Loading...
HomeMy WebLinkAboutExh10_Advisory Notes.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 5 LUA23-000127 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 applican t 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. Renton Regional Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.72 per square foot of portable classroom space. This fee is paid at the time of building permit issuance. ADVISORY NOTES TO APPLICANT Page 2 of 5 LUA23-000127 Fire Code Comments: 1. The preliminary fire flow is 1,500 gpm. A minimum of two fire hydrants are required for each portable. One within 150-feet and one within 300-feet of the building. It appears that one new fire hydrant will be required. 2. Approved fire alarm systems are required throughout the buildings. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75- psi point loading. It appears that this proposal intends to relocate existing fire lanes. This is acceptable if all the relocated fire lanes meet all the above requirements for fire lane construction. Development Engineering: (Contact: Sam Morman, 425-430-7283, smorman@rentonwa.gov) 1. See Attached Development Engineering Memo dated May 8, 2023 ADVISORY NOTES TO APPLICANT Page 3 of 5 LUA23-000127 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 8, 2023 TO: Alex Morganroth, Senior Planner FROM: Sam Morman, Civil Engineer II, Plan Review SUBJECT: Hazen High School Portables 1101 Hoquiam Ave NE LUA23-000127 I have reviewed the application for the Hazen High School Portables located at 1101 Hoquiam Ave NE and have the following comments: EXISTING CONDITIONS The site is a single parcel (1023059278) of approximately 178,596 square feet. The site is fronted by Hoquiam Ave NE to the east, private property to the north, and school owned properties to the south and west. WATER: The proposed development is within the City’s water service area. There is an existing 10” water main that runs east/west just south of the site’s northern property line in NE 12th St, which is an unimproved gravel access road for adjacent properties and the City’s water tower (see water plan no. W -285101). The existing water main loops around the high school to provide fire flow and supply the nearby hydrants that can deliver a maximum flowrate of 2,500-3,000 gallons per minute (gmp) with a static water pressure ranging from 40-45 psi. It continues north to the water tower property north of the site and west to the City’s distribution system in Duvall Ave NE. SEWER: The proposed development is within the City’s sewer service area. There is an existing 8” PVC sewer flowing west to east at the intersection of Hoquiam Ave NE and NE 12th St adjacent to the site’s northeast corner (see sewer plan no. S-368101). There is also an existing 8” PVC sewer flowing west to east at the intersection of Hoquiam Ave NE and NE 11th Ct adjacent to the site’s east property line (see sewer plan no. S-368101). STORM: The site contains only minor steep slope hazard areas. The site topography is bisected at a high point near the middle of high school with the north half generally sloping to the north and collected by onsite conveyance and the south half generally sloping to the south and collected by the onsite conveyance system. City records show that the majority of the site is collected and conveyed to the southwest through a series of private stormwater facilities which ultimately discharge into the public storm drainage system in NE 10 th St. A portion of the northeast school parking lot is collected and conveyed via private storm drainage system that flows north in Hoquiam Ave NE. A portion of the southeast school parking lot, ball fields and tennis courts is collected and routed into the conveyance system in Hoquiam Ave Ne that runs north to south (see City stormwater plan no. R-28510C). City records indicate three discharge points from the site with one discharge at the site’s northeast corner, another at the site’s east property line close to the site’s southeast corner, and the other at the site’s southwest corner. STREETS: The proposed development is accessed from the east via Hoquiam Ave NE and is served completely by the High School inner traffic circulation, parking lots and fire lanes. ADVISORY NOTES TO APPLICANT Page 4 of 5 LUA23-000127 WATER COMMENTS 1. The project is within the City of Renton’s water service area in the Highlands service area in the 565 hydraulic pressure zone. 2. Based on Renton Regional Fire Authority’s review comments on the submitted information for the pre-application, the fire flow requirement for portables is 1,500 gpm minimum. A minimum of two fire hydrants are required for each portable, one within 150-feet and one within 300 feet. a. As shown currently on the plans, one fire hydrant appears to be serving the portables. As noted by fire, another fire hydrant will need to serve the portables. A new fire hydrant will need to be located within 150 feet of the western portables, and within 300 feet of the eastern portables. 3. The following water system improvements will be required as part of the development: a. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final location and number of the hydrants shall be determined by the Fire Authority based on the final site plan. b. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. 4. A conceptual utility plan will be required as part of the land use application for the subject development. a. Utility plans will be required with the civil construction permit. 5. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. 6. Adequate separation between utilities is required. Minimum separation between water and all other utilities is 10- feet horizontal and 1.5-feet vertical. 7. The applicant is proposing four new portables that appear to not be served by public water and not proposing any changes to the water system or onsite structures. If the application does propose to serve the new portables with domestic water additional water comments may be applicable during the civil construction permit process. SEWER COMMENTS 1. The project is within the City of Renton’s sanitary sewer service area. 2. The applicant is proposing four new portables that appear to not be served by public water or sewer and not proposing any changes to the sewer system or onsite structures. If the application does propose to serve the new portables with domestic water, additional sewer comments may be applicable during the civil construction permit process. STORM DRAINAGE COMMENTS 1. A drainage report complying with the current version of the City’s adopted 2022 Renton Surface Water Design Manual (RSWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the May Creek – Honey Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. Based on the provided information and City records, Full Drainage review will likely be warranted. a. The drainage memo states that the clearing limits for utility trenching is approximately 1,500 sf. Plans show approximately 1,830 sf of replaced impervious. Depending on updates, a full drainage review may be required. 2. At a minimum, the applicant shall provide a field verified survey or similar field verified plan showing the exact nature and location of the site’s conveyance and outfall systems to ensure that the proposed discharge locations capture the extent of all proposed onsite improvements and are routed to their current drainage basin. 3. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 4. A geotechnical soils report for the site is required per the 2022 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 ADVISORY NOTES TO APPLICANT Page 5 of 5 LUA23-000127 presented in order to evaluate the drainage, erosion control and slope stability for site development of th e proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 5. 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 20 22 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. 6. A Construction Stormwater Permit from Department of Ecology is not required since clearing and grading of the site will not exceed 1 acre. 7. Erosion control measures to meet the City requirements shall be provided. 8. 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. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. TRANSPORTATION/STREET COMMENTS 1. An accessible route of travel meeting American’s With Disabilities Act’s requirements (ADA) from the main school building exit points and from the ADA compliant parking stalls is required and will be reviewed in conjunction with the building permit submittal. The existing and proposed onsite ADA parking and landings will also be reviewed. Additional parking spaces, restriping and ramps may be required. a. As shown on plans, the current ADA stall access aisle is not ADA compliant. This area will need to be regraded so that it’s cross-slope does not exceed 2.0%. Landings cannot exceed 2.0% in any direction. 2. Renton Regional Fire Authority notes that the relocation of existing fire lanes is acceptable if they meet the requirements for turning radius, signage, width and loading. The civil construction permit plans will be reviewed to ensure that fire department access roadways meet all requirements. 3. A building permit will be required for all striping and ADA parking changes. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 5. Civil plans must clearly identify all work that will occur and address any restoration and/or mitigation to affected public utilities. GENERAL COMMENTS 1. 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. 2. 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 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. Fees quoted in this document reflect the fees applicable in the year 2023 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.