HomeMy WebLinkAboutEx12_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000136
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: Angelea Weihs, 425-430-7312, aweihs@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 e ight
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: Nathan Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo
Fire Authority:
(Contact: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org)
1. See attached Comments
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA22-000017
1. No Comment
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No Comment.
Building:
(Contact: Rob Shuey, 425.430.7235, rshuey@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 19, 2022
TO: Angelea Weihs, Planner
FROM: Nathan Janders, Civil Engineer III
SUBJECT: Shum Short Plat
1157 Pierce Ave NE
LUA22-000017
I have reviewed the application for the Shum Short Plat located at 1157 Pierce Ave NE and have the
following comments:
EXISTING CONDITIONS
The site is comprised of existing parcel 1065700100, is approximately 17,174 square feet in size and is
rectangular in shape. The site is currently vacant. The site is fronted by Pierce Ave NE to the west, Queen
Ave NE to the east and private property to the south and north.
WATER: The proposed development is within the City’s water service area and in the Highlands 565
Pressure Zone. There is an existing 8-inch water main located in Pierce Ave Ne (record drawing
W-363804) that can deliver a maximum flow rate of 2,400 GPM. There is an existing 8-inch dead
end water main located in Queen Ave NE (record drawing W-334301) that can deliver a
maximum flow rate of 1,250 GPM. The static water pressure is approximately 58 PSI at a ground
elevation of 432 feet. 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 Pierce Ave N (record drawing S-002901). There is an existing
8-inch gravity wastewater main located in Queen Ave NE (record drawing S-334304). There is
an existing 6-inch PVC sewer stub located in the northwest corner of the property.
STORM: The site is generally flat. There are no stormwater facilities on or abutting the sites frontage.
There is an existing 8-inch public stormwater main on the east side of Pierce Ave NE near the
southwest corner of the property (see record drawing R-170701). There is an existing 12-inch
public stormwater main on Queen Ave NE approximately 220 feet south of the property (see
record drawing R-170702). There is no existing on site stormwater conveyance system.
STREETS: The proposed development fronts Pierce Ave NE along the west property line. Pierce Ave NE is
classified as a residential access street with an existing right-of-way (ROW) width of
approximately 30 feet except for the southern 20 feet which has an existing ROW width of
approximately 50 ft according to the King County Assessor Map. The existing frontage along
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Pierce Ave NE is unimproved. The proposed development fronts Queen Ave Ne along the east
property line. Queen Ave NE is classified as a residential access street with an existing right-of-
way (ROW) width of approximately 50 ft (30 feet from centerline) per the King County Assessor
Map. The existing frontage along Queen Ave NE is unimproved.
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. There are two existing fire hydrant within 300 feet of the property.
3. Based on the review of project information submitted, Renton Regional Fire Authority has
determined that the fire flow demand for the proposed development is 1,000 GPM for homes up
to 3,600 square feet and 1,500 GPM for homes exceeding 3,600 square feet.
4. A separate water service (1-inch) and meter is required for each lot. The meters will be installed
by City forces and a water meter permit is required for each meter and service line installation.
The sizing of the meter and of the private service line to the buildings shall be in accordance with
the most recent edition of the Uniform Plumbing Code
meters shall be placed in landscape strips, or behind the sidewalk, and within the right‐of‐
way. Meters shall not be installed within driveways
a. Proposal indicates installation of a 1-inch service and meter at each lot which is
acceptable.
b. The meter for Lot B is shown in the driveway, the service will need to be relocated to the
planning strip area.
5. Installation of off-site and on-site fire hydrants as required. 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
minimum of 1 hydrant must be within 300 feet of each lot.
6. 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 $4,500 per 1-inch meter.
a. Water service installation charges for each proposed domestic water service are
applicable. Water Service installation is $2,875 per 1-inch service
b. Drop-in meter fee is $460 per 1-inch meter.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=City
ofRenton
SEWER COMMENTS
1. Individual sewer stubs from the new sewer main and individual side sewers are required for each
lot. All new sewer stubs shall conform to the standards in RMC 4 -6-060 and City of Renton
Standard Details.
a. The proposal shows re-use of the existing 6-inch PVC sewer stub for lot B. This stub may
be re-used, however, the conceptual plan shows a clean out at the existing property
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March 7, 2022
line. A new clean out shall be installed at the new, post dedication, property line per
City of Renton Standard Details.
2. Any existing on site septic system on parcel 1065700100 shall be decommissioned in accordance
with King County Department of Health and City of Renton standards.
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 2021 Development Fees Document on the City’s website. Fees will be charged based
on the rate at the time of construction permit issuance.
a. The current sewer fee for is $3,500.00 per 1-inch meter.
b. Final determination of applicable fees will be made after the water meter size has been
determined.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=9010319&dbid=1&repo=City
ofRenton
STORM DRAINAGE COMMENTS
1. A geotechnical report dated October 27, 2021, completed by Geological & Geotechnical
Consulting, 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. Patrick Harron & Associates LLC, with the Land Use Application, submitted a Preliminary Drainage
Plan and Technical Information Report (TIR), revision dated May 4th, 2022. Based on the City of
Renton’s flow control map, the site falls within the Flow Control Duration Standard - Matching
Existing Peak and is within the East Lake Washington 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
within Tract A.
c. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as
part of the project must be sized to RSWDM standards for the total tributary area (onsite
and offsite) that the storm systems serve. The proposal includes a capacity analysis.
d. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal
includes a preliminary CSWPPP plan.
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
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require water quality. The TIR indicates that less than 5,000 square feet of PGIS is
proposed and therefore the project is exempt from water quality treatment.
i. Staff concurs with the assessment.
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.
i. Each BMP feasibility shall be explicitly assessed with specific infeasibility criteria
cited where not feasible.
ii. Applicant may be able to obtain facility sizing credits for core requirement #3
based on review and implementation of BMP’s per section 1.2.9.4 of the
RSWDM.
iii. Modeling shows that each lot assumed an impervious area of approximately
2,693 square feet which is less than the minimum of either 4,000 square feet or
the maximum allowed by zoning (65% for R-8 or 4,736 SF for a 7,287 SF lot). As
such, a covenant for a restricted footprint shall be provided for recording with
the final short plat application.
2. There is a 2022 system Development Charge of $2,100 per new single family residence. 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 development fronts Pierce Ave NE along the west property line, Queen
Ave NE along the east property line and private property along all other sides.
• The proposed project fronts Pierce Ave NE along the west property line. Pierce Ave NE is
classified as a residential access street with an existing right-of-way (ROW) width of
approximately 30 feet except for the southern 20 feet which has an existing ROW width of
approximately 50 ft according to the King County Assessor Map. To meet the City’s complete
street standards for Residential Access streets, a minimum ROW width of 53 ft is required.
Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be
required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8 foot
planting strip, and a 5 foot sidewalk. Pending a field survey, dedication of approximately 23
ft, except the southern 20 feet for which a dedication of approximately 3 ft, will be required.
i. A modification was submit with the land use application to retain the existing
pavement width and increase the planting strip width for the purpose of
retaining the mature, significant, trees along the frontage. The modification
would provide the dedication necessary for a 53 foot ROW. The proposed plan
shows the requested improvements per the modification. Staff has reviewed
the modification and recommends approval.
• The proposed project fronts Queen Ave NE along the east property line. N Queen Ave NE is
classified as a residential access street with an existing right-of-way (ROW) width of
approximately 50 ft (30 feet from centerline) per the King County Assessor Map. To meet the
City’s complete street standards for Residential Access streets, a minimum ROW width of 53
ft is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline
shall be required and include a 26 foot paved road (13 feet each side), a 0.5 foot curb, an 8
foot planting strip, and a 5 foot sidewalk. No dedication will be required.
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ii. The proposed plan shows installation of the required improvements which is
acceptable.
2. Street lighting improvements are not required for projects consisting of more than four (4) homes.
3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and
double-loaded garage driveway shall not exceed sixteen feet (16').
5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
6. The 2022 Transportation Impact Fee per single family dwelling is $10,861.69. The transportation
impact fee that is current at the time of building permit application will be levied, payable at
building permit issuance.
GENERAL COMMENTS
1. The fees listed are for 2022. The fees that are current at the time of the respective permit issuance
will be levied. Please see the City of Renton website for the current fee schedule.
2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current
drafting standards can be found on the City of Renton website.
3. A separate plan submittal will be required for a construction permit 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.
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.
DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E
M E M O R A N D U M
DATE: February 23, 2022
TO: Angelea Weihs, Associate Planner
FROM: Corey Thomas, Lead Plans Review Inspector
SUBJECT: Shum Short Plat
Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $829.77 per single family unit.
This fee is paid at building permit issuance.
Fire Code Comments:
1. The fire flow requirements for a single-family home is 1,000 gpm minimum for dwellings
up to 3,600 square feet (including garage and basements). If the dwelling exceeds 3,600 square
feet, a minimum of 1,500 gpm fire flow would be required. A minimum of one fire hydrant is
required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to
1,500 gpm.
2. 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.
DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E
From: Corey Thomas <cthomas@rentonrfa.org>
Sent: Monday, June 6, 2022 11:19 AM
To: Angelea Weihs
Cc: Nathan Janders
Subject: RE: LUA22-000017, Shum Short Plat
Angelea,
This is a problem in that their one fire hydrant to the north of the property is now blocked by a
substandard street.
The solution will be to add a fire hydrant south of this obstruction somewhere near the intersection on
NE 11th Pl and Pierce Ave NE. They will then meet fire code and so a variance will not be needed.
Corey Thomas, Lead Plans Review Inspector
Renton Regional Fire Authority l Office of the Fire Marshal
1900 Lind Ave SW Renton, WA 98055
425-276-9582 l 425-276-9547 Fax (NEW PHONE NUMBERS!!!!!!!!)
cthomas@rentonrfa.org
Professionalism . Integrity . Leadership . Accountability . Respect
From: Angelea Weihs <AWeihs@Rentonwa.gov>
Sent: Wednesday, June 1, 2022 4:53 PM
To: Corey Thomas <cthomas@rentonrfa.org>
Cc: Nathan Janders <NJanders@Rentonwa.gov>
Subject: RE: LUA22-000017, Shum Short Plat
Hi Corey,
We’ve been working with the applicant regarding a street modification to retain the existing road
pavement as-is and provide a larger planter width for the retention of existing trees. One challenge
we’ve realized is the survey indicates the existing pavement width ranges from 13.5-15 feet in width,
which is not consistent with your comments. Are you available for a phone call tomorrow? I want to see
if you have any suggestions or if a variance is possible as this is not a dead-end street.
Thank you!
Angelea Weihs, Associate Planner
City of Renton | CED | Planning Division
1055 S Grady Way | 6th Floor | Renton, WA 98057
Virtual Permit Center | Online Applications and Inspections
(425) 430-7312 | aweihs@rentonwa.gov
CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open
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DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E
From: Corey Thomas <cthomas@rentonrfa.org>
Sent: Wednesday, February 23, 2022 9:50 AM
To: Angelea Weihs <AWeihs@Rentonwa.gov>
Cc: Nathan Janders <NJanders@Rentonwa.gov>
Subject: LUA22-000017, Shum Short Plat
Angelea,
Please add our comments to the file, thanks.
Corey Thomas, Lead Plans Review Inspector
Renton Regional Fire Authority l Office of the Fire Marshal
1900 Lind Ave SW Renton, WA 98055
425-276-9582 l 425-276-9547 Fax (NEW PHONE NUMBERS!!!!!!!!)
cthomas@rentonrfa.org
Professionalism . Integrity . Leadership . Accountability . Respect
CAUTION: This email originated from outside the City of Renton. Do not click links, reply or open
attachments unless you know the content is safe.
DocuSign Envelope ID: B58AD446-584F-46BF-8420-90761B7E491E