HomeMy WebLinkAboutExh.28_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
LUA19-000223
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: Matt Herrera, 425-430-6593, mherrersa@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 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: Michael Sippo, 425-430-7298, msippo@rentonwa.gov)
See Attached Development Engineering Memo dated July 13, 2020
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EXHIBIT 28
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ADVISORY NOTES TO APPLICANT
LUA19-000223
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. The fire impact fees are currently applicable at the rate of $964.53 per single family unit. This fee is
paid at time of building permit issuance.
2. The fire flow requirement for a single-family home is 1,000 gpm minimum for dwellings up to 3,600
square feet (including garage and basements). If the dwelling exceeds 3,600 square feet, a minimum
of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is required within 300-feet
of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. There are no existing
hydrants or water mains directly adjacent to this site and they will have to be extended to and within
the site. Proposed site is located within two different water service provider areas, City of Renton and
Coal Creek Water District.
3. 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. Access is required within 150-feet of all points
on the buildings. Maximum grade is 15 percent. Approved fire department turnarounds are required
for dead end roads that exceed 150-feet long. Hammerhead type turnarounds are only allowed for
streets up to 300-feet long. Full 90-foot diameter cul-de-sac is required for dead end streets longer
than 300-feet.
4. Alleyways 1 and 2 exceed the length allowed for hammer head type turnarounds. Applicant shall
either design for full 90-foot diameter cul-de-sac type turn arounds or apply for a variance that would
allow hammer head turn arounds with the use of fire sprinkler systems for all homes located along
Alleyways 1 and 2. See attached email exchange at end of memo.
Technical Services: .
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. The topographic map does not appear to match the aerials we have available. The neighboring home is
represented to be over the property line and in the aerials there is a deck that is not shown on the
map. Any encroachments shall be addressed with the neighboring property owner prior to final plat.
2. Provide proof of extinguishing private easements such as ingress, egress and utilities easements listed
in title report that are no longer needed prior to final plat.
3. Updated title report will be needed with final plat application.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee applies per new dwelling unit as per adopted ordinance.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: July 13, 2020
TO: Matt Herrera, Senior Planner
FROM: Michael Sippo, Development Engineering
SUBJECT: Utility and Transportation Comments for Canopy PUD
Parcel #'s 3345700015, 3345700016, 3345790017, 3345790018, and
3345700020
LUA 19-000223
I have reviewed the application for the Canopy PUDCanopy PUD at APN(‘s) 3345700015, 3345700016,
3345790017, 3345700018, and 3345700020 and have the following comments:
EXISTING CONDITIONS
The site is approximately 10.1 acres in size and is irregular in shape. The existing site has three (3) single
family residential homes on two parcels and the remaining parcels are undeveloped forested sites.
Water The east half of the property is in the Coal Creek Utility District’s water service area. The west
half of the property is in the City of Renton’s water service area. The site is in the Kennydale
service area in the 320 hydraulic pressure zone. There is an existing 12-inch City water main
located in Lincoln Avenue NE (see Water plan no. W-2345) that ends near the south property
line that can deliver a maximum total flow capacity of 2,800 gallons per minute (gpm). The
approximate static water pressure is 105 psi at the elevation of 78 feet. The site is located
outside of an Aquifer Protection Area. The west side of the property is within City of Renton
water service are and the east side of the property is within Coal Creek Utility District.
Sewer Wastewater service is provided by the Coal Creek Utility District.
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Storm There is a short section of existing 18-inch storm drainage pipe conveyance system that crosses
Lincoln Avenue NE (see City plan no. SW-3578). The existing property does not contain
stormwater facilities. Runoff from the existing site includes two (2) single family residences
where no stormwater infrastructure currently exists on-site. Runoff from the site sheet flows
from east to west and flows into the storm drainage system within Lincoln Avenue NE. The
runoff eventually flows to Lake Washington.
Streets Lincoln Avenue NE is a Residential Street with an existing right of way (ROW) width of 60-feet
as measured using the King County Assessor’s Map. The existing street section consists of 24 -
foot roadway section (two 12-foot lanes) with approximately 6-foot shoulder on either side.
NE 40th Street is a Residential Street with an existing right of way (ROW) width of 60-feet as
measured using the King County Assessor’s Map. The existing street section consists of 22-foot
roadway section (two 11-foot lanes) with a vegetative shoulder.
CODE REQUIREMENTS
The project proposes to add 55 single family lots and two detention and water quality vaults with
associated alleys and residential roadways.
WATER
1. All existing private well(s) within the subject property shall be decommissioned in accordance
with the Department of Ecology standards. Submit a Notice of Intent (NOI) to the Department of
Ecology for the decommissioning of the groundwater monitoring well and provide documentation
of the Well Decommissioning Report to the City. The monitoring well shall be decommissioned in
accordance with WAC 173-160-381.
2. The proposed water main improvements as shown on the composite utility civil plan submitted
with the Land Use Application. The project proposes a 12-inch water main extension in Lincoln
Avenue N connecting into the required 10-inch water main extension servicing the west side of
the development. The east side of the property is proposed to be serviced by an 8-inch water
main extension that connects into the Coal Creek Utility District located within NE 40th Street.
Renton Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 1,500 gpm.
3. The following water main improvements are required to provide water service for domestic use
and fire protection for the development per City Code and Development standards (RMC 4 -6-
010B) including, but not limited to:
a. A 15-foot water easement will be required for any water main not located within the
public right-of-way.
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b. Installation of fire hydrants within 300 feet of each lot is required by Renton Regional Fire
Authority. The number and location of new hydrants will be dependent upon the finished
square footage of the homes.
c. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
4. Each lot shall have a separate meter. The project proposes one 1-inch water service line and meter
to each lot, for a total of fifty-five (55) new domestic water service lines and meters.
5. Please refer to City of Renton General Design and Construction Standards for Water Main
Extensions as shown in Appendix J of the City’s 2012 Water System Plan.
6. Adequate horizontal and vertical separation between the new water main and other utilities
(storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the
operation and maintenance of the water main.
7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the
water main is inside a steel casing.
8. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters. Fees quoted below are 2020 fees.
a. Water system development charges for each proposed 1-inch domestic water service is
$4,400.00 per meter. This is payable at construction permit issuance.
9. Drop-in meter fee is $460.00 per meter. This is payable at issuance of the building permit.
10. Additional water system development charges and water meter charges will apply if a landscape
irrigation meter is required and is based on the size of the meter.
SEWER
1. The site is located on the east side of Lincoln Ave NE, which is in the Coal Creek Utility District
sewer service area. Please contact Coal Creek utility regarding the sewer service requirements.
2. The applicant shall obtain a sewer availability certificate from the Coal Creek Utility District and
submit a copy of the certificate to the City with the land use application.
3. A copy of the sewer main improvements plans, approved by Coal Creek Utility District, shall be
submitted to the City as part of the City’s Utility Construction permit.
SURFACE WATER
1. A geotechnical report, dated August 22, 2019, completed by Terra Associates, Inc. for the site has
been provided. Erosion control measures will need to be in place prior to starting grading activities
on the site. The report discusses the soil and groundwater characteristics of the site includ ing a
very brief discussion regarding the infiltration potential and provide recommendations for project
design and construction. The report notes the following on site conditions:
a. A surface stripping depths of approximately 24-inches of organic surface soils and
generally overlying by medium dense to dense sandy silt and silty sand with varying gravel
content (weathered till) overlaying dense sandy silt, silt with sand, and silty sand with
varying gravel content (glacial till) to the terminus of the test pits.
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b. Groundwater seepage was observed in 10 out of 14 test pits at a depth ranging from 1.5
to 9 feet below the existing ground.
i. The proposed grading cuts will intersect the groundwater seepage potentially
resulting in surface flows that will need to be captured and conveyed as not
cause surface flooding. This interflow will need to be addressed as part of the
Civil Construction Permit Application.
Geotechnical recommendations presented need to be addressed within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated April 26, 2019, was
submitted by CORE Design, Inc. with the Land Use Application. Based on the City of Renton’s flow
control map, the site falls within the Flow Control Duration Standard area matching Forested Site
Conditions and is within the East Lake Washington Drainage Basin. The development is subject to
Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual
(RSWDM). All nine core requirements and six special requirements discussed in the Technical
Information Report.
a. Discharge at the Natural Location, RSWDM Core Requirement #1: The existing project
site’s surface water sheet flows to the existing storm drainage system in Lincoln Avenue
NE. The surface water is then directed to a storm drainage culvert crossing Lincoln Avenue
NE at the northwest corner of the site where it eventually flows into Lake Washington via
May Creek. The proposed conveyance system discharges to the same existing culvert
crossing Lincoln Avenue NE at the northwest corner of the site.
b. Off-site Analysis, RSWDM Core Requirement #2: The project off-site analysis evaluated
the upstream and downstream area. The analysis identified that there were no
downstream concerns.
c. Flow Control, RSWDM Core Requirement #3: The proposed detention vault systems shall
be designed in accordance with the RSWDM that is current at the time of civil
construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention
system ensuring that system can withstand fire truck loading. Special inspection from the
building department is required. The project proposes two storm water detention vaults
to address the flow control requirements, one is a combined detention and water quality
vault. One vault is located on the northwest corner of the project north of the entrance
road and the one vault is located south of the entrance road. The following are items that
will need to be addressed as part of the Civil Construction Permit Application:
i. Storm drainage vault control structures shown on the Preliminary Civil Plans do
not match hydraulic model and shall be updated as part of the Civil Construction
Permit Application.
i. Lid and access panels for the detention vault shall be located outside of the ADA
paths and stalls and shall meet the requirements of the RSWDM.
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ii. Use of bypass areas and treatment trades shall meet the requirements of
Sections 1.2.3 and 1.2.8 of the RSWDM.
d. 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.
i. Pipe sizes shown do not appear to have the capacity as required by RSWDM.
Conveyance and backwater analysis shall be provided as part of the Civil
Construction Permit Application.
ii. Pipe connects into the proposed structures shall be evaluated for
constructability as part of the Civil Construction Permit Applications. Details of
structure connections shall be provided.
e. Core Requirements #5 through #7: Core Requirements shall be fully addressed as part of
the Civil Construction Permit Application.
f. Water Quality, RSWDM Core Requirement #8: Based on single family residential use of
the project, Basic Water Quality Treatment is required. The project proposes a combined
detention and water quality storm water vault to meet the water quality assessment. The
vault is located in the northwest corner of the project at the lowest point of the site.
g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required
to help mitigate the new runoff created by this development. A preliminary drainage plan,
including the application of on-site BMPs, has been included with the land use application.
Infiltration has been determined to be infeasible based on the soil composition and
groundwater seepage on site. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
i. Soil Amendments and Tree Retention Credit shall be evaluated as part of the
Civil Construction Permit Application.
ii. Final evaluation of the application of on-site BMPs to the maximum extent
feasible will be completed during civil construction permit review. The applicant
may be required to apply additional on-site BMPs in order to meet the minimum
requirements outlined in Core Requirement #9.
iii. Each single family lot shall be evaluated for the On-Site BMPs as part of the
Building Permit Applications.
h. Aquifer Protection Area, RSWDM Special Requirement #6: The existing site is outside of
the City’s Aquifer Protection Area.
3. 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.
4. A Construction Stormwater General Permit from Department of Ecology will be required since
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
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5. All work proposed outside of the applicant’s property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any permits
being issued.
6. A surface water development fee of $1,900.00 per new single family residence will apply. The
project proposes the addition of 53 new residences (55 new single family homes, 2 existing homes
to be removed). The estimated total fee is $100,700.00. This is subject to final design and payable
prior to issuance of the utility construction permit. Fees quoted are 2020 fees.
TRANSPORTATION
1. The site has frontage on Lincoln Ave NE, a collector arterial street. RMC 4-6-060 includes a
minimum ROW width of 83-feet for a two lane collector arterial street, along with street frontage
elements. The minimum required street improvements on collector arterial as per RMC 4-6-060
includes a travel paved width of 30 feet, 8-feet wide on-street parking lane on both sides, 0.5-foot
wide curbs, 8-foot wide landscaped planters, 8-foot wide sidewalk, 1 to 2 foot wide clear width
back of sidewalk, stormwater improvements, and street lighting. The existing ROW is of varying
width along Lincoln Ave NE. The required half street improvements and the ROW required in the
half street should be provided by the developer. The ROW should include all street and frontage
elements and include the clear width back of the sidewalk. The allowed slope back of sidewalk is
4H: 1V. The plans submitted with the land use application includes a street section of Lin coln
Avenue NE that shows a full pavement width of 32 feet with 0.5-foot curb and gutter, 8-foot wide
planter, 8-foot wide sidewalk, and a varying amount of separation between back of sidewalk and
edge of right of way.
a. The proposed street section does not provide the 8-foot wide parking lane and a 1 to 2-
foot wide clearance between the back of sidewalk and right of way line. A modification
shall be submitted to request these adjustments to the street section.
b. The roadway centerline on the north side of Lincoln (along the ‘straight’ portion of
roadway adjacent to the north site access) shall coincide with the centerline of existing
right of way.
c. Where Lincoln curves east and west, the existing road geometry shall be maintained to
the maximum extent feasible. If additional pavement is added to the western road
shoulder adjacent to the embankments, a guardrail may be required.
2. The site has frontage on NE 40th Street, a residential street. RMC 4-6-060 includes a minimum
ROW width of 53-feet, along with a paved travel roadway width of 26 feet or paved width to
match existing paved width along the corridor (whichever is larger), 0.5-foot wide curb and gutter,
8-foot wide landscaped planters, 5-foot wide sidewalks, drainage improvements, and streetlights
are required to be provided on NE 40th Street. As per RMC 4-6-060, the half street frontage
improvements will be required to be built on NE 40th Street frontage by the developer. The plans
submitted with the land use application includes the required half street improvements with a
minimum of 26-feet of paved travel way.
a. The Draft Traffic Impact Analysis by TENW calls out an inadequate intersection site
distance (ISD) for the proposed access at NE 40th Street/Monterey Place NE. A left-turn
restriction may be necessary to limit left-turns from NE 40th Street onto Monterey Place
NE. Clearing of shrubs and pruning of trees in the ROW along the east side of Monterey
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Place NE, north of this intersection, may improve ISD. ISD shall be evaluated as a part
of the Civil Construction Permit Application.
3. Internal Site Access
a. Per RMC 4-6-060, public residential access street to have minimum paved width of 26 feet
with 0.5 feet wide curb on both sides, 8 feet wide planter on both sides, 5 feet wide
sidewalk on both sides, stormwater improvements, and street lighting. Horizontal and
vertical curves should be designed as per RMC 4-6-060. The curves should also meet the
requirements of the Renton Fire Authority. The maximum vertical grade of residential
streets mentioned in RMC 4-6-060 is 15%, except for within approved hillside
subdivisions. Longitudinal profile of the proposed streets should be provided with the
plans. The maximum slope allowed on either side of sidewalk is 4H:1V. The plans
submitted with the land use application includes the required street improvements and
are below the maximum slope.
b. Per RMC 4-6-060, public alley access street to have minimum paved width of 12 feet, or
20 feet if fire access required, with stormwater improvements. Horizontal and vertical
curves should be designed as per RMC 4-6-060. The curves should also meet the
requirements of the Renton Fire Authority. The maximum vertical grade of residential
streets mentioned in RMC 4-6-060 is 15%, except for within approved hillside
subdivisions. Longitudinal profile of the proposed streets should be provided with the
plans. The maximum slope allowed on either side of sidewalk is 4H:1V. The plans
submitted with the land use application includes the required street improvements and
are below the maximum slope.
i. Alley 2 is proposing 20’ paved width. Since Alley 2 exceeds the length allowed
for hammer head type turnarounds, applicant shall either design for full 90-foot
diameter cul-de-sac type turn around or apply for a modification that would
allow hammer head turn around with the use of fire sprinkler systems. The May
15, 2020 email correspondence from Corey Thomas, Lead Plans Review
Inspector at Renton Regional Fire Authority, to Holli Heavrin, P.E. at Core Design
Inc. Provides approval from Renton Regional Fire Authority for the alley length
exceedance and hammerhead turn-around under the condition that lots 41-47
are equipped with an approved residential fire sprinkler system.
ii. Alley 3 is proposing 16’ paved width with a maximum 11’ tall “redi-rock wall”
adjacent to the alleyway to the west. Located within the alley prism is sewer,
water and storm drainage mainlines and due to the wall height, a guard rail or
similar mechanism will be required for vehicular and pedestrian fall protection.
iii. Alley 3 width may be reduced to a minimum 12’ in order to accommodate site
planning as a result of wall, guardrail, and utility design so long as a minimum
20’ of paved vehicular ‘back-out’ width from the garages and driveways is
maintained. The reduced width must be able to maintain all utility separations.
iv. The wall adjacent to Alley 3 shall provide adequate spacing to accommodate
the width of WSDOT standard guardrail between the back of wall and the
traveled way.
4. All internal public or private street/access shall provide the required minimum horizontal
separation between all wet and dry utilities, and meet requirements of the Renton Fire Authority.
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5. Per RMC 4-6-060, pedestrian curb bulb-outs at required where on-street parking is located.
6. Dead End Streets shall be designed in accordance with RMC 4-6-060. Where dead end streets are
longer than 150 feet but less than 300 feet in length, a hammerhead turnaround or cul-de-sac is
required. Where dead end streets are between 300 feet and 500 feet in length, a cul-de-sac is
required. Turnarounds meeting RMC 4-6-060 and Renton Fire Authority requirements is required
for dead end streets longer than 150 feet. Dead end streets between 300 and 500 feet require a
cul-de-sac.
a. Alley 1 is approximately 320 feet in length and Alley 2 is approximately 390 feet in
length, therefore a cul-de-sac is required or a modification shall be submitted requesting
the use a hammerhead turnaround as what is shown in the plans submitted with the
Land Use Application.
b. For Alley 1, the May 15, 2020 email correspondence from Corey Thomas, Lead Plans
Review Inspector at Renton Regional Fire Authority, to Holli Heavrin, P.E. at Core Design
Inc. Provides approval from Renton Regional Fire Authority for the alley length
exceedance under the condition that lots 1-6 are addressed off of the vault access
hammer-head road and not Alley 1. The final plat shall provide a street name for the
vault access road.
c. For Alley 2, the May 15, 2020 email correspondence from Corey Thomas, Lead Plans
Review Inspector at Renton Regional Fire Authority, to Holli Heavrin, P.E. at Core Design
Inc. provides Fire Authority approval for the alley length exceedance and hammerhead
turn-around under the condition that lots 41-47 are equipped with an approved
residential fire sprinkler system.
7. Driveways shall be designed as per RMC 4.6.060, RMC 4.4.080, RMC 4.7.150, and City standard.
Minimum separation of 5 feet between access and nearest property line.
8. Undergrounding of utilities along all project street frontages is required.
9. Street lighting per City standards is required along the existing street frontage and proposed
internal streets. A street lighting plan and photometric analysis should be submitted at the time
of construction permit submittal.
10. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings. Driveway locations
may need to be adjusted to accommodate the required access ramps.
11. A traffic analysis dated April 24, 2019, was provided by Transportation Engineering Northwest
(TENW). The site generated traffic volumes were calculated using data from the Institute of
Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the trip
rates provided (report assumes 56 single family lots when the land use proposes 55 lots, 55 was
used for the trip calculations), the proposed development would generate approximately 591 net
new average weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 43 net new trips (11 inbound and 32 outbound). During the weekday PM peak
hour, the project would generate approximately 55 net new trips (35 inbound and 20 outbound).
Trips were assigned to the existing City streets at the study intersections based on field
observations by TENW and the proposed configuration of the two site accesses. The Traffic
Impact Analysis evaluated traffic operations at two intersections around the site. The
intersections evaluated were:
a. I-405 Southbound (SB) Ramps / NE 44th Street (unsignalized, SB stop-controlled)
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b. I-405 Northbound (NB) Ramps / Lake Washington Boulevard NE / NE 44th Street
(unsignalized all way stop)
The intersections were evaluated using Level of Service (LOS) methodology under existing
conditions, existing plus project conditions, and future 2021 with and without project conditions.
LOS evaluation was done in accordance with the industry standard 2010 Highway Capacity Manual
(HCM). Study intersections were visited by All Traffic Data Services, Inc. on Tuesday, June 12,
2018 and Wednesday June 13, 2018.
Traffic counts at each of the existing intersections were completed on Tuesday, June 12, 2018
between 7:45 AM and 8:45 AM, and between 4:45 PM and 5:45 PM in 15-minute increments.
Traffic counts at each of the existing intersections were completed on Wednesday, June 13, 2018
between 7:15 AM and 8:15 AM, and between 5:00 PM and 6:00 PM in 15-minute increments.
From this data, existing LOS was determined for each intersection. The report concludes that in
both 2021 “without-project” and “with-project” conditions, the level of service at both
intersections remain unchanged. Both intersections operate at LOS F for left and through stop-
controlled turn movements accessing either the I-405 on-ramps, Lake Washington Blvd NE or NE
44th St. in both the AM and PM peak hours. The westbound left -turn movement from NE 44th
onto the I-405 SB onramp (not stop controlled) operates at LOS B during the AM and PM peak
hours. The southbound right-turn from the SB I-405 offramp onto NE 44th St (stop-controlled)
operates at LOS B during the AM and PM peak hours.
TENW noted that the current plans for the I-405/NE 44th Street interchange include new direct
access ramps, reconstruction of the northbound access ramp to 1-405 from a loop ramp to a new
onramp from Lake Washington Blvd NE, four new roundabouts along local arterials, a new BRT
station in the I-405 median, and a new 200-stall park-and-ride at Lake Washington Blvd N/N 43rd
Street. The project is anticipated to be complete in 2024.
City staff has reviewed the trip generation and trip assignment and found it acceptable. The
report concludes that mitigation will occur via payment of City of Renton tran sportation impact
fees.
a. City Staff concurs that planned systemic improvements by WSDOT and Sound Transit
via the I-405 Renton to Bellevue Widening and Express Toll Lanes and Bus Rapid Transit
(BRT) projects in conjunction with payment of traffic impact fees provides sufficient
mitigation for the project-related impacts to the study intersections.
Site Access Analysis was analyzed for 2 new full accesses from Lincoln Ave NE and NE 40th Street
that would be accessed via the existing intersection of Monterey Place NE/NE 40th Street. LOS
and Queue results at Site Access were determined for the future year 2021 “with -project” AM
and PM peak hour level of service using the methodologies and procedures outlined the 6th
Edition of the Highway Capacity Manual (HCM) and using the Synchro 10.3 software program.
Utilizing the 95th percentile queue (5% exceedance during analysis period) for un-signalized
access, both site access operate at a LOS A or B during both the AM and PM Peak hours with a
queue length of less than 1 vehicle under all scenarios entering and exiting the site.
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b. Based on the results of the Site Access Analysis, City Staff does not recommend
additional mitigation beyond the proposed stop-controlled exit movements from the
site.
Intersection and Stopping Sight Distance (ISD and SSD) was assessed at both proposed site
accesses utilizing the methodology as outlined by the WSDOT sight distance standards for
roadway, intersection, and driveway design. The assessment noted that current WSDOT
methodology and best practices do not add a margin above posted speed (i.e. +5 or +10 mph)
when analyzing ISD and SSD since using the additional margins promote an increase in undesirable
operating speeds. Based on this methodology, both site accesses were analyzed using the 25 mph
posted operating speed resulting in an ISD of 280 feet at both the Lincoln Ave NE and Monterey
Place NE/NE 40th Street accesses. Lincoln Ave NE sight distance was measured 18 feet from the
travel lane whereas Monterey Place NE/NE 40th Street was measured 10 feet from access due to
existing sight obstructions. For Lincoln Ave NE, the analysis concluded that the existing sight
triangle would be sufficiently met through clearing of the existing vegetation and no new
obstructions placed within the prism. For Monterey Place NE/NE 40th Street intersection, the
analysis calls out an inadequate ISD for left turning vehicles exiting NE 40th Street onto Monterey
Place NE. A left-turn restriction may be necessary to limit left-turns from NE 40th Street onto
Monterey Place NE. Clearing of shrubs and pruning of trees in the ROW along the east side of
Monterey Place NE, north of this intersection, may improve ISD. The analysis concluded that
both accesses meet and exceed City stopping sight distance (SSD) standards.
a. City Staff generally concurs with the ISD analysis will provide final evaluation of both
accesses during civil construction permit review based on the detailed engineering
design to determine if additional mitigation measures or turn-movement restrictions
are warranted.
b. City Staff generally concurs with the SSD analysis and will provide final evaluation
during civil construction permit review.
12. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
13. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The 2020 transportation impact fee is $7,820.42
per dwelling unit for single family homes. The project proposes the addition of 53 new residences
(55 new single family homes, 2 existing homes to be removed). The estimated total fee is
$414,482.26. Traffic impact fees will be owed at the time of building permit issuance. Fees are
subject to change. The transportation impact fee that is current at the time of building pe rmit
application will be levied.
14. Transportation Concurrency is under separate cover.
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.
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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. A civil construction permit for the site, utility and street improvements will require a separate
plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A
licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for 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 2020 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. * An additional 5% technology fee will be added to each fee marked with an asterisk (*).
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1
Holli Heavrin
From:Corey Thomas <cthomas@rentonrfa.org>
Sent:Friday, May 15, 2020 9:41 AM
To:Holli Heavrin
Subject:RE: LUA19-000223 - Canopy PUD Fire Approval
Correct, no sprinklers for lots 1-6.
From: Holli Heavrin <hhh@coredesigninc.com>
Sent: Friday, May 15, 2020 9:40 AM
To: Corey Thomas <cthomas@rentonrfa.org>
Cc: Matthew Herrera <MHerrera@Rentonwa.gov>
Subject: RE: LUA19-000223 - Canopy PUD Fire Approval
Thanks Corey, just to confirm, lots 1-6 will not require sprinklers correct? I’ll need to review if there are any other
concerns of addressing of the “hammerhead street” but otherwise I think we’re good.
Holli Heavrin, P.E.
Associate
Engineering Technology Manager
Core Design Inc.
O 425.885.7877
M 206.697.9474
www.coredesigninc.com
From: Corey Thomas <cthomas@rentonrfa.org>
Sent: Friday, May 15, 2020 9:33 AM
To: Holli Heavrin <hhh@coredesigninc.com>
Cc: Matthew Herrera <MHerrera@Rentonwa.gov>
Subject: RE: LUA19-000223 - Canopy PUD Fire Approval
Holli Heavrin,
In response to your request and in support of your proposed project, the Renton Regional Fire Authority offers the
following requirements for fire apparatus access.
Your request for a longer road than code allows for Alley 2 is approved with the condition that all proposed homes
fronting this road are equipped with an approved residential fire sprinkler system. Specifically this condition applies to
Lots numbered 41 through 47. Proposed hammerhead type turnaround is approved.
Your proposed road access for Lots 1 through 6 via the Vault Access road is approved with the condition that these
homes are fronted and addressed off of this street, not Alley 1. Lots 1 through 6 may have garage access off of the
proposed Alley 1, which will not be used for fire apparatus access. Proposed hammerhead type turnaround is approved.
All other proposed lots are fire apparatus accessible from the proposed public street system, Road A and NE 40th Street,
and we find these streets acceptable.
14 RECEIVED
05/26/2020 MHerrera
PLANNING DIVISION
DocuSign Envelope ID: C2073BA0-CA13-4596-8BE6-FB745ABA8D08
2
Corey Thomas
Lead Plans Review Inspector
Renton Regional Fire Authority
425-276-9582
From: Holli Heavrin <hhh@coredesigninc.com>
Sent: Monday, May 11, 2020 3:06 PM
To: Corey Thomas <cthomas@rentonrfa.org>
Subject: LUA19-000223 - Canopy PUD Fire Approval
Hello Corey – As a requirement of our comment letter for the above mentioned project, we are required to reach out
the Renton Fire Authority for written approval of Fire Access as shown. I’ve attached a site plan for your
reference. Matt Herrera noted that he’d already discussed all of this with you but confirmation is needed for the record
and hearing.
Fire Access will be served via the following:
Lots 1-6 - fire access will be via the Vault Access Road in Tract H
Lots 7- 40 and 48-55 will be via Road A
Lots 41-47 will be served via Alley 2
The written confirmation is to accept hammerhead turnarounds on Alleys that extend more than 300 feet. Please
review and let me know if you have any questions, comments or conditions of approval for the attached layout.
A simple email response is acceptable. Thank you!
Holli Heavrin, P.E.
Associate
Engineering Technology Manager
Core Design Inc.
O 425.885.7877
M 206.697.9474
www.coredesigninc.com
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