HomeMy WebLinkAboutEx 19_Advisory NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 LUA21-000233
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 applican t 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.
Renton Regional Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
Environmental Impact Comments:
1. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at building permit
issuance. Credit will be granted for all the existing single-family homes to be removed.
Code Related Comments:
1. Comments based the assumption that these units will be built under the International Residential Code and
Exhibit 19
Exhibit 19
Exhibit 19
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ADVISORY NOTES TO APPLICANT
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not provided with approved fire sprinkler systems. Starting February 1st, 2021, townhomes over 4 units will
require sprinklers per state amendment.
2. The fire flow requirement for the proposed townhomes is 3,000 gpm. A minimum of three fire hydrants
are required for each building. One within 150-feet and three within 300-feet of each of the proposed
buildings. There are some existing hydrants within 300-feet of the proposed homes. Looped water mains
are required for flows over 2,500 gpm.
3. Fire department apparatus access roadways are required to be minimum 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 all buildings. Dead
end streets that exceed 150-feet in length require an approved turnaround. Hammerhead type turnarounds
are allowed for streets up to 300-feet dead end. Full 90-foot diameter cul-de-sac is required for dead ends
over 300-feet long. Fire lane signage per city code is required throughout the complex.
Development Engineering:
(Contact: Nate Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated January 31, 2023
Urban Forestry:
(Contact: Ian Gray, 425-430-6601, igray@rentonwa.gov)
1. Pears and Amur Maples not acceptable as street tree plantings
2. Please diversify other plantings to decrease amount of cherry trees in planting palette
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 31, 2023
TO: Alex Morganroth, Senior Planner
FROM: Nathan Janders, Development Engineer
SUBJECT: Towns on 12th
3916 NE 12th St
LUA22-000180
I have reviewed the application for the Towns on 12th project located at 3916 NE 12th St and have the following
comments:
EXISTING CONDITIONS
The site is comprised of existing parcels 0423059063, 0423059099, 0423059067, 0423059140, 0423059101, 0423059100
and 0423059247, is approximately 283,562 square feet in size and is triangular in shape. The site currently contains some
single family residences and structures. The site is fronted by NE Sunset Blvd to the north, NE 12th St to the south and
private property on all other sides.
WATER: The proposed development is within the City’s water service area and in the Highlands 565 pressure zone. There
is an existing 8-inch, asbestos cement, water main in NE 12th St (Record drawings: W-2700) that can deliver a
maximum flow rate of 2,500 gallons per minute (GPM). There is an existing 12-inch water main located in NE
Sunset Blvd that can deliver a maximum flow capacity of 5,000 GPM (see water plan No. W-0315). There is an
existing 8-inch water main located in NE 14th Pl that can deliver a maximum flow capacity of 1,250 GPM (see
water plan No. W-298305). There is an existing 8-inch water main located in NE 14th St that can deliver a
maximum flow capacity of 1,250 GPM (see water plan No. W-289305). The static water pressure is
approximately 58 psi at ground elevation of 430 feet.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 22-inch gravity wastewater
main located in NE Sunset BLVD (see sewer plan S-22680C).
STORM: There is an existing 18-inch stormwater main on the south side of NE Sunset Blvd (see drawing No. S-22680D).
There is an existing 12-inch stormwater main on the south side of NE 12th St (no record drawing available).
Critical areas on site include a landslide hazard and steep slopes. The site generally slopes from south to north.
STREETS: The proposed development fronts NE 12th St along the southern property line. NE 12th St is classified as a
Collector Arterial street with an existing right-of-way (ROW) width, according to the King County Assessors Map,
of 60 feet. There are no existing improvements along NE 12th St behind the paved surface. The proposed
development fronts NE Sunset BLVD along the northern property line. NE Sunset BLVD is classified as a Principal
Arterial street with an existing right-of-way (ROW) width, according to the King County Assessors Map, of 90 -
136 feet. There is an existing raised curb and approximate 6 foot sidewalk at the back of pavement.
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WATER
1. Civil plans for the water main improvements are required and must be prepared by a professional engineer
registered in the State of Washington. Refer to City of Renton General Design and Construct ion Standards for
Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. Adequate horizontal and
vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer,
power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls,
rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a
steel casing.
2. There are several existing fire hydrants within 300 feet of the property.
3. Based on the review of project information submitted, Renton Regional Fire Authority has determined that the
fire flow demand for the proposed development is 3,000 GPM.
4. Projects that have a fire flow in excess of 2,500 GPM require a looped water main around the building. Public
water mains on private property require a 15-foot public easement centered over the pipe and the building must
be set back 10 feet from the water main. The proposed plan depicts a 12-inch water main within a portion of the
internal access road tying into the existing main in NE 12th St at Road A and ROW 4 in addition to a tie in to the
existing main in NE Sunset BLVD and 8-inch water mains extending from the new 12-inch along all other roads.
a. The proposed utility plan is conceptually acceptable.
b. The water main should be located completely within the paved roadway, typically 3 feet from edge of
pavement.
5. Installation of a separate water service and meter (minimum 1-inch) for each townhome unit. The sizing of the
meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. All residential domestic
water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property if
the building has 3 stories or more and/or if a residential fire sprinkler system is used.
6. The existing 3/4-inch services shall be cut and capped at the main by City of Renton forces. A separate water
permit is required.
7. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the
RRFA based on the final fire flow demand and final site plan.
8. The development is subject to applicable water system development charges and meter installation fees based
on the size of the water meters. Current fees can be found in the 2023 Development Fees Document on the City’s
website. Fees will be charged based on the rate at the time of Civil Construction Permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2023 water
fee is $4,850.00 per 1-inch meter.
b. Drop-in meter fee is $460.00 per 1-inch meter.
c. A credit will be applied to the existing service if abandoned.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton
SEWER
1. The development is proposing a new 8-inch sewer main extension from the existing 60-inch manhole (facility ID
MH0370) located in NE Sunset BLVD which is acceptable.
2. Individual sewer stubs from the sewer main and individual side sewers are required for each townhome unit. All
new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
a. The proposal does not depict sewer stubs. Stubs shall be shown on the utility plans submit for a civil
construction permit.
3. A 15 foot public utility easement is required for public sewer on private property.
4. 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 current sewer fee is $3,650.00 per 1-inch meter.
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b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067870&dbid=1&repo=CityofRenton
5. The development is located within the Honey Creek Interceptor Special Assessment District and is subject to SAD
Fees as part of the development. This SAD does not accrue interest and is assessed at $250 per residential unit.
STORM DRAINAGE
1. A geotechnical report dated February 15, 2022, completed by Terra Associates, Inc., 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.
a. The report does not recommend the use of infiltration due to impermeable soils approximately 3 -8 feet
below grade.
2. Core Design, with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information
Report (TIR), dated November 21, 2022. Based on the City of Renton’s flow control map, the site falls within the
Flow Control Duration Standard Matching Forested Site Conditions and is within the May Creek Drainage Basin.
The report is based on a Full drainage review and the nine Core Requirements and the six Special Requirements
have been discussed in the Technical Information Report.
a. General: The following general comments shall be addressed as part of the Civil Construction Permit
Application:
b. General: The report refers to and appears to be based on the 2017 RSWDM. The project is not vested to
the 2017 manual and must comply with the current RSWDM.
i. The applicant shall update the TIR for compliance with the RSWDM current at the time of
construction permit application.
c. 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 and the initial permit submittal shall include, at minimum, a Level 1 Downstream Analysis.
A level 1 downstream analysis has been included.
d. 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 a detention vault to meet the flow control requirements.
i. The preliminary TIR does not include flow control credits for BMP’s, however, it does indicate
that modeling credits will be evaluated during final design. The current 2022 RSWDM does not
allow modeling credits to be used except for full dispersion or full infiltration, however, these
are not feasible per the preliminary TIR.
e. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the
project must be sized to meet RSWDM standards for the total tributary area (onsite and offsite) that the
storm systems serve. The proposal depicts an two on site systems conveying stormwater from the lot
directly to the existing conveyance system in Lake Washington Blvd N in two locations. The preliminary
TIR states that a conveyance capacity analysis will be addressed during final design.
i. A conveyance capacity analysis shall be included with the TIR submit as part of the civil
construction permit.
f. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does not include a
CSWPP and ESC plan. The preliminary TIR states that these plans and reports will be addressed during
final design.
i. A CSWPP and ESC plan shall be included with the TIR and utility plans submit as part of the civil
construction permit.
g. Maintenance and Operations, Core Requirement #6: The proposal does not include a maintenance and
operations manual. The preliminary TIR states that this will be addressed during final design.
i. A maintenance and operations manual shall be included with the TIR submit as part of the civil
construction permit.
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h. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of
pollution generating impervious surface (PGIS) 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 preliminary TIR
indicates that more than 5,000 square feet of PGIS will be added and is proposing to use biopods to
provide the required enhanced basic water quality treatment. A correction factor in accordance with table
6.2.1.A has been used for the preliminary sizing.
i. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate
the new runoff created by this development. The preliminary TIR provides a preliminary analysis of BMP’s
identifying which are infeasible based on the geotechnical report and indicates that all others will be
further analyzed during final engineering.
i. An analysis of BMP per section 1.2.9.2.2 shall be provided with the TIR submit as part of the civil
construction permit. Analysis shall identify feasibility of each BMP and if infeasible cite specific
infeasibility criteria.
2. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based
on the rate at the time of construction permit issuance.
a. The 2023 SDC fee is $0.92 per square foot of new impervious surface but not less than $2,300.
TRANSPORTATION/STREET COMMENTS
1. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a
traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation
Manual. Refer to the attached policy guidelines for traffic impact analysis for guidelines. If the site generates 20
or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get
information of the locations where traffic analysis is required.
a. A TIA dated February 23, 2022 was prepared by TenW and submit with the land use application. The TIA
discusses traffic impacts at subject intersections through a Level Of Service (LOS) analysis and includes
background growth rates along with multiple pipeline projects (intersections, growth rates and pipeline
projects were previously accepted by City staff through TenW’s project scoping). The TIA concludes that,
at the 2023 horizon year, the LOS for each subject intersection will remain unchanged with or without
the proposed project and recommends no mitigation is necessary.
2. Frontage improvements are required for all new construction with valuation in excess of $150,000. The proposed
development fronts NE 12th St to the south and NE Sunset BLVD to the north.
a. NE 12th St is classified as a Collector Arterial street. To meet the City’s complete street standards for
Collector Arterial streets with 2 lanes a minimum ROW width of 83 feet is required. Per RMC 4-6-060 half
of street improvements as taken from the ROW centerline shall be required and include a minimum 4 6
foot paved road (23 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot
clear space at back of walk and storm drainage improvements. Dedication of approximately 11.5 feet will
be required pending final survey.
i. The proposed improvements are consistent with those defined above and are conceptually
acceptable.
b. NE Sunset Blvd (SR 900) is classified as a Principal Arterial street. To meet the City’s complete street
standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per
RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include
a minimum 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 fo ot
sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication, as needed for
frontage improvements, will be required pending final survey.
i. However, City Transportation section has recommended that the existing street pavement width
is satisfactory for the City.
ii. The applicant is proposing a modification that retains the existing paved width and provides a 0.5
foot curb, a 5 foot planting strip, and a 5 foot sidewalk with an abutting retaining wall as needed.
1. Staff has reviewed the proposed modification and recommends approval.
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3. The proposed plans indicate installation of a new public road and alleys.
4. Residential Access roads shall have a minimum 53 foot right-of-way that includes a 26 foot paved road with, on
either side, a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk and street trees.
a. The proposed improvements are consistent with those defined above and are conceptually acceptable.
5. Alleys shall have a minimum 16 foot right-of-way that includes a 16 foot paved road.
a. The proposal provides a 20 foot paved alley which is acceptable.
6. For dead end streets that exceed 150-feet in length require an approved hammerhead turnaround. Per RMC 4-6-
060 a hammerhead or cul-de-sac is required for streets up to 150 feet in length and a cul-de-sac is required for
streets up to 500 feet in length.
a. The proposal includes a cul-de-sac and hammerhead turn arounds which are conceptually acceptable.
7. Street lighting improvements are required for projects consisting of more than four (4) residential units. See RMC
4-6-060 for street lighting requirements.
a. The proposal does not depict street lighting. Street lighting shall be shown on the construction plans
and a photometric analysis shall be provided, with the civil construction permit application.
8. 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').
9. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
10. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and
Overlay requirements.
11. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of
building permit issuance.
a. The 2023 transportation impact fee for a single family residences is $12,208.54 per unit.
b. Unless otherwise noted on the fee schedule, the 2023 transportation impact fee is $8,031.94 per net new
PM peak hour person vehicle trip.
c. A credit will be applied to the existing homes if demoed.
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