HomeMy WebLinkAboutEX_14_C_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA21-000452
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 wh ere
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. 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.
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.
Development Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo dated May 2, 2022
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Fire impact fees are not applicable to this proposal.
2. The fire flow for the existing building is unchanged. Proposed outdoor fenced garden/seasonal sales
area connected to the south side of the building is over an existing water main and fire hydrant, both
will need to be relocated out of the proposed area.
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ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA21-000452
3. All areas shall be compliant with hazardous material storage per the fire code. An approved hazardous
material inventory statement shall be completed and reviewed prior to any building permit issuance.
Use of fire department form or equivalent shall be submitted. This can be submitted ahead of the
building permit submittal to help shorten plan review time frame if desired. All required haza rdous
material warning signage shall be installed per the fire code.
4. Fire sprinkler and fire alarm systems shall be updated for any walls, ceilings or structures built inside
the existing building to meet current fire code requirements. Fire sprinkler, fi re standpipes and fire
alarm systems are required for the proposed parking garage structures. Separate plans and permits
are required to be submitted to the fire department for review and permitting for all systems.
5. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist
and shall be maintained. Fire department apparatus access roadways are required to be minimum 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 all buildings. Existing looped roadway shall be maintained all the way around the
building.
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
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 2, 2022
TO: Jill Ding, Planner
FROM: Jonathan Chavez, Plan Reviewer
SUBJECT: Home Depot
901 S Grady Way
LUA21-000452
I have completed the review for the above-referenced proposal located at parcel(s) 9154600010,
1723059183 and 2023059007. The following comments are based on the land use application submittal
made to the City of Renton by the applicant. This information is only applicable for the Home Depot
proposal on the existing former Sam’s Club building. This land use will not cover all requirements specific
to the mentioned outlots in the submittal package; a separate land use application will be required for
the outlots.
EXISTING SITE CONDITIONS
WATER Water service is provided by the City of Renton. This site is in the 196-pressure zone and is
located within the five-year capture zone (Zone 2) of the City’s wellhead protection areas. There are
existing 12-inch and 16-inch city-owned water mains within utility easements that are located within the
subject properties. Please refer to city water project plans no. W-3020 and W-3344 for the location and
sizes of the water mains within the properties. The maximum capacity of the existing on-site water
mains is 5,000 gallons per minutes (gpm). There are also existing 24-inch and 16-inch water mains in
Talbot Rd S that can deliver 9,000 gpm. Please refer to city water project plans no. W-3344 and W-0820.
The static water pressure from the above water mains is approximately 68 psi at ground elevation of 39
feet. There are existing water meters to the existing buildings on the site including:
• A 2-inch domestic water meter near the southeast corner of the existing building with a double
check valve assembly (DCVA) for premise isolation backflow prevention.
• A 1.5-inch landscape irrigation meter near the southeast corner of the existing building with a
double check valve assembly (DCVA) for backflow prevention.
• An 8-inch fire sprinkler supply line to the building near the southeast corner of the existing
building with a reduced pressure detector assembly (RPDA) in the fire sprinkler riser room for
backflow prevention.
• A ¾-inch water meter to the former Sam’s Club gas station on the site.
SEWER Sewer service is provided by City of Renton. There is an existing 8-inch diameter sewer main (see
City plan no. S-3020) located in the property. There is an existing 18-inch diameter trunk sewer main
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(see City plan no. S-3020) located along the east and southeast property lines. There is an existing
private 6-inch side sewer stub serving the building located on the southeast corner of the building (see
City plan no. S-3020).
STORM There is an existing storm water system within the property. The southern region of the site
currently discharges to Thunder Hills Creek and an adjacent wetland-like area. The site contains
regulated slopes between 15% and 90% and high seismic hazard areas. The site topography is generally
flat, with minor sloping towards the street on both frontages.
STREETS The proposed project fronts S Grady Way along the north property line. S Grady Way is
classified as a 6-lane Principal Arterial. The existing Right-of-Way (ROW) width is 80-feet. The proposed
project fronts Talbot Rd S along the west property line. Talbot Rd S is classified as a 7-lane Principal
Arterial. The existing ROW width varies along Talbot Rd S.
CODE REQUIREMENTS
WATER
Based on the review of project information submitted for the land use application, Renton Regional Fire
Authority has determined that the preliminary fire flow demand for the proposed development is
unchanged for the proposed Home Depot. 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:
1. Relocation of the existing 12-inch water main where the Garden Center encroaches over the
water main. The relocated water main shall be located in a drive aisle or in another location
suitable for maintenance access. The water main shall be in a 15-foot wide water utility
easement. The entirety of the easement shall be outside of parking stalls. The relocated water
main shall be located at least 10 feet from buildings or retaining walls. The existing hydrant
located off this section of water main shall be replaced with a new hydrant in an appropriate
area outside of the drive aisles and parking stalls.
a. The preliminary utility plan shows the relocated water main outside of the building
footprint. Civil construction plans showing profile views, stationing and all water
appurtenances shall be required to be submitted with the Civil Construction Permit
Application.
2. The existing backflow assemblies for the existing building may be reused provided they pass all
required testing and the building plumbing does not change. If the building plumbing changes,
additional backflow assemblies may be required.
a. Replacement of the existing DCVA with an RPBA will be required for backflow
prevention to the existing building. The RPBA shall be installed in an above ground
heated enclosure per COR Std. Plan 350.2 or in a suitable location interior to the
building with a drain. Locations interior to the building need to be approved by the
Water Utility.
3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for
backflow prevention to each new parking garage structure. The fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be
installed on the private property in an outside underground vault per City standard plan nos.
360.1-360.4. The DDCVA may be installed inside the building if it meets the conditions as shown
on City’s standard plan 360.5 for the installation of a DDCVA inside a building. The location of
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the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water
Utility.
4. Installation of additional fire hydrants around the buildings as required by the Fire Authority.
5. A hydrant is required within 50 feet of each building’s fire sprinkler system fire department
connection (FDC). The closest existing fire hydrant to the existing building’s FDC is
approximately 80 feet away.
6. Installation of a backflow prevention assembly on private property behind the new domestic
water meters.
7. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
8. Retaining walls, rockeries or similar structures cannot be installed over the water main unless
the water main is inside a steel casing.
9. Adequate separation between utilities is required. Minimum separation between water and non-
potable water utilities is 10-feet horizontal and 1.5-feet vertical.
10. 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 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 2021 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. Applicant will need to relocate sewer main to be outside the new Garden Center. A new 15’ utility
easement will be required.
a. This comment was not addressed in the Land Use Application submittal. Applicant shall
update the Civil Construction Plans to show relocation of the manhole and sewer main
outside the new garden center.
b. In addition, a new sewer main must be installed to the property line shared by Home
Depot and Outlot 1. A utility easement shall be provided by the Applicant for the new
sewer main, to ensure that Outlot 1 has rights to connect to the new sewer main
installed as part of this project.
2. There are two grease interceptors and an oil/water separator currently servicing the existing
Sam’s Club building. The applicant will be responsible to verify their condition and ensure that the
interceptors meet current code or remove them if no longer needed.
3. 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
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current sewer fee is $3,500.00 for a 1-inch meter, $17,500 for a 1-1/2-inch meter, $28,000 for a
2-inch meter, and $56,000 for a 3-inch meter.
SURFACE WATER
1. A drainage report complying with the current version of the City adopted Surface Water Design
Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the
Peak Rate Flow Control Standard area matching Existing Conditions and is within the Black River
Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review
required in the RSWM. All stormwater improvements as per the drainage review along with
stormwater improvements in the frontage are required to be provided by the developer.
a. A drainage report, dated December 21, 2021, by Lars Anderson & Associates, was
submitted by the Applicant with the Land Use Application. Infiltration is not feasible at
this site due to shallow groundwater table.
2. The site is located within Zone 2 of the Aquifer Protection Area (APA), and therefore open facilities
and open conveyance systems may require a liner in accordance with the design criteria in
Sections 6.2.4 and 1.2.3.3 of the 2017 City of Renton Surface Water Design Manual.
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.
a. Civil Construction plans will be required to be submitted with the Civil Permit
Application, for the frontage improvements.
4. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant
will be required to provide enhanced basic water quality treatment. Any proposed detention
and/or water quality vault shall be designed in accordance with the RSWDM that is current at the
time of civil construction permit application. Separate structural plans will be required to be
submitted for review and approval under a separate building permit for the detention and/or
water quality vault.
a. The Applicant is proposing to re-use the existing water quality facility installed as part
of the Sam’s Club project. The existing bio-retention at the southeast corners of the site
will be inspected, restored, and maintained to continue to provide water quality
treatment for the existing PGIS areas.
5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the
new runoff created by this development to the maximum extent feasible. On-site BMPs shall be
evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan,
including the application of on-site BMPs, shall be included with the land use application, as
applicable to the project. The final drainage plan and drainage report must be submitted with the
utility construction permit application.
a. Applicant did not address this requirement in the submitted Drainage Report. Applicant
shall address this requirement at the Civil Permit Application stage of the project. Every
BMP shall be considered; if BMP is not feasible, provide explanation supported by data.
6. A Construction Stormwater Permit from Department of Ecology is required if 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
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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 dated September 15, 2021 by Terracon was submitted with the
land use application. Infiltration rates are considered negligible for the purposes of
storm water mitigation.
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. S Grady Way is classified as a 6-lane Principal Arterial. Per RMC 4-6-060, 6-lane Principal Arterials
are required to have a minimum ROW width of 113 feet, consisting of the following: 76 foot paved
width, 0.5 foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of
clear space at back of sidewalks. Street lighting and storm water improvements on the public
street frontages are applicable.
a. The Transportation Division has no plans to widen S Grady Way at this time. Development
Engineering would support a modification request by the Applicant to provide the
following modified street improvements on S Grady Way: Retain the existing pavement
width, install a 0.5 foot wide curb, 8 foot wide landscaped planter, 8 foot wide sidewalk,
and 2 feet of clear space at back of sidewalk. Provide dedication as necessary, pending
field survey. These requirements may change depending on the Traffic Impact Analysis
that will be provided by the Applicant when submitting for a Land Use Application.
i. A modification request was submitted by the Applicant with the
Land Use Application. The modification requests maintaining the
existing paved width on both S Grady Way and Talbot Rd S.
Development engineering supports maintaining the existing paved
width on S Grady Way. Applicant shall design for the new curb
location as shown on the latest Civil Plans for the King County
Metro, RapidRide I-Line Project.
2. Talbot Rd S is classified as a 7-lane Principal Arterial. Per RMC 4-6-060, 7-lane Principal Arterials
are required to have a minimum ROW width of 125 feet, consisting of the following: 83 foot paved
width, foot wide curbs, 8 foot wide landscaped planters, 8 foot wide sidewalks, and 2 feet of clear
space at back of sidewalks. Street lighting and storm water improvements on the public street
frontages are applicable. The Renton Trails and Bicycle Master Plan has a shared use path planned
for Talbot Road S.
a. The Transportation Division has no plans to widen Talbot Road S at this time. However,
King County Metro currently has a Civil Permit Application in review with the City of
Renton (C21001128). As a condition of approval for the modification, the applicant shall
design and dedicate right-of-way from the proposed, new curb location to be installed
by permit C21001128.
3. King County Metro Transit is planning to route the new RapidRide I -Line on Talbot Road S. The
Applicant is encouraged to contact the I-Line Program Manager, Greg McKnight, at (206) 477-
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0344, or gmcknight@kingcounty.gov for I-Line service needs (bus pullouts, bus stops, etc) along
the Talbot Rd frontage of the Home Depot site.
4. A City capital improvement project (TIP No. 28) includes converting Williams Ave S from existing
one-way southbound to two-way operation. Construction of the two-way conversion is now
completed.
a. Applicant shall submit a signal and striping plan with the Civil Construction
Permit Application, showing the new intersection design based on the
current two-way operation on Williams Ave S.
5. Minimum 35 foot property corner radius is required at the intersection of S Grady Way and Talbot
Road S.
6. 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. Applicant shall install an additional curb ramp at the corner of Talbot Rd S
and S Grady Way. Applicant shall install an additional curb ramp at the
south corner of Williams Ave S and S Grady Way.
7. Refer to City code 4-4-080 regarding driveway regulations:
a. Driveways shall be designed in accordance with City standard plans 104.4.
b. 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.
c. Driveways shall not be closer than 5-feet to any property line.
8. Lighting plans and photometrics are required to be submitted with the land use application and
will be reviewed during the construction utility permit review. Street lighting and street trees
are required to meet current city standards.
a. Street light and photometric plans were not submitted with the Land Use
Application. Applicant must submit the plans as part of the Civil Permit
Application.
9. A traffic impact analysis is required when the estimated vehicular traffic generated from a
proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00
– 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from
the site and onsite traffic circulation. The study shall include trip generation and trip distribution
for the project for both AM and PM peak hours.
a. The Applicant submitted a traffic study showing existing and proposed trip
generation. Based on a 50% credit of the existing use (Discount Club and
Gas Station), the proposed Home Depot will result in an increase in AM
peak hour trips (23 in, 20 out) and decrease in PM peak hour trips (-23 in, -
19 out). Based on the AM peak hour trips, a Traffic Impact Analysis is
required.
10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
11. The transportation impact fee is based on the type of land use. For a list of uses and fees
associated with the use, please see the City’s Fee Schedule. 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.
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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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