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HomeMy WebLinkAboutPlan Review comments for Highlands professional plaza preapp PRE16-000353H:\CED\Planning\Current Planning\PREAPPS\13-001466.Rocale\Plan Review Comments PRE13-001466.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: May 31, 2016 TO: Matthew Herrara, Planner FROM: Rohini Nair, Plan Review SUBJECT: Highlands Professional Plaza Parking Expansion preapp PRE16-000353 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. For the Lot Line Adjustment for 451 Duvall Ave NE Water and sewer comments No comments since the proposed plan of the lot line adjustment does not show any impact to existing water utility, sewer utility or any water and sewer easement. Storm Comments 1. A drainage review is required for projects that include a. 2,000 square feet or more of new and/or replaced impervious surface, or b. 7,000 square feet or more of land disturbing activity, or c. proposes to construct or modify a drainage pipe or ditch that is 12 inches or more in size, or d. is located in a flood hazard area, erosion hazard area, steep slope hazard area, or landslide hazard area, landslide hazard drainage area, or e. the redevelopment project has a total of new plus replaced impervious surface of 5,000 square feet or more, and exceeds 50% of the assessed value of the existing site improvements. Highlands Professional Plaza Parking Expansion Preapp – PRE16-000353 Page 2 of 5 May 31, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000353.Matt\Plan Review Comments PRE16-000353.doc If drainage review threshold is triggered, a drainage review complying with the 2009 City of Renton Surface Water Design Manual Amendment which amends the 2009 KCSWDM is required. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard (Forested Conditions). Refer to Figure 1.1.2.A – Flow chart for determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. Drainage improvements as per the requirements of the City Amendments and the 2009 King County Surface Water Manual will be required from the proposed development. Storm water BMP’s applicable to the site must be provided. 2. The site is located in the Aquifer protection zone 2. 3. A geotechnical report based on RMC 4-8-120.D.7 containing all information shown in Table 18, separated into sections 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. The geotechnical report should include if the soil is suitable/unsuitable for infiltration. 4. Surface water system development charge (SDC) fee for stormwater is applicable at the time of issuance of the utility construction permit. Transportation comments If access is proposed to Bremerton Ave NE through the Parcel 1023059054, then minimum 20 feet paved driveway is required on 1023059054. Private access easement is required that allows parcels 1023059086 and 1023059012 to gain access to Bremerton Ave NE via parcel 1023059054. A copy of the recorded easement is to be provided to the City prior to the recording of the Lot Line adjustment. The driveway access on Bremerton Ave NE will have to meet City standards. Street frontage improvements are applicable if the project costs exceed 50,000 dollars. If the project cost exceeds 50,000 dollars, street frontage improvements including an 8 feet wide landscaped planter, and 8 feet wide sidewalk are required to be provided on the Duvall Avenue frontage. The ROW will extend to a minimum of 1 feet back of the sidewalk. Street frontage improvements on Bremerton will include at a minimum the RMC 4.6.060 required minimum ROW width and pavement width for a residential street along with the flared taper width to meet the exiting street improvements north of the proposed access onto Bremerton Ave NE . For the development of 4502 NE 4th Street Water Comments Highlands Professional Plaza Parking Expansion Preapp – PRE16-000353 Page 3 of 5 May 31, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000353.Matt\Plan Review Comments PRE16-000353.doc 1. The proposed development is within the City of Renton’s water service area. 2. The site is located in the Aquifer protection zone 2. 3. There is an existing 12-inch water main in Bremerton Ave NE and an 8-inch diameter water main on NE 4th Street. The static water pressure is about 65 psi at elevation of 410 feet. 4. There are two hydrants within 300 feet of the existing building at 4502 NE 4th Street and each hydrant can deliver 1,000 gpm. 5. The proposed project should be designed to meet the fire flow demand that is determined by the fire department. Fire hydrants should meet the requirements of the fire department. 6. Water design should meet the requirements of the City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 7. Civil plans for the water improvements will be required and must be prepared by a professional engineer registered in the State of Washington. The development is subject to water system development charges and of meter installation fees based on the size of the meters and of the fire sprinkler feed. Sewer Comments 1. The proposed development is within the City of Renton’s sewer service area. 2. There is an 8-inch diameter sewer main located to the north of 4502 NE 4th Street (S-3107), 10- inch diameter sewer main is located on Bremerton Ave N (S-1910), and a 24-inch diameter sewer main on NE 4th Street (S-0503). 3. The proposed development is to connect to the sewer main by gravity service. 4. System development charge (SDC) fee for sewer will be applicable at the time of issuance of the utility construction permit. The East Renton Interceptor sewer Special Assessment District fee will be applicable on the project. The rate is 9 cents per square feet of the property. Storm Comments 1. A drainage review is required for projects that include a. 2,000 square feet or more of new and/or replaced impervious surface, or b. 7,000 square feet or more of land disturbing activity, or c. proposes to construct or modify a drainage pipe or ditch that is 12 inches or more in size, or d. is located in a flood hazard area, erosion hazard area, steep slope hazard area, or landslide hazard area, landslide hazard drainage area, or Highlands Professional Plaza Parking Expansion Preapp – PRE16-000353 Page 4 of 5 May 31, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000353.Matt\Plan Review Comments PRE16-000353.doc e. the redevelopment project has a total of new plus replaced impervious surface of 5,000 square feet or more, and exceeds 50% of the assessed value of the existing site improvements. If drainage review threshold is triggered, a drainage review complying with the 2009 City of Renton Surface Water Design Manual Amendment which amends the 2009 KCSWDM is required. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard (Forested Conditions). Refer to Figure 1.1.2.A – Flow chart for determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. Drainage improvements as per the requirements of the City Amendments and the 2009 King County Surface Water Manual will be required from the proposed development. Storm water BMP’s applicable to the site must be provided. 2. The site is located in the Aquifer protection zone 2. 3. A geotechnical report based on RMC 4-8-120.D.7 containing all information shown in Table 18, separated into sections 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. The geotechnical report should include if the soil is suitable/unsuitable for infiltration. 4. Surface water system development charge (SDC) fee for stormwater is applicable at the time of issuance of the utility construction permit. Transportation comments 1. The site has frontage on NE 4th Street and Bremerton Ave NE. NE 4th Street – is a principal arterial street with an existing right of way (ROW) width of 84 feet. RMC 4.6.060 requires a minimum ROW width of 103 feet for a 4 lane arterial with a minimum paved width of 66 feet. However, the City has an adopted NE 4th Street corridor plan that has identified a 33 feet wide half street paved width from the center line of the pavement to the curb (which includes a 5 feet wide bike lane) on this section of NE 4th Street. A 5 feet wide landscaped planter and 5 feet wide sidewalk (or a 10 feet wide buffered sidewalk, will be specified at land use stage) is required for this frontage. Stormwater and street lighting improvements are also frontage improvements. The corridor plan has identified a ROW width of 86 feet for this street which will include a minimum 1 foot ROW dedication on the site frontage. The frontage improvements identified in the NE 4th Street corridor plan should be provided in the site frontage by the developer. Bremerton Ave NE - is a residential street of existing ROW width of 25 feet. Near the intersection with NE 4th Street, Transportation has plans for a minimum 44 feet paved width from the existing curb on the opposite side of Bremerton Ave. The pavement width along with 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk are the minimum requirements in the plans for this street. Stormwater and street lighting improvements are also Highlands Professional Plaza Parking Expansion Preapp – PRE16-000353 Page 5 of 5 May 31, 2016 H:\CED\Planning\Current Planning\PREAPPS\16-000353.Matt\Plan Review Comments PRE16-000353.doc frontage improvements. The minimum required ROW is to the back of the sidewalk. Additional ROW may be required if a wall is required to be constructed for the street improvements. Towards the north property line on Bremerton Ave NE, the pavement width on Bremerton Ave may transition to the RMC 4.6.060required minimum 26 feet. The ROW width should also include the 0.5 feet wide curb, 8 feet landscaped planter, and 5 feet wide sidewalk. Stormwater and street lighting improvements are also frontage improvements. The transition details will be reviewed after the engineer submits the plans. 2. Access is not allowed from NE 4th Street. Access from Bremerton Ave NE may be considered if it is located towards the north of the site. Access will be reviewed after the site layout and access is provided. Driveways should follow the requirements of RMC 4.4.080. 3. Access proposed on parcel 1023059054 should be a paved driveway with minimum width of 20 feet and meeting the driveway standards of RMC 4.4.080. 4. Traffic impact study is required from projects that generate 20 or more peak hour trips in the AM peak or PM peak. Traffic impact study guidelines is provided with this preapplication memo. 5. Street lighting is required from projects residential projects with more than 4 residential units. Street lighting is required from commercial projects with more than 5,000 square feet area. Street lighting is also required from industrial projects with more than 10,000 square feet area. 6. Payment of transportation impact fee is applicable at the time of building permit. General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All utilities serving the site are required to be undergrounded.