HomeMy WebLinkAboutEx_10_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 5 LUA21-000468
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: Nathan Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated January 21, 2022
Fire Authority:
(Contact: Corey Thomas, cthomas@rentonrfa.org)
Environmental Impact Comments:
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ADVISORY NOTES TO APPLICANT
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1. The fire impact fees are currently applicable at the rate of $964.53 per single family unit. Credit will be
granted for the removal of the one existing home.
Code Related Comments:
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 new fire hydrant is required within 300-feet of the
proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are two existing hydrants
within 300-feet of some of the proposed homes. A water availability certificate is required from Soos Creek
Water District.
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.
Approved fire department turnaround is required for dead end roads that exceed 150-feet long. Proposed
hammerhead type turnaround is acceptable.
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ADVISORY NOTES TO APPLICANT
Page 3 of 5 LUA21-000468
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 21, 2022
TO: Alex Moragnroth, Planner
FROM: Nathan Janders, Civil Plan Reviewer
SUBJECT: Haevin Ridge Short Plat
18809 116th Ave SE
LUA21-000468
I have reviewed the application for the Haevin Ridge short plat at 18809 116th Ave SE (APN(‘s) 3223059075) and have the
following review comments:
REVIEW COMMENTS
Water Water service is provided by Soos Creek Water & Sewer District. The Water Availability certificate has been
provided with the land use application.
Sewer Sewer service is provided by Soos Creek Water & Sewer District. The Sewer Availability certificate has been
provided with the land use application.
Storm There is existing 12-inch stormwater pipe conveyance along the western frontage of 116th Ave SE.
Streets The site has frontage on 116th Ave SE, a Minor Arterial, with existing ROW width of about 60 feet.
CODE REQUIREMENTS
WATER
1. The developer has to provide the water improvements required by Soos Creek Water & Sewer District. Approved plans from
Soos Creek Water & Sewer District were not included with the land use application but have previously been provided as part
of construction permit C19001490.
2. Fire hydrants and fire flow should meet the requirements of Renton Fire Authority.
3. An acceptance letter from Soos Creek will be required to be provided to the City as part of construction permit close out.
SEWER
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ADVISORY NOTES TO APPLICANT
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1. The developer has to provide the sewer improvements required by Soos Creek Water & Sewer District. Approved plans from
Soos Creek Water & Sewer District were not included with the land use application but have previously been provided as part
of construction permit C19001490.
2. The Water District 90’s acceptance letter should be provided to City at time of final short plat
SURFACE WATER
1. A geotechnical report, dated August 16, 2017, completed by Ages Engineering LLC for the site has been provided. An
infiltration testing report dated October 16, 2017, prepared by Aegis Engineering, LLC was also provided. The submitted
mentioned that full infiltration of soil is not feasible due to relatively shallow restrictive glacial till beneath the site. However,
BMP’s such as permeable pavement and/or bioretention facilities were considered feasible. The measured infiltration rate
was 0.45 inches per hour.
2. A Drainage Plan and Technical Information Report (TIR), dated May 25, 2020 was submitted by Plog Real Estate and
Consulting, with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow
Control Standards Forested site conditions. Majority of the site is located in the Soos Creek Drainage Basin and a portion of
site along the western frontage falls within the Black River drainage basin. The development is subject to Full Drainage
Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). The TIR was completed in accordance
with the standards found in the 2017 RSWDM. All nine core requirements and the six special requirements have been
discussed in the Technical Information Report. The following information should be clarified and information to be included
in the plans and documents submitted with the construction permit.
a. All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the
total tributary area that the storm systems serve. Conveyance systems shall conform to the standards found
in section 4 of the RSWDM. If a reduction in standard utility separation is proposed then written
confirmation of the proposed separation shall be provided by Soos Creek Water and Sewer District.
3. On-site BMPs are required to help mitigate the new runoff created by this development. The TIR and drainage plan included
with the land use application propose the implementation of on-site BMP’s including reduced impervious surface, limited
infiltration trenches, and pervious paving. The On-site BMPs shall be implemented at time of the single family building
permits for the lots.
4. The proposed construction plans do not reflect previously approved revisions under construction permit C19001490 to the
vault layout or conveyance system layout. Approved revisions shall be complied with.
5. A Construction Stormwater General Permit from Dep artment of Ecology is required for projects with land disturbance
exceeding one acre. A copy of the permit was not included with the land use application but was previously provided as part
of construction permit C19001490.
6. Surface water system development charges (SDCs) are applicable to the project. SDC fees are payable prior to issuance of the
construction permit. The rate that is current at the time of construction permit issuance will be applicable on the project.
a. SDC fees for six (6) lots with a credit for the demo of one (1) existing home have been collected as part of construction
permit C19001490.
TRANSPORTATION
1. The site has frontage on 116th Ave SE. 116th Ave SE is a Minor Arterial with existing ROW width of 60 feet. The applicant has
proposed a street modification request to provide a street section consisting of two 11 -foot wide travel lanes, one 12- foot
wide center turn lane, two – 5 foot wide bike lanes, 0,5- foot wide curbs, 8- foot wide landscaped planters, and 5-foot wide
sidewalk. Staff reviewed the existing corridor along 116th Ave SE and supports the requested modification in order to provide
consistency along the corridor. Undergrounding of all overhead utilities within the frontage are required per the
requirements of RMC 4-6-090. Frontage improvements also include drainage improvements on the public street.
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ADVISORY NOTES TO APPLICANT
Page 5 of 5 LUA21-000468
2. The site has an existing utility vault and two utility towers that will be located on tracts and will continue to be accessed via
the existing easement through the school property at the north property line of the subject parcel.
3. Internal access is proposed via a public half street of 35 foot right of way with paved travel width of 20 foot, 0,5 feet wi de
curb, 8-foot wide landscaped planter, and 5-foot wide sidewalk on the development side. Frontage improvements also
include drainage improvements on the public street. Lots 1-5 and the stormwater tract is proposed to take access via this
street. Lot 6 is proposed to obtain direct access from 116th Ave SE.
4. The proposed construction plans do not reflect previously approved revisions under construction permit C19001490 to the
sidewalk orientation and street lighting along 116th. Approved revisions shall be complied with.
5. Payment of the transportation impact fee is applicable on the single family houses at the time of building permit issuance.
The current transportation impact fee rate is $10,861.69 per single family house. The transportation impact fee that is current
at the time of building permit will be applicable, payable at issuance of building permit.
6. Any work involving pavement cut on public street will require pavement restoration per City of Renton Street Overlay and
Pavement Restoration Standards.
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 C ity 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. All construction utility 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 Developm ent
Engineering Forms page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping/ tree retention 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 20 22 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. Technology fee will be applied to all permit fees.
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