HomeMy WebLinkAboutEX10_C_AdvisoryNotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA22-000122
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: Andrew Van Gordon, 425-430-7286, avangordon@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 vege tation 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.
Development Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated December 8, 2022
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 building permit issuance. Credit will be granted for the removal/retention of the existing
homes.
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
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. A minimum of one
EXHIBIT 10DocuSign Envelope ID: C1021EBF-EAFE-4F89-8174-EC35D03F4C27
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000287
new fire hydrant is required. Water is provided by King County Water District 90. A water availability
certificate is required from the water district. Water mains shall be extended into and through the
site.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.
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. Maximum grade is 15 percent. Dead end streets over 150 -feet long require an approved
hammerhead turnaround.
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: December 8th, 2022
TO: Andrew Van Gordon, Planning
FROM: Jonathan Chavez, Development Engineering
SUBJECT: Maple Highlands Plat
13818 152nd Avenue SE & 13929 154th Avenue SE
LUA22-000122
I have completed the review for the above-referenced proposal located at parcel 1463400021 &
1463400020. The following comments are based on the land use application submittal made to the City
of Renton by the applicant.
EXISTING SITE CONDITIONS
Water The site is located in the King County Water District 90 Utility District service area.
Sewer The site is located in the City of Renton sewer service area. There is existing 8-inch diameter
sewer main within the subject property.
Storm The topography slopes moderately from northeast to southwest. There is a conveyance system
on 152nd Avenue SE owned by King County. Any connection to the existing stormwater conveyance
system along 152nd Ave SE must be approved by King County.
Streets The proposed development fronts 152nd Avenue SE along the west property line. 152nd Ave SE
is classified as a residential access street with an existing Right-of-Way (ROW) width of 60 feet. The
proposed development fronts 154th Avenue SE along the east property line. 154th Avenue SE is
classified as a residential access street with an existing Right-of-Way (ROW) width of 60 feet.
CODE REQUIREMENTS
WATER
1. Water availability certificate should be provided to the City with the land use application.
a. Water availability was submitted with the Land Use Application.
2. Fire hydrants and fire flow requirements should meet the requirements of Renton Fire Authority
(RFA).
3. Approved water plans from Water District 90 Utility District should be provide to the City during
Construction permit stage.
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SEWER
1. A sewer main extension will be required to serve the proposed project.
a. A new 8” PVC sewer main is being proposed to serve the new lots, within the new
internal streets. The new sewer main shall extend to the north property line, along
154th Avenue SE. This can be updated at the Civil Permit Stage of the project.
2. A sewer main extension will be required to the north property line, along the street frontage on
154th Avenue SE.
a. A sewer extension is shown on the Civil Plans, as part of the Land Use Application.
3. A 15-foot utility easement will be required for the new sewer mains and manholes within
private property.
4. A separate side sewer will be required for each new lot. 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%.
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.
b. Sewer Special Assessment District (SAD) fee is applicable on the project. The Central
Plateau Interceptor SAD fee will be applicable for the project. The underlying parcel has
paid the SAD fee for existing lot and would receive credit for the one lot. The SAD fee
should be charged on each additional lot for a total of 9 lots x $351.95+interest per lot.
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 City’s Flow Control
Duration Standard (Forested Site Conditions). The site falls within the Lower Cedar 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 preliminary technical information report (TIR) by KPFF, dated October 2022, was
submitted by the Applicant with the Land Use Application.
b. Core Requirement #2:
i. A letter was also submitted on April 26, 2022, by the property owner directly
south of the proposed project. The property owner of 13929 154th Avenue SE
has expressed concerns about the current drainage issues adjacent to his
property. Due to this, the Applicant shall provide a Level 2 Downstream analysis,
taking the submitted drainage complaint into account and providing mitigation
downstream of the project site. Address Type 3 – Severe Flooding Problem and
evaluate mitigation as specified in Section 1.2.2.2 under “Drainage Problem-
Specific Mitigation Requirements”.
1. Condition of Approval – Mitigation Measure: Applicant shall
rehabilitate the existing ditch, from the existing 18-inch outfall to the
3rd driveway at 14024 154TH AVE SE. The Applicant may choose to
tightline the existing ditch and upsize the existing driveway culverts or
regrade/realign the existing ditch and upsize the existing driveway
culverts.
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December 8th, 2022
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a. This mitigation measure is required due to the proposed
project’s concentrated flows impacting an existing,
documented flooding problem directly South of this project site.
c. Core Requirement #3:
i. If it is not possible to capture flows from 152nd and 154th Avenue SE, propose a
mitigation for this additional area.
1. New street runoff on 154th Avenue SE is now being captured and
treated in the pond to the maximum extent feasible. Areas bypassing
the pond are accounted for in the stormwater model.
ii. Provide detention pond sizing and volume. Specify credits, if any, used for flow
control.
1. See pond data:
iii. Based on flooding issues at the discharge point, update TIR and flow control
modeling based on Flood Problem Flow Control Standard, matching forested
site conditions for the 2-year through the 100-year return frequencies.
2. 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. Applicant shall meet the minimum catch basin spacing standards and minimum pipe
diameter sizing, per Chapter 4.2 of the Renton Surface Water Design Manual. Refer to
table 4.2.1A1 for pipe diameter and catch basin spacing standards. This can be
addressed at the Civil Permit Stage of the project.
3. Maintenance access is required for any proposed stormwater tracts and shall be designed and
installed in accordance with the City adopted SWDM.
a. A fence is proposed with the submitted landscape plan and access to the proposed
stormwater tract is limited by a gate, per RMC 4-6-030.G.2.
4. 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.
a. The Applicant is proposing to use a water quality pond to satisfy this requirement.
Applicant shall update TIR to address the PGIS areas not being captured by the wet pond
facility. These areas include, but are not limited to, the new roadway widening on 152nd
Avenue SE and 154th Avenue SE.
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5. 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. Given the size of the new lots, basic dispersion seems feasible for this project. Vegetated
flow paths of 25-feet in length can be achieved. Please address this in the updated, final
TIR and Civil Construction Plans.
6. 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 by Riley Group, dated June 14, 2021, was submitted by the
Applicant with the Land Use Application. No infiltration tests were provided in the
report, the soil classification determined by the soil test was determined to be “Vashon-
age lodgment till”.
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.
a. This permit must be active prior to civil permit issuance.
8. Erosion control measures to meet the City requirements shall be provided.
a. Applicant shall submit a full Stormwater Pollution Prevention Plan with the Civil Permit
Application.
9. 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.
10. Effective July 1, 2022, the City of Renton will be adopting a new stormwater manual which will
be based on the 2021 King County Surface Water Design Manual. All projects vested on or after
July 1, 2022 will be subject to these new stormwater requirements. Please refer to RMC 4-1-045
for information regarding project vesting.
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. The proposed development fronts 152nd Avenue SE along the west property line. 152nd Ave SE is
classified as a residential access street with an existing Right-of-Way (ROW) width of 60 feet. To
meet the City’s complete street standards for residential access streets, the minimum right of way
width is 53 feet. The following improvements will be required to be provided by the developer: a
minimum pavement width of 26 feet, 0.5-foot-wide curbs, gutter, 8 foot wide landscaped
planters, and 5 foot wide sidewalks.
a. These improvements are shown on the preliminary civil construction plans.
2. The proposed development fronts 154th Avenue SE along the east property line. 154th Avenue SE
is classified as a residential access street with an existing Right-of-Way (ROW) width of 60 feet. To
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meet the City’s complete street standards for residential access streets, the minimum right of way
width is 53 feet. The following improvements will be required to be provided by the developer: a
minimum pavement width of 26 feet, 0.5-foot-wide curbs, gutter, 8 foot wide landscaped
planters, and 5 foot wide sidewalks. Street frontage improvements including paved travel
roadway width of 26 feet or paved width to match existing paved width along the corridor.
a. These improvements are shown on the preliminary civil construction plans. Applicant
shall update Civil Plans to reflect a 26-foot paved roadway width on 154th Avenue SE, at
the Civil Permit Application stage of the project.
b. Fence at south end of 154th Avenue SE shall be replaced with a wooden fence. The fence
shall extend across the dead-end such that complete access is blocked, with the
exception of both 5-foot sidewalks.
3. New Residential Access Street: Per RMC 4.6.060, the minimum requirement for public residential
street ROW width is 53 feet. The minimum pavement width is 26 feet which includes on-street
parking on one side. 0.5 feet wide curbs with drainage, 8 feet wide landscaped planters, and 5
feet wide sidewalks are required on both sides of the street. Street lighting is also required on
public streets. Curb bulb-outs are required where on-street parking is located on streets. The
minimum requirement of a public half street is 35 feet with a paved width of 20 feet. A 0.5 feet
wide curb, 8 feet wide landscaped planter, 5 feet wide sidewalk, drainage, and street lighting is
required to be provided on the side of the project fronting the development.
a. These improvements are shown on the preliminary civil construction plans.
4. A minimum intersection radius of 25 feet is required at the intersection of residential streets.
5. 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.
a. Curb ramp placement at intersections needs to be updated to ensure that curb ramps
are as close to the intersection as possible. This can be finalized at the Civil Permit stage
of the project.
6. Property corner dedication meeting City code is required to be provided.
a. Dedication shall be recorded with the plat.
7. Street grades shall not exceed 15 percent.
8. 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.
9. 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. Street lighting plans were not submitted with the Land Use Application. Applicant shall
submit a lighting plan with the Civil Permit Application.
10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
11. 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.
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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
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.
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