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HomeMy WebLinkAbout16-0414 PRE16-000247 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000247.Rocale\16-0414 PRE16-000247 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 14, 2016 TO: Rocale Timmons, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Starbucks at Airport Plaza – 64 Rainier Avenue S. PRE 16-000247 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review of the application for the Starbucks at Airport Plaza located at 64 Rainier Avenue S. The King County Parcel Number is 1823059245. The applicant is proposing to construct a single story Starbucks restaurant with a drive-thru. WATER COMMENTS 1. Water service is provided by the City of Renton. It is in the Valley service area in the 196’ hydraulic pressure zone. The approximate static water pressure is 68 psi at a ground elevation of 34’. 2. There is an existing 12” cast iron water main south of the site along the northern edge of S. Tobin Street that can deliver 5,200 gallons per minute (gpm). Reference Project File WTR2700020 in COR Maps for record drawings. There is also a dead end 10” ductile iron water main west of the site along the eastern edge of Rainier Avenue S. that ends at a fire hydrant (COR Facility ID No. HYD-S-00367) that can deliver 1,950 gallons per minute (gpm). Reference Project File WTR2700711 in COR Maps for record drawings. 3. There is no existing water service for this site. 4. No water main extensions would be required. Starbucks at Airport Plaza – PRE16-000247 Page 2 of 5 April 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000247.Rocale\16-0414 PRE16-000247 Civil Pre-App Comments.docx 5. No additional fire hydrants would be required. FYI: There are three existing fire hydrants in the parcel vicinity. Two are located south of the site along the northern frontage of S. Tobin Street. One is located near the southwestern corner of the site (COR Facility ID No. HYD-S-00045) and another is located near the southeastern corner of the site (COR Facility ID No. HYD-S-00517). There is an additional fire hydrant located approximately 50’ northwest of the site along the eastern frontage of Rainier Avenue S. (COR Facility ID No. HYD-S-00367). 6. The lot will require a separate 1” water meter for service. The service line and meter would be installed by the City of Renton. The current (2016) fee to install this service line and meter would be $3,310.00. The current System Development Charge (SDC) for a 1” meter would be $3,245.00. 7. A reduced pressure backflow assembly (RPBA) will be required behind the meter. The RPBA shall be installed per City of Renton standards. 8. If a sprinkler system is required by the fire department, a stub out with a double check valve assembly (DCVA) will need to be provided for a building fire department connection (FDC). SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 12” PVC sewer running west to east in S. Tobin Street south of the site. Reference Project File WWP2701901 in COR Maps for record drawings. There is also an existing 12” concrete sewer running north to south in Rainier Avenue S. west of the site. Reference Project File WWP2700070 in COR Maps for record drawings. 3. There is an existing 6” PVC side sewer that serves Banner Bank at 54 Rainier Avenue S. north of the site. The side sewer is connected to the sewer main in S. Tobin Street and passes through the proposed building footprint. Please reference the provided side sewer card. The engineer will need to show how this side sewer will be rerouted around the new building and connected to the main in S. Tobin Street. Any new side sewer serving the bank will need to be contained in a 10’ private sewer easement where it passes through the Starbucks parcel. The side sewer shall be 6” per City standards. 4. The existing sewer stub that will be severed for building construction can be reused for the side sewer for the new building. Any new side sewer will need to be 6” per City standards. 5. A grease trap will need to be installed after the kitchen sink allowing wastewater to flow through it before discharging to the sewer main. 6. No sewer main extensions would be required. Starbucks at Airport Plaza – PRE16-000247 Page 3 of 5 April 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000247.Rocale\16-0414 PRE16-000247 Civil Pre-App Comments.docx 7. The development would be subject to a system development charge (SDC) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The current SDC for sewer service with a 1” water meter installation is $2,242.00. STORM DRAINAGE COMMENTS 1. The majority of the existing site is covered by an asphalt parking lot. The western and southern edges of the site are covered by landscaping. Storm drainage from the parking lot sheet flows to the east where it is intercepted by a private storm drain that serves the Airport Plaza. The storm drainage is then conveyed south by a 12” private storm drain to an existing private stormwater ditch along the northern frontage of S. Tobin Street. The ditch flows east to the 12”public storm drain in Lake Avenue S. Drainage along the southern frontage is conveyed by the existing flowline along the curb for S. Tobin Street east to the public storm drain in Lake Avenue S. Drainage along the western frontage is conveyed by the existing flowline along the curb of Rainier Avenue S. north to the public storm drain system in Airport Way. There is an existing 12” storm drain located along the southern S. Tobin Street frontage that flows from west to east. There is an existing 12” storm drain located along the western frontage of Rainier Avenue S. that flows from south to north. 2. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Peak Rate Flow Control Standard (Existing Site Conditions). The majority of the site falls within the West Lake Washington – Seattle South Drainage Basin, while the southern project frontage is part of the Black River Drainage Basin. Drainage plans and a drainage report complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton amendments will be required. 3. Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along the Rainier Avenue S. and S. Tobin Street frontages will be required to conform to the City’s street standards. 5. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 6. The development would be subject to stormwater system development charges (SDC). The current SDCs are $0.594 per square foot of new impervious surface area, but not less than $1,485.00. Fees are payable at the time of permit issuance. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee is $27.66 per square foot of building. Fees are payable at the time of permit issuance. Starbucks at Airport Plaza – PRE16-000247 Page 4 of 5 April 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000247.Rocale\16-0414 PRE16-000247 Civil Pre-App Comments.docx 2. Rainier Avenue S. is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with seven lanes is 125’. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required. The King County Assessor’s Map shows an approximate current right of way width of 150’ for Rainier Avenue S. No dedication would be required along Rainier Avenue S. S. Tobin Street is a commercial access street. Per RMC 4-6-060, the minimum right of way for a commercial access street with two lanes is 69’. The minimum paved roadway width is 36’ including 20’ of travel lanes and 8’ parking lanes on each side. A 0.5’ curb, 8’ planter, and 6’ sidewalk are required. The King County Assessor’s Map shows an approximate current right of way width of 60’ for S. Tobin Street. A dedication of approximately 4.5’ would be required along the S. Tobin Street frontage to meet City standards. The existing frontage improvements along Rainier Avenue S. and S. Tobin Street consist of a 0.5’ curb, 6’-9’ planter and 5’ sidewalk. 3. The portion of Rainier Avenue S. and S. Tobin Street that fronts this project is going to be improved by the City of Renton under the Rainier Avenue Phase 4 Traffic Improvement Project. The Rainier Avenue Phase 4 project is in preliminary design and construction is expected to start in 2019 or 2020. 4. The applicant may submit a street modification request for review. 5. A traffic impact analysis per City of Renton standards will be required. Please include confirmation that stacking space for 8 cars is sufficient for the site in the report. The City is concerned of cars queuing for the drive-thru backing into Rainier Avenue S. 6. Street lighting analysis is required to be conducted by the developer along the Rainier Avenue S. and S. Tobin Street frontages. Required street lighting shall be to City of Renton standards. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The SDCs listed are for 2016. The fees that are current at the time of the utility permit application will be levied. Please see the City of Renton website for current SDCs. 2. The survey and 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 final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 4. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. Starbucks at Airport Plaza – PRE16-000247 Page 5 of 5 April 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000247.Rocale\16-0414 PRE16-000247 Civil Pre-App Comments.docx 5. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the counter on the sixth floor.