HomeMy WebLinkAboutEX04_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000136
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: Brittany Gillia, 425-430-7246, bgillia@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 May 19, 2021.
Fire Authority:
EXHIBIT 4
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000136
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum
of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. The proposed fire
hydrant plan looks acceptable.
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. Access is required within 150-feet of all points on
the buildings. Dead end streets that exceed 150-feet in length require an approved turnaround.
Renton Regional Fire Authority has approved the variance request to provide approved fire sprinklers
in all new homes and waived the fire apparatus turnaround requirement. The dead-end street shall
have “No Parking – Any Time” signage on the north side of the street only to provide adequate access
width.
3. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is
paid at building permit issuance. Credit will be granted for any existing homes that are removed or
retained.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. After reviewing the preliminary plat and understanding the end goal with the properties on the eastern
boundary line, a Boundary Line Adjustment seems more appropriate [than encroachment tracts] to
move the boundary lines for all properties. The Tracts could be transferred as proposed, but the
property owners to the east would then have 2 parcel numbers for their lots – 1 the original and the
other the new tract, which may cause future issues for the property owners.
2. The Boundary Line Adjustment would be processed and recorded prior to short plat recording. This
would eliminate any concern or additional language needed on the short plat regarding the tracts,
ownership, and maintenance. All property owners would need to sign on the face of the Boundary
Line Adjustment and the transfer documents that would be recorded separately by the applicant after
the BLA is recorded. This would allow the properties to maintain their existing parcel numbers and add
the land with the transfer documents. With this being completed prior to the short plat, a new title
report will be necessary for final short plat review to confirm the legal description and exceptions.
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. None.
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 19, 2021
TO: Alex Morganroth, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Vaughn Short Plat
1400 Aberdeen Ave NE
LUA21-000136
NOTE: The applicant is cautioned that information contained in this summary is preliminary and
non-binding and may be subject to modification and/or concurrence by official City decision-
makers. Review comments may also need to be revised based on site planning and other design
changes required by City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
3343901680. The following comments are based on the Land Use Application submittal made to
the City of Renton by the applicant.
EXISTING CONDITIONS
WATER The project is within the City of Renton’s water service area in the 435-hydraulic zone.
The site is located in the Aquifer Protection Area, Zone 2. There is an existing 16-inch City water
main located in Aberdeen Ave NE that can deliver a maximum capacity of 4,550 gallons per minute
(gpm) - (see Water plan no. W-2825). The static water pressure is approximately 56 psi at ground
elevation of 305 feet. There is existing ¾-inch water service(s) to the subject property.
SEWER Sewer service is provided by City of Renton. There is an existing 8-inch wastewater main
located in Aberdeen Ave NE (see City plan no. S-28250E).
STORM The site topography slopes moderately from the northwest to the southeast. There is an
existing 12-inch stormwater main located along the eastern frontage of Aberdeen Ave NE (see
City plan no. D-28250A).
STREETS The proposed development fronts Aberdeen Ave NE along the west property line(s).
Aberdeen Ave NE is classified as a Collector Arterial Road. Ex isting right-of-way (ROW) width is
approximately 60 feet.
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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 1,000 gpm minimum for dwellings up to 3,600 square feet (including garage and
basements). If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow would
be required. The following developer’s installed water main improvements will be required to
provide domestic and fire protection service to the development including but not limited to:
1. Installation of approximately 150 feet of a minimum 8-inch water main within the new
interior road/driveway. The new 8” water main shall be connected to the following
existing water mains:
a. The existing 16” main in Aberdeen Ave NE
2. Installation of a separate domestic water service (minimum 1-inch) and water meter to
each single family home. The sizing of the meters shall be in accordance with the most
recent edition of the Uniform Plumbing Code. A minimum 1-inch meter is required if the
new home is served by a sprinkler system.
3. Installation of off-site and on-site fire hydrants.
a. The location and number of hydrants will be determined by the RRFA based on
the final fire flow demand and final site plan.
b. A hydrant will be required at the end of the new 8-inch water main.
4. A 15-foot utility easement will be required for the new hydrants and water meters within
the property.
5. The existing domestic water service should be should be cut and capped.
6. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. These plans will be
reviewed during the Civil Permit review phase of the project.
7. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
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. Fees will be charged based on the rate at the time of
construction permit issuance.
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.
b. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation fee is $2,875.00* per 1-inch service line.
Fee is payable at permit issuance.
c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter,
and $950.00 per 2-inch meter. Meters larger than 2-inches are set by the
contractor and a processing fee of $220 is required. Fee is payable at permit
issuance.
d. A credit for the water system redevelopment fee will be issued for the existing
water service to be cut can capped as part of the project.
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e. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at permit issuance.
SEWER
1. The developer will need to show how they propose to serve the new development with
sanitary sewer service to each of the units.
a. A Civil Permit application will be required for submittal of utilities plans, prepared
by a Civil Engineer registered in the State of Washington. Plans must show profile
views of new sewer mains.
2. A separate side sewer will be required for each residential 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%.
3. The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size of the new domestic water to serve the project. Fees
will be charged based on the rate at the time of construction permit issuance.
a. The 2021 Wastewater fees are $3,450.00 per 1-inch meter.
b. The site is in the Aberdeen Ave NE Special Assessment Districts (SADs). The
Aberdeen Ave SAD total (including interest): $31,763.18.
c. A redevelopment credit of the wastewater system development charges will be
applied to the meter(s) to existing homes, if applicable, if they are abandoned
and capped at the main line.
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 TIR dated March 24, 2021 was submitted by Barghausen Consulting
Engineers, Inc with the Land Use Application.
2. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open
facilities and open conveyance systems may require a liner in accordance with the design
criteria in Sections 6.2.4 and 1.2.3.3 of the 2017 City of Renton Surface Water Design
Manual.
3. 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.
4. Maintenance access is required for any proposed stormwater tracts and shall be designed
and installed in accordance with the City adopted SWDM.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide basic water quality treatment. Any proposed
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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.
6. 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.
7. A Construction Stormwater Permit from Department of Ecology is required since clearing
and grading of the site exceeds one acre. Applicant must obtain permit and provide proof
prior to Civil Permit issuance.
8. 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.
9. Erosion control measures to meet the City requirements shall be provided.
10. 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.
11. The 2021 Surface water system development fee is $2,000 per new single family lot.
Fees that are current will be charged at the time of permit issuance. This is payable prior
to issuance of the construction permit. This fee is subject to change based on the
calendar year the construction permit is issued.
TRANSPORTATION
1. The proposed development fronts Aberdeen Ave NE along the west property line(s).
Aberdeen Ave NE is classified as a Collector Arterial Road. Existing right-of-way (ROW)
width is approximately 60 feet. To meet the City’s complete street standards for Collector
Arterial streets, minimum ROW is 83 feet. Dedication of 11.5 feet of ROW fronting the
site will be required. Per City code 4-6-060, half street improvements shall include a
pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting
strip, an 8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm
drainage improvements.
a. The section of Aberdeen Ave NE along the development site is designated as a
Neighborhood Greenway (Bicycle Boulevard) in the current update to the Renton
Trails and Bicycle Master Plan. A Greenway would not include bike lanes but could
include traffic calming, signage, pavement marking improvements to encourage
bicycle travel. Therefore, an ultimate 36-foot width roadway is recommended to
provide two travel lanes with parking on each side.
2. The new internal site street shall be designed in accordance with the residential access
street standards found in RMC 4-6-060. The minimum right of way width for a
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residential access street is 53’. The minimum paved roadway width is 26’ which includes
2 – 10’ travel lanes and 1 – 6’ parking lane. A 0.5’ curb, 8’ planter, and 5’ sidewalk are
required along both sides of the roadway. Street grades shall not exceed 15%.
3. Street grades shall not exceed 15 percent.
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. 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.
6. Street lighting and street trees are required to 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.
7. 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.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
9. The transportation impact fee is based on the type of land use. For a single-family homes,
the 2021 transportation impact fee is $10,861.69 per lot. Transportation impact fees are
subject to change based on the year the building permit is applied for.
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. 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
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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 2019 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.
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