HomeMy WebLinkAboutEX17_AdvisoryNotesDEPARTMENT 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 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: Michael Sippo, 425-430-7298,msippo@rentonwa.gov)
1. See Attached Development Engineering Memo dated x, 2022.
Fire Authority:
EXHIBIT 17DocuSign Envelope ID: 53E579AF-21BE-47B4-9BC7-CC82CA1C6943
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA22-000xxx
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
Technical Services:
(Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov)
Community Services:
(Contact: Maryjean Van Cleave, 425-430-7521, mvancleave@rentonwa.gov)
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
Building:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. Recommendations of a geotechnical report must be followed as a condition of building permits.
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: 05/28/2024
TO: Andrew Van Gordon, Associate Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Rainier Dog Resort and Spa
900 S Grady Way
LUA24-000093
I have reviewed for the Rainier Dog Resort and Spa project located at parcel(s) 172305-9021. The
following comments are based on the land-use application submittal made to the City of Renton
by the applicant.
EXISTING CONDITIONS
The project site totals approximately 38,180 sq. ft. (0.88 acres) and is located at the previous
location of the Dojo 3 martial arts studio and is proposing a boarding and daycare facility for
dogs. The project is proposing only interior improvements, with no exterior work on the
building, is proposed and access is not proposed to be revised. The existing gravel area of the
property is proposed to be enclosed with fencing and associated on-site landscaping between
the fence and right-of-way.
Water Water service is provided by the City of Renton.
• The proposed redevelopment project is within the City of Renton’s water service
area and in the 196-pressure zone and it is located within the five-year capture
zone (Zone 2) of the City’s wellhead protection areas.
• There is an existing 3/4-inch domestic water meter, north of the building (MTR-
003012).
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Sewer Wastewater service is provided by the City of Renton.
• There is an existing 12-inch diameter sewer main (see City plan no. S-2722)
located in a public storm drainage easement on the south side of the 536
Williams Ave S property.
• There is an existing 6-inch side sewer serving the building that connects to the
sewer main on the 536 Williams Ave S property.
Storm The site is located within the Black River – Rolling Hills Creek Drainage Basin.
• There is an existing private conveyance system located in the site parking lot and
gravel areas that conveys stormwater through a system of private parking lot
conveyance pipes into the public storm system in S Grady Way.
Streets The proposed development fronts Williams Ave S along western property line, S Grady
Way Along the south property line and Wells Ave S along the east property line of the
site.
• The site is accessed via 2 private commercial driveway cuts on S Grady Way and
1 private commercial driveway on Williams Ave S.
CODE REQUIREMENTS
WATER
1. The applicant has submitted a preliminary Overall Site/Utility plan with the land use
application that was prepared by Lance Mueller & Associates Architects, dated December
22, 2023. The plan shows no new domestic and fire services and that the project will
utilize the existing water meter and connection to the City main.
a. Change of use will trigger backflow requirements. The existing backflow
prevention device for the domestic service must meet current standards as
required by Washington State Department of Health (WAC 246-290-490). In
accordance with Drinking Water Regulations, the building must have a 3/4-inch
RPBA (Reduced Pressure Backflow Assembly). The RPBA shall be installed inside
an above ground heated enclosure per City Standard Plan 350.2. The RPBA may
be located inside the building if a drainage outlet for the relief valve is provided
and the location is approved by the City Plan Reviewer and City Water Utility
Department.
2. Renton Regional Fire Authority has determined that no additional fire requirements are
pertinent to this change in use and that the existing public facilities are adequate for fire
protection.
3. Refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2021 Water System Plan.
4. Since the development is proposing to utilize the existing water meter, system
development charges are not applicable. In increase in meter size may result in system
development charges being levied.
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5/28/2024
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SEWER
1. The applicant has submitted a preliminary Overall Site/Utility plan with the land use
application that was prepared by Lance Mueller & Associates Architects, dated December
22, 2023. The plan shows that the project will utilize the existing side sewer and
connection to the City main.
a. Covered parking and/or dumpster/recycling areas will need to direct drainage to
the sanitary sewer system through an oil/water interceptor. If any parking is not
covered, it will need to be directed away from the sanitary sewer and into the
storm sewer system.
b. The applicant provided a contract with Republic Services dated April 29, 2024
showing (2) 96-gallon commercial carts will be utilized for weekly pickup. City
sewer department has determined that this service will be sufficient in lieu of a
covered dumpster/recycling area drain.
c. Any floor drains for indoor dog play areas shall be directed to the sanitary sewer
via the internal plumbing and not the outdoor storm drainage system.
2. Since the development is proposing to utilize the existing side sewer and water meter,
system development charges are not applicable. In increase in meter size may result in
system development charges being levied.
SURFACE WATER
1. A preliminary Hyrdogeologic Assessment, dated February 6, 2024, was submitted by
Earth Solutions NW with the Land Use Application. Based on the City’s flow control
map, the site falls within the Peak Rate Flow Control Standard area matching Existing
Conditions and is within the Black River Drainage Basin. Since the development is
proposing only interior improvements with minor modifications to the site like parking
lot striping, minor walkway improvements, removal of existing gravel surfaces and
fencing, the development is not subject to Drainage Review in accordance with the 2022
Renton Surface Water Design Manual (RSWDM).
a. The report concluded that since there are no grading or modifications to site
soils and that the project scope is limited to converting some hardscape areas to
landscape, that there is no increased risk of adverse impacts to the local
groundwater quality resulting from the project.
2. The site is located 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 1.2.3.3 of the 2022 City of Renton Surface Water
Design Manual.
3. Erosion control measures and construction stormwater pollution prevention measures
to meet the City requirements shall be proved for during the building permit process
and outside work.
4. A Construction Stormwater General Permit from Department of Ecology will not be
required since grading and clearing of the site does not exceed one acre. A Stormwater
Pollution Prevention Plan (SWPPP) is required for this site for any outside work.
5. The current Surface Water Standard Plans shall be used in all drainage plan
submittals. The current City of Renton Standard Details is available online in the City
of Renton website.
6. The development is not proposing an increase to impervious surface area and is
therefore not subject to a system development charge (SDC) for stormwater.
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TRANSPORTATION
1. Change of use requires updating the existing building and site to meet current ADA
standards. On and off-site ADA (including the street frontages), curbing, sidewalk and
parking lot/drive-aisle improvements will be reviewed in conjunction with the building
permit for the project and will require a grading plan consisting of spot elevations and
slopes showing that ADA and City specifications are being met.
a. An accessible route of travel from the right-of-way and the ADA parking stalls
to the building entrance meeting current ADA standards is required.
2. Parking lot construction shall be in accordance with City code 4-4-80 (G).
a. Minimum aisle width shall be 20’ in accordance with Renton Regional Fire
Authority requirements.
3. A Traffic Scoping Memorandum dated April 19, 2024 was provided by TENW. The site
generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, (2021). The
analysis determined vehicular traffic generated from a proposed development did not
exceed 20 new vehicle trips per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00)
peak periods with credit given due to the site being occupied by a business within the
last 3 years prior to this application.
a. Based on the calculations provided, the proposed development would average a
decrease of 133 new daily vehicle trips for dog daycare/boarding facility (LUC 565)
versus Health/Fitness Club (LUC 492). Weekday peak hour AM trips would
generate an increase of 13 new vehicle trips, with 6 vehicles leaving and 7 vehicles
entering the site. Weekday peak hour PM trips would generate a decrease of 2
new vehicle trips, with -3 vehicles entering and 1 vehicles exiting the site.
i. Increased traffic created by the development will be mitigated by payment
of transportation impact fees as applicable.
ii. Per RMC 4-1-190 (G) (4) Vacant Structures or Buildings: “When an existing
structure or building or portion thereof has been vacant for a period of
three (3) years or more, the impact fee shall be the applicable impact fee
for the land use of the new category; there shall not be a deduction of the
impact fee that was or was previously paid for the land use category of the
prior use.” The impact fee will be reviewed at time of building permit
application and due to vacancy limits may not be subject to receiving
credit.
GENERAL COMMENTS
1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable
services, etc.) along property frontage and within the site must be underground. The
construction of these franchise utilities must be inspected and approved by a City of
Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
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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.
4. 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
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2024 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.
7. A demo permit is required for the demolition of any existing buildings. The demo permit
shall be acquired through the building department.
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