HomeMy WebLinkAboutEx_09_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 5 LUA21-000273
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.
Fire:
(Contact: Corey Thomas, cthomas@rentonrfa.org)
1.Existing hydrant may be relocated to an approved location. Eliminating this hydrant is not an option.
Protective bollard posts will be required all around the hydrant.
DocuSign Envelope ID: 3CB3A7A8-E3D0-4C56-A6E9-3567A8E14069
ADVISORY NOTES TO APPLICANT
Page 2 of 5 LUA21-000273
2.Fire department apparatus access roadways are required within 150-feet of all points on the building.
Fire lane signage required for any on site roadways. Required turning radius are 25-feet inside and 45-
feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a
30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. Fire lane
signage required per code.
Development Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1.See Attached Development Engineering Memo dated September 1, 2021
DocuSign Envelope ID: 3CB3A7A8-E3D0-4C56-A6E9-3567A8E14069
ADVISORY NOTES TO APPLICANT
Page 3 of 5 LUA21-000273
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 1, 2021
TO: Jonathan Chavez, Development Engineering
FROM: Alex Morganroth, Planning
SUBJECT: 600 SW 10th Street – Parking Lot Improvements
600 SW 10th Street
LUA21-000273
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 land use application submittal for the 600 SW 10 th Street Parking Lot Improvement: parcel(s)
2146000050.
EXISTING SITE CONDITIONS
WATER The proposed redevelopment project is within the City of Renton’s water service area and in the Valley 196-
pressure zone. There is an existing 12-inch water main that runs through the parking lot, from the north, jogs east, then
south along the east property line. Please refer to city water project plans no. W-0424.
SEWER Sewer service is provided by City of Renton. There is an existing 8-inch diameter sewer main (see City plan no. S-
0091) located in SW 10th Street.
STORM The site contains high seismic hazard areas. The site topography is generally flat.
STREET SW 10th Street is a 4-lane Industrial Access Road, with an existing Right-of-Way (ROW) width of 60 feet.
CODE REQUIREMENTS
WATER
Existing Water Services:
•There is an existing 1.5-inch domestic water meter, south of the building (MTR-020323).
o The existing backflow prevention device for the domestic service must meet current standards as
required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking
Water Regulations, the building must have a 1.5-inch RPBA (Reduced Pressure Backflow Assembly). The
RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The
RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the
location is approved by the City Plan Reviewer and City Water Utility Department.
•There is an existing 1.5-inch irrigation water meter, south of the building (MTR-020322).
•There is an existing 8-inch fire service meter, south of the building (MTR-020325).
DocuSign Envelope ID: 3CB3A7A8-E3D0-4C56-A6E9-3567A8E14069
ADVISORY NOTES TO APPLICANT
Page 4 of 5 LUA21-000273
o The existing backflow prevention device for the fire sprinkler system must meet current standards as
required by Washington State Department of Health (WAC 246-290-490). In accordance with Drinking
Water Regulations, the building must have an 8” DCDA (Double Check Detector Assembly). Per the City
of Renton standard plan number 360.2, the DCDA must be installed outside the building in a vault. It
may also be installed inside the building at a location pre-approved by the water utility Cross Connection
Specialist.
a.Please contact Mick Holte, Cross Connection Specialist, by email mholte@rentonwa.gov or by phone at
(425) 430-7207 to verify that your building is equipped with an approved DCDA, or for any questions
regarding these requirements.
1.The existing hydrant is located in the proposed parking stalls. We are fine with continued protection of the hydrant
using bollards along with the elimination of parking stalls in that location. We are also fine with a relocation of
the hydrant to the adjacent proposed planting strip.
a.The existing hydrant is shown located in a channelized area where no parking will be allowed. Bollards
are called-out to protect the existing hydrant.
2.There are two 12” water valves in the proposed parking stalls. We are fine with stalls located over the valves
provided that a valve marker per COR Std. Plan 330.1 is installed in the planting strip adjacent to the valve
locations.
a.Markers are not called out on the conceptual Civil Plans. Markers must be called out in the updated Civil
Plans, to be submitted at the Civil Permit Application stage of the project.
3.Existing fuel tanks require a Renton Fire Authority Permit to be removed.
4.As the existing water services will be reused, no water system development charges are applicable.
SEWER
1.Existing side sewers:
a.Southwest of the building:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=2207148&dbid=0&repo=CityofRenton&searc
hid=775ef427-9d13-49bc-9a9d-467938fc6567
2.As the existing sewer services will be reused, no sewer system development charges are applicable.
SURFACE WATER
1.A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM)
will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard
area matching Existing Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart
to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage
review along with stormwater improvements in the frontage are required to be provided by the developer.
a.A preliminary Technical Information Report (TIR) by Kimley-Horn & Associates was submitted with the
Land Use Application. The report provides information on all 9 Core Requirements and 6 Special
Requirements.
2.Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in
accordance with the City adopted SWDM.
3.Storm drainage improvements along all public street frontages are required to conform to the City’s street and
stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in
accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream
tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas.
4.If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required
to provide enhanced basic water quality treatment. 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.
a.The Applicant is proposing a Bio Clean Modular Wetlands System for enhanced basic water quality
treatment, per Core Requirement #8. Applicant must provide detail of system, showing Department of
DocuSign Envelope ID: 3CB3A7A8-E3D0-4C56-A6E9-3567A8E14069
ADVISORY NOTES TO APPLICANT
Page 5 of 5 LUA21-000273
Ecology GULD approval. Sizing of detention and water quality facility is undersized based on the cfs
assumption of a pre-developed till grass condition. The actual characteristics of the existing pervious
landscape is that of pasture. Applicant can model the new landscaping as pasture provided that soil
amendments be used for all new pervious landscaping.
5.Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created
by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section
C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included
with the land use application, as applicable to the project. The final drainage plan and drainage report must be
submitted with the utility construction permit application.
6.A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site
exceeds one acre. Applicant must obtain permit and provide proof prior to Civil Permit issuance.
a.The Applicant must apply for this permit with the Department of Ecology. An active permit is required
before issuance of the Civil Construction Permit.
7.A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section
C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations
of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report
should also include information concerning the soils, geology, drainage patterns and vegetation present shall be
presented in order to evaluate the drainage, erosion control and slope stability for site development of the
proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation,
landslide, slippage, or excess surface water runoff.
a.A geotechnical report by PanGeo Inc was submitted with the land use application. The report contains
information on soil infiltration rates, groundwater table location, and soil types. The report concludes
the there is existing fill material at the site, making it unsuitable for infiltration facilities.
8.Erosion control measures to meet the City requirements shall be provided.
9.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.
10.The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less
than $2,000.00. Fees that are current will be charged at the time of permit issuance.
TRANSPORTATION
1.IF this project is proposing an interior remodel and no new construction or additions valued at over $150,000, no
street frontage improvements or right of way dedication are required.
2.The applicant submitted a Traffic Memo from Gibson Traffic Consultants Inc., dated November 19, 2021. The
memo states that the existing use currently generates 360 daily trips, 85 of those during the peak hours. The
proposed project will not generate any new trips, therefore a Traffic Impact Analysis is not required.
3.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
GENERAL COMMENTS
1.All civil construction permits for utility and street improvements will require separate plan submittals. All utility
plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please
visit the Development Engineering Forms page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
2.A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
3.Additional Building Permit Applications will be required for the following:
a.Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040.
b.Detention vaults for storm water flow control.
c.Demo of any existing structures on the project site(s).
4.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.
DocuSign Envelope ID: 3CB3A7A8-E3D0-4C56-A6E9-3567A8E14069