HomeMy WebLinkAboutEX07_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000169
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: 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. 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.
5. 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 17, 2021
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit. This fee is
paid at building permit issuance. Credit will be granted for any existing homes that are removed o r
retained.
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. Water is provided by
King County Water District 90; a water availability certificate will be required. Applicant has not shown
Exhibit 7
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000169
any preliminary water plan to show compliance with minimum fire hydrant requirements. It appears
one new fire hydrant may be required.
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. Access is required within 150-feet of all points on
the buildings. Applicant is showing a proposed 16-foot-wide shared access that does not meet
minimum fire code requirements. They can apply for a variance to provide approved fire sprinkler
systems in both homes if they desire, they have not made this known to the fire department and have
not expressed it in this plan. If fire sprinkler systems are provided in each home, the department
would approve a variance from 20-feet to 16-feet wide access road.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. None
Building:
(Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov)
1. None
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 17, 2021
TO: Jill Ding, Senior Planner
FROM: Nathan Janders, Civil Engineer II
SUBJECT: Hardy Short Plat
857 Field Ave NE
LUA21-000169
I have reviewed the application for the Hardy Short Plat located at 857 Filed Ave NE and have the
following comments:
EXISTING CONDITIONS
The site is approximately 15,130 square feet in size and is rectangular in shape. The site currently contains
a single family home and outbuilding. The site is fronted by Field Ave NE to the East with private property
to the West, South and North.
WATER: The proposed development is within King County Water District 90’s water service area.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8 -inch
gravity wastewater main Field Ave NE (record drawing S-371301), located south of the proposed
site, conveying wastewater south. The existing home is not connected to the City sewer system.
STORM: There is an existing 12-inch public stormwater main on the west side of Field Ave NE (record
DWG R-265604) conveying runoff north. There is no existing on site stormwater conveyance
system.
STREETS: The proposed development fronts Field Ave NE along the east property line. Field Ave NE is
classified as a Residential Access street. Existing right-of-way (ROW) width, according to the King
County Assessor Map, is 60 feet. There is an existing rolled curb with approximate 5-foot
sidewalk along the property frontage.
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WATER COMMENTS
1. Water service is provided by King County Water District 90.
2. Applicant shall obtain a water availability certificate from the District and provide it with the civil
construction permit submittal.
3. Review of the water plans will be conducted by King County Water District 90 and the Renton
Regional Fire Authority.
4. Plans approved by King County Water District 90 shall be routed to the City for final review prior
to permit issuance.
SEWER COMMENTS
1. A minimum 8-inch sewer main extension will be required to extend from the existing 8-inch main
in Field Ave NE (manhole facility ID: MH6323) to the northernmost property line. Sewer main
extensions shall be in accordance with RMC 4-6-040.
2. Individual sewer stubs from the sewer main and an individual side sewer serving lots 1 and 2 shall
be provided. All new sewer stubs shall conform to the standards in RMC 4-6-040 and City of
Renton Standard Details.
a. Proposal indicates a single sewer stub that appears to service both lots. Individual stubs
and side sewers shall be provided for lots 1 and 2. A stub serving lot 2 may be installed
in a joint trench with the stub for Lot 1 either in Tract A or along lot 2’s frontage with
Field Ave NE.
3. The site is served by a private on-site-septic system. The septic system shall be abandoned in
accordance with King County Department of Health regulations and the Renton Municipal Code.
4. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. Current fees can be
found in the 2021 Development Fees Document on the City’s website. Fees will be charged
based on the rate at the time of construction permit issuance.
a. The current sewer fee for is $3,450.00 per 1-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8373700&dbid=1&repo=CityofRenton
5. The East Renton Interceptor Special Assessment District (SAD) is applicable on the project. The
SAD has reached its maximum assessment and is $316.80 per lot. Fees are due at the time of
construction permit issuance.
6. The Honey Creek Special Assessment District (SAD) is applicable on the project. The SAD does
not accrue interest and is assessed at $250.00 per lot. Fees are due at the time of construction
permit issuance.
STORM DRAINAGE COMMENTS
1. A geotechnical report dated January 6, 2021, completed by Cobalt Geosciences, was provided
with the Land Use Application. The report discusses the soil and groundwater characteristics of
the site and provides recommendations for project design and construction. Geotechnical
recommendations presented in this report do not support the use of infiltration.
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2. Core Design, with the Land Use Application, submitted a Preliminary Drainage Plan and Technical
Information Report (TIR), dated March 10, 2021. Based on the City of Renton’s flow control map,
the site falls within the Flow Control Duration Standard- Matching Forested and is within the
Lower Cedar River Drainage Basin. The report is based on a Full drainage review and Core
Requirements 1 thru 9 and the six Special Requirements have been discussed in the Technical
Information Report.
a. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an
offsite analysis report that assesses potential offsite drainage and water quality impacts
associated with development of the project site. The preliminary TIR submittal includes a
Level 1 Downstream Analysis.
b. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time
of civil construction permit application. The project proposes a public detention vault
within an easement on lot 1.
i. See core requirement #6, the facility should be private.
ii. The civil plans and the basin area appear to indicate a bypass area, however,
the basin map includes non-target impervious surface. If a mitigation trade is
being proposed applicant shall demonstrate compliance with section 1.2.3.2.G.
Non-target impervious surfaces may bypass the facility as described in section
1.2.3.2.F.
c. 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. The proposal indicates that an analysis will be
addressed during final design.
i. A conveyance capacity analysis shall be provided as part of the TIR included with
the Civil Construction Permit application.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal
indicates that a plan will be addressed during final design.
i. A CSWPP plan shall be provided as part of the TIR and construction plans
included with the Civil Construction Permit application.
e. Maintenance and Operations, Core Requirement #6: The proposal indicates that a
maintenance and operation manual will be addressed during final design.
i. The proposed construction plans identify a public stormwater facility. Based on
the information included in the preliminary submittal the facility meets the
definition of Drainage Facilities to be Maintained by Private Parties in section
1.2.6 and should therefore be considered private. A declaration of covenant and
grant of easement for the facility and conveyance system will be required for a
private system.
f. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000
square feet of pollution generating impervious surface that is not fully dispersed and less
than 0.75 acre of pollution generating pervious surface that is not fully dispersed require
water quality. The proposal claims a surface area exemption and therefore does not
provide water quality.
i. The proposal identifies 6,191 SF of rooftop and 3,201 SF of shared/private
driveways which exceeds the exemption criteria and would require basic water
quality treatment. In order for rooftops to not be considered pollution
generating a Leachable Metals covenant shall be included with the Civil
Construction Permit.
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g. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required
to help mitigate the new runoff created by this development. The proposal discusses the
feasibility of each BMP as listed in section 1.2.9.2.1 Small Lot BMP requirements.
i. Each BMP feasibility shall be explicitly assessed with specific infeasibility criteria
cited where not feasible.
ii. Applicant may be able to obtain facility sizing credits for core requirement #3
based on review and implementation of BMP’s per section 1.2.9.4 of the
RSWDM.
2. There is a 2021 system Development Charge of $2,100 per new single family residence. SDC fees
are payable at construction permit issuance.
a. A credit will be applied if the existing house is demoed.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of
$150,000. The proposed development fronts Field Ave NE along the east property line.
a. Field Ave NE is classified as a Residential Access street. Per the King County Assessors
Map, existing right-of-way (ROW) is 60 feet. Per RMC 4-6-060 complete street standards,
a Residential Access street requires a minimum ROW width of 53 feet that includes a
paved roadway width of 26-feet, a 0.5-foot curb, an 8-foot landscape strip, a 5-foot
sidewalk, street trees and storm drainage improvements. To meet the City’s Complete
Street Standards and to retain the existing curb line, ROW dedication of approximately 3
feet is required pending final survey.
i. The proposal identifies a 3 foot dedication, however, proposed plans show that
3-feet of dedication is more than what is necessary to install the required
improvements. Dedication for ROW improvements only needs to extend to the
back of sidewalk; applicant should verify dedication requirement with survey.
2. Street lighting improvements are not required for projects consisting of two (2) to four (4) units
for residential.
a. Based on information provided in application it is exempt from street lighting upgrades.
3. Shared driveways are allowed for access up to 4 lots provided at least one of the four (4) lots abuts
a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not
created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as
outlined in RMC 4-6-060J. Shared driveways shall be within a tract; the width of the tract and
paved surface shall be a minimum of sixteen feet (16'); the Fire Department may require the tract
and paved surface to be up to twenty feet (20') wide. If a shared driveway abuts properties that
are not part of the subdivision, an eight foot (8') wide landscaped strip shall be provided between
the shared driveway and neighboring properties.
a. Proposal indicates a 29 foot wide tract which is acceptable.
4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
5. The 2021 Transportation Impact Fee per single family dwelling is $10,861.69. The transportation
impact fee that is current at the time of building permit application will be levied, payable at
building permit issue. A credit for the existing home will be applied.
GENERAL COMMENTS
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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 fee schedule.
2. 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.
3. 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.
4. Please see the City of Renton website for the Construction Permit Application and Construction
Permit Process and Submittal Requirements. Please contact the City to schedule a construction
permit intake meeting.
5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground in accordance with RMC 4-6-090. The construction of these franchise
utilities must be inspected and approved by a City of Renton inspector.
6. Retaining walls that are 4’ 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.
7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Trench Restoration and Street Overlay Requirements.
8. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements.
a. 7-feet minimum horizontal and 1-foot vertical separation between storm and
other utilities is required with the exception of water lines which require 10-
feet horizontal and 1.5-feet 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.
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