HomeMy WebLinkAboutEx19_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000391
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: Clark Close, 425-430-7289,cclose@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. Multi-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 January 13, 2022.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Comments based on the assumption that these units will be built under the International Residential
Code. 2018 Washington State Amendment requires townhome buildings over 4 units be fully fire
sprinklered.
Exhibit 19
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000391
a. The fire flow requirement for the proposed townhomes is 2,500 gpm for the largest six-unit
building, assuming they are built with non-rated construction. Fire sprinkler systems are now
required for townhomes over 4 units by state amendment. Three fire hydrants are required.
One within 150-feet and two within 300-feet of each of the proposed buildings. There are some
existing hydrants within 300-feet of the proposed homes. It appears water main extensions and
additional hydrants will be required. Insufficient fire flow exists at this location at present time.
Four hour fire walls are required also in order to lower the fire flow requirements to this level.
b. The fire impact fees are applicable at the rate of $829.77 per townhome unit. This fee is paid at
building permit issuance. Credit will be granted for the removal of the existing homes.
c. Fire department apparatus access roadways are adequate from the existing public street.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
2. Vine Maples are not a satisfactory replacement tree. Only single stemmed trees will be accepted as
replacement trees.
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
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CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Land Use
Files\2021\LUA21-000391
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: January 13, 2022
TO: Clark Close, Senior Planner
FROM: Jonathan Chavez, Civil Engineer III
SUBJECT: Jefferson Highlands Townhomes
APNs: 7227801560, 7227801485 and 7227801555
LUA21-000391
I have reviewed the Land Use Application submittal for the Jefferson Highlands project at 1518
Jefferson Avenue NE, 1524/1526 Jefferson Avenue NE, and 1513/1515 Kirkland Avenue NE. The
applicant is proposing a unit lot subdivision of 3 existing lots to build 18 townhome units on a
total of approximately 1 acre.
EXISTING CONDITIONS
The site is approximately 1 acre in size. The site includes 3 parcels, each of which contain one
duplex plus one outbuilding.
Water Water service is provided by City of Renton. The site is in the Highlands service area in
the 565 hydraulic pressure zone. The site is outside of the City’s wellhead protection
areas. There is a new 12-inch City water main being installed in Jefferson Avenue NE
that will deliver a maximum total flow capacity of 2,500 gallons per minute (gpm). There
is an existing 10-inch City water main located in Kirkland Ave NE (see Water plan no. W-
1878) that can deliver a maximum total flow capacity of 2,500 gpm. The approximate
static water pressure is 82 psi at the elevation of 376 feet. There are 3 existing ¾-inch
domestic water meters, one meter for each the 3 residences on the properties.
Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch
concrete gravity wastewater main located in Jefferson Avenue NE (see City plan no. S-
1114). There is an existing 8-inch concrete gravity wastewater main located in Kirkland
Avenue NE (see City plan no. S-1114).
Storm There are 12-inch stormwater mains located in Jefferson Ave NE. Runoff from the
existing site includes two duplexes where no stormwater infrastructure currently exists
on-site.
Streets Jefferson Avenue NE is a Residential Access Street with an existing right of way (ROW)
width of 50 feet as measured using the King County Assessor’s Map. Kirkland Avenue
NE is a Residential Access Street with an existing right of way (ROW) width of 60 feet as
measured using the King County Assessor’s Map. There is an existing sidewalk located
on both sides of the development.
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January 13, 2022
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CODE REQUIREMENTS
WATER
Based on the Renton Regional Fire Authority’s review comments on the submitted information
for the land use application, the fire flow requirement for the proposed townhomes is 2,500 gpm
for the largest six-unit building, assuming they are built with non-rated construction. Fire sprinkler
systems are now required for townhomes over 4 units by state amendment. The following water
main improvements will be required to provide water service for domestic use and for fire
protection to meet the fire flow demand of 2,500 gpm:
1. Installation of off-site and on-site fire hydrants. The location and number of hydrants will
be determined by the Fire Authority based on the final fire flow demand and final site
plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire
department connection (FDC).
a. Based on the fire flow demand of 2,500 gpm, there will need to 3
hydrants within 300 feet of the buildings fronting both streets.
2. Installation of a separate water service and meter for each unit. The sizing of the meter
shall be in accordance with the most recent edition of the Uniform Plumbing Code.
a. Provide a solution for how individual water services would be
maintained and repaired, without damaging infiltration beds.
b. Applicant may need to install the service lines inside larger PVC sleeves
across and under the infiltration beds.
c. Applicant shall obtain water permits for the City-installed water
services, and request that these services be installed prior to
construction of the curbs, sidewalks and Bio-Retention planters along
both property frontages.
3. All residential domestic water meters shall have a double check valve assembly (DCVA)
installed behind on the meter on private property per City Standards (if townhomes
exceed 2-stories in height).
a. A 2nd DCVA will be required inside the townhomes directly after the
domestic system branches off to the fire sprinklers. This 2nd DCVA can be
omitted IF the plumbing/sprinkler plans show a “flow-through” system.
4. Installation of a separate water meter for landscape irrigation.
5. A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter.
DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger
shall be installed in an exterior vault per City Standard Plan 320.4.
6. A pressure-reducing-valve (PRV) is required behind each water meter because the water
pressure is over 80 psi.
7. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped
with one.
8. Retaining walls, rockeries or similar structures cannot be installed over the water main
unless the water main is inside a steel casing.
9. Civil plans for the water main improvements will be required and must be prepared by a
registered professional engineer in the State of Washington. A civil plan showing the
preliminary water main extension shall be submitted with the land use application.
10. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
11. 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
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January 13, 2022
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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 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 SDC fee for water is based on the size of the new domestic water to serve the
project. The 2022 water fees are $4,500.00 per 1-inch meter.
b. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation fee is $2,875.00* per 1-inch service line. Fee
is payable at permit issuance.
c. Drop-in meter fee is $460.00* per 1-inch meter, $750.00 per 1-1/2-inch meter,
and $950.00 per 2-inch meter. Meters larger than 2-inches are set by the
contractor and a processing fee of $220 is required. Fee is payable at permit
issuance.
d. A credit for the water system redevelopment fee will be issued for the existing
water service to be cut can capped as part of the project.
e. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at permit issuance.
SEWER
1. The existing side sewers (if applicable) will be required to be cut and capped at the main
during demolition of the properties. New side sewers shall be installed to serve each unit.
The existing stubs are old concrete stubs and may not be re-used, this includes the sewer
stub servicing APN: 7227801555.
2. The sewer main in Jefferson Ave NE will need to be extended to the full southern extent
of the property. A new manhole shall be installed at the end of the mainline. The existing
manhole may need to be replaced depending on the condition.
3. Applicant will need to survey locate the existing sanitary sewer main along the west
property line to determine the actual location from the property line. A 10-ft public sewer
easement will be required depending on the final survey location.
4. A separate side sewer will be required for each unit. All new sewer stubs shall be a
minimum of 6” and shall run at a slope of at least 2% to the main.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size and number of new domestic water services to serve
the project. The current sewer fee for a 1-inch meter install is $3,500.00 per meter. A
redevelopment credit of the wastewater system development charges will be applied to
the meter(s) to existing homes, if applicable, if they are abandoned and capped at the
main line.
SURFACE WATER
1. A drainage report complying with the current version of the City of Renton Surface Water
Design (RSWDM) Manual will be required. Based on the City’s flow control map, the site
falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions
and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow
chart to determine the type of drainage review required in the RSWDM.
a. A drainage report by Encompass was submitted with the land use application.
The report states that full infiltration will be provided to mitigate the new plus
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January 13, 2022
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replaced impervious areas. The geotechnical report must be updated to support
this proposed BMP.
2. Maintenance access is required for the proposed stormwater tract 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. A BioClean stormwater biofiltration system is being proposed to treat the new
plus replaced pollution generating impervious area. For the new roof area, a
Leechable Materials Covenant will need to be provided with the Civil Permit
Application.
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 in order of preference by feasibility 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.
a. The Applicant’s engineer has proposed full infiltration trenches, bioretention,
and permeable pavement as BMPs to help mitigate the new plus replaced
impervious surface areas. In order to receive the appropriate credits for
infiltration, please address the geotechnical report comment below (8.a).
6. A Construction Stormwater Permit from Department of Ecology is required as clearing
and grading of the site exceeds one acre. Applicant must obtain permit and provide proof
prior to Civil Permit issuance.
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 Riley Group was submitted by the project Applicant.
The report provides measured infiltration rate of 4.08 inches/hour and a design
infiltration rate of 1.6 inches/hour for TP-5. TP-5 bore report for property 1518
Jefferson Avenue NE shows soils characteristics more suitable for limited
infiltration. In addition, no infiltrations rates were provided for the areas where
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January 13, 2022
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the newly proposed infiltration trenches are located. Applicant shall submit a
revised Geotechnical Report or memo from the Geotechnical Engineer certifying
that the soils located underneath the infiltration trenches meet the
requirements for either full or limited infiltration. This revised report or memo
shall be submitted with the Civil Permit Application.
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 2022 Surface water system development fee is $0.84 per square foot of new
impervious surface, but no less than $2,100.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
TRANSPORTATION
1. To meet the City’s complete street standards for Jefferson Ave NE, a residential access
street, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be
required. Per City code 4-6-060, half street improvements shall include a pavement width
of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot bioretention planter strip,
a 5-foot sidewalk, street trees, and storm drainage improvements.
a. The City of Renton, Surface Water Utility, is constructing stormwater, water,
and sidewalk improvements along Jefferson Avenue NE. The project is
estimated to be completed in 2022. The Applicant will be required to restor e
these improvements for the installation of infrastructure needed to support the
proposed townhomes.
2. To meet the City’s complete street standards and the Sunset Area Surface Water Master
Plan for Kirkland Ave NE, a residential access street, half street improvements shall
include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, a 12-foot
bioretention planter strip, an 8-foot sidewalk, street trees and storm drainage
improvements. No ROW dedication is required along Kirkland Ave NE.
a. A modified street section is proposed by the project Applicant: 28 feet of
pavement width, 0.5-foot curb, 12-foot bioretention planter, 5-foot sidewalk, 1-
foot of clear space at back of walk, street trees and storm drainage
improvements. No dedication will be required. This modified street section is
acceptable as it meets the minimum requirements of the City’s Sunset Area
Surface Water Master Plan.
3. A public alley is required in the R-14 zone. The alley ROW width shall be 16 feet, with a
minimum pavement width of 12 feet.
4. Street grades shall not exceed 15 percent.
5. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each
intersection. Ramps shall be oriented to provide direct pedestrian crossings.
a. A receiving curb ramp will be required along the Kirkland Avenue NE frontage,
for the Southeast ramp at the intersection of Kirkland Avenue NE and NE 15 th
street.
6. Refer to City code 4-4-080 regarding driveway regulations:
a. 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.
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b. 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.
c. Driveways shall not be closer than 5-feet to any property line.
7. Street lighting and street trees are required to meet current city standards. Lighting
plans are required to be submitted with the land use application and will be reviewed
during the construction utility permit review.
8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
a. Due to the large number of trenches proposed for the new water, sewer and
franchise services for the new townhome units, the Applicant is required to
provide full street width restoration, from the north property line to the south
property line, on Jefferson Avenue NE. On Kirkland Avenue NE, the Applicant
will be required to provide half street width restoration.
9. The transportation impact fee is based on the type of land use. For a single-family house,
the 2022 transportation impact fee is $10,861.69 per dwelling. Transportation impact
fees are subject to change based on the year the building permit is applied for.
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. 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.
3. 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
4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each
plan shall be on separate sheets.
5. 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).
6. 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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