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HomeMy WebLinkAboutEx19 Advisory NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 5 LUA24-000376 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: Nichole Perry, 425-430-7289 nperry@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 e ach year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. 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. 5. 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: Michael Sippo, 425-430-4298, msippo@rentonwa.gov ) EXISTING CONDITIONS The project site totals approximately 19,596 sq. ft. (0.36 acres) of working area and is located at 444 and 450 Park Avenue N. Both lots are currently vacant and are adjacent to the district’s larger transportation building and maintenance facility located at 420 Park Avenue N. The larger site is contained on the full city block bounded on the north by N 5th St, the east by Garden Ave N, the south by N 4th St and the west by Park Ave N. The proposed development for the site includes the demolition of existing asphalt surfaces and construction of 44 new parking spaces, a new ADA compliant parking space and ramp, security fencing, and landscaping. Access will continue through an existing driveways along N 5th St with two access to be removed on Park Ave N and one on N 5th St. Water Water service is provided by the City of Renton. • The proposed project is within the Valley service area in the 196’ hydraulic pressure zone. The approximate static water pressure is 69 psi at a ground elevation of 36’. • There is an existing 10-inch water main located within an easement interior of parcel 75646000105 that can deliver a maximum flow capacity of 2,500 GPM (see water project No. W-3459 for record drawings). ADVISORY NOTES Page 2 of 5 LUA24-000376 • There is an existing 16-inch water main located in Park Ave N that can deliver a maximum flow capacity of 9,000 GPM (see water project No. W-2208 for record drawings). • There are multiple existing fire hydrants within 300 feet of the property and one fire hydrant located on the property. • Both parcels 722400-0675 and 0676 are not currently served with water. • The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). Sewer Wastewater service is provided by the City of Renton. • There is an existing 8-inch gravity wastewater main located onsite and in N 5th St conveying north through parcels 756460-0105 and 7564600055 between the western building and parking garage before turning west into Park Ave N where it continues north before it connects into the 24-inch main in N 6th St (see project file S-046702 for record drawings). • There is an existing 21-inch gravity wastewater main located in Garden Ave N (see record drawing S- 016803). • There are existing side sewer stubs that serve both parcels that were cut and capped in 2019/2020 at the east property lines during the demolition of the existing buildings on the parcels. Storm The site is located within the Lower Cedar River – Cedar Main Urban drainage basin. • There is an existing 12-inch stormwater main in Park Ave N (see record drawing R-192001). • There is an existing 24-inch stormwater main in N 5th St (see record drawing R-345927). • There is an existing 18-inch stormwater main in Garden Ave N (see record drawing R-345927). • There is an existing 12-inch private stormwater system located on the adjacent Renton School Transportation property to the east and south (see record drawing R-345927). • The existing site topography is flat. There are private storm systems located on both parcels that drain into the 24” storm drainage main in N 5th St. Streets The proposed development fronts N 5th St to the north and Park Ave N to the west. • Park Avenue N is classified as a principal arterial street with an existing right-of-way width of approximately 60 feet. • N 5th Street is classified as a Commercial-Mixed Use & Industrial Access street with an existing right- of-way (ROW) width of approximately 60 feet. CODE REQUIREMENTS WATER 1. The applicant has submitted a preliminary Overall Site/Utility and Landscaping plan with the land use application that was prepared by Jacobson Consulting Engineers, dated October, 2024. Due to the site proposal of a parking lot, there are no new fire hydrants or domestic services, however, the plans an extension of the existing irrigation services onto the proposed parking lot. There is an existing 1” irrigation service, meter, and DCVA in the southwest corner of 420 Park Ave N serving the site that is connected to the existing 16” water main within Park Ave N. (MTR -011270 and LAT-009926). Applicant to confirm that the extension of the irrigation service is downstream of the existing DCVA. If not, a new irrigation service, meter, and DCVA will be required for installation. a. Installation of the landscape irrigation meter requires a double check valve backflow prevention assembly behind the meter in accordance with City and Health Code requirements. b. Irrigation plans will be reviewed during the Civil Construction Permit review process. c. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). Any revisions or updates to the storm drainage system onsite or nearby requires meeting the Zone 2 APA regulations. ADVISORY NOTES Page 3 of 5 LUA24-000376 2. Renton Regional Fire Authority has determined that no additional fire requirements are pertinent to this proposal and that the existing public facilities are adequate for fire protection. 3. 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 if any changes to the water system are proposed. 4. 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. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2025 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 current water fee is $5,025.00 per 1-inch meter, $25,125.00 per 1-1/2-inch meter and $40,200.00 per 2-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875.00 per 1-inch service line, $4,605 per 1- 1/2 inch service, $4,735 per 2-inch service. SEWER 1. The applicant has submitted a preliminary Overall Site/Utility and Landscaping plan with the land use application that was prepared by Jacobson Consulting Engineers, dated October, 2024. The plan shows that the project is constructing a parking lot and no structures, however, the plans do show a new irrigation meter connection to the City Main located on 420 Park Ave N to serve the parking lot landscaping. a. Since the development is proposing an irrigation meter and not domestic services, system development charges are not applicable. SURFACE WATER 1. A preliminary Technical Information Report, dated October, 2024, was submitted by Jacobson Consulting Engineers with the Land Use Application. 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 Lower Cedar River Drainage Basin. Site improvements consist of new parking lot pavement, landscaping, utility trenching, parking lot striping and restriping and a removal of 3 concrete vehicle driveways. The project results in more than 2,000 square feet of new plus replaced impervious surface and is subject to Full Drainage Review in accordance with the 2022 Renton Surface Water Design Manual (RSWDM). a. The report analyzed the 9 core and 6 special requirements of the RSWDM and determined that the project is not subject to, or exempt from, core requirements #3 (flow control), and special requirements #1 (area-specific requirements), #2 (flood hazard area delineation), #3 (flood protection facilities), and #5 (oil control). Due to the limited scope of the project, staff generally concurs with these findings and will provide final review during the civil construction permit review process. b. The preliminary TIR determined that due soil conditions being unsuitable that Best Management Practices (BMP’s) involving infiltration are infeasible, however, there was no supporting documentation provided in the geotechnical report to this effect. The T IR states that the site is located in the Zone 1 APA but City of Renton COR maps shows that the new parking lot expansion is located completely within the Zone 2 APA. c. The preliminary TIR determined that due to new or replaced pollution generating impervious surfaces (PGIS) exceeding 5,000 square feet, Core Requirement #8 (Water Quality) is applicable. The applicant is proposing a modular wetland to treat pollution-generating impervious surfaces from the proposed parking lots. d. Staff generally concurs with the preliminary stormwater mitigation strategies with the exception of the BMP analysis and feasibility selection criteria (see section 5 below). The Civil Construction Plans and TIR will be reviewed for conformance to the cor e and special requirements during the civil construction permit review process. 2. The site is located within Zone 2 of the Aquifer Protection Area (APA). ADVISORY NOTES Page 4 of 5 LUA24-000376 a. Any revisions or updates to the storm drainage system onsite or nearby requires meeting the Zone 2 APA regulations, not Zone 1 APA as claimed in the TIR. 3. Erosion control measures and construction stormwater pollution prevention measures to meet the City requirements shall be proved for during the building permit process and outside work. 4. 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 2022 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. 5. A geotechnical report for the site was prepared by Associated Earth Sciences, Inc. dated October, 2024, and was provided with the land-use submittal. The report includes information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer. a. The geotechnical report indicates that the site soils primarily consist of loose/soft Holocene alluvium underlying 1 to 3 feet of existing fill which contains up to 10 inches of topsoil and locations of perched groundwater. i. Due to the underlying soils, the technical information reports stated that both large scale and limited infiltration is infeasible. The geotechnical report does not provide recommendations or analysis regarding infiltration and BMP feasibility. ii. During the civil construction permit review process, the applicant shall submit a revised geotechnical report or memorandum and update the technical information report in a matter that addresses infiltration feasibility and compliance with Core Requirement #9. 6. Civil plans for the storm drainage improvements will be required and must be prepared by a professional engineer registered in the State of Washington. 7. A Construction Stormwater General Permit from Department of Ecology will not be required since grading and clearing of the site does not exceed one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site for any outside work. 8. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online in the City of Renton website. 9. The development is subject to a system development charge (SDC) for stormwater. The 2025 SDC for stormwater is $0.94 per square foot of new impervious surface area, but not less than $2,350.00. The fee that is current will be charged at the time of construction permit issuance. TRANSPORTATION 1. Since the overall site construction valuation will note exceed $175,000, in accordance with RMC 4 -6-060, street frontage improvements and right of way dedication are not required. a. The project is proposing sole access from the mid-driveway cut along N 5th St. Since the other three existing driveways along the Park Ave N and N 5th St project frontages are no longer being utilized, the driveway cuts shall be removed and replaced with curb, gutter and sidewalk. The preliminary engineering plans conceptually show these driveways being removed and staff generally concurs with these improvements. Detailed engineering and conformance review will occur during the civil construction permit review process. b. The existing driveway cut shall be brought into conformance with current ADA standards if applicable. 2. The new parking lot shall meet current ADA standards. On and off -site ADA (including the street frontages), curbing, sidewalk and parking lot/drive-aisle improvements will be reviewed in conjunction with the civil construction permit for the project and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. a. An accessible route of travel from the right-of-way and the ADA parking stalls to the building entrance meeting current ADA standards is required. 3. Parking lot construction shall be in accordance with City code 4-4-80 (G). ADVISORY NOTES Page 5 of 5 LUA24-000376 4. The project is not proposing an increase in use to the existing transportation building and only providing additional secured parking for district employees, therefore, a Traffic Impact Analysis was not required. 5. Since the project is not proposing an increase in use to the existing transportation building and only providing additional secured parking for district employees, the development is not subject to transportation impact fees. GENERAL COMMENTS 1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along property frontage and within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. 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 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2024 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. 7. A demo permit is required for the demolition of any existing buildings. The demo permit shall be acquired through the building department GENERAL COMMENTS: 1. The fees listed are for 2025. 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. Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org ) Reviewed no comments at this time. Environmental Impact Comments: None at this time. Technical Services: (Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov ) Reviewed, no comments at this time. Police: (Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov ) No comments at this time. Building: (Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov ) No comments at this time.