HomeMy WebLinkAboutEX_10_C_Advisory_Notes_v1DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000344
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 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.
Development Engineering:
(Contact: Nathan Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated September 28, 2021
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
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 existing fire
hydrants are within 300 feet of all the proposed new lots. Water is provided by King County Water
District 90; a water availability certificate will be required.
2. 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 or
retained/altered.
3. Fire department apparatus access roadways are adequate from the existing city streets.
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 per Ordinance 5670 applies.
Exhibit 10
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 28, 2021
TO: Jill Ding, Senior Planner
FROM: Nathan Janders, Civil Engineer III
SUBJECT: Singh 6th Street Short Plat
603 Nile Ave NE
LUA21-000344
I have reviewed the application for the Singh 6th Street Short Plat located at 603 Nile Ave NE and have the
following comments:
EXISTING CONDITIONS
The site comprises three existing parcels 1023059170, is approximately 20,037 square feet in size and is
rectangular in shape. The site currently contains a single-family home and outbuilding. The site is fronted
by Nile Ave NE to the east, NE 6th St to the south, and private property to the west 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 located in NE 6th St with a portion of the line extending onto the parcel
within an easement (see record drawing S-318718 and KC recording number 20051027001006).
There is an existing 15 foot wide easement extending along the west property line from the
existing manhole to the north property line (see KC recording number 20200930002934). There
is an existing 8-inch gravity wastewater main located in Nile Ave NE to the south of the project
(see record drawing S-318718). The existing home is not connected to the City sewer system
however a sewer stub permit (SS20002311) and a side sewer permit (SS20002312) were
previously issued.
STORM: The site is generally sloped from the northeast to the southwest. There is an outfall at the north
property line abutting Orcas Ave NE. There is an existing conveyance ditch along the north side
of NE 6th St (see record drawing R-318723).
STREETS: The proposed development fronts NE 6th St along the south property line. NE 6th St is classified
as a Residential Access street. Existing right-of-way (ROW) width, according to the King County
Assessor Map, is 51 feet however the centerline is offset and approximately 30.5 feet of ROW
fronts the property. The proposed development fronts Nile Ave Ne along the east property line.
Nile Ave NE is classified as a collector arterial street. The existing ROW width, according to the
King County Assessors Map, is 60 feet.
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September 28, 2021
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 the existing 8-inch sewer main
in Nile Avenue NE to the northernmost property line. Sewer main extensions shall be in
accordance with RMC 4-6-060. Any sewer main on private property will require a 15 ft wide public
utility easement.
a. The proposed utility plan depicts the sewer main extension.
2. Individual sewer stubs from the new sewer main and individual side sewers are required for each
lot. All new sewer stubs shall conform to the standards in RMC 4 -6-060 and City of Renton
Standard Details.
a. The proposed layout shows the side sewer from lot 1 passing through lot 2. A private
utility easement will be required and is depicted on the plans. Alternatively a
connection to the sewer main in Nile Ave NE with use of an approved grinder pump
would be acceptable.
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 2022 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 $3,500.00 per 1-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. An SDC fee has previously been paid as part of permit SS20002311 for the existing lot,
therefore only one SDC fee will be applied.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8187848&dbid=1&repo=Cityo
fRenton
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.
a. An SAD fee has previously been paid as part of permit SS20002311 for the existing lot,
therefore only one SDC fee will be applied.
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September 28, 2021
STORM DRAINAGE COMMENTS
1. A geotechnical report dated April 29, 2021, completed by Innovative Geo-services, LLC, 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 support the use of infiltration in the
upper 4 feet of the soil.
2. AP Consulting Engineers PLLC, with the Land Use Application, submitted a Preliminary Drainage
Plan and Technical Information Report (TIR), dated May 13, 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 May Creek 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 proposal claims an exemption from the
facility requirement contending that there is no more than a 0.15 CFS difference in the
sum of developed 100 year peak flow and the sum of the predeveloped 100 year peak
flow.
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 only describes the on-site 6-inch
lines.
i. An 8-inch culvert is proposed under the new driveway for lot 2 and at the
southwest corner under the sidewalk. A conveyance capacity analysis shall be
included with the TIR submit as part of the civil construction permit for these
pipes. Further note the minimum pipe size is 12-inch and minimum cover
defined in section 4.2.1.1.
ii. The existing conveyance ditch appears to be re-routed through a new open
channel. A conveyance capacity analysis shall be included with the TIR submit
as part of the civil construction permit. Further note that the channel shall be
designed in accordance with section 4.4.1 of the RSWDM.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal
includes a CSWPP plan.
e. Maintenance and Operations, Core Requirement #6: The TIR indicates that the
stormwater features are private and includes an operation and maintenance manual.
f. Financial Guarantees and Liability, Core Requirement #7: All persons constructing any
surface water facilities (including flow control/water quality, conveyance systems,
erosion control and road drainage) are to post with the City a surety device. The
preliminary TIR indicates that a surety device is not anticipated.
i. A Bond Quantity Worksheet shall be provided with the civil construction permit
application and a construction bond in the amount identified in the worksheet
shall be provided prior to civil permit issuance.
g. 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
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September 28, 2021
than 0.75 acre of pollution generating pervious surface that is not fully dispersed require
water quality. The TIR indicates that the project is exempt from water quality as less than
5,000 square feet of pollution generating impervious surface is proposed.
i. The pollution generating impervious surface is a total for the complete project.
Table 2 lists the roof areas and driveways as 5,809 SF. In order for the rooftops
to not be counted as pollution generating impervious surface a leechable metals
covenant must be recorded. A draft copy of the covenant should be included
with the civil construction permit submittal.
h. 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.
2. There is a 2022 system Development Charge (SDC) of $2,100 per new single family residence. SDC
fees are payable at construction permit issuance.
a. An SDC fee has previously been paid as part of permit SW20002313 for the existing lot
addition and no further SDC fee will be applied.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of
$150,000. The proposed development fronts Nile Ave NE along the east property line, NE 6th Pl
along the south property line, and private property along all other sides.
a. The proposed project fronts NE 6th St along the south property line. NE 6th St is classified
as a Residential Access street with an existing ROW of approximately 51-feet per the King
County Assessors Map, however the centerline is offset and approximately 30.5 feet of
ROW fronts the property. Per RMC 4-6-060, the minimum ROW width for a Residential
Access street is 53-feet that includes a 26-foot paved road (13 feet from centerline), a 0.5-
foot curb, an 8-foot planting strip, a 5 foot sidewalk, street trees and storm drainage
improvements.
i. However, the City has reviewed this section of NE 6th St and found that the
existing street section includes an approximate 28 foot paved road (14 feet from
centerline). The existing curbline shall be retained and therefore half street
improvements shall include a 14 foot paved road, a 0.5 foot curb, an 8 foot
planting strip a 5 foot sidewalk, street trees and storm drainage improvements.
b. The proposed project fronts Nile Ave NE along the west property line. Nile Ave NE is
classified as a collector arterial street with an existing ROW of approximately 60 feet per
the King County Assessor Map. Per RMC 4-6-060, the minimum right-of-way width for a
Collector Arterial street with 2 lanes is 83 feet that includes a 46 foot paved road (23 feet
from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees
and storm drainage improvements.
i. However, the adopted Renton Trails and Bicycle Master Plan includes a modified
street section for the portion of Nile Ave NE fronting the site. The street section
reduces the pavement width to 44 feet (22 feet from centerline) which includes
one 11 foot travel lane in each direction, one 12 foot two-way turn lane, one 5
foot bike lane in each direction and no on-street parking. The modified street
standard requires a minimum ROW of 73 feet. Half street improvements shall
include a pavement width of 22 feet, a 0.5 foot curb, an 8 foot planting strip a 5
foot sidewalk, a 1 foot clear space at back of walk, street trees and storm drainage
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improvements. Dedication of approximately 6.5 feet will be required pending the
final survey.
1. A modification request was submit with the land use application for the
above listed improvements with a dedication of 6.2 feet instead of 6.5
feet. The street section calls for a 1 foot clear space at the back of walk
which is intended to provide space to repair and maintain the sidewalk.
Given that the reduction in dedication would only reduce the clear
space but still provide sufficient space to maintain it and that all other
half street improvements are being installed, staff recommends
approval of the modification and a reduction in dedication from 6.2 feet
to 6.0 feet.
2. The applicant shall demonstrate that the existing ADA ramp, which is not proposed to be altered,
conforms to current ADA standards else the ramp shall be demoed and constructed such that it
conforms to current ADA standards.
3. Street lighting improvements are not required for projects consisting of less than four (4) homes.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
6. The 2022 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 issuance.
GENERAL COMMENTS
1. The fees listed are for 2022. 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 fo r 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.
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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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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000344
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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