HomeMy WebLinkAboutEX_09_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA24-000081
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: Jill Ding, 425-430-6598, jding@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 wh ere
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. 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.
5. 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: Sam Morman, 425-430-7383, smorman@rentonwa.gov)
1. See Attached Development Engineering Memo dated March 25, 2024
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.
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. It appears that the
minimum fire flow and fire hydrants are existing.
3. Fire department apparatus access roadways are adequate from the existing public street system.
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA24-000081
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
1. There is a discrepancy between the property owners name listed on the application and on the title
report. The actual property owners will need to sign the final short plat .
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. None
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: March 25, 2024
TO: Jill DIng, Senior Planner
FROM: Sam Morman, Civil Engineer II
SUBJECT: Sophie Jo Short Plat
21XX S 21st St
LUA24-000081
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have reviewed the above-referenced proposal located at parcel(s) 7222000110. The following comments
are based on the Land-Use submittal made to the City of Renton by the applicant.
EXISTING CONDITIONS
WATER: The project is within the City of Renton’s water service area in the West Talbot Hill 350 Pressure
Zone. The static water pressure is approximately 62 psi at ground elevation of 206 feet. There is an
existing dead-end 8-inch water main located on the north side of S 21st St that can deliver a maximum
flow capacity of 1,250 GPM (see water plan No. W-052605, W-212609). There is an existing water main
located on the east side of Smithers Ave S that transitions from 6-inch to 8-inch when abutting the site,
and can deliver a maximum flow capacity of 1,000 GPM (see water plan No. W-212609). There are 2
existing hydrants within 300 feet of the property that are connected to dead-end 8-inch water mains
with a total maximum flow rate of 1,250 GPM.
SEWER: The project is within the City of Renton’s sanitary sewer service area. There is an 8-inch gravity
wastewater main located in S 21st St (see record drawing S-325805). These is an 8-inch gravity
wastewater main located in Smithers Ave S (see record drawing S-039903). There is one existing 6” PVC
sewer stub serving the western portion of the site. This stub connects to the main in Smithers Ave S.
STORM: There is an existing stormwater ditch that occupies a majority of the property frontage (see
record drawing R-204802).
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STREETS: The proposed development fronts S 21st St along the northern property line. S 21st St is
classified as a neighborhood collector arterial street with an existing right of way width of 80-feet. The
proposed development fronts Smithers Ave S along the western property line. Smithers Ave S is
classified as a residential access street with an existing right of way width of 30-feet.
Water
1. Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for single-family homes
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.
2. In the case that dwellings exceed 3,600 square feet, the dwellings will need to either have approved
residential fire sprinklers or will need to improve an existing water main to provide a minimum fire
flow of 1,500 GPM.
3. There is an existing water main located on the east side of Smithers Ave S that transitions from 6-inch
to 8-inch when abutting the site.
i. There is inadequate separation between the proposed surface water main and the
existing 6-inch water main in Smithers Ave S. The existing 6-inch water main will
need to be relocated to meet separation requirements, and upsized to an 8-inch
pipe where replaced, approximately 110-feet.
4. Installation of a separate water service (minimum 1-inch) and meter for each new single-family
residence is required. The sizing of the meter shall be in accordance with the most recent edition of
the Uniform Plumbing Code. Installation of the service and water meter shall be done by City forces,
a separate water permit is required.
i. The applicant is proposing three total new water services and water meters, one for
each lot. Two services connect to the 8-inch water main located in S 21st St, and one
connects to the 8-inch main located in Smithers Ave S.
5. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA) is required if
applicable.
6. 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 and for fire sprinkler
use. The development is also subject to fees for water connections, cut and caps, and purity tests.
Current fees can be found in the 2024 Development Fees Document on the City’s website. Fees will
be charged based on the rate at the time of construction permit issuance.
• The SDC fee for water is based on the size of the new domestic water to serve the project.
The current water fee is $4,850.00 per 1-inch meter.
• Water service installation charges for each proposed domestic water service is applicable.
Water Service installation is $2,875.00 per 1-inch service line,
• Drop-in meter fee is $400 per ¾-inch meter and $460.00 per 1-inch meter.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Sanitary Sewer
1. There is one existing 6” PVC sewer stub serving the western portion of the site. This stub connects
to the main in Smithers Ave S. Sewer stub may be reused if it meets the needs of the property.
i. The applicant is proposing to reuse the stub connected to the 8-inch sewer main in
Smithers Ave S to serve Lot 1 of the short plat. The applicant will need to CCTV the
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stub and send the video to the City. The stub may only be reused if determined
acceptable by the City and is lined, else a new stub will be required.
2. Individual sewer stubs from a sewer main and individual side sewers are required for each lot. All
new sewer stubs shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
• The applicant is proposing to add two new sewer stubs off the 8-inch sewer main in S 21st
St. to serve lots 2 and 3 of the short plat.
3. 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
2024 Development Fees Document on the City’s website. Fees will be charged based on the rate at
the time of construction permit issuance.
• The current sewer SDC fee is $3,650.00 per 1-inch meter.
• Final determination of applicable fees will be made after the water meter size has been
determined.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Surface Water
1. A geotechnical report dated September 7, 2017, completed by Development Engineering, PLLC, was
provided with the Land Use Application. Geotechnical recommendations presented in this report do
not support the use of infiltration.
2. A preliminary TIR dated February 28,2024 was submitted by ESM Consulting Engineers with the Land
Use Application. The site falls within the Flow Control Duration Standard Matching Forested Site
Conditions. The site falls within the Black River drainage basin and Rolling Hills Creek sub basin. The
report is based on a full drainage review and Core Requirements 1 through 9 and the six Special
Requirements have been discussed in the Technical Information Report.
a. 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. The preliminary TIR submittal includes a
Level 1 Downstream Analysis.
b. 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 facility to meet
the flow control requirement.
i. The areas for the predeveloped and mitigated scenarios do not match in
WWHM analysis. Applicant shall update this at the time of civil construction
permit application.
ii. Lot impervious surface coverage is calculated at 3,500 SF per lot. Per Section
1.1.2.1 of the RSWDM, impervious surface coverage for a residential subdivision
shall be assumed as 4,000 SF or the maximum allowed per RMC 4-2-110A,
whichever is less.
c. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as
part of the project must be sized to RSWDM standards for the total tributary area (onsite
and offsite) that the storm systems serve. The proposal indicates that an analysis will be
addressed during final design.
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i. A conveyance system and capacity analysis shall be provided with the TIR and
submit at time of civil construction permit application.
d. Construction Stormwater Pollution Prevention, Core Requirement #5
ii. A CSWPP shall be provided with the TIR and submit at the time of civil
construction permit application.
e. Maintenance and Operations, Core Requirement #6
iii. A maintenance and operation manual shall be provided with the TIR and submit
at the time of civil construction permit application.
f. 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 TIR indicates that all PGIS surfaces will be treated with dead
storage in the detention vault.
iv. The project is showing 4,857 SF of new plus replaced impervious surface and is
claiming exemption from Core Requirement #8 by having under 5,000 SF of new
plus replaced impervious surface.
v. If the total new and replaced PGIS increases to be over 5,000 SF as the project
progresses, the project will need to provide water quality mitigation according
to Core Requirement #8.
g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required
to help mitigate the new runoff created by this development. The proposal discusses the
feasibility of BMPs in section 1.2.9.2.1 Small Lot BMP requirements.
3. Erosion control measures to meet the City requirements shall be provided.
i. Erosion control plans shall be submit at the time of civil construction permit
application.
4. The development falls within the R-8 zone which has a maximum impervious surface area of 65% per
lot, and maximum building coverage of 50% per lot.
5. 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.
• The current SDC fee for a single family residence is $2,300 per lot.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Transportation
1. S 21st St is classified as a Neighborhood Collector Arterial street. Existing ROW width is 80 feet per the
King County Assessors Map. Existing improvements include a paved roadway ranging from
approximately 39-44 feet, with the remainder unimproved. To meet the City’s complete street
standards for Neighborhood Collector Arterial streets, minimum ROW is 83 feet. Per City code 4-6-
060, minimum half street improvements shall include a paved roadway width of 30 feet (15 feet from
centerline), with a paved 8 foot parking lane, a 0.5 foot curb, an 8 foot planting strip, an 8 foot
sidewalk, street trees and storm drainage improvements. Dedication of approximately 1.5 feet is
required pending final survey.
2. Smithers Ave S is classified as a Residential Access street. Existing ROW width is 30 feet per the King
County Assessors Map. Existing improvements include a paved roadway of approximately 18 feet (9
feet from centerline) with the remainder unimproved. To meet the City’s complete street standards
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for Residential Access streets, minimum ROW is 53 feet. Per City code 4 -6-060, minimum half street
improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5 foot curb, an
8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage improvements. Dedication of
approximately 11.5 feet is required pending final survey.
3. A bus station is located along the site frontage on S 21st St. Coordinate with King County Metro to
maintain bus service as required.
4. Refer to City code 4-4-080 regarding driveway regulations.
• A minimum separation of 5 feet is required between driveway and the property line.
• Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
• 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').
5. A shared driveway is allowed for access up to 4 lots provided at least one of the four lots abuts a
public right-of-way with at least fifty linear feet of frontage and the subject lots are not created by a
subdivision of ten or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-
060.J. Shared driveways shall be within a tract; the width of the tract and paved surface shall be a
minimum of sixteen feet; the Fire Authority may require the tract and paved surface to be up to
twenty feet wide. If a shared driveway abuts properties that are not part of the subdivision an eight
foot wide landscaped strip shall be provided between the shared driveway and neighboring
properties.
i. The applicant is proposing to utilize a shared driveway to access lots 2 and 3.
6. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
8. The development is subject to transportation impact fees. Fees will be charged based on the rate at
the time of building permit issuance.
• The 2024 transportation impact fee is $11,485.67 per single family home.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
General Comments
1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and
cable services, etc.) along property frontage or within the site must be underground as outlined in
RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. 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.
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3. 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 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 shall be included with the civil plan submittal. Each plan shall be on separate sheets.
5. Fees quoted in this document reflect the fees applicable in the year 2023 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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