HomeMy WebLinkAboutEX11_Advisory_notesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000383
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 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 November 2, 2021.
Fire Authority:
EXHIBIT 11
DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000383
(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.
2. Fire department apparatus access roadways are adequate as they exist.
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. None.
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies. In addition, please coordinate with the Forestry Manager
for tree protection measures for the [street trees to be retained]. Ian can be reached at
igray@rentonwa.gov or 425-430-6601.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None.
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.
EXHIBIT 11
DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: November 2, 2021
TO: Brittany Gillia, Planning
FROM: Jonathan Chavez, Development Engineering
SUBJECT: Aberdeen Ave Short Plat
2732 Aberdeen Ave NE
LUA21-000383
I have completed the review for the above-referenced short plat proposal located at 2732
Aberdeen Ave NE. The following comments are based on the land use application submittal made
to the City of Renton by the applicant.
WATER
• The proposed development is within the City’s water service area and in the Highlands
435-hydraulic zone. The development is within Zone 2 of the City’s aquifer protection
areas.
• There is an existing 16-inch water main in Aberdeen Ave NE that can deliver 5,000 gpm.
There is also an existing 6-inch water main in Aberdeen Ave NE that can deliver 1,300
gpm. The static water pressure is about 54 psi at elevation of 308 feet.
• There is an existing 3/4-inch domestic water meter serving the existing house at 2732
Aberdeen Ave NE (account ref. # 530384). The meter is located at the northeast corner
of NE 27th St and Aberdeen Ave NE.
The following water improvements will be required to provide water service to the proposed
short-plat:
1. Installation of a new 1-inch minimum domestic water service line and meter to each lot.
2. The existing water service shall be cut and capped at the main line because it is not
located along the frontage of the property. The private water service line to the existing
house at 2732 Aberdeen Ave NE shall be relocated and be reconnected to the new
water meter location along the west property line fronting Aberdeen Ave NE.
3. 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 .
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 2022 water fees are $4,500.00 per 1-inch meter. A redevelopment
SDC credit will apply to the existing ¾-inch meter that will be abandoned.
EXHIBIT 11
DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E
Aberdeen Ave Short Plat – LUA21-000383
November 2, 2021
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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.
d. 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. Sewer service is provided by the City of Renton.
2. Extension of 8” diameter sewer main along the full frontage length on Aberdeen Ave is
required to be provided by the developer.
a. An 8” sewer extension is shown on the preliminary Civil Construction drawings,
along Aberdeen Ave NE.
3. The existing house served by private septic system. The septic system shall be
abandoned in accordance with King County Department of Health regulations and
Renton Municipal Code. Side sewer required for both lots.
4. Individual sewer stubs from the sewer main and individual side sewers to serve each lot
shall be provided by the developer. Sewer stub size is 6 inches from the sewer main and
minimum size of individual side sewer to each house is 4 inches. Refer to City of Renton
Standard Plan 406.2.
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 2022 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 2022 Wastewater fees are $3,500.00 per 1-inch meter.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Design Manual
(RSWDM) will be required. Based on the City’s flow control map, the site falls within the
Flow Control Duration Standard, Forested Site Conditions. The site falls 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
1.2.4.3 of the 2017 RSWDM. The site falls within the May Creek Drainage Basin. Refer to
Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the
RSWM.
a. A drainage report was submitted with the Land Use Application. The project
will mitigate all the new impervious surface areas through the use of full
infiltration drywells. This BMP application is supported by the Geotechnical
Report submitted with the Land Use Application.
2. The existing site topography is generally flat. The northern edge of the site lies within a
Landslide Hazard Zone. There is no existing on-site stormwater conveyance system.
There is no existing stormwater system in the site frontages.
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
EXHIBIT 11
DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E
Aberdeen Ave Short Plat – LUA21-000383
November 2, 2021
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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
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.
a. The applicant is proposing full infiltration gravel drywells. The Geotech report
states that the medium sands encountered during the soil analysis support the
use of gravel trenches or drywells to mitigate the roof runoff.
7. 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.
a. A geotechnical report was submitted with the land use application. The report
states that medium sands were encountered, with an infiltration rate of 2.9.
This supports the use of Full Infiltration Drywells as a BMP.
8. Erosion control measures to meet the City requirements shall be provided.
9. Construction Storm water General Permit from the Department of Ecology is required if
clearing and grading of the site exceeds one acre.
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 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.
Transportation
1. Street and frontage requirements – NE 28th Street - is a residential street with existing
ROW width of 30 feet. As per RMC 4-6-060, the minimum ROW width required on
residential street is 53 feet with a minimum pavement width of 26 feet, 0.5 feet wide
curbs, gutter, 8 feet wide landscaped planters, and 5 feet wide sidewalks. Looking at
the existing ROW width immediately adjacent to the site to the east, a 13 feet ROW
dedication is required to be provided on the subject site frontage to obtain a 53 feet
wide ROW width in the future. Street frontage improvements including paved travel
roadway width of 26 feet or paved width to match existing paved width along the
EXHIBIT 11
DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E
Aberdeen Ave Short Plat – LUA21-000383
November 2, 2021
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corridor (the larger number, 0.5 feet wide curbs, stormwater drainage, 8 feet wide
landscaped planters, 5 feet wide sidewalks, and drainage improvements are required on
NE 28th Street. The improvements on the half street fronting the development are
required to be provided by the developer. Street cross section with all the street
frontage improvements included within the proposed ROW, showing and labeling the
center line of street, centerline of the pavement, existing ROW limits, proposed ROW
dedication, and the proposed ROW limits is required to be provided with the land use
application.
2. Aberdeen Ave NE – The portion of Aberdeen Ave NE fronting the site is classified as a
residential street. The existing ROW width of 60 feet meets the City’s minimum ROW
width requirements. Street frontage improvements including paved travel roadway
width of 26 feet or paved width to match existing paved width along the corridor (the
larger number, 0.5 feet wide curbs, 8 feet wide landscaped planters, 5 feet wide
sidewalks, and drainage are required on Aberdeen Ave NE. The improvements on the
half street fronting the development are required to be provided by the
developer. Street cross section with all the street frontage improvements included
within the ROW, showing and labeling the center line of street, centerline of the
pavement, ROW limits and ROW width, is required to be provided with the land use
application.
3. A minimum intersection radius of 25 feet is required at the intersection on NE 28th
Street and Aberdeen Ave NE.
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.
4. Paving and trench restoration shall comply with the City’s Trench Restoration and
Overlay Requirements.
5. 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.
EXHIBIT 11
DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E
Aberdeen Ave Short Plat – LUA21-000383
November 2, 2021
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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
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 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.
EXHIBIT 11
DocuSign Envelope ID: 161A4F20-D494-466C-B2E0-C93C3D6DC51E