ave NE along the east side of the street
(fronting the subject development site) that conveys runoff from the north to south.
The existing property does not contain stormwater facilities. Runoff from the existing
site includes one home where no stormwater infrastructure currently exists on-site.
Runoff from the site sheet flows south and west into the ditch located on 156th Ave NE
and continues south through a series of culverts before entering a conveyance system
located near the intersection of 156th and SE 133rd Street.
Streets 156th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60’
as measured using the King County Assessor’s Map. 156th Ave SE is also a designated
WA DOT Truck Route (FGT Class T3) and shared bikeway. Fronting the subject site,
156th Ave SE consists of a King County rural road section with approximately 11’ travel
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lanes, a 4 ‘ shoulder on the west half of the road and 1’ shoulder with 4’ wide ditch on
the east half of the road. 158th Ave SE is located within Unincorporated King County.
CODE REQUIREMENTS
WATER
1. The applicant shall provide a water availability certificate from King County Water District
#90. A copy of the approved King County Water District #90 plan shall be provided to the
City prior to land use approval. Water District 90 contact: http://www.kcwd90.com,
phone number 425-255-9600.
a. A water availability certificate dated 2/23/2021 was provided with the land-use
application indicating that water is available to serve the proposed
development.
b. Approved King County Water District #90 engineering plans shall be provided to
the City prior to the issuance of the Civil Construction Permit.
2. Based on Renton Regional Fire Authority’s review comments on the submitted
information for the land-use application, the preliminary fire flow demand for the
development is 1,000 gpm 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
is required.
a. A minimum of one fire hydrant is required within 300-feet of each proposed
homes and two hydrants if the fire flow goes up to 1,500 gpm.
3. 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 City mains.
SEWER
1. A new sewer main spanning the subject site western property frontage was constructed
in 2018 as a portion of the 156th Ave SE Sewer Extension Project (City of Renton project
WWP2703999).
2. The following sewer system improvements will be required as a part of the development:
a. Extension of a new 8”-inch sewer main through the new public street within the
project site. The new sewer main shall extend into 158th Ave SE and provide
channelization and a stub to the north for future connection for upstream
properties along 158th Ave SE to the north.
b. The portion of the new sewer main in 158th Ave SE will be located within
Unincorporated King County and shall meet all applicable requirements of the
2016 King County Road Standards and the City’s sewer utility franchise
agreement with the County. If determined by the County that service stubs are
to be provided to the properties along the east side of 158 th Ave SE, additional
sewer main extension may be required.
3. The existing side sewers serving the 2 subject parcels will be required to be capped and
abandoned during site development. New side sewers shall be installed to serve each
individual property.
a. The existing sewer stubs can be used for the development if the proposed lot
layout provides gravity service to the stubs.
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b. A sewer cut and cap permit will be required for any stubs that will not remain
in service.
c. Side sewers shall connect directly into the sewer main and not into manholes.
Cleanouts are required at the ROW/Back of sidewalk per City Standard Plan
406.1.
4. The development is proposing connection of 9 new homes (9 new homes, 1 existing
building to be removed). No credit will be provided for the existing home because it is
not currently connected to the City sewer service.
5. The development is subject to applicable wastewater system development charges based
on the size of the new domestic water to serve each lot. These fees will be collected at
individual lot building permit application.
a. SDC fee for sewer is based on the size of the new domestic water meters to serve
the project. The current 2021 sewer fee for a 1-inch meter is $3,450.00 per
meter. In 2022, the sewer fee will raise to $3,500 per meter.
b. SDC fees are payable at construction permit issuance.
c. The Central Plateau Interceptor Area Special Assessment District fee (SAD) fee
will be applicable to the project. The SAD fee rate when it was established in
2009 The Central Plateau Interceptor has reached its peak assessment. The SAD
Fee for the project will be $538.48/lot.
SURFACE WATER
1. Refer to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of
drainage review is required for this site. A preliminary drainage study (Drainage Plan and
Technical Information Report) complying with the 2017 City of Renton Surface Water
Design Manual was provided by the Applicant with the land-use submittal.
a. The site is located in the Lower Cedar River drainage basin and Orting Hills sub
basin.
b. Based on the City’s flow control map, this site falls within the Duration Flow
Control Standard (Forested Conditions).
c. The site also falls within a Flood Problem Flow Control Standard Area and shall
meet the requirements of the Flood Problem Flow Control Standard. This
standard includes matching the Existing Site Conditions for the 100-Year Peaks,
in addition to adherence to the Flow Control Duration Standard Matching
Forested site conditions.
d. A final drainage plan and drainage report shall be submitted with the utility
construction permit application.
2. A comment from the neighboring property owner to the northeast (James Craig, 13009
158th Ave SE) was received during the land-use comment period. The comment states: “I
live on an adjacent property and have a storm water retention pond on my lot which
overflows, seasonally, onto the adjacent subject lot. If the proposed project moves
forward some provision, such as a catch basin, will have to be made for this seasonal
water flow. I bring this up now, as it should be taken into consideration in their overall
surface water plan if they wish to avoid a surprise at some later date.”
a. The potential upstream flows from the neighboring lot shall be analyzed in the
final Technical Information Report and may be required to be bypassed through
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the site to an acceptable downstream receiving location in accordance with the
2017 Renton Surface Water Design Manual requirements for upstream bypass.
3. The site is bisected by 2 distinct topographic drainage basins and threshold discharge
areas that do not converge within 1/4 mile downstream of the subject property. In
accordance with the 2017 RSWDM, each threshold discharge area will require separate
analysis and any flow control and/or water quality applications will be required for each
distinct basin if those thresholds are triggered. Any diversion of stormwater to a separate
basin will, at minimum, require a stormwater adjustment to be reviewed during the land-
use and civil construction permit application process.
a. The preliminary drainage plans and report indicate that the site will be served
by 2 separate flow control facilities. The smaller west basin will be served by
series of detention tanks and the larger east basin will be served by a detention
vault.
b. The project is not proposing to divert a significant amount of runoff from one
drainage basin to the other. If the lot, road and access configurations are
revised in the Civil Construction Permit Engineering submittal, additional
evaluation of the flow control and adjustment criteria will be required.
c. Any proposed detention and/or water quality vault shall be designed in
accordance with the RSWDM that is current at the time of civil construction
permit application. Separate structural plans will be required to be submitted
for review and approval under a separate building permit for the detention
and/or water quality vault. Special inspection from the building department is
required.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide basic water quality treatment.
a. The preliminary drainage plans and report indicate that the west basin will be
treated by a wetvault after being detained in accordance to the basic water
quality treatment menu in the 2017 RSWDM. Compliance with the water
quality requirements will be reviewed during the Civil Construction Permit
approval process.
b. The preliminary drainage plans and report indicate that the east basin will be
treated by a combination detention/wetvault in accordance to the basic water
quality treatment menu in the 2017 RSWDM. Compliance with the water
quality requirements will be reviewed during the Civil Construction Permit
approval process.
c. Any proposed detention and/or water quality vault shall be designed in
accordance with the RSWDM that is current at the time of civil construction
permit application. Separate structural plans will be required to be submitted
for review and approval under a separate building permit for the detention
and/or water quality vault. Special inspection from the building department is
required.
5. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum
extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as
described in Section C.1.3 of the 2017 RSWDM. Appropriate flow control BMPs will be
required to help mitigate the new runoff created by this development. A preliminary
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drainage plan, including the application of flow control BMPs, was 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.
a. The preliminary drainage plans and report indicate that the Core Requirement
#9 will be addressed via basic dispersion.
b. Further review of the BMP selection criteria is required during the Civil
Construction Permit Application to ensure that Core Requirement #9 is
addressed in full and in conjunction with split drainage basin requirements.
c. A geotechnical report for the site was submitted with the land use application
and provided information concerning the soils, geology, drainage patterns,
vegetation present, water table and soil permeability, with recommendations
of appropriate on-site BMP options with typical designs for the site from the
geotechnical engineer. The geotech report included on-site infiltration tests
showing that the subject site is not suitable for infiltration.
6. Any new storm conveyance installed on or off-site shall be designed and sized in
accordance with standards found in Chapter 4 of the 2017 RSWDM. New storm drains
should be sized to accommodate future runoff of all upstream tributary area.
a. The site is note located within the City’s Aquifer Protection Area (APA).
b. Any work proposed outside of the applicant’s property and not within the public
right-of-way will require a permanent drainage easement to be provided to the
City and a temporary construction easement prior to any permits being issued.
c. Any work within the King County right-of-way will require review and permits
from King County.
7. A Construction Stormwater General Permit from Department of Ecology will be required
if grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention
Plan (SWPPP) is required for this site.
8. The development is subject to stormwater system development charge (SDC) fee.
a. The 2021 stormwater SDC fee is $0.800 per square foot of new impervious
surface, but no less than $2,000.00. This portion of the fee will be assessed to
all new impervious surface areas (frontage, streets, parking and sidewalks).
This rate will increase to $0.840 per square foot in 2022 and no less than $2,100.
Additionally, each new single family residence will be subject to a rate of $2,000
per lot in 2021 and will raise to $2,100 per lot in 2022.
b. SDC fees are payable prior to issuance of the construction permit. The SDC fee
that is current at the time of issuance of the construction permit will be
applicable.
TRANSPORTATION
1. The proposed development fronts 156th Ave SE along the west property lines and 158th
Ave SE along the south parcel’s east property. 156th Ave SE is classified as a Minor Arterial
Road and 158th Ave SE is located within unincorporated King County. Existing right-of-
way (ROW) width in 156th Ave SE is approximately 60 feet. To meet the City’s complete
street standards for minor arterial streets, minimum right of way width is 91 feet.
Dedication of 15.5 feet of right of way would be required. Half-street frontage
improvements are required.
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a. The application is proposing a street section for 156th Ave SE that includes a
pavement width of 44 feet (22’ half-street measured from the centerline of the
right-of-way in 156th Ave SE), two-way left turn lane, 11’ travel lane, 5’ bike lane,
8 foot planting strip, 5 foot sidewalk and 0.5 foot curb. This results in a total
ROW width of 71 feet, requiring 5.5 feet of ROW dedication depending on final
survey. No on-street parking is provided along the development side of 156th
Ave SE.
b. Approval of a street modification is required to reduce the width of ROW
dedication from 15.5 to 5.5 feet is required prior to Civil Construction Permit
Approval, otherwise the required section shall be provided on the final
engineering plans. The applicant may request a modification and submit an
application to the City for the modification of the street frontage improvements
as outlined in City code 4-9-250(D)
c. The resulting additional width will result in excess north-bound travel width
along the project 156th Ave SE frontage due to the existing street centerline
being off-set approximately 5’ to the west of the right-of-way centerline.
Striping, taper width and length, and lane configuration will be reviewed as a
portion of the Civil Construction Permit approval process. Final lane
configuration may result in tapering and striping beyond the project frontage.
d. In the event the future modification is not approved, site layout, street and lot
orientation may require reconfiguration in order to accommodate code-related
requirements.
e. Per the adopted Renton Trails and Bicycle Master Plan, 156 th Ave SE is
designated as a bike route with bike lanes planned on each side of the roadway.
Final lane configuration shall take into account the northbound bike lane and
will be reviewed as a portion of the Civil Construction Permit approval process.
2. 158th Ave SE is located within unincorporated King County.
a. Connection of the new public street within King County right-of-way will require
permitting by King County and any such permits shall be provided to the City of
Renton prior to issuance of the civil construction permit.
b. In the event that King County defers frontage improvements to the City of
Renton, the required half street frontage improvements along the east frontage
shall meet the City’s residential street classification requirements or functional
equivalent.
3. The proposed development will be required to construct an interior public Residential
Access Street per RMC 4-6-060(F)(2) that spans the property between 156th Ave SE and
158th Ave SE with connections to both existing streets.
a. Minimum right-of-way width for the interior public street is 53’ consisting of (2)
10’-wide travel lanes, (2) ½’-wide curbs, (2) 8’-wide planter strips, (1) 6’-wide
parking lane and (2) 5’-wide sidewalks.
b. The project shall construct the full street improvements spanning the west half
of the site where the site is bisected by both parcels.
c. Half-street right-of-way width for the interior public street is 36.5’ consisting of
(2) 10’-wide travel lanes, (2) ½’-wide curbs, (1) 8’-wide planter strip and (1) 5’-
wide sidewalk and 2.5’ clear space between the curb and neighboring property
to the north.
d. The project shall construct the half-street improvements spanning the east half
of the site where the site contains only one parcel.
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4. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
5. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and
104.2.
b. 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.
c. 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. Driveways shall not be
closer than 5-feet to any property line.
6. A traffic impact analysis is required when 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. A peak hour volume of 20 vehicles per hour would relate to
daily volume of approximately 200 vehicles per day.
a. The project does not meet the warrants of requiring a traffic impact analysis.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
8. Street lighting as per current code standards is required to be provided at the time of
Civil Construction Permit submittal.
9. Payment of the transportation impact fee is applicable on the construction of the
development at the time of application for the building permit.
a. The 2021 rate of transportation impact fee is $10,861.69 for each new home.
The fees for 2022 will are currently set to remain at $10,861.69 for each new
home.
b. Traffic Impact Fees are payable prior to issuance of the building permit and are
not vested to the rates at land-use approval.
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 with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
4. A civil construction permit for the site, utility and street improvements will require a
separate plan submittal. Civil construction plans shall conform to the City Renton
Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the
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City’s website for submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2021 only and will be
assessed based on the fee that is current at the time of the permit application or issuance,
as applicable to the permit type. Please visit www.rentonwa.gov for the current
development fee schedule.
7. A demo permit is required for the demolition of any existing buildings. The demo permit
shall be acquired through the building department.
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