HomeMy WebLinkAboutEx17_Advisory NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA22-000174
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: Clark Close, 425-430-7289, cclose@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. 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 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.
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.
7. 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 24, 2022.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Environmental Impact Comments:
a. Fire impact fees are applicable at the rate of $829.77 per new residential unit. A credit is given
for the demolition of the existing house. This fee is paid at time of building permit issuance.
2. Fire Code Related Comments:
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA22-000174
a. 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. A certificate from Soos Creek Water will be required to assure the demand can be
met.
b. Fire department apparatus access roadways are required within 150-feet of all points on the
building. Fire access roads are required to be a minimum of 20-feet unobstructed width with
turning radius of 25-feet inside and 45-feet outside minimum. Roadways shall support a
minimum of a 30-ton vehicle and 75-psi point loading. Maximum slope is 15% grade. Access is
required within 150-feet of all points on the buildings.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov and Ian Gray, 425-430-6601,
igray@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
2. Avoid using pears as replacement trees – poor structure and prone to failure.
3. The number of trees being retained is desultory (3 of 91) – strongly urge reconsidering and retaining
trees grouped in proposed lot #6 and eliminating that parcel form the development.
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 24, 2022
TO: Clark Close, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Wang Short Plat
19016 116th Ave SE
LUA22-000174
I have reviewed the application for the Wang Short Plat at 19016 116th Ave SE (APN(‘s) 6198400125) and have
the following comments:
EXISTING CONDITIONS
The site is approximately 2.04 acres in size and is rectangular in shape. The existing site contains one single
family residence, outbuilding, and associated driveways. The remainder of the site is forested and slopes
gradually from west to east.
Water
Water service is provided by Soos Creek Water and Sewer District. The site is located outside of
an Aquifer Protection Area.
Sewer
Wastewater service is provided by Soos Creek Water and Sewer District.
Storm
Runoff from the existing site includes one existing single-family residence where no stormwater
infrastructure currently exists on-site. Runoff from the site sheet flows from west to east into a
catch basin at the intersection of SE 191st St and 117th Pl SE at the southeast side of the
site.
Streets 116th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60-ft as
measured using the King County Assessor’s Map. SE 191st St is a Residential Street with an
existing right of way (ROW) width of 30-ft as measured using the King County Assessor’s Map.
Wang Short Plat – LUA22-000174
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CODE REQUIREMENTS
WATER
1. A water availability certificate from Soos Creek Water and Sewer District has been submitted as
part of the Land use Application.
SEWER
1. A sewer availability certificate from Soos Creek Water and Sewer District has been submitted as a
part of the Land use Application.
SURFACE WATER
1. A geotechnical report, dated February 26, 2018, completed by Terra Associates for the site has
been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion
control measures will need to be in place prior to starting grading activities on the site.
2. A Final Drainage Plan and Technical Information Report (TIR), dated May 17, 2019, was approved
with the Civil Permit approval and issuance. See permit number C18006462 for latest approved
plans and drainage report.
3. There are no potential downstream flooding or erosion issues identified in the TIR or Geotechnical
Report.
a. The development shall not create protected slopes as defined by RMC 4-3-050.
b. Grading shall be in accordance with RMC 4-4-060.
4. 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.
a. See permit number C18006462 for latest approved plans and drainage report.
5. 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.
a. See permit number C18006462 for latest approved plans and drainage report.
6. All work proposed outside of the applicant’s property will require a permanent drainage easement
to be provided to the City and a temporary construction easement prior to any permits being
issued.
7. A Construction Stormwater General Permit from Department of Ecology will be required since
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
a. WAR308666 is the active permit from the Department of Ecology, for this project site.
8. The 2022 Surface water system development fee is $2,100 per new single-family lot. Fees that
are current will be charged at the time of permit issuance.
Wang Short Plat – LUA22-000174
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TRANSPORTATION
1. The proposed development fronts 116th Ave SE along the west property lines. 116th Ave SE is
classified as a Minor Arterial Road. Existing right-of-way (ROW) width 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. Street improvements are
required which shall include a pavement width of 54 feet (27 feet from centerline, 2-11-ft travel
lanes, plus a 5-ft bike lane), a 0.5-ft curb, an 8-ft planting strip, an 8-ft sidewalk, street trees and
storm drainage improvements.
a. The City’s Transportation Department has established a corridor plan for this section of
116th Ave SE. The corridor determined by the City’s Transportation Department requires
a right-of-way width of 71-ft. The paved roadway section is 44-ft, consisting of two 11ft
travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes. A 0.5-ft vertical curb, 8-
ft planter and 5-ft sidewalk are required along each side of the roadway. Dedication of
5.5-ft of right-of-way would be required. Applicant will need to submit an application to
the City requesting a modification of the street frontage improvements as outlined in
City code 4-9-250C5d.
2. The proposed development proposes extension of a modified limited access street section of SE
191st St along the south property lines. SE 191st ST is classified as a Residential Access Road.
Existing right-of-way (ROW) width is approximately 31 feet at the intersection of SE 191st St / 117th
Pl SE. To meet the City’s complete street standards for residential access streets, minimum right
of way width is 53 feet. Dedication of 22 feet of right of way would be required. Per City Code,
half street improvements are required which shall include a pavement width of 26 feet (13 feet
from centerline), a 0.5-ft curb, an 8-ft planting strip, an 5-ft sidewalk, street trees and storm
drainage improvements.
3. The applicant has requested a street modification in order to modify the ROW width and/or street
cross section to utilize a modified limited access road to maintain the existing curb location and
install a new sidewalk along the property frontage of SE 191st St to match the existing
improvements along the street frontage. This would require dedication of 11.5-ft of ROW at the
intersection and 28-ft of ROW through the proposed development from the intersection of SE
191st St / 117th Pl SE to the intersection of SE 191st St / 116th Ave SE.
a. City staff is recommending approval of the applicant’s street modification request.
Please see the Street Modification Criteria and Analysis for a complete summary of the
request, staff analysis, and staff recommendation.
4. The applicant has requested a street modification to modify the ROW width and street cross
section along the property frontage of 116th Ave SE to match the established street section in the
surrounding area for 116th Ave SE. The proposed street section includes 44-ft of paved roadway
surface, consisting of two 11-ft travel lanes, one 12-ft center turn lane, and two 5-ft bike lanes. A
0.5-ft vertical curb, 8-ft planter and 5-ft sidewalk are required along each side of the roadway.
This would require dedication of 5.5-ft of ROW along the frontage of 116th Ave SE.
a. City staff is recommending approval of the applicant’s street modification request.
Please see the Street Modification Criteria and Analysis for a complete summary of the
request, staff analysis, and staff recommendation.
5. Corner lots on minor arterial streets require a minimum radius of 35-feet. See RMC 4-6-060F for
the required ROW dedication.
6. Street grades shall not exceed 15 percent.
Wang Short Plat – LUA22-000174
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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. Lighting plans and photometrics are required to be submitted with the land use application and
will be reviewed during the construction utility permit review. Street lighting and street trees are
required to meet current city standards.
a. See permit number C18006462 for latest approved plans and drainage report.
9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
10. The transportation impact fee is based on the type of land use. For a single-family homes, the
2022 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
a. See permit number C18006462 for latest approved plans and drainage report.
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan
shall be on separate sheets.
a. See permit number C18006462 for latest approved plans and drainage report.
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 2022 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.
Wang Short Plat – LUA22-000174
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