HomeMy WebLinkAboutEx08_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000154
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: Jill Ding, 425-430-6598, jding@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 wh ere
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 with in 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.
Development Engineering:
(Contact: Nathan Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated May 11, 2021
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire impact fees are applicable at the rate of $829.77 per single family unit. This fee is paid p rior to
recording the plat. Credit is granted for the removal of the one existing home.
2. 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 fire
Exhibit 8
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000154
hydrants in this area. The existing water mains appear undersized and will need to be replaced. A
water availability certificate is required from King County Water District 90.
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. Fire access roadways shall be constructed to
support a 30-ton vehicle with 75-psi point loading. Approved apparatus turnarounds are required for
dead end roads exceeding 150-feet. An approved hammerhead type turnaround is allowed for dead
end streets up to 300-feet long.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None at this time.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. None at this time.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None at this time.
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None at this time.
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 11, 2021
TO: Jill Ding, Senior Planner
FROM: Nathan Janders, Civil Engineer II
SUBJECT: Skyhorse Short Plat
16327 SE 132nd St
LUA21-000154
I have completed a preliminary review of the application of the above-referenced proposal located at
parcel 1323059053 and 1457500023, and have the following comments: The applicant is proposing to
subdivide the lots into 8 single family lots with two tracts for drainage and open space. All existing
structures on the parcels will be removed. Permits must be obtained from King County Water District 90
for the installation of the new water main within the right of way. Additional Right of way permits are
required from King County for the storm and sewer main extensions.
EXISTING CONDITIONS
The Site is approximately 2.50 acres in size and is rectangular in shape with a 60 foot right of way
separating the two parcels. The existing site is developed with an existing single family residence and a
large amount of trees located throughout the parcel.
Water The proposed development is within the Water District 90’s water service area. A water
availability certificate from the Water District 90 has been provided as part of the land
use application.
Sewer Sewer service is provided by the City of Renton. There is an existing sewer manhole
(Facility ID MH5625) just south of the intersection of 166th Avenue SE and SE 136th
Street located within parcel 1323059038 (Liberty High School) that is intended to
provide sewer service to the properties to the north. The City has an existing easement
on Parcel 1323059038 for this future connection. Reference Project File WWP27003621
in COR Maps for record drawings. Wastewater in this main continues to flow
approximately 400 feet to the south before connecting to the Liberty Lift Station.
Storm Runoff along SE 132nd St is conveyed north by a shallow ditch to the City of Renton
boundary. There is no on-site drainage system. Drainage from the site either infiltrates
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May 11, 2021
or sheet flows north and south of the property. The northern half of the property
slopes to the north while the southern half of the property slopes to the south.
Streets The proposed development fronts SE 132nd St along the North property line and
unimproved 164th Ave SE right of way separates the two parcels running north and
south. Both streets are classified as Residential Access. Existing right-of-way (ROW)
width is approximately 60 feet.
CODE REQUIREMENTS
WATER
1. The proposed development is within the Water District 90’s water service area. Approved water
plans from the Water District 90 must be provided to the development engineering project
manager prior to start of site work. The project must meet all Fire Department requirements
including hydrants and fire flow.
SEWER COMMENTS
1. The development is subject to system development charges (SDCs) for sewer service. The SDC
for sewer service is based on the size of the domestic water service. The 2021 sewer SDC for a
lot with a 3/4" or 1” water meter is $3,450.00 per lot. SDCs are due at the time of construction
permit issuance.
2. The development is located in the Central Plateau Interceptor Special Assessment District (SAD).
The development is subject to fees related to this SAD. The SAD Fee has reached its maximum
assessment at a rate of $538.48. SAD fees are due at the time of construction permit issuance.
3. The development is proposing to install a 10 inch sewer main extension from the northwest
property limits to connect to the city manhole (SSMH5625) located at Liberty High School.
The route will begin on the nothwest end of the property and will continue to the south along
164th Ave SE. Once sewer reaches SE 135th St the will need to run the sewer line from the west
side of the road to the east side meeting at the intersection at 166th Ave SE. Sewer main the
need to extend from the intersection to the SSMH located (SSMH 5625).
a. The extension of this main is located within King County Right of Way. On behalf of the
applicant, the City will apply for a franchise permit with King County for installation of
the sewer main within King County right-of-way. The applicant is responsible for
ensuring plans meet the requirements of King County and will be responsible for any
corrections as required by the County. The applicant is responsible for all fees
associated with obtaining the permit. The permit shall be issued prior to start of site
work.
4. Each lot will require an individual sewer service line. The service lines shall be designed and
installed in accordance with the City standards. The service line shall flow by gravity to the main
where possible. The minimum service line size is 6” constructed at a minimum of 2% slope.
5. The downstream lift station is appropriately sized for this development. No capacity analysis or
modification to the lift station is required.
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STORM DRAINAGE COMMENTS
1. The development is subject to stormwater system development charges (SDCs). The 2021
stormwater SDC is $2,000.00 per lot. The SDC will be collected for each new lot. SDCs are due
at the time of construction permit issuance.
2. A Drainage Plan and Technical Information Report (TIR), dated October 27, 2020, was submitted
by Encompass Engineering with the Land Use Application. Based on the City of Renton’s flow
control map, the site falls under Flow Control Duration Standards (Forested Conditions). The
south portion of the site is located within the Lower Cedar River and the north portion of the
site is located in the May Creek drainage basin. The development is subject to a Full Drainage
Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). The TIR
was completed in accordance with the standards found in the 2017 Renton Surface Water
Design Manual (RSWDM). All nine core requirements and the six special requirements have
been discussed in the Technical Information Report.
a. The development is proposes to install a stormwater detention vault located on the
Northeast corner of the proposed development with a 12-inch discharge to the north
May Creek Drainage Basin. The Storm water vault has been sized assuming that no BMP
credits will be used for the individual build lots.
i. The proposed calculations assume an impervious surface area of 4,000 square
feet per lot. The applicant proposes to include the maximum impervious limit on
the short plat for recording. If the applicant would like to have more coverage
than 4,000 square feet of effective impervious surface, they will need to adjust
the vault calculations accordingly.
b. The development is also proposing to install a stormwater detention vault located on
the Southeast corner of the proposed development with a 12-inch discharge to the
north Cedar River Drainage Basin. The Storm water vault has been sized assuming that
no BMP credits will be used for the individual build lots.
i. The proposed calculations assume an impervious surface area of 4,000 square
feet per lot. The applicant proposes to include the maximum impervious limit on
the short plat for recording. If the applicant would like to have more coverage
than 4,000 square feet of effective impervious surface, they will need to adjust
the vault calculations accordingly.
c. On-site BMPs satisfying Core Requirement #9 will be required for the site. On-site BMPs
shall be evaluated in order of preference by feasibility as described in Section C.1.3 of
the 2017 RSWDM. Applicant need to provide what type of BMPs they propose for the
project. Per the Geotechnical report submitted by Earth Solutions NW, Limited
infiltration may be possible.
3. A Geotechnical Report, dated August 24th, 2017, completed by Earth Solutions NW for the site
has been provided. The submitted report describes two different sections of soil characteristics.
Based on the report the site contains an underlayment of predominately glacial till deposits. It
was observed to have multiple locations of fill. Groundwater seepage was not observed at any
of the test pit locations. The Geotechnical report mentions that limited infiltration is feasible
due the types of soils that are located onsite. The Geotechnical engineer suggests that the soils
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should be used to accommodate construction of rain gardens, bio retention and other limited
infiltration or Low impact development facilities with a recommended infiltration rate of 0.8
inches per hour. The project is proposing to install permeable pavement for the sidewalks and,
as part of individual building permits, install limited infiltration facilities to satisfy core
requirement #9.
4. Storm drainage improvements along all public street frontages are required to conform to the
City’s street standards. New storm drains are designed and sized in accordance with the
standards found in Chapter 4 of the 2017 Renton Surface Water Design Manual.
5. A Construction Stormwater General Permit from the Washington Department of Ecology is
required as site clearing will exceed one acre. A copy of the permit shall be provided to the
development engineering project manager prior to start of site work.
6. A right-of-way permit shall be obtained from King County for installation of stormwater utilities
within King County. A copy of the permit shall be provided to the development engineering
project manager prior to start of site work.
7. The south basin drainage path and discharge point is nearly identical to that proposed by the
Maple Highlands Plat, LUA18-000633. The Hearing Examiners’ decision for LUA18-000633, dated
March 24, 2019, identifies condition of approval #1 as needing comply with mitigation measures
issued as part of the January 11, 2019 Determination of Non-Significance Mitigated; this
decision requires the applicant shall install a new downstream drainage system prior to any
construction stormwater discharging offsite to the east. Given that the south basin drainage
path is nearly identical to the east as identified for Maple Highlands, staff recommends a similar
condition of approval: the applicant shall install a new downstream drainage system prior to any
construction stormwater discharging to the south.
TRANSPORTATION/STREET COMMENTS
1. The 2021 transportation impact fee is $10,861.69 per single family home. Fees are payable at
the time of building permit issuance for each individual home.
2. Shared Driveways shall be designed in accordance with the residential access street standards
found in RMC 4-6-060. The minimum right of way width for a shared driveway is 16 feet. The
minimum paved section width is 16-feet.
3. 164th Ave SE is classified as a residential access road. Per RMC 4-6-060, the minimum right of
way width for a residential access street is 53 feet. The minimum paved roadway width is 26
feet which includes 2 – 10-foot travel lanes and 1 – 6-foot parking lane. A 0.5-foot curb, 8-foot
planter, and 5-foot sidewalk are required along both sides of the roadway. The required
intersection turning radius is 25 feet when intersecting with another residential access street
and 35 feet when intersecting with an arterial street. Street grades shall not exceed 15%. 164th
Ave SE has a current right of way width of 60 feet, therefore no dedication shall be required.
4. SE 132nd St is classified as a residential access road. Per RMC 4-6-060, the minimum right of way
width for a residential access street is 53 feet. The minimum paved roadway width is 26 feet
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which includes 2 – 10-foot travel lanes and 1 – 6-foot parking lane. A 0.5-foot curb, 8-foot
planter, and 5-foot sidewalk are required along both sides of the roadway. The required
intersection turning radius is 25 feet when intersecting with another residential access street
and 35 feet when intersecting with an arterial street. Street grades shall not exceed 15%.
a. Right of Way dedication of 30 feet is required for a future extension of SE 132nd St east
of 164th Avenue SE to the eastern property boundary.
b. Applicant is required to construct frontage improvements throughout SE 132nd St.
However the city staff has recommended a fee in lieu option for the portions of SE 132nd
St that are located east of 164th St since the full extension of the roadway to the east is
not anticipated in the near future and there are no lots fronting on the proposed right of
way.
5. Street lighting is required along all public street frontages. Required streetlights shall be per City
standards.
6. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9 feet and the
maximum width of a double loaded garage driveway is 16 feet. If a garage is not present, the
maximum driveway width is 16 feet. Driveways shall not be closer than 5 feet to any property
line.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
GENERAL COMMENTS
1. The fees listed are for 2021. 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 development fee schedule.
2. All Utilities along the property frontages are required to be underground.
3. Retaining walls that are 4 feet or taller from bottom of footing and stormwater detention vaults
will require a separate building permit. Structural calculations and plans prepared by a licensed
engineer will be required as part of the building permit review.
4. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
5. A separate plan submittal will be required for a construction permit for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington.
6. Please see the City of Renton Development Engineering website for the Construction Permit
Application and Construction Permit Process and Submittal Requirements. Please contact the City
to schedule a construction permit intake meeting.
7. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more
information.
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