HomeMy WebLinkAboutEx_06_C_Advisory_Notes_Cypress_LaneDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000287
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Jill Ding, 425-430-6598, jding@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and wh ere
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way with in the
area defined by the drip line of any tree to be retained.
6. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around
the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be
placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on
each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups
of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the
applicant shall provide supervision whenever equipment or trucks are moving near trees.
Development Engineering:
(Contact: Nathan Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated August 12, 2021
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit . This fee is
paid at time of building permit issuance. Credit will be granted for any existing homes that are
removed or retained.
2. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum
of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000287
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. Water is provided by
King County Water District 90.
3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved,
with 25-feet inside and 45-feet outside turning radius. Fire access roadways shall be constructed to
support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on
the buildings.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 12, 2021
TO: Jill Ding, Senior Planner
FROM: Nathan Janders, Civil Engineer III
SUBJECT: Cyprus Lane Plat
5816 NE 4th Pl
LUA21-000287
I have reviewed the application for the Cyprus Lane Plat located at 5816 NE 4th Pl and have the following
comments:
EXISTING CONDITIONS
The site comprises three existing parcels (1123059021, 1123059023 and 1123059031), is approximately
212,866 square feet in size and is a L shape. The site currently contains a single-family home and
outbuilding on parcel 1123059021, a single family home on parcel 1123059031 and parcel 1123059023 is
vacant. The site is fronted by NE 4th Pl to the south, Nile Ave NE to the west and private property to the
east and north.
WATER: The proposed development is within King County Water District 90’s water service area.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8 -inch
gravity wastewater main located in NE 4th Pl (record drawing S-295103), located south of the
proposed site, conveying wastewater west. 3. There is an existing 8-inch gravity wastewater
main located in an easement (KC recording number 20031022001986) on parcel 112305914
(see record drawing S-310201). There is an existing 8-inch gravity wastewater main located in
Nile Ave NE to the north of the project (see record drawing S-318718) and to the south of the
project (see record drawing S-291704). The existing homes are not connected to the City sewer
system.
STORM: The site is generally sloped from the northeast to the southwest. There is an outfall at the north
property line abutting Orcas Ave NE. There is an existing 12-inch public stormwater main on the
south side of NE 4th Pl (see record drawing R-295106). There is an existing 18-inch public
stormwater main on the east side of Nile Ave NE (see record drawing R-310207). There is no
existing on site stormwater conveyance system.
STREETS: The proposed development fronts NE 4th Pl along the south property line. NE 4th Pl is classified
as a Residential Access street. Existing right-of-way (ROW) width, according to the King County
Assessor Map, is 28.5 feet however the centerline is offset and approximately 12 feet of ROW
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August 12, 2021
fronts the property. The proposed development fronts Nile Ave Ne along the west property line.
Nile Ave NE is classified as a collector arterial street. The existing ROW width, according to the
King County Assessors Map, is 60 feet. The proposed development fronts Pasco Ave NE along a
portion of the north property line. Pasco Ave NE is classified as a residential Access street.
Existing ROW width, according to the King County Assessor Map, is 30 feet.
WATER COMMENTS
1. Water service is provided by King County Water District 90.
2. Applicant shall obtain a water availability certificate from the District and provide it with the civil
construction permit submittal.
3. Review of the water plans will be conducted by King County Water District 90 and the Renton
Regional Fire Authority.
4. Plans approved by King County Water District 90 shall be routed to the City for final review prior
to permit issuance.
SEWER COMMENTS
1. A minimum 8-inch sewer main extension will be required to extend to the northernmost property
line at Orcas Ave NE and Pascoe Ave NE from either NE 4th Pl or a combination of NE 4th Pl and
the sewer on parcel 112305914. Sewer main extensions shall be in accordance with RMC 4-6-060.
Addition extension of the sewer main may be required depending on final configuration of public
roads. Any sewer main on private property will require a 15 ft wide public utility easement.
2. A minimum 8-inch sewer main extension will be required along the full property frontage along
Nile Ave NE.
a. Although the proposed layout does not extend along the full property frontage it is
acceptable as all adjacent properties along the frontage have or will have service.
3. Individual sewer stubs from the new sewer main and individual side sewers are required for each
lot. All new sewer stubs shall conform to the standards in RMC 4 -6-060 and City of Renton
Standard Details.
a. The proposed layout indicates a joint use sewer for lots 9/12 and lots 10/11 which is
not compliant. Individual sewer stubs are required and may be placed in a joint trench.
A private sewer easement is required for side sewers passing through lots other than
the lot being serviced.
4. The site is served by a private on-site-septic system. The septic system shall be abandoned in
accordance with King County Department of Health regulations and the Renton Municipal Code.
5. 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. 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 current sewer fee for is $3,450.00 per 1-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8373700&dbid=1&repo=City
ofRenton
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6. The East Renton Interceptor Special Assessment District (SAD) is applicable on the project. The
SAD has reached its maximum assessment and is $316.80 per lot. Fees are due at the time of
construction permit issuance.
STORM DRAINAGE COMMENTS
1. A geotechnical report dated February 2, 2021, completed by Cobalt Geosciences, was provided
with the Land Use Application. The report discusses the soil and groundwater characteristics of
the site and provides recommendations for project design and construction. Geotechnical
recommendations presented in this report do not support the use of infiltration.
2. Core Design, with the Land Use Application, submitted a Preliminary Drainage Plan and Technical
Information Report (TIR), dated June 28, 2021. Based on the City of Renton’s flow control map,
the site falls within the Flow Control Duration Standard- Matching Forested and is within the
Lower Cedar River Drainage Basin. The report is based on a Full drainage review and Core
Requirements 1 thru 9 and the six Special Requirements have been discussed in the Technical
Information Report.
a. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an
offsite analysis report that assesses potential offsite drainage and water quality impacts
associated with development of the project site. The preliminary TIR submittal includes a
Level 1 Downstream Analysis.
i. The analysis indicates that there is negligible upstream tributary area, however,
there is an existing outfall on the site. The proposed plans appear to remove
the outfall and connect it to a conveyance system, however, the conveyance
system depicted is not mapped in the City GIS nor is shown in as-builts.
Applicant must verify conveyance system and provide verification that existing
conveyance system can support the additional flows and demonstrate
compliance with section 1.2.3.2.F.
b. Flow Control, RSWDM Core Requirement #3: 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. The project proposes two detention vaults, one
within Tract A and one within Tract B.
i. Modeling indicates that each lot has 4,000 SF of impervious surface, however
zoning would allow for more impervious surface. Total effective impervious
surface shall be restricted on the Plat such that the total of all lots in each basin
is consistent with the lot impervious surface modeled.
c. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as
part of the project must be sized to RSWDM standards for the total tributary area (onsite
and offsite) that the storm systems serve. The proposal indicates that an analysis will be
addressed during final design.
i. A conveyance capacity analysis shall be provided as part of the TIR included
with the Civil Construction Permit application.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal
indicates that a plan will be addressed during final design.
i. A CSWPP plan shall be provided as part of the TIR and construction plans
included with the Civil Construction Permit application.
e. Maintenance and Operations, Core Requirement #6: The proposal indicates that a
maintenance and operation manual will be addressed during final design.
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i. A maintenance and operation manual shall be provided as part of the TIR and
included with the Civil Construction Permit application.
f. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000
square feet of pollution generating impervious surface that is not fully dispersed and less
than 0.75 acre of pollution generating pervious surface that is not fully dispersed require
water quality. The TIR proposes wetvaults to meet the core requirement.
g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required
to help mitigate the new runoff created by this development. The proposal discusses the
feasibility of each BMP as listed in section 1.2.9.2.1 Small Lot BMP requirements.
i. Each BMP feasibility shall be explicitly assessed with specific infeasibility criteria
cited where not feasible.
ii. Applicant may be able to obtain facility sizing credits for core requirement #3
based on review and implementation of BMP’s per section 1.2.9.4 of the
RSWDM.
2. There is a 2021 system Development Charge of $2,100 per new single family residence. SDC fees
are payable at construction permit issuance.
a. A credit will be applied if the existing house is demoed.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of
$150,000. The proposed development fronts Nile Ave NE along the west property line, NE 4th Pl
along the south property line, Pasco Ave NE along a portion of the north property line, Orcas Ave
NE along a portion of the north property line, and private property along all other sides.
a. The proposed project fronts NE 4th Pl along the south property line. NE 4th Pl is classified
as a Residential Access street with an existing ROW of approximately 28.51-feet per the
King County Assessors Map, however the centerline is offset and approximately 12 feet
of ROW fronts the property. Per RMC 4-6-060, the minimum ROW width for a Residential
Access street is 53-feet that includes a 26-foot paved road (13 feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, a 5 foot sidewalk, street trees and storm drainage
improvements. Approximately 14.5 feet of dedication will be required pending final
survey.
i. The proposed plan shows 14.5 feet of dedication which is acceptable.
ii. The proposed plan identifies frontage ending at the west property line. The
street frontage shall be extended with a transition to tie into the existing curb
and sidewalk.
b. The proposed project fronts Nile Ave NE along the west property line. Nile Ave NE is
classified as a collector arterial street with an existing ROW of approximately 60 feet per
the King County Assessor Map. Per RMC 4-6-060, the minimum right-of-way width for a
Collector Arterial street with 2 lanes is 83 feet that includes a 46 foot paved road (23 feet
from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees
and storm drainage improvements.
i. However, the adopted Renton Trails and Bicycle Master Plan includes a modified
street section for the portion of Nile Ave NE fronting the site. The street section
reduces the pavement width to 44 feet (22 feet from centerline) which includes
one 11 foot travel lane in each direction, one 12 foot two-way turn lane, one 5
foot bike lane in each direction and no on-street parking. The modified street
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standard requires a minimum ROW of 73 feet. Half street improvements shall
include a pavement width of 22 feet, a 0.5 foot curb, an 8 foot planting strip a 5
foot sidewalk, a 1 foot clear space at back of walk, street trees and storm drainage
improvements. Dedication of approximately 6.5 feet will be required pending the
final survey.
1. A modification request was submit with the land use application for the
above listed improvements. Staff has reviewed the request and
recommends approval of the modification.
c. The proposed project fronts Pasco Ave NE along a portion of the easternmost side of the
north property line. Pasco Ave NE is a residential access street with an existing ROW of
approximately 30 feet. Pasco Ave NE shall be extended such that it connects to Orcas Ave
NE with improvements as per code.
i. The proposed plan identifies an extension of Pasco Ave NE to the new through
road as a 20 foot public alley which is acceptable provided that the alley meets
minimum fire access requirements for loading and turning. Therefor e, staff
recommends as a condition of approval that the alley shall provide pavement
that can support a 30 ton firetruck with 75 PSI point load and that minimum
inside an outside turning radii shall be 25 feet and 45 feet respectively.
ii. The south end of Pasco Ave NE is unimproved and proposed plan terminates
the alley at the property line. Applicant shall extend the proposed alley such
that it connects to Pasco providing a paved through street.
d. The project falls within the East Plateau Planning Area. The plan requires a through road
for the extension of Orcas Place NE to Orcas Ave NE. The internal access road shall be a
Residential Access street. Per RMC 4-6-060, the minimum right of way width for a
Residential Access street is 53-feet that includes a 26-foot paved road (13 feet from
centerline), a 0.5-foot curb, an 8-foot planting strip, a 5 foot sidewalk, street trees and
storm drainage improvements.
i. The proposed plan provides the required roadway extension which is
acceptable.
2. Street lighting improvements are required for projects consisting of more than four (4) homes.
a. The proposed plan does not identify street lighting. Street lighting conforming to the
street light standards in RMC 4-6-060.I shall be provided along Nile Ave NE, NE 4th Pl and
the new internal access Road A. Street lighting plans and a photometric study shall be
included with the civil construction permit submittal.
3. Joint use driveways are allowed for access up to 2 lots provided that each lot abuts a public right-
of-way. Refer to the shared driveway requirements as outlined in RMC 4-4-080I. Joint use access
to the driveway shall be assured by easement or other legal form acceptable to the City.
a. Proposal indicates a joint use driveway along the shared property line of lots 11 and 12
assured by an easement which is acceptable.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
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6. The 2021 Transportation Impact Fee per single family dwelling is $10,861.69. The transportation
impact fee that is current at the time of building permit application will be levied, payable at
building permit issuance. A credit for the existing home will be applied.
GENERAL COMMENTS
1. The fees listed are for 2021. 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 fee schedule.
2. 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.
3. 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.
4. Please see the City of Renton website for the Construction Permit Application and Construction
Permit Process and Submittal Requirements. Please contact the City to schedule a construction
permit intake meeting.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground in accordance with RMC 4-6-090. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
6. 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.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
8. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-feet minimum horizontal and 1-foot vertical separation between storm and
other utilities is required with the exception of water lines which require 10-
feet horizontal and 1.5-feet 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.
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