HomeMy WebLinkAboutEx_16_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 LUA22-000315
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 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 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. Fire impact fees are applicable, however both uses are in the same fee category, so they cancel each
other out, so to speak.
Fire Code Comments:
1. The fire flow is unchanged from the existing building. No new fire hydrants are required.
Exhibit 15
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ADVISORY NOTES TO APPLICANT
Page 2 of 7 LUA24-000157
2. Fire sprinkler and fire alarm systems shall be updated and/or maintained or completely replaced.
Separate plans and permits are required to be submitted to the fire department for review and
permitting for all systems. The existing fire sprinkler system will need to be evaluated by a Washington
State fire protection engineer to confirm adequate coverage is provided for the new proposed use.
Chances are high that the existing fire sprinkler system will not protect the proposed use and may need
to be completely replaced. The existing use was of low to moderate hazard protection only as a metal
fabrication facility. The existing system most likely will not be able to protect piled storage/storage
racking over 12-feet high or high hazards such as vehicle tire storage. Upgrades would need to take
place to store these types of higher hazard commodities. The change of use will trigger fire alarm
system requirements throughout the entire facility to meet current city ordinances. The fire alarm
system shall be fully addressable and full smoke detection coverage is required. Again, the existing
facility fire alarm system is of minor coverage and shall require substantial upgrades to meet the
proposed new use.
Building
(Rob Shuey, Building Official, 425-430-7290, rshuey@rentonwa.gov)
1. The proposal will require a change of occupancy classification for the building from an S-2 occupancy to
S-1 & B occupancy classifications. The designer shall show how the building will meet the
requirements of the Washington State Existing Building Code sections 306.5 and 1001.2.2.
Development Engineering
(Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov)
1. See Attached Development Engineering Memo dated June 28, 2024
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ADVISORY NOTES TO APPLICANT
Page 3 of 7 LUA24-000157
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 28, 2024
TO: Alex Morganroth, Principal Planner
FROM: Yong Qi, Development Engineer
SUBJECT: Tesla SSD and Collision Center
600 SW 10th Street
LUA24-000157
I have reviewed the application for the Tesla SSD and Collision Center project located at 600 SW 10th Street, parcel No:
2146000050, and have the following comments:
EXISTING CONDITIONS:
WATER: The proposed project is within the City of Renton’s water service area and in the Valley 196 Pressure Zone. Below
is a summary of the existing water system in the project vicinity:
1. There is an existing 12-inch water main that runs through the parking lot, from the north, jogs east, then south
along the east property line that can deliver a maximum flow capacity of 5,000 GPM (Record Dwg: W-0424). The
approximate static water pressure is 75 psi at a ground elevation of 22’. There is also an existing 12” water main
in SW 10th St that can deliver 4,700 GPM.
2. There is an existing 1.5” domestic water service and meter (MTR-017075) serving the existing building. There is
an existing 1.5-inch irrigation water meter with an existing approved Double Check Valve Assembly (DCVA) south
of the building (MTR-017074). There is an existing 8-inch fire service meter to the south of the building (MTR-
017076).
SEWER: There is an existing 8-inch gravity wastewater main located within SW 10th Street (Record Dwg: S-0091), which
discharges to the 108-inch gravity King County Wastewater Main along the south property line within SW 10th Street.
STORM DRAINAGE: There is an existing 18-inch gravity concrete stormwater pipe and associated catch basins located
within SW 10th Street (Record Dwg: D-137002), which flows to the west along SW 10th Street and eventually discharges
to Springbrook Creek approximately 0.35 miles to the west of the project site.
STREETS: This project fronts Seneca Ave SW along the north property line and SW 10th Street along the south property
line. The project site takes access from SW 10th Street with three existing driveways.
WATER COMMENTS:
1. There is an existing 1.5” domestic water service and meter (Facility ID No. MTR-017075) serving the existing
building.
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ADVISORY NOTES TO APPLICANT
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a. The preliminary utility plan depicts a new 2'' domestic water service and meter per COR Std. Plan 320.2.
A new 2” reduced pressure backflow assembly (RPBA) is required behind the meter, and it needs to be
installed in an above ground heated enclosure per COR Std. Plan 360.1 or in a suitable location interior
to the building with a drain. Locations interior to the building need to be approved by the Water Utility.
b. If reused, a new 1.5” reduced pressure backflow assembly (RPBA) is required behind the meter, and it
needs to be installed in an above ground heated enclosure per COR Std. Plan 360.1 or in a suitable
location interior to the building with a drain. Locations interior to the building need to be approved by
the Water Utility.
2. There is an existing 8-inch fire service meter, south of the building (Facility ID No. MTR-017076). The existing 8-
inch single check valve backflow prevention device for the fire sprinkler system does not 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 an 8” DCDA (Double Check Detector Assembly) per the City of Renton
standard plan number 350.3, and the DCDA must be installed outside the building in an underground vault to be
located on the private property.
a. The preliminary utility plan depicts a new 8'' fire service line connected to the existing water main on
SW 10th Street, and a 6” DCDA (Double Check Detector Assembly) will be installed per the COR Std. Plan
350.3, which is conceptual acceptable, but the DCDA shall be 8'' instead.
3. The existing fire hydrant is located in the proposed north parking lot. We are fine with continued protection of
the hydrant using bollards along with the elimination of parking stalls in that location.
a. The existing fire hydrant and water valves within the north parking lot are being adjusted and located
within the planting strip with bollard protections. Staff has reviewed the preliminary layout and
determined it is conceptually acceptable.
b. No new fire hydrants are required per RRFA (Renton Regional Fire Authority).
4. All applicable COR standard plans shall be included in the final civil construction plans.
5. If the project proposes to upsize the water meter or additional meters are needed, the development will be
subject to applicable water system development charges (SDC’s) and meter installation fees based on the size of
the new meters for domestic uses and fire sprinkler use. Current fees can be found in the 2024 Development
Fees document on the City’s website.
a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water
fee for a single 1-inch meter is $4,850.00 per meter, 1-1/2-inch meter is $24,250.00, and a 2-inch meter is
$38,800.00.
b. Water Service installation fee is $2,875.00 per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and
$4,735.00 per 2-inch service line.
c. Drop-in meter fee is $460.00 per meter for a 1-inch meter, $750.00 for a 1-1/2-inch meter, and $950.00 for
a 2-inch meter.
d. Credit will be applied to the 1.5’’ existing service if abandoned.
e. Final determination of applicable fees will be made after the water meter size has been determined. SDC
fees are assessed and payable at construction permit issuance. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton.
SEWER COMMENTS:
1. The building floor drains will need to be directed to an oil/water separator system prior to connecting into the
City’s Sanitary Sewer system. Installation of an oil/water separator will be required if there is not an existing
one. The oil/water separator shall be sized in accordance with standards found in the latest edition of the Unifor
Plumbing Code (UPC). The oil/water separator shall drain by gravity to the sewer main and shall be located so
that it is accessible for routine owner maintenance.
2. If the existing sewer service will be reused, no sewer system development charges are applicable. If the
domestic water meter size is required to be upsized or additional meters are required as a result of the project,
applicable sewer SDC fees would be required. Credit would be provided for the existing meter size.
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ADVISORY NOTES TO APPLICANT
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3. The development will be 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.
a. The current sewer fee for a 1-inch meter is $3,650.00 per meter, 1-1/2-inch meter is $18,250.00 and a 2-inch
meter is $29,200.00.
b. SDC fees are payable at construction permit issuance.
c. Credit of the SDC in the amount equal to the SDC fee for the size of the previous water meter, if abandoned,
will be applied.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton.
STORM DRAINAGE COMMENTS:
1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual is
required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to
determine what type of drainage review is required for this site. Based on the City’s flow control map, this site
falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The site falls within the
Black River drainage basin.
a. A preliminary technical information report (TIR) prepared by Kimley-Horn, Inc., dated October 31st,
2023, was submitted by the Applicant with the Land Use Application, which was prepared following the
2022 RSWDM.
b. Core Requirement #2, off-site analysis: A Level 1 downstream analysis was performed on Section D of
the TIR. The downstream drainage paths were field inspected for existing drainage problems and the
analysis concluded there are no drainage issues exist within the study area downstream of the site, and
no predicted drainage or water quality issues will arise as part of the proposed project.
c. Core Requirement #3, per the TIR, WWHM2012 was used to model a detention vault that meets the
Peak Rate Flow Control Standard. A vault of approximately 15,500 cubic feet was proposed for a flow
control facility. Staff has reviewed the preliminary analysis and determined it is conceptually
acceptable, which will be further reviewed during civil construction permit application.
2. Conveyance, 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.
a. The preliminary TIR depicts the new pipe systems are designed with sufficient capacity to convey the
25-year peak flow for the developed condition. The stormwater conveyance system sizing calculations
were completed using Autodesk Storm and Sanitary Analysis (SSA).
b. A privately owned and maintained pump system within the site is proposed downstream of the water
quality facility before discharging to the existing conveyance system. The preliminary TIR depicts that
the pump system will follow all drainage requirements. An emergency power backup plan and response
plan shall be provided, and will be reviewed during the civil construction permit application.
c. The final onsite and offsite conveyance analysis will be further reviewed during the civil construction
permit application.
3. Construction Stormwater Pollution Prevention, Core Requirement #5:
a. A temporary ESC plan is submitted with the land use application, staff has reviewed the preliminary ESC
plan and determined it is acceptable, which will be further reviewed during the civil construction permit
application.
b. A final CSWPP shall be included with the TIR as a portion of the civil construction permit application.
4. Water Quality, RSWDM Core Requirement #8: If the new plus replaced pollution generating impervious (PGIS)
surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment.
a. The preliminary TIR indicates that the total PGIS in more than 5,000 SF, and a Bio Clean Modular
Wetlands Linear is proposed downstream of detention facility to provide enhanced basic water quality
treatment. Staff has reviewed the preliminary analysis and determined it is acceptable.
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ADVISORY NOTES TO APPLICANT
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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 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included
with the land use application, as appliable to the project. The final drainage plan and drainage report must be
submitted with the utility construction permit.
a. The preliminary TIR depicts to use soil amendment for all proposed pervious surfaces to satisfy Core
Requirement #9, On-Site BMPs. Staff concurs with the assessment and will further review as a portion
of the Civil Construction Permit Application.
6. A geotechnical report for the site is required and shall be submitted with the land use application. Information
concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with
recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical
engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration
test to clearly show if the site is suitable or unsuitable for infiltration.
a. A draft geotechnical report by PanGeo Inc dated June 2021 was submitted with the land use application.
The report contains information on soil infiltration rates, groundwater table location, and soil types.
The report concludes there is existing fill material at the site, making it unsuitable for infiltration
facilities.
b. The draft geotechnical report shall be finalized, stamped, and dated by a licensed Geotechnical engineer
during the civil construction permit application.
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. The Applicant must apply for this permit with the Department of Ecology. An active permit is required
before issuance of the Civil Construction Permit.
8. The 2024 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less
than $2,300.00. This is payable prior to issuance of the construction permit and are not vested to the rates at land-
use approval. This fee is subject to change based on the calendar year the construction permit is issued.
TRANSPORTATION/STREET COMMENTS:
1. Since this project is proposing an interior remodel and no new construction or additions valued at over $175,000,
no street frontage improvements or right of way dedication are required.
2. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
3. On-site ramps, sidewalk improvements will be reviewed in conjunction with the civil construction permit and will
require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being
met.
4. 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. 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 Traffic Impact Analysis (TIA) dated May 2024, was prepared by Kimley-Horn, Inc., and submitted with
the land use application.
b. The TIA discussed traffic impacts at a horizon year of 2025. The TIA indicates the development is
anticipated to generate approximately 858 new average daily trips (ADTs) with approximately 19 new
AM peak-hour trips and approximately 42 new PM peak-hour trips. The report evaluates the Level Of
Service (LOS) at four offsite intersections and site access at SW 10th St. The analysis shows all City
intersections are anticipated to operate at LOS D or better in the future with the Development except
for the intersection of Lind Avenue SW at SW Grady Way. This intersection will be implemented with
Adaptive Signal Control Technology Split Cycle Offset Optimization to better distribution of green time
for all movements, which will be provided by a pipeline project of 1905 Raymond Ave. Staff concurs
with the assessment.
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c. The TIA indicates the traffic impact fees of the project will not be required due to the excess credit for
the existing uses. Staff concurs with the assessment, be aware that no refund will be issued.
GENERAL COMMENTS:
1. The fees listed are for 2024. The fees that are current at the time of the respective permit issuance will be levied.
Please see the City of Renton website for the current fee schedule.
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