HomeMy WebLinkAboutEX16_BonsaiAdvisoryNotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA22-000xxx
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 p rocess 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 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 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: Sam A. Morman, 425-430-7383,samorman@rentonwa.gov)
1. See Attached Development Engineering Memo dated April 9, 2024.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. See Attached Fire Authority Memo dated March 21, 2024.
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA22-000xxx
Community Services:
(Contact: Maryjean Van Cleave, 425-430-6713, mvancleave@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
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.
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 9, 2024
TO: Andrew Van Gordon, Senior Planner
FROM: Sam Morman, Civil Engineer II
SUBJECT: Bonsai Estates
12816 156th Ave SE
LUA24-000092
I have reviewed the above-referenced proposal located at parcel(s) 3664500170 and 3664500175. 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 King County Water District 90 service area.
SEWER: The project is within the City of Renton’s sanitary sewer service area. There is an 8-inch gravity
wastewater main located in 156th Ave SE (see record drawing S-399902). The existing structure is
connected to an on-site septic system.
STORM: There are existing public stormwater ditches and culverts on the east side of 156th Ave SE.
STREETS: The proposed development fronts 156th Ave SE on the western property line. 156th Ave SE is
classified as a minor arterial street with an existing right of way width of 60-feet. The proposed
development fronts an unimproved alley along the northern property line with an existing right of way
width of 16-feet.
Water
1. Applicant shall obtain a water availability certificate from the District and provide it with the civil
construction permit submittal.
i. A water availability certificate from Water District 90 was provided with the Land
Use Submittal.
2. Review of the water plans will be conducted by King County Water District 90 and the Renton
Regional Fire Authority.
3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to
permit issuance.
Sanitary Sewer
1. A minimum 8-inch sewer main extension will be required to extend from the existing 8-inch main in
156th Ave SE to the northern and northeastern most extents of the property. Sewer main extensions
shall be in accordance with RMC 4-6-060.
i. The sewer main location as shown is conceptually acceptable.
2. Individual sewer stubs from the new 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.
i. The applicant is proposing three sewer stubs off of the new sewer main running in
the street to the north of the site. This is conceptually acceptable.
3. The existing septic system shall be decommissioned in accordance with King County Department of
Health and City of Renton standards.
4. A conceptual utility plan will be required as part of the land use application for the subject
development.
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
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 fee for 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=9010319&dbid=0&repo=CityofR
enton
6. The development is within the Central Plateau Interceptor SAD boundary and is subject to SAD fees.
All lots are subject to the SAD fee. The SAD has reached its maximum value of $538.48 per lot.
Payment of these fees is required at time of building permit issuance.
Surface Water
1. A geotechnical report dated November 24, 2021, completed by Earth Solutions NW, LLC, 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 January 9, 2024 was submitted by Encompass Engineering & Surveying with
the Land Use Application. The site falls within the Flow Control Duration Standard Matching Forested
Site Conditions and falls within a flood problem flow control standard thus the report shall also meet
the requirements of the Flood Problem Flow Control Standard. The site falls within the Lower Cedar
River drainage 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. In the current configuration, the grading associated with the detention facility
and conveyance system conflicts with the critical root zones of trees proposed
to be saved within Tract A.
ii. There are overlaps between the driplines of several new proposed trees and the
proposed detention facility.
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
provided with final engineering.
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 a
Contech Stormfilter.
i. A water quality analysis and system sizing shall be provided in the TIR and
submit at time of civil construction permit application.
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 indicateds
that BMP feasibilities will be evaluated with final engineering.
i. A discussion of the feasibility of BMPs in section 1.2.9.2.1 Small Lot BMP
requirements shall be provided at the time of civil construction permit
application.
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-4 zone which has a maximum impervious surface area of 50% per
lot, and maximum building coverage of 35% 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 current property contains one single family home, the developer will receive a credit for
the existing home if it is demoed.
• The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10067864&dbid=1&repo=Cityof
Renton
Transportation
1. Per City code 4-6-060 frontage improvements are required for new construction in excess of
$150,000. The proposed project fronts 156th AVE SE to the west and an unimproved alley to the
north.
a. 156th Ave SE is classified as a Minor Arterial street. Existing right-of-way (ROW) width is
approximately 60 feet according to the King County Assessors Map with an existing paved
width of approximately 30 feet. To meet the City’s complete street standards for Minor
Arterial streets, minimum ROW is 91 feet. Per City code 4-6-060, half street improvements
shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-foot curb, an 8-
foot planting strip, an 8-foot sidewalk, a 2-foot clear space at the back of walk, street trees
and storm drainage improvements.
i. However, the adopted Renton Trails and Bicycle Master Plan designates 156th Ave
SE for use with a designated bike lane. Therefore a modified frontage along 156th
Ave SE will be required and shall consist of a 44 foot paved roadway (consisting
of two 11 foot travel lanes, a 12 foot turn lane, and two 5 foot bike lanes), a 0.5-
foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drain
improvements. A street modification will be required with the land use
application. Dedication of approximately 5.5 feet will be required.
1. City staff supports using the modified street section and dedication as listed
in the above paragraph, and as shown on the submitted plans.
b. Along the north property line of parcel 3664500170 is an unimproved alley. Existing ROW
width is approximately 16 feet per the King County Assessors Map. The alley shall be
converted to a residential access street. Per RMC 4-6-060 a half street requires a
minimum ROW width of 35 feet inclusive of a minimum 20 foot paved roadway, a 0.5 foot
curb, an 8 foot planting strip, a 5 foot sidewalk, street trees and storm drainage
improvements. Dedication of approximately 19 feet will be required.
i. The proposed plans meet the minimum street section as identified and is
conceptually acceptable.
2. For dead end roads in excess of 150 feet an approved fire access turnaround is required. See city
code 4-6-060 for types of turnaround allowed.
i. The applicant has proposed a hammerhead turnaround between lots 1 and 2
on the north side of the site. The location is conceptually acceptable. The final
design requirements will be assessed during the civil construction permit
review.
3. 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').
4. Undergrounding of all existing and new utilities is required on all frontages per RMC 4-6-090.
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench
Restoration and Street Overlay Requirements.
6. 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 2024 transportation impact fee is $11,485.67 per single family home.
b. The current property contains one single family home, the developer will receive a credit
for the existing home if it is demoed.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=0&repo=CityofR
enton
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.
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 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.
M E M O R A N D U M
DATE: March 21, 2024
TO: Andrew Van Gordon, Senior Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Morales Short Plat
Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $421.98 per single family unit.
Credit will be granted for the removal of the one existing home.
Fire Code Comments:
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 on e fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm. Water is provided by King County Water District 90. A water availability certificate
is required to be obtained from them. A minimum of one new fire hydrant will be required to
be installed.
2. 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. A hammerhead type turnaround is required.