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HomeMy WebLinkAbout16-0623 PRE16-000428 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000428\16-0623 PRE16-000428 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 23, 2016 TO: Rocale Timmons, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Sartori Elementary School – 315 Garden Avenue N. PRE 16-000428 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 Sartori Elementary School located at 315 Garden Avenue N. The applicant is proposing to construct a three story 75,000 square foot elementary school in place of the existing Sartori Education Center and surrounding light commercial and residential buildings. WATER COMMENTS 1. Water service is provided by the City of Renton. The site 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 33’. 2. Below is a summary of existing water mains located in streets surrounding the site. a. 12” Water Main (320 Zone) that can provide 5,400 gallons per minute (gpm) east of the site in Garden Avenue N. Reference COR Project File WTR2701111 In COR Maps. b. 6” Water Main (196 Zone) that can provide 1,300 gpm east of the site in Garden Avenue N. Reference COR Project File WTR2701156 in COR Maps. Sartori Elementary School – PRE16-000428 Page 2 of 6 June 23, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000428\16-0623 PRE16-000428 Civil Pre-App Comments.docx c. 8” Water Main that can provide 1,500 gpm north of the site in N. 4th Street. Reference COR Project File WTR2701156 in COR Maps. d. 16” Water Main that can provide 9,600 gpm west of the site in Park Avenue N. Reference COR Project File WTR2702208 in COR Maps. e. 8” Water Main in N. 3rd Street that can provide 2,000 gpm south of the site in N. 3rd Street. Reference Project File WTR2701021 in COR Maps. 3. The existing school is served by a 1.5” domestic water meter (Account Number 010240). There are also numerous small meters serving the light commercial and residential lots surrounding the existing Sartori Education Center. Abandoned services shall be capped at the main in accordance with City standards. 4. Additional on and off-site water main improvements may be required to provide adequate water service for domestic use and fire protection per Renton Municipal Code and the City of Renton Fire Department. Fire protection requirements will be based on the final fire flow demand and the location and number of required fire hydrants. 5. Below is a summary of the existing fire hydrants in the vicinity of the site. Any fire hydrant used to meet fire department requirements will be required to meet current standards as determined by the fire department. a. At the NW corner of the site (COR Facility ID HYD-N-00093) b. Across the street from the NE corner of the site (COR Facility ID HYD-N-00092) c. Across the street from the northern project frontage (COR Facility ID HYD-N-00308) d. Across the street from the SW corner of the site (COR Facility ID HYD-N-00094) e. Along the southern project frontage (COR Facility ID HYD-N-00291) f. Across the street from the SE corner of the site (COR Facility ID HYD-N-00091) 6. A fire sprinkler stub with a double detector check assembly (DDCVA) in an exterior underground vault per COR Standard Plan 360.2 shall be installed for backflow prevention. The DDCVA may be installed inside the building if it meets the conditions as shown on COR Standard Plan 360.5 for the installation of a DDCVA inside a building. 7. A domestic water meter installation shall include a reduced pressure backflow assembly (RPBA) installed behind the meter and inside an above ground heated enclosure per COR Standard Plan 350.2. 8. A separate meter is required for landscape irrigation. A double check valve assembly (DCVA) is required downstream of the meter. Sartori Elementary School – PRE16-000428 Page 3 of 6 June 23, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000428\16-0623 PRE16-000428 Civil Pre-App Comments.docx 9. Water improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separation between the new water main and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries, or similar structures cannot be installed over the water main unless the water main is installed inside of a steel casing. 10. The development is subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic use and fire prevention. Meters greater than 2” will be charged a $220.00 processing fee and the contractor will provide the meter and install it. A system development fee credit will be issued for any existing meters being abandoned. The full water fee schedule can be found in the City’s 2016 development fees document on the City’s website. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 22” concrete sewer running east to west in N. 4th Street north of the site. Reference Project File WWP2700513 in COR Maps for record drawings. There is also an existing 8” PVC sewer running from east to west and then south to north through the site and connecting to the existing 22” sewer in N. 4th Street. Reference Project File WWP2700513 in COR Maps for record drawings. 2. The proposed location of the school building conflicts with the location of the on-site 8” sewer. The sewer and services connected to the sewer shall be removed and/or abandoned as necessary for construction of the building. If services are abandoned where the main will remain in place, the service shall be capped at the property line. 3. The existing 8" sewer main that is not removed for construction of the building can be used as the building sewer connection to the main in N. 4th Street. 4. Any existing recorded sewer easements shall be shown on the survey. Release of existing easements will be reviewed during utility permit review. 5. If meal preparation will occur on site, a grease interceptor will be required for the school kitchen. The grease interceptor shall be sized based on drainage fixtures units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that is accessible for routine maintenance. 6. The development is subject to applicable sewer system development charges (SDCs) for sewer service. The SDC for sewer service is based on the size of the domestic water service. A system development fee credit will be issued for any existing sewer service being abandoned. The full sewer fee schedule can be found in the City’s 2016 development fees document on the City’s website. STORM DRAINAGE COMMENTS Sartori Elementary School – PRE16-000428 Page 4 of 6 June 23, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000428\16-0623 PRE16-000428 Civil Pre-App Comments.docx 1. The majority of the site is the site of the existing Sartori Education Center. The Sartori site contains a two story education center with an asphalt parking lot, grass fields, and lawn areas. The site is relatively flat and contains no on-site drainage system. Drainage from the site either infiltrates or sheet flows gradually off site. Drainage that sheet flows off site to the north is intercepted by a type 1 catch basin along the southern flowline of N. 4th Street. Drainage from this catch basin is routed west by an existing 8” storm drain. Drainage that sheet flows off site to the northeast is intercepted by a type 1 catch basin located along the flowline near the intersection of N. 4th Street and Garden Avenue N. Drainage from this catch basin is routed north by an existing 6” storm drain. There are also numerous light commercial and residential lots surrounding the existing Sartori Education Center to the west and south. These lots are also relatively flat and contain no on-site drainage systems. Drainage from the existing lots west of the Sartori Education Center is intercepted by three type 1 catch basins located along the eastern flowline of Park Avenue N. Drainage from these catch basins is routed north by an existing 12” storm drain. Drainage from the existing lots south of the Satori Education Center is intercepted by two type 1 catch basins located along the flowline near the intersection of Park Avenue N. and N. 3rd Street and Garden Avenue N. and N. 3rd Street. Drainage from these catch basins is routed west by an existing 12”/10” storm drain. 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 site falls within the Lower Cedar 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. The site will require enhanced basic water quality treatment. Ponds, stormwater wetlands, and infiltration facilities are prohibited as the site is located in Zone 1 of an Aquifer Protection Zone. 3. Drainage improvements along all frontages will be required to conform to the City’s street standards. 4. 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. 5. The development would be subject to stormwater system development charges (SDCs). The current SDCs are $0.594 per square foot of new impervious surface area, but not less than $1,485.00. A system development fee credit will apply for the existing single family residential lots. Fees are payable at the time of permit issuance. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee is $2.00 per square foot of building. Fees are payable at the time of permit issuance. A transportation impact fee credit will apply for the existing education facility, single family residential lots, and light commercial lots. Sartori Elementary School – PRE16-000428 Page 5 of 6 June 23, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000428\16-0623 PRE16-000428 Civil Pre-App Comments.docx 2. N. 3rd Street, N. 4th Street, and Park Avenue N. are classified as principal arterials. Garden Avenue N. is classified as a residential access street. City staff is recommending street sections that differ from the City’s street standards found in RMC 4-6-060. A summary of the required street frontage improvements requested can be found below. A street modification will need to be submitted to approve the modified street standards. a. The existing curb line shall remain in place along Park Avenue N. and N. 3rd Street. An 8’ planter shall be located behind the curb and a 12’ sidewalk shall be located behind the planter along these streets. Right of way dedication along these streets will be required to the back of the 12’ sidewalk. b. The existing curb line shall remain in place along N. 4th Street. An 8’ planter shall be located behind the curb and an 8’ sidewalk shall be located behind the planter along this street. Right of way dedication will be required to the back of the 8’ sidewalk. c. The proposed curb bulbs at the corners of N. 3rd Street and Garden Avenue N. and N. 4th Street and Garden Avenue N. are acceptable. The bus parking lane shall be 8’ in width along Garden Avenue N. A 10’ sidewalk will be required behind the bus parking lane. Right of way dedication will be required to the back of the 10’ sidewalk. d. The curb radius at all intersections shall be 35’. Appropriate right of way dedication at each corner is required to accommodate the curb radius. e. Perpendicular curb ramps conforming to current ADA and WSDOT standards will be required at each corner. Curb ramps shall be perpendicular to the roadway centerline. Two curb ramps are required at each corner. f. The existing curb along all frontages shall be replaced with a new curb that meets City standards. g. Proposed access points to the site appear acceptable. Any proposed site access from Park Avenue N. is discouraged and will be subject to further review. h. No on-street parking will be permitted on any street frontage surrounding the site. i. Future two-way configuration of N. 3rd and N. 4th Street is at least 10 years away. Two- way configuration of these streets shall not be considered as part of the design process for this project. j. Current channelization on all adjacent streets shall remain. 3. A traffic impact analysis per City of Renton standards will be required as the new school will generate new vehicular traffic exceeding 20 vehicles per hour in both the AM and PM peak periods. The traffic report shall address the capacity of the parent load / unload zone. City staff is concerned about the possibility of load / unload traffic extending into N. 4th Street. 4. Street lighting analysis is required to be conducted by the developer along all street frontages. Required street lighting shall be to City of Renton standards. Sartori Elementary School – PRE16-000428 Page 6 of 6 June 23, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000428\16-0623 PRE16-000428 Civil Pre-App Comments.docx 5. 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. Storm drainage detention vaults and retaining walls that are 4’ or taller from bottom of footing will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 3. A conceptual utility plan is required as part of the land use application. 4. 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. 5. 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. 6. 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. 7. 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.