HomeMy WebLinkAboutEx_17_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 8 LUA22-000125
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: Nate Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated April 27, 2022
Exhibit 17
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ADVISORY NOTES TO APPLICANT
Page 2 of 8 LUA22-000125
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
Environmental Impact Comments:
1. Fire impact fees are currently applicable at the rate of $0.72 per square foot of the new additions only. This fee
is paid at time of building permit issuance.
Code Related Comments:
1. The fire flow is unchanged from the existing building.
2. Fire sprinkler and fire alarm systems shall be updated for any walls, ceilings or structures built inside the existing
building and extended to all new building additions. Separate plans and permits are required to be submitted to
the fire department for review and permitting for all system changes and additions.
3. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall
be maintained.
Environmental Impact Comments:
1. Fire impact fees are currently applicable at the rate of $0.72 per square foot of the new additions only. This fee
is paid at time of building permit issuance.
Code Related Comments:
1. The fire flow is unchanged from the existing building.
2. Fire sprinkler and fire alarm systems shall be updated for any walls, ceilings or structures built inside the existing
building and extended to all new building additions. Separate plans and permits are required to be submitted to
the fire department for review and permitting for all system changes and additions.
3. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall
be maintained.
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ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: April 27, 2022
TO: Alex Morganroth, Senior Planner
FROM: Nathan Janders, Civil Engineer III
SUBJECT: Brotherton Cadillac & Brotherton Buick-GMC
215 SW 12th St
LUA22-000015
I have reviewed the application for the Brotherton Cadillac located at 215 SW 12th St and have the following comments:
EXISTING CONDITIONS
The site is comprised of existing parcels 3340402850, 3340402820, 33404060, 33404070, 33404085, 3340402780,
3340402805, 3340402880, and 3340402925. It is approximately 123,639 square feet in size and is rectangular in shape.
The site is currently occupied by the existing Brotherton Cadillac dealership and single family residences. The site is fronted
by SW 12th St to the north, Maple Ave SW to the west and private property on all other sides.
WATER: The proposed development is within the City’s water service area and in the Valley 196 Pressure Zone. There is
an existing 8-inch water main located in SW 12th St (record drawing W-020001) that can deliver a maximum flow
rate of 2,200 GPM. There is an existing 12-inch water main located in Maple Ave SW (record drawing W-011101)
that can deliver a maximum flow rate of 4,300 GPM. There is an existing 8-inch water main located within an
easement (KC recording no. 9706181092 and 9806061338) on the property that can deliver a maximum flow
rate of 2,200 GPM (record drawing W-232804). The static water pressure is approximately 75 PSI at a ground
elevation of 22 feet. There are four existing fire hydrants within 300 feet of the property, two of which are
located on the property. The site is located outside of an Aquifer Protection Area.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch gravity wastewater
main located in SW 12th St (record drawing S-223105). There is an existing 8-inch gravity wastewater main
located in Maple Ave SW (record drawing S-226102). There is an existing 6-inch PVC sewer stub located in the
northwest corner of the property.
STORM: The site is generally sloped from the northeast to the southwest. There is an existing 18-inch stormwater main
on the north side of SW 12th St with 12-inch stormwater mains crossing to catch basins on the south side of SW
12th St (see record drawing R-23280D). There is a private, on site conveyance system, conveying water through
a private vault on the west side of the site before discharging to the southwest of the site.
STREETS: The proposed development fronts SW 12th St along the north property line, Maple Ave SW along the west
property line and private property on all other sides. SW 12th St is classified as a commercial access street with
an existing right-of-way (ROW) width of approximately 30 feet but the road is not centered in the ROW and
approximately 12 feet of ROW are on the project side of the ROW centerline according to the King County
Assessor Map. Maple Ave SW is classified as a commercial access street with an existing, variable, right-of-way
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ADVISORY NOTES TO APPLICANT
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(ROW) width of approximately 60 ft along the northern half and 42.5 ft along the southern half per the King
County Assessor Map. For that portion of frontage with a 42.5 ft ROW the road centerline is offset and
approximately 12.5 feet of ROW are on the project side of the ROW centerline.
WATER COMMENTS
1. Civil plans for the water main improvements are required and must be prepared by a professional engineer
registered in the State of Washington. Refer to City of Renton General Design and Construction Standards for
Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan.
2. Based on the review of project information submitted, Renton Regional Fire Authority has determined that the
preliminary fire flow demand for the proposed building is 2,250 GPM based on non-rated construction and for the
addition there is no change to the fire flow.
3. Based on the information provided with the land use application submittal documents, the following developer’s
installed water main improvements will be required to provide domestic and fire protection service to the
development including but not limited to the items that follow.
a. Installation of a water meter for the new dealership building. All commercial domestic water meters shall
have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per
City Standards. 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 pre-approved by the City Plan Reviewer and City Water Utility Department. The
backflow prevention assembly must be located adjacent to and behind a building exterior wall.
i. Proposal indicates installation of a 2-inch domestic water service and meter connecting to the
existing 8-inch main within the easement area which is acceptable. An RPBA inside an above
ground ‘hot-box’ will be required behind the meter and on private property.
b. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) is required for backflow
prevention to the customer support building. The sizing of the fire sprinkler stub and related piping shall
be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed on the private
property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside
the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a
building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer
and Water Utility. The backflow prevention assembly must be located adjacent to and behind a building
exterior wall.
i. Proposal indicates installation of a 4-inch fire service and DCDA in an exterior vault connected
to the existing 8-inch main within the easement area which is acceptable.
c. A water utility plan was not provided for the addition to the existing building. The applicant should verify
with a fire sprinkler designer/contractor to determine if the eisting 4-inch fire sprinkler supply line can
provide sufficient water flow rate and pressure to the additional fire sprinkler system for the building
expansion. If additional flow capacity is required, then the existing 4-inch stub and backflow prevention
assembly must be replaced and upsized. Additional water system development charges will apply if a
larger fire sprinkler supply line is needed.
d. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined
by the RRFA 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).
i. Proposal shows that the location of the proposed FDC is within 50 feet of an existing fire hydrant
which is acceptable.
4. The development is subject to applicable water system development charges and meter installation fees based
on the size of the water meters. 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 Civil 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 is $36,000 for a 2-inch meter.
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ADVISORY NOTES TO APPLICANT
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a. Water service installation charges for each proposed domestic water service are applicable. Water Service
installation is $4,735 for a 1-inch service
b. Drop-in meter fee is $950 for a 2-inch meter.
c. A credit will be applied for the existing three (3), ¾-inch water services that were disconnected at parcels
334040-2805, -2780 and -2880.
d. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofRenton
SEWER COMMENTS
1. Individual sewer stubs from the sewer main and individual side sewers are required for each building. The existing
stubs can be CCTV’d and if found acceptable to the sewer department, can be re-used if the size/locations are
compatible with the proposed use/building layout. All new sewer stubs shall conform to the standards in RMC 4-
6-040 and City of Renton Standard Details.
a. Proposal indicates installation of a 6-inch sewer stub and side sewer to provide service to the new
building which is acceptable.
b. No utility plan was included with the submission for the existing building.
2. An oil/water separator (OWS) will be required for connecting the service garage to sewer. If gravity sewer
discharge to the main cannot be obtained, the applicant may need to install an internal pump to bring the flows
to the surface level for gravity drain to the side sewer.
a. Proposal indicates installation of an OWS for the new building. Sizing calculations shall be provided with
the civil construction permit application demonstrating the unit is adequately sized.
b. No utility plan was included with the submission for the existing building. An OWS is required to connect
the new service garage to sewer. If gravity discharge to the main cannot be obtained, the applicant may
need to install an internal pump to achieve gravity flow to the side sewer.
3. 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 $28,000.00 for a 2-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=CityofRenton
STORM DRAINAGE COMMENTS
1. A geotechnical report dated July 8, 2021, completed by Migizi Group Inc., 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
do not support the use of infiltration.
2. Sitts & Hill Engineers, Inc., with the Land Use Application, submitted a Preliminary Drainage Plan and Technical
Information Report (TIR), dated March, 2022. Based on the City of Renton’s flow control map, the site falls within
the Peak Rate Flow Control Standard - Matching Existing and is within the Black River 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 project proposes a detention tank system.
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i. The TIR, section 4.4, indicates that the proposed addition is exempt from flow control and no
detention is being provided. In general, the TIR is reviewing the addition and new building
independent of each other; however, as the project is one land use permit the TIR must evaluate
the project as a whole. Therefore, the building addition cannot be looked at independently and
all target surfaces within the project (addition and new building) must be evaluated collectively
to demonstrate compliance with CR#3. The TIR shall be revised accordingly.
ii. Note, in lieu of increasing the proposed facility size to account for the service addition runoff, it
may be possible to utilize the existing stormwater vault. In doing so, it must be shown either
that the existing vault as-is has remaining capacity for the project area, or that the facility can
be modified to have capacity for the project area. In either case, it must be shown that the
facility complies with the current City of Renton Surface Water Design Manual and fulfills the
current flow control requirements for both the project site and all existing influent neighboring
areas.
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 preliminary TIR indicates that a conveyance capacity analysis will be provided with the
civil construction permit application.
i. A conveyance capacity analysis shall be provided with the civil construction permit application.
ii. The proposal indicates that a pumped system is required. Pumps shall be designed in
accordance with section 4.2.3 of the RSWDM.
iii. There is an existing private storm system capturing runoff from parcels west of the proposed
site which convey runoff into the existing detention facility on parcel 3340402850. The
proposed new building resides over the existing storm system. The existing conveyance system
must be re-routed in accordance with CR#4.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal indicates that a
CSWPPP plan will be provided with the civil construction permit application.
i. A CSWPP plan shall be provided with the civil construction permit application.
e. Maintenance and Operations, Core Requirement #6: The proposal includes a preliminary operation and
maintenance manual.
f. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of
pollution generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of
pollution generating pervious surface that is not fully dispersed require water quality. The TIR indicates
that enhanced basic water quality in the form of a stormfilter will be provided.
i. The conceptual utility plan at the addition does not show the location of the proposed
stormilter or other water quality facility. Plans shall be updated at the time of civil construction
permit application showing the proposed water quality facility.
ii. The Stormfilter with MetalRX media proposed for enhanced basic water quality treatment has
only conditional use level designation by Ecology. Furthermore, no Stormfilter, regardless of
the media provided currently has general use level designation. Therefore, the applicant will
have to propose a different facility to provide enhanced basic water quality treatment.
g. 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 Individual Lot BMP requirements.
2. There is a 2022 system Development Charge of $0.84 per square foot of new impervious. SDC fees are payable at
construction permit issuance.
TRANSPORTATION/STREET COMMENTS
1. Frontage improvements are required for all new construction with valuation in excess of $150,000. The proposed
project fronts Maple Ave SW to the west, SW 12th St to the north and private property on all other sides.
a. SW 12th St is classified as a Commercial Access street with an existing right-of-way (ROW) width of
approximately 30 feet but it is not centered with the road centerline and approximately 12 feet of ROW are
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on the project side of the road centerline. The property is within the AutoMall Improvement Plan area which
depicts a minimum 24 foot paved road, 0.5 foot curb, and 5 foot sidewalk. Dedication of approximately 5.5
feet would be required pending final survey. The proposal shows a dedication of 6 feet meeting the minimum
necessary to include the above listed improvements.
b. Maple Ave SW is classified as a Commercial Access street with an existing right-of-way (ROW) width of
approximately 60 and 42.5 feet but a portion is not centered with the road centerline and approximately 12.5
feet of ROW are on the project side of the road centerline. The property is within the AutoMall Improvement
Plan area which depicts a minimum 24 foot paved road, 0.5 foot curb, and 5 foot sidewalk. The existing
curbline shall be retained with the above listed improvements installed at back of curb. Dedication as needed
to accommodate the improvements would be required. The proposal shows a dedication of 11.5 feet meeting
the minimum necessary to include the above listed improvements.
1. Street lighting improvements are not required for projects consisting of more than five thousand (5,000) square
feet of commercial space.
2. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
3. 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 driveway width shall not be more than 30 feet exclusive of the radii of the returns or the taper section.
d. There shall be no more than one driveway for each 165 feet of street frontage.
4. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a
traffic impact analysis (TIA). A TIA dated March 2022 and prepared by Heath & Associates, Inc., was included in
the land use application. The TIA studied three intersections, SW 12th St/Lind Ave SW, SW Grady Way/Maple Ave
SW and SW 12th St/Maple Ave SW. A level of service (LOS) analysis was conducted at each intersection finding that
LOS was within City standard (B, D and A respectively for the intersections listed above). The analysis assumes a
horizon year of 2025 with a growth rate of 2.5%. LOS at the horizon year with the proposed project found that the
level of service remained at or better than the existing and assumed horizon year LOS (B, E and A respectively).
The report concludes that additional mitigation measures beyond payment of transportation impact fees are not
required to retain the LOS.
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 transportation impact fee that is current at the time of building permit application will be levied, payable at
building permit issuance.
a. Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $7,145.85 per net new
PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip.
b. The property contains an existing residence and will receive credit for the demolition.
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 for 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.
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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.
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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