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Home My WebLink AboutERC_Applicant_Letter_190913.pdf September 13, 2019 Edward Pozniak Architectural Innovations 14311 SE 16th St Bellevue, WA 98007 SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION Swanson Gardner Meyers Office Addition, LUA19-000169, ECF, MOD, SA-A Dear Mr. Pozniak: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance. Please refer to the enclosed ERC Report and Decision for more details. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 27, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. If you have any questions or desire clarification of the above, please call me at (425) 430-7312. For the Environmental Review Committee, Angelea Weihs Associate Planner Enclosure cc: Todd and Polly Gardner / Owner(s) DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT Planning Division 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2 www.rentonwa.gov PLEASE FOLLOW THE DOCUMENT CENTER LINK TO SEE ASSOCIATED PROJECT DOCUMENTS. IF YOU NEED ADDITIONAL ASSISTANCE YOU MAY CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200, EXT. 2. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION DNS: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. DATE OF NOTICE OF ENVIRONMENTAL DETERMINATION: September 13 2019 PROJECT NAME/NUMBER: PR19-000329; Swanson Garden Meyers Addition / LUA19-000169 PROJECT LOCATION: 4512 Talbot Rd S (APN 3123059069) APPLICANT/PROJECT CONTACT PERSON: Edward Pozniak, Architectural Innovations / 14311 SE 16th St, Bellevue, WA 98007 / ed@kapplerhomeplans.com LOCATION WHERE APPLICATION MAY BE REVIEWED: Applicant documents are available online through the City of Renton Document Center website. See also http://bit.ly/2KkIHXD PROJECT DESCRIPTION: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and a street modification in order to convert an existing garage and build a 2,499 square foot addition to and existing 3,583 square foot paralegal office building located at 4512 Talbot Road S (parcel number 3123059069). The subject parcel is 26,294 square feet (0.6 acres) and located within the Commercial Office (CO) zone and Commercial Mixed Use Land Use Designation. The applicant proposes to remodel the existing interior to provide efficient work flow and conference areas, as well as construct the addition for additional paralegal office space. The proposed addition would be located on the south side of the existing building. Both the existing building and proposed addition are single-story. There are 9 existing trees on-site, of which the applicant is proposing to retain 2 of them. The applicant proposes to retain access to the site via an existing curb cut off of Talbot Rd S. The site has a total of 13 existing parking spaces. The applicant proposes to restripe the parking lot to meet parking dimensional requirements; however, no new additional stalls are proposed. No critical areas are mapped on the project site. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on September 27, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLIC HEARING: If the Environmental Determination is appealed, a public hearing will be set and all parties notified. NOTICE DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_ERC Report_Swanson Garden Meyers ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: September 9, 2019 Project File Number: PR19-000329 Project Name: Swanson Gardner Meyers Office Addition Land Use File Number: LUA19-000169, ECF, SA-A, MOD Project Manager: Angelea Weihs, Associate Planner Owner: Todd and Polly Gardner, 9545 Lake Washington Blvd NE, Bellevue, WA 98004 Applicant/Contact: Edward Pozniak, Architectural Innovations, 14311 SE 16th ST, Bellevue, WA 98007 Project Location: 4512 Talbot Road S Project Summary: The applicant is requesting Administrative Site Plan Review, Environmental (SEPA) Review, and a street modification in order to convert an existing garage and build a 2,499 square foot addition to and existing 3,583 square foot paralegal office building located at 4512 Talbot Road S (parcel number 3123059069). The subject parcel is 26,294 square feet (0.6 acres) and located within the Commercial Office (CO) zone and Commercial Mixed Use Land Use Designation. The applicant proposes to remodel the existing interior to provide efficient work flow and conference areas, as well as construct the addition for additional paralegal office space. The proposed addition would be located on the south side of the existing building. Both the existing building and proposed addition are single-story. There are 9 existing trees on-site, of which the applicant is proposing to retain 2 of them. The applicant proposes to retain access to the site via an existing curb cut off of Talbot Rd S. The site has a total of 13 existing parking spaces. The applicant proposes to restripe the parking lot to meet parking dimensional requirements; however, no new additional stalls are proposed. No critical areas are mapped on the project site. Exist. Bldg. Area SF: 3,583 SF Site Area: 26,294 SF (0.6 acres) STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Staff Report to the Environmental Review Committee LUA19-000169, ECF, SA-A, MOD Report of September 9, 2019 Page 2 of 4 SR_ERC Report_Swanson Garden Meyers ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Technical Information Report (TIR) prepared by Core Design, Inc., June 5, 2019 Exhibit 5: Traffic Study Waiver Request Exhibit 6: Advisory Notes C. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Storm Water Impacts: The applicant submitted a preliminary Technical Information Report (TIR) prepared by Core Design, Inc. with the Land Use Application, dated June 5, 2019 (Exhibit 4). Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The site is bordered by Talbot Center to the north, the proposed Weatherly Development to the east and south, and Talbot Road to the west. The total project site is 0.60 acres in size, with the existing building and parking lot on the north half of the site. The site drains west (with an average slope of 6 percent) to the 12-inch storm drain system in Talbot Road that drains north for about 690 feet until S 43rd Street where it heads west for 550 fee t and north for 150 feet through the parking lot of Valley Medical Center. The storm system in Valley Medical Center drains around the south and west sides of the property for about 1,200 feet before discharging into an open channel flowing north to Panther Creek. The report states that there is minimal upstream flow from the property to the east, which is currently forested but planned for development in which all of the stormwater will be managed on site. The proposed development of the property would include an office expansion to the south of the existing office building and frontage improvements, which would include removing the existing 5-foot sidewalk and replacing it with an 8-foot wide sidewalk on the east side of Talbot Road. A new garage/recycle dumpster is proposed to be provided on the south end of the existing parking lot. No additional parking is proposed; however, the applicant proposes to restripe the existing parking stalls. Proposed utility work includes a fire line (installed by the Weatherly Development), a splash block and a perforated roof connection tying into the existing storm drain system in Talbot Road. The proposal adds a total of 4,930 square feet of new plus replaced impervious, therefore the project is exempt from flow control. Water quality treatment would be not required as the project would not add any pollution generating hard surface. DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Staff Report to the Environmental Review Committee LUA19-000169, ECF, SA-A, MOD Report of September 9, 2019 Page 3 of 4 SR_ERC Report_Swanson Garden Meyers A final drainage report complying with the current Renton Surface Water Design Manual (RSWDM) would be required at the time of Civil Construction Permit. It is anticipated that the City’s currently adopted 2017 City of Renton Surface Water Design Manual would mitigate for any potential surface water impacts that would be generated by the project proposal, therefore no further mitigation is recommended at this time. Mitigation Measures: No further mitigation required. Nexus: Not applicable. 2. Noise Impacts: There may be some temporary noise impacts resulting from typical construction activities associated with the proposed expansion improvements, however these impacts are anticipated to be short term in nature. No long term noise impacts are anticipated as no change of use is proposed with the development. Mitigation Measures: None recommended. Nexus: Not applicable. 3. Transportation Impacts: The site currently has 13 parking stalls. The applicant proposes to restripe the existing parking lot; however, no additional stall are proposed. For general office uses, Renton Municipal Code requires a minimum of 2.0 parking spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. The net floor area of the office use was not provided by the applicant; however the gross floor area of the use is approximately 6,082 square feet, which would require a minimum of 12 parking spaces and a maximum of 27 parking stalls. The applicant’s proposal meets parking requirements. Additional parking analysis will be conducted and provided within the administrative site plan review staff report. The applicant submitted a traffic study waiver request with the project application (Exhibit 6). Based on the submitted request, the proposed hours of operation for the office use is Monday through Friday, 7am to 5pm. There are currently a total of 9 employees working onsite, and a total of 13 employees are proposed to work onsite. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Based on the information provided by the applicant, it is not anticipated that vehicle trip for the proposed development will exceed 20 vehicle trips during peak hours; therefore, the traffic study was waived. The proposed project would be responsible for the payment of Transportation Impact Fees at the applicable rate at the time of building permit issuance for the new use less any impact fee previously paid for the land use category of the prior use. In addition, the project will be reviewed for Transportation Concurrency and a finding will be made at the time of Administrative Site Plan Review. It is anticipated that code required impact fees would adequately mitigate transportation impacts for the proposed addition and the existing 13 parking spaces would provide adequate off-street parking for development; therefore no further mitigation is recommended. Mitigation Measures: None recommended. Nexus: Not applicable. 4. Aesthetics Impacts: As the proposal is not a mixed-use development, the Urban Design District D standards would not apply to the land use application. However, a code amendment is under review to require all projects in the Commercial Office (CO) zone to be subject to requirements of RMC 4-3-100, Urban DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Staff Report to the Environmental Review Committee LUA19-000169, ECF, SA-A, MOD Report of September 9, 2019 Page 4 of 4 SR_ERC Report_Swanson Garden Meyers Design Regulations. Based on the timing of proposed code change and the submittal of the building permit, the applicant may be required to comply with urban design regulations. Mitigation Measures: None recommended. Nexus: Not applicable. D. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on September 27, 2019. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Swanson Gardner Meyers Office Addition Land Use File Number: LUA19-000169, ECF, SA-A, MOD Date of Meeting September 9, 2019 Staff Contact Angelea Weihs Associate Planner Project Contact/Applicant Edward Pozniak Architectural Innovations 14311 SE 16th ST, Bellevue, WA 98007 Project Location 4512 Talbot Road S The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Neighborhood Detail Map Exhibit 3: Site Plan Exhibit 4: Technical Information Report (TIR) prepared by Core Design, Inc., June 5, 2019 Exhibit 5: Traffic Study Waiver Request Exhibit 6: Advisory Notes DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resource 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resourceEXHIBIT 2DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resource 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resource 12345678910111213ADA STALLPARCEL BExistingOfficeNew 2,499sfAdditionS 45TH PLTALBOT RD S #1#2#3#5#4#6#8NS#101NS#102#103#104#105#106#9#107#7EXHIBIT 3DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 TECHNICAL INFORMATION REPORT FOR Office Remodel Swanson Gardner Meyers CITY OF RENTON IN KING COUNTY, WASHINGTON Prepared by: First Submittal: Revised: Core No.: Sheri Murata, P.E. June 5, 2019 18242 6/5/19 VESTED TO 2017 CITY OF RENTON SURFACE WATER DESIGN MANUAL Entire Document Available Upon Request EXHIBIT 4 DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 EXHIBIT 5 DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA19-000169 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: Angelea Weihs, 425-430-7312, aweihs@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. Development Engineering: (Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov) 1. See Attached Development Engineering Memo. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. See Attached Renton Fire Authority Memo. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) EXHIBIT 6 DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA19-000169 1. No Comments Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. No Comments Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. No Comments Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 FIRE PREVENTION BUREAU MEMORANDUM ___________________________________________________________________________ DATE:September 5, 2019 TO:Angelea Weihs, Associate Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Comments for Swanson Gardner Meyers Office Addition ___________________________________________________________________________ Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.26 per square foot of additional commercial space. This fee is paid at time of building permit issuance. No fee for existing retained building. Code Related Comments: 1. The preliminary fire flow calculation is 1,500 gpm. A minimum of two hydrants are required. One within 150-feet and one within 300-feet of the proposed building. Existing fire hydrants appear adequate to meet these requirements. One fire hydrant is required within 50-feet of the required fire department connection to the fire sprinkler system. 2. An approved fire sprinkler system is required throughout both the new and existing building areas as it exceeds a total area of 5,000 square feet. An approved fully automatic fire alarm system is required throughout both the new and existing building per local ordinance as it exceeds a total area of 3,000 square feet. Separate plans and permits required by the fire department. Direct access is required into the fire sprinkler equipment room from the outside of the building. Civil water plans do not show a required dedicated connection for a fire sprinkler system. 3. Existing fire department apparatus access roadways are adequate as provided by the public street system and the existing driveway. CT:ct swansongardneraddition DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 c:\users\jchavez\appdata\local\temp\lua19-000169 civil conditions_7805811\lua19-000169 civil conditions.docx DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:August 20, 2019 TO:Angelea Weihs, Planner FROM:Jonathan Chavez, Plan Reviewer SUBJECT:Swanson Garden Meyers Addition 4512 Talbot Road South LUA19-000169 I have reviewed the Land Use Application submittal for the Swanson Garden Meyers Addition project at parcel(s) 3123059069. The applicant is proposing a 2,499 SF addition on an existing 2,876 SF office structure, on a .62 acre lot. EXISTING CONDITIONS The site is approximately .62 acres in size. The site includes an existing structure and parking lot. Water Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the Talbot Hill service area in the 350-hydraulic zone. There is an existing 12-inch City water main (350 hydraulic-zone) located in Talbot Road South (see Water Plan Nos. W-0560 and W-0697) that can deliver a maximum total flow capacity of 4,500 gallons per minute (gpm). There is an existing 16-inch low pressure City water main located in Talbot Road South (see Water plan no. W-0599) that cannot provide adequate water pressure for fire protection. There is a proposed 10-inch City water main with 4- inch water stub to the subject property located at the southeast corner of the property. This water main is to be constructed as a part of the Weatherly Inn project (W- 4036), currently in construction. The site is located outside of an Aquifer Protection Area. The approximate static water pressure is 85 psi at the elevation of 154 feet. There are existing water service(s) to the subject property: o 3/4-inch domestic water meter(s) o 1-inch -landscape irrigation meter Sewer Wastewater service is provided by the City of Renton. Storm There is an existing private stormwater system located within the subject property (see City plan no. R-1937). There is an existing 12-inch stormwater main located in Talbot Road South (see City plan no. R-1937). Streets Talbot Road South is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 89 feet. DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 Swanson Garden Meyers Addition – LUA19-000169 August 21, 2019 Page 2 of 5 CODE REQUIREMENTS 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 the proposed development is 1,500 gpm including the use of an automatic fire sprinkler system. The following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to: a. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DCDA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. b. The “Site and Composite Utility Plan” submitted with the Land Use Application indicated that the 4-inch water stub for the fire sprinkler system will be provided as part of the water main improvements to be constructed by the adjacent development to the south known as the Weatherly Inn Renton. As such, the fire sprinkler system for the new addition to the building cannot be operational until the water mains improvements for the adjacent development are constructed and are operational. A temporary and/or final certificate of occupancy cannot be given until the fire sprinkler system is operational. c. Where the 4-inch water stub passes under the proposed retaining wall, the water pipe shall be installed in a steel casing that extends a minimum of 5 feet past each edge of the retaining wall. d. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). e. The domestic water meter shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. f. A 15-foot utility easement will be required for any water main and for related appurtenances that are not located within the public right-of-way. g. A minimum 10-foot setback is required from the building foundation to the water main. h. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure is over 80 psi. i. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 Swanson Garden Meyers Addition – LUA19-000169 August 21, 2019 Page 3 of 5 2. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 3. The subject property is within the (Valley General) Hospital Special Assessment District #8406 as established by City Ordinance No. 3790, with recording number 8403260504. City records indicate that the applicable assessments have previously been paid in full. 4.FOR NEW OR UPSIZED SERVICES: 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 2019 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. 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 $4,050.00 per meter, 1- 1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00. b. The SDC fee for fire service is based on the size of the fire service line to serve the project. c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,875.00* per service line, a 1-1/2 inch water service is $4,605.00* per service line and for $4,735.00* for each 2-inch water service line. This is payable at construction permit issuance. d. 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. This is payable at issuance of the building. 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. f.Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. SEWER 1. No changes to the existing sewer service is proposed. SURFACE WATER 1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. An offsite analysis will be required. Please ensure that the analysis report follows the guidelines outlined in section 1.2.2 of the RSWM. All new conveyance systems constructed as part of the project must be sized to RSWDM standards with sufficient capacity to convey and contain (at minimum) the 25-year peak flow, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 3. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 Swanson Garden Meyers Addition – LUA19-000169 August 21, 2019 Page 4 of 5 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. The minimum cover over storm pipes beneath vehicle loads is 3’ for PVC, 1’ for ductile iron (DI), and 2” for most other materials. See Table 4.2.1.A2 in the 2017 RSWDM and Standard Plans 220.00 and 220.10 for details. 4. 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 in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 5. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 6. Erosion control measures to meet the City requirements shall be provided. 7.The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. 8. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. The proposed development fronts Talbot Road S along the west property line(s). Talbot Road S is classified as a 3-lane Collector Arterial Road. Existing right-of-way (ROW) width varies along the property frontage. To meet the City’s complete street standards for 3- lane Collector Arterial streets, minimum ROW is 94 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 57 feet (28.5 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2 foot clear space at back of walk, street trees and storm drainage improvements. a. The Transportation Division will allow for the pavement section to be expanded only 5 feet to accommodate a bike lane. The final half street improvements shall be as follows: expanding paved width 5 feet east from existing curb face, a new .5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space back of walk, street trees and storm drainage improvements. 2. Parking lot construction shall be in accordance with City code 4-4-80G. 3. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $10.50 per square foot of general office space. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2 Swanson Garden Meyers Addition – LUA19-000169 August 21, 2019 Page 5 of 5 GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or 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. 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014. 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 2018 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 the existing building. The demo permit shall be acquired through the building department. DocuSign Envelope ID: 4573EC25-45E6-44CC-8BB6-DB73AE7495D2