HomeMy WebLinkAboutEx_11_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. The applicant 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)
1. See Attached Development Engineering Memo dated August 20, 2021
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ADVISORY NOTES TO APPLICANT
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Fire Authority:
(Contact: Corey Thomas, cthomas@rentonrfa.org)
1. Fire Code Comments:
1. 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. The proposed fire hydrant plan looks acceptable. A minimum
of one new hydrant will be required. Water service provided by King County Water District
90.
2. 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. Dead end streets that exceed 150-
feet in length require an approved turnaround. Proposed hammerhead turnaround looks
acceptable.
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
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ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: August 20, 2021
TO: Alex Morganroth, Senior Planner
FROM: Michael Sippo, Civil Engineer III
Brianne Bannwarth, Development Engineering Manager
SUBJECT: Utility and Transportation Comments for the Brar Short Plat
8054 S 132nd Street, Renton WA 98178
LUA21-000014
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-binding and may be
subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be
revised based on site planning and other design changes required by City staff or made by the applicant.
I have reviewed the application for the the Brar Short Plat located at 8054 S 132nd Street, Renton WA 98178 (APN
214480-0460) and have the following comments:
EXISTING CONDITIONS
The site is approximately 0.75 acres in size and consists of a single parcel. The parcel is rectangular in shape with the long
axis trending in the north-south direction and is bordered by S 132nd Street to the south and residential properties to the
west, north, and east. The southern portion of the property is developed with an existing single-family residence and an
accessory structure in the northwestern portion of the property. The home is accessed from S 132nd Street via a driveway
located on the southwest corner of the property. The site topography slopes moderately from north to south with
regulated slopes on the north side of the property. The site is mainly maintained lawn with some trees and bushes
between the existing home and S 132nd Street.
Water Water service is provided by the City of Renton. The site is in the West Hill service area in the 495 hydraulic
pressure zone. There is an existing 8-inch City water main (see water plan no. W-0613) in S 132nd Street that
can deliver a maximum flowrate of 2,400 gallons per minute (gpm). The static water pressure ranges from about
110 psi at ground level elevation 242 feet to 102 psi at ground level 272 feet. There is an existing ¾-inch water
meter serving the existing house at 8054 S 132nd Street and an existing fire hydrant located along the property
S 132nd Street frontage.
Sewer Wastewater service is provided by the City of Renton. There is an 8-inch wastewater main located in S 132nd
Street that terminates at the southeast corner of the property and does not extend along the project frontage
(S-3685). The existing home is on a septic system with drainfield.
Storm The site contains regulated slopes. The site topography slopes moderately from north to south. There is no
known storm drainage conveyance system on the property. There is a 12-inch stormwater main in S 132nd Street
south of the subject property located along the north side of the existing roadway.
Streets S 132nd Street is classified as a Collector Arterial with an existing right of way (ROW) width of 60’ as measured
using the King County Assessor’s Map. The existing street section contains two (2) approximately 11’ wide east
and west-bound travel lanes with a 9’ paved shoulder along the subject property’s frontage.
CODE REQUIREMENTS
WATER
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1. Proposed water system improvements are required to be shown on the engineering plans submitted with the Civil
Construction Permit Application. Civil plans for the water main improvements will be required and must be
prepared by a registered professional engineer in the State of Washington. 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. The following water system improvements will be required as part of the development:
a. Installation of approximately 300 feet of a minimum 8-inch diameter on-site water main within the
interior residential street (extending to the north extents of the property) connecting to the existing 8”
water main located in S 132nd St.
b. Installation of approximately 80 feet of a minimum 8-inch diameter on-site water main to provide a
connection to the existing 8-inch City water main located at the neighboring property (Parcel ID:
2144800500) to the east.
c. 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.
d. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final
location and number of the hydrants shall be determined by the Fire Authority based on the final site
plan.
e. Installation of a separate domestic water meter and service line (minimum 1-inch in size) to each new
home. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform
Plumbing Code. A double check valve assembly (DCVA) is required behind the domestic water meter if
the buildings are 3-story or more.
f. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure is over
80 psi.
g. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one.
2. The preliminary fire flow demand, per Renton Regional Fire Authority, is 1,000 gpm 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 is required.
a. A minimum 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. The existing fire hydrants are not within 300 feet of all the proposed
new lots. A minimum of 1 new hydrant will be required. The proposal shows a hydrant at the north
extent of the shared private access.
3. There is an existing ¾-inch water meter serving the existing house at 8054 S 132nd Street, Renton WA 98178.
a. The existing meter serving the 8054 residence will require replacement and/or relocation due to the
location of the existing meter falling within the required frontage improvements. If the water meter
service line crosses the storm water vault, a minimum of 1.5-feet of vertical clearance shall be provided
between the vault and the service line.
b. Depending on the extent of the relocation, the existing water service line may need to be c ut and
abandoned. A water cut and cap permit will be required as part of the Civil Construction Permit
processing, and City forces will perform the work.
2. 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.
3. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is
inside a steel casing.
4. Adequate separation between utilities is required. Minimum separation between water and all other utilities is
10-feet horizontal and 1.5-feet vertical.
5. 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 2020
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ADVISORY NOTES TO APPLICANT
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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 3/4 x 5/8-inch or 1-inch meter is $4,450.00 per meter.
b. The SDC fee for fire service is based on the size of the fire service line to serve the project (if required).
c. Water service installation charges for each proposed domestic water service is applicable. Water Service
installation for a 3/4 x 5/8-inch or 1-inch water service line is $2,875.00* per service line. This is payable
at construction permit issuance.
d. Drop-in meter fee is $460.00* per meter for a 3/4 x 5/8-inch or 1-inch meter. This is payable at issuance
of the building.
e. SDC fees are assessed and payable at construction permit issuance and are not vested to the rates at
land-use approval.
SEWER
1. The existing septic drain field located at 8054 S 132nd St will need to be decommissioned and removed in
accordance with Washington State Department of Health Requirements.
2. Proposed sewer main improvements are required to be shown on the engineering plans submitted with the Civil
Construction Permit Application. Civil plans for the sewer main improvements will be required and must be
prepared by a registered professional engineer in the State of Washington. The following sewer main
improvements will be required as part of the development:
a. Public sanitary sewer shall be extended along the entirety of the project frontage to the west.
i. A sanitary sewer manhole shall be constructed at the west terminus of the sanitary sewer main
extension.
b. Public 8-inch sanitary sewer shall be extended to the north along the length of the shared private access
to provide sewer service to the lots.
c. A 15-foot utility easement will be required for any sewer main that is not located within the public right-
of-way.
3. The existing side sewers serving the subject parcel will be required to be capped and abandoned during site
development. New side sewers shall be installed to serve each individual property.
a. A sewer cut and cap permit will be required for the exiting sewer stub that will not remain in service.
b. A separate side sewer will be required for each building. All new sewer stubs shall be a minimum of 6”
and shall run at a slope of at least 2% to the main. Any buildings which cannot achieve a gravity
connection will need a private lift station(s).
4. The development is subject to applicable wastewater system development charges based on the size of the new
domestic water to serve each lot. These fees will be collected at individual lot building permit application.
a. The development is proposing connection of 3 new homes and 1 existing home that was previously on
septic.
b. SDC fee for sewer is based on the size of the new domestic water meters to serve the project. The fees
for 2021 will be increasing to $3,450 per 1” meter.
c. SDC fees are payable at construction permit issuance and are not vested to the rates at land-use
approval.
SURFACE WATER
1. A geotechnical report, dated August 3, 2020, completed by South Sound Geotechnical Consulting, 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 including infiltration potential and
provides recommendations for project design and construction. The geotechnical report notes “Infiltration to
assist in stormwater control will be difficult at this site. The presence of dense glacial till at fairly shallow depth
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will limit infiltration to lateral flow through the upper silty sand and weathered till horizons. Infiltration systems
will be limited to shallow dispersion facilities as allowed by the city.” Geotechnical recommendations presented
need to be address within the Civil Construction Permit Application including, but not limited to, the permanent
cut and fill slope onsite shall not exceed 2:1.
2. Preliminary Drainage Plan and Technical Information Report (TIR), dated November 2020, completed by AHBL, for
the site has been submitted. Based on the City’s flow control map, this site falls within the Flow Control Duration
Standard area matching Forested Site Conditions and is within the West Lake Washington – Seattle South 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 the six Special Requirements have been discussed in
the Technical Information Report.
a. Offsite Analysis, RSWDM Core Requirement #2: A level one downstream analysis shall be provided to
identify if the proposed project shall meet any applicable problem-specific requirements related to
downstream drainage problems.
i. A Level 1 downstream analysis was performed on February16, 2021. The downstream drainage
path was field inspected for existing drainage problems and the analysis concluded there are no
existing drainage problems within 0.25 miles of site discharge to the City conveyance system.
The final engineering plans and Level 1 downstream analysis will be reviewed as a portion of
the Civil Construction Permit Application.
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. Separate structural plans will be required to be submitted for review and approval under a
separate building permit for the detention and/or water quality vault. Special inspection from the building
department is required. The project proposes a detention vault to address the flow control requirements.
The following are items that will need to be addressed as part of the Civil Construction Permit Application:
i. Ensure report identifies that the flow control BMP shall be based on Flow Control Duration
Standard area matching Forested Site Conditions. Project Overview, Section 1.1 Purpose and
Scope, Paragraph 2, notes that Peak Rate Flow Control Standard will be met.
ii. The private detention system shall be located a minimum of 10 feet from any adjacent utility
and shall be outside of any public utility easement. Location of vault, and/or utilities, will need
to be adjusted as needed to meet this requirement.
iii. All Targeted area not able to be routed to the detention vault shall be modeled as bypass area
(i.e. unmitigated flow directed to the projects downstream point of compliance). The
preliminary design utilizes a combination of mitigation Trades and bypass of runoff from
upstream non-target surfaces. The final engineering plans and technical information report will
need to clearly demonstrate that the design is in accordance to Sections 1.2.3.2.F (Bypass of
Runoff from Non-Target Surfaces) and 1.2.3.2.G (Mitigation Trades) of the 2017 RSWDM.
iv. The project proposes to use Storm Tank, a proprietary detention system, to provide storm water
detention on-site. The City has approved the use of this type of facility on a previous project
(Walker Auto Dealership, C19002207) and suggest this project be reviewed and show how the
detention system was able to provide access and meet the maintenance requirements. The
following link will allow you access to the approved Civil Construction Plans and Technical
Information Report for this project:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=1401715&dbid=0&repo=CityofRent
on
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.
i. Utility separation will need to be provided. This includes separation between storm drainage
mains the proposed detention vault.
ii. Upstream storm drainage flows will need to be captured and routed to the downstream system.
This conveyance system shall be included as part of the Civil Construction Permit Application.
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d. Water Quality, RSWDM Core Requirement #8: Based on the residential use of the project, Basic Water
Quality Treatment is required. The project TIR identifies the use of a proprietary system meeting GULD
approval will be used to address basic water quality menu. This has been confirmed on the Preliminary
Storm Drainage Plan submitted with the land use application that identifies the StormFilter which does
meet GULD approval for Basic Water Quality.
i. A full design of the proprietary system is required with the Civil Construction Permit Application.
e. 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. The final drainage plan and drainage report
must be submitted with the civil construction permit application.
i. 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 to meet the minimum requirements outlined in Core Requirement #9.
For instance, Reduced Impervious Surface Credit appears to be feasible on the individual lots
and will need to be fully evaluated as part of the Single Family Building Permits and shall be
noted as part of the TIR submitted with the Civil Construction Permit Application.
3. 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.
4. The development is subject to stormwater system development charge (SDC) fee.
a. The 2021 stormwater SDC fee is $0.800 per square foot of new impervious surface, but no less than
$2,000.00. This portion of the fee will be assessed to all new impervious surface areas (frontage, streets,
private access, and sidewalks). Additionally, each new single family residence will be subject to a rate
of $2,000 per lot.
b. SDC fees are payable prior to issuance of the construction permit and are not vested to the rates at
land-use approval.
TRANSPORTATION
1. S 132nd Street is classified as a Collector Arterial with an existing right of way (ROW) width of 60’ as measured
using the King County Assessor’s Map. The existing street section contains two (2) approximately 11-foot wide
east and west-bound travel lanes with a 9’ paved shoulder along the subject property’s frontage. To meet the
City’s complete street standards for collector arterial streets, the minimum ROW width would be 83 feet (2 travel
lanes) requiring a ROW dedication of up to 11.5 feet. The project proposes to construct the following required
frontage improvements to match the Earlington Townhomes project to the east along the entire S 132nd Street
frontage:
a. 11.5 feet of ROW dedication.
b. The Earlington Townhomes project to the east was constructed under the 2-lane scenario. The half street
section will include (1) 10-foot westbound travel lane, (1) 5-foot westbound bike lane, 8-foot parking strip
(approx. halfway along frontage extending west), 0.5-foot curb, 8-foot planter strip with street trees, 8-
foot sidewalk, and 2-foot clear space.
c. Undergrounding of the existing and proposed electrical and communication line is required per RMC 4-
6-090, Utility Lines – Underground Installation.
2. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public
right-of-way, with at least sufficient frontage to comply with the zoning width dimensions, and the subject lots
are not created by a subdivision of ten (10) or more lots. The project appears to meet the requirements of shared
driveway requirements outlined in RMC 4-6-060J.
3. Current City of Renton standards require a turnaround for dead -end streets greater than 150 feet. Dead-end
streets measured between 150 and 300-feet may utilize a hammerhead turnaround meeting the requirements
for emergency services access, including a 25-foot radius and a length of 45’. Reference RMC 4 -6-060H. The
project proposes the required hammerhead and the design shall be approved by the Renton Regional Fire
Authority.
4. Street grades shall not exceed 15 percent.
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5. Project is required to meet ADA requirements for pedestrian access routes.
a. An ADA access ramp from the terminus of the sidewalk on the west side of the frontage to the paved
roadway shoulder shall be installed.
6. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2.
b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower
end with positive drainage discharge to restrict runoff from entering the garage.
c. 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. In accordance with Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, the project
will produce 3 additional PM Peak Hour Vehicle Trips (1 PM Peak Hour Trip per new single-family home).
Therefore, the project will not require a traffic impact analysis.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
a. Based on the proposed utility and roadway design submitted as part of the land use, full overlay of S
132nd Street along the property frontage may be required.
9. Street lighting is not required for a 4-lot short plat per the RMC 4-6-060.F.1.a.
10. Payment of the transportation impact fee is applicable on the construction of the development at the time of
application for the building permit.
a. The 2021 rate of transportation impact fee is $10,861.69 for each new home.
b. Traffic Impact Fees are payable prior to issuance of the building permit and are not vested to the rates
at land-use approval.
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. 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 2021 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.
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