HomeMy WebLinkAboutEX_11_C_KP_Short_Plat_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA22-000022
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.
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 within 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.
7. 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: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated February 2, 2022
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. The fire impact fees are currently applicable at the rate of $964.53 per single family unit. Credit will be
granted for the removal of the one existing home.
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
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA22-000022
of 1,500 gpm fire flow would be required. A minimum of one new 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
hydrants are not within 300 feet of all the proposed lots. A minimum of one new hydrant will 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. Approved fire department turnaround is required for dead end roads that exceed 150-
feet long. Proposed hammerhead type turnaround is acceptable. Maximum roadway grade allowed is
15 percent.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. None
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. None
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
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 2, 2022
TO: Jill Ding, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: KP Development/38th Street Short Plat
LUA22-000022
I have reviewed the Land Use Application submittal for the 38th Street Short Plat at 1825 NE 38th
Street (KC Parcel ID: 3345700220). The applicant is proposing to subdivide the existing lot into 8
lots for single family homes. The existing home is proposed to be removed.
EXISTING CONDITIONS
The Site is approximately 1.46 acres in size and is trapezoidal in shape. The existing site is
developed with an existing single family residence and a large amount of trees located
throughout the parcel.
Water Water service is provided by the City of Renton. The site is in the Kennydale water
service area in the 320’ hydraulic pressure zone. The approximate static water pressure
is 71 psi at an elevation of 155’. Static water pressure varies based on topography.
There is an existing 12” water main east of the site in Lincoln Avenue NE that can
provide 2,500 gallons per minute (gpm). Reference COR Project File WTR2700400 in
COR Maps for record drawings.
Sewer Sewer service is provided by the City of Renton. There is an existing 8” sewer east of the
site along the western frontage of Lincoln Avenue NE that flows from south to north.
Reference COR Project File WTR2703908 and WWP2702843 in COR Maps for record
drawings.
Storm The site contains an existing single family home surrounded by wooded area. There is no
mapped on-site conveyance system. The current site topography appears to drain the
runoff from the site to the northwest. The site and offsite areas to the northwest
contain moderate and high landslide hazards, high erosion hazard areas, and regulated
slopes up to a 90% grade. There is a 12” public storm drain east of the site along the
eastern frontage of Lincoln Avenue NE that flows from south to north. There is also an
existing stormwater conveyance swale north of the site in NE 38th Street that flows from
east to west.
Streets The proposed development fronts Lincoln Ave NE along the east property line. Lincoln
Ave NE is classified as a Residential Access street. Existing right-of-way (ROW) width is
approximately 60 feet. The proposed development fronts NE 38th Street along the north
property line. NE 38th Street is classified as a Residential Access street. Existing right-of-
way (ROW) width is approximately 60 feet.
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CODE REQUIREMENTS
WATER
1. A minimum of 8” diameter water main extension will be required in NE 38th Street and
all private alleys in the development. The new 8” water mains should connect to the
existing 12” water main in Lincoln Avenue NE. The new water main(s) shall extend to the
southern boundary of the proposed subdivision.
a. A 15-foot utility easement will be required for the new water main(s), hydrants
and water meters within the property.
2. Below is a summary of the existing fire hydrants in the vicinity of the site. Installation of
additional fire hydrants and/or modification of existing fire hydrants may be required by
the Renton Regional Fire Authority (RRFA) to meet development standards.
a. At the northwest corner of the intersection of Lincoln Avenue NE and NE 38th
Street (HYD-NE-01075).
b. Along the western frontage of Lincoln Avenue NE approximately 110’ south of
the site.
3. The new lots shall be served by a new 1” water service with a 3/4" or 1” water meter. A
1” meter is required if the new home contains a fire sprinkler system. The sizing of the
meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing
Code.
4. A backflow prevention assembly shall be installed on private property behind the
domestic water meter. A double check valve assembly (DCVA) is required for water
meters for residential water use. DCVA’s that are 2-inches or smaller shall be installed in
a meter box.
5. A pressure reducing valve is required downstream of the meter if the water pressure
exceeds 80 psi.
6. If irrigation is proposed for the common areas, a landscape irrigation meter and double
check valve assembly is required (DCVA).
7. Civil Construction plans for the water main improvements will be required and must be
prepared by a professional engineer registered 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. Adequate horizontal and
vertical separations between the new water main and other utilities (storm sewer pipes
and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation
and maintenance of the water main. Retaining walls, rockeries or similar structures
cannot be installed over the water main unless the water main is installed inside a steel
casing.
8. 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 on the City’s
website. Current fees 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 1-inch meter is $4,500.00 per meter.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
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February 2, 2022
c. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00*
per service line.
d. Drop-in meter fee is $460.00* per meter for a 1-inch meter. This is payable at
issuance of the building.
e. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at construction permit
issuance.
SEWER
1. The existing on-site septic system serving the existing home shall be decommissioned in
accordance with King County Department of Health and City of Renton standards.
2. New 6” side sewers with a minimum slope of 2% connecting to the existing sewer main
in Lincoln Avenue NE will be required for all lots fronting Lincoln Avenue NE and lots
where a gravity connection is possible. Private utility easements will be needed for any
side sewer that passes through an adjacent lot prior to connecting to the existing sewer
main.
3. For lots where a gravity connection to the existing sewer main in Lincoln Avenue NE is
not possible, individual grinder pumps and force mains will be required for each lot. The
private force main should connect to a 6” sewer stub that is a minimum of 2% in slope.
Private utility easements will be needed for any force main or gravity side sewer that
passes through an adjacent lot prior to connecting to the existing sewer main.
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. The
current sewer fee for a 1-inch meter install is $3,500.00 per meter. Each lot shall have a
separate meter.
SURFACE WATER
1. Drainage plans and a drainage report complying with the adopted 2017 Renton Surface
Water Design Manual (RSWDM) will be required. Refer to Figure 1.1.2.A – Flow Chart in
the 2017 RSWDM to determine what type of drainage review is required for this site.
The site falls within the City’s Flow Control Duration Standard (Forested Conditions).
The site falls within the May Creek drainage basin.
2. There are regulated slope, erosion hazard, and landslide areas found along the western
side of the property. Due to the steep slopes downstream of the project, the project
must comply with the Flood Problem Flow Control standard. Therefore, if stormwater
will be discharged to the steep slope area then the project must match the Flow
Duration of pre-developed rates for Forested Conditions from 50% of the 2-year up to
the full 50-year flow, match Forested Site Conditions for the 2- and 10-Year Peaks, and
match Existing Site Conditions for the 100-Year Peaks.
3. On-site BMPs satisfying Core Requirement #9 will be required for the site and each
individual lots to the extent feasible. On-site BMPs shall be evaluated in order of
preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Final review
and approval of the lot BMPs will be evaluated during the review of the Building Permit
Application.
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4. Any new storm conveyance installed on or off-site shall be designed and sized in
accordance with standards found in Chapter 4 of the 2017 RSWDM. New storm drains
shall be designed to account for the total upstream tributary area, assuming developed
conditions for onsite tributary areas and existing conditions for any offsite tributary
areas. Lot owners shall have full, equal, and undivided private ownership and
maintenance responsibility of any stormwater network constructed on-site outside of
the public ROW. Capture of storm drainage along both site frontages will be required.
a. Each lot must have a direct connection to the storm system.
5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the
applicant will be required to provide basic water quality treatment. All proposed
stormwater facilities shall be designed in accordance with the current RSWDM 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 all proposed
detention and/or water quality vaults.
a. Install additional anaerobic grate for ease of maintenance.
6. The flow control or water quality stormwater facilities may be constructed in the public
ROW and shall be privately maintained by lot owners. The lot owners shall have full,
equal and undivided private ownership and maintenance responsibility of the
stormwater facilities. Maintenance access shall be provided to the inlet, outlet, and any
control or emergency overflow storm structures of the stormwater facility. Per Core
Requirement #1 of the 2017 RSWDM, all stormwater runoff must be discharged at the
natural location and comply with discharge requirements 1, 2, and 3 of Section 1.2.1.
a. Provide capacity calculations for existing ditch. The discharge point must
designed to eliminate any erosion potential downstream.
b. Applicant must apply for an easement with the City to be able to construct and
maintain private facilities in public right-of-way.
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.
8. A Construction Stormwater General Permit from the Washington Department of Ecology
will be required if site clearing equals one acre or more.
9. As of September 28, 2018, the City of Renton has developed a new set of Surface Water
Standard Plans to replace the existing set. These new Surface Water Standard Plans shall
be used in all future drainage plan submittals.
10. The development is subject to stormwater system development charges (SDCs) for the
new lots. The 2022 Surface water system development fee is $2,100.00 for each new
lot. The SDC that is current is due at the time of construction permit issuance.
TRANSPORTATION
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1. Lincoln Avenue NE is classified as a residential access street. Per RMC 4-6-060, the
minimum right of way width for a residential access street is 53’. The minimum paved
roadway width is 26’ consisting of 2 – 10’ travel lanes and 1 – 6’ bike lane. A 0.5’ curb,
8’ planter strip, and 5’ sidewalk are required along both sides of the pavement.
Per the King County Assessor’s Map, the existing right of way width for Lincoln Avenue
NE adjacent to the site is approximately 60’. The existing Lincoln Avenue NE paved
roadway width adjacent to the site is approximately 24’ to 32’. There is no curb and
gutter, planter strip, or sidewalk along the project frontage. The majority of the existing
roadway lies in the western half of the right of way.
Installation of a 0.5’ curb, 8’ planter strip, and 5’ sidewalk will be required along the
frontage. The new curb adjacent to the project site shall be set 18.4’ west of the right of
way centerline. The 8’ planter and 5’ sidewalk should be installed directly behind the
curb. A right of way dedication of approximately 2’ will be required along the project
frontage to accommodate the frontage improvements.
The offset of the frontage improvements and right of way dedication is required to
straighten out the roadway. The required roadway section for Lincoln Avenue NE is
consistent with the required roadway section for Carpenter Short Plat (LUA14-001200)
located to the south of this site.
2. NE 38th Street is classified as a residential access street. The existing right of way for NE
38th Street is only partially improved along the project frontage. The existing roadway
width is approximately 24’ near the intersection with Lincoln Avenue NE. The road
curves within the right of way and serves as an access to the driveways of 1820 and
1825 NE 38th Street. Per the King County Assessor’s Map, the existing right off way
width for NE 38th Street adjacent to the site is approximately 60’.
A half residential access street will be required along the project’s NE 38th Street
frontage. Per RMC 4-6-060, the minimum right of way width for a half residential access
street is 35’. The minimum paved roadway width 20’ consisting of 2 – 10’ travel lanes. A
0.5’ curb, 8’ planter strip, and 5’ sidewalk are required along the project frontage.
a. Show shoulder treatment, retaining wall, and guard rails in profile views.
Guardrails shall be per WSDOT standard specifications. Retaining walls within
public right of way shall be designed per AASHTO standards.
3. A curb return radius of 25’ is required at the intersection of NE 38th Street and Lincoln
Avenue NE.
a. Curb ramps must meet ADA requirements to the maximum extent feasible.
4. If a shared driveway is proposed as part of this development it shall meet the design
standards found in RMC 4-6-060. Shared driveways may be allowed for access to four
(4) or fewer residential lots. Shared driveways shall be wholly in a tract. Shared
driveways shall not be more than 200’ in length. The paved surface shall be a minimum
of 16’ but may be up to 20’ to meet Renton Regional Fire Authority standards. The
maximum grade of the shared driveway shall not exceed 15%. Drainage improvements
per City standards are required along the shared driveway. An access easement shall
cover the entirety of the tract.
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5. Street lighting per City standards is required along the project’s Lincoln Avenue NE and
NE 38th Street frontages as the proposed development is larger than 4 residential units.
A street lighting plan and photometric analysis should be submitted at the time of
construction permit submittal.
6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
7. The transportation impact fee is based on the type of land use. For a single family
dwelling, the 2022 transportation impact fee is $10,861.69. Transportation impact fees
are subject to change based on the calendar year the building permit is issued.
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.
a. Show all retaining walls on profile view. No walls shall be greater than 6’.
3. 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.
a. There are retaining walls above 4 feet and a stormwater detention vault in your
project design.
b. Retaining walls within public right of way shall be designed in accordance with
AASHTO standards. The structural design of these retaining walls shall be
reviewed as part of the Civil Construction Plan Review by a third party reviewer
to be paid for by the applicant as specified by the City of Renton Fee Schedule.
4. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. Provide rim and invert elevations on all drainage and sewer structures.
b. 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.
i. Revise utility plan to show minimum horizontal distance of 10 feet
between storm and water mains.
ii. Revise utility plan to show minimum horizontal distance of 7 feet
between storm and sewer mains.
c. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
i. Revise utility plan to show minimum horizontal distance of 5 feet
between storm pipe and retaining walls, structures, etc.
d. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
5. 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:
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http://rentonwa.gov/business/default.aspx?id=42473
6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
7. A demo permit is required for the demolition of the existing building. The demo permit
shall be acquired through the building department.
8. Fees quoted in this document reflect the fees applicable in the year 2022 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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