Loading...
HomeMy WebLinkAboutPRE16-000431 True Fabrication Addition Plan Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 30, 2016 TO: Rocale Timmons, Planner FROM: Ann Fowler, Plan Review SUBJECT: True Fabrication Building Addition 3009 Lind Ave Sw PRE16-000431 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 for the above-referenced proposal located at parcel(s) 1253790020. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the 196-hydraulic zone. 2. There is an existing 16-inch City water main located in Lind Ave SW (see Water plan no. W-1997) which has a capacity of 9,000 gallons per minute (gpm). 3. There is an existing 8-inch City water main located on the north side of the subject property within an easement along the south portion of the adjacent property to the north (see Water plan no. W-1773) which has a capacity of 2,200 gpm. 4. There is an existing 10-inch City water main located near the east side of the propoerty, east of the railroad tracks, and within an easement along the adjacent property to the east (see Water plan no. W-0520) which has a capacity of 3,500 gpm. 5. There is an existing 8-inch City water main located on the south side of the subject property within an easement along the north portion of the adjacent property to the south (see Water plan no. W-0589) which has a capacity of 2,200 gpm. 6. The static water pressure is approximately 75 psi at ground elevation of 20 feet. 7. There is an existing ¾” domestic water meter, a 1.5-inch irrigation meter and a 10-inch fire sprinkler service line serving the existing building. 8. The site is located outside of an Aquifer Protection Area. 9. The following water main improvements will be required: a. Replacement of the existing 10-inch single check valve assembly for the fire sprinkler system located in the planter strip with a new 10-inch double detector check valve True Fabrication Building Addition– PRE16-000431 June 30, 2016 Page 2 of 3 assembly (DDCVA) per City standard plan no. 360.2. The existing valve vault may need to be replaced with a larger vault for the DDVCA. b. Installation of a reduced pressure backflow prevention assembly (RPBA) behind the domestic water meter and inside a heated enclosure per City standard plan no. 350.2. SEWER 1. Sewer service is provided by City of Renton. 2. There are no changes to the sewer service proposed as a result of the redevelopment. SURFACE WATER 1. There is an existing 24-inch stormwater main located in Lind Ave SW. 2. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 3. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this redevelopment. The final drainage plan and drainage report must be submitted with the utility construction permit application. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 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. Surface water system development fee is $0.594 per square foot of new impervious surface, if any. This is payable prior to issuance of the construction permit. 7. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All project vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4-1- 045 for information regarding project vesting. TRANSPORTATION 1. The proposed development fronts Lind Ave SW along the west property line(s). Lind Ave SW is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 81 feet. To meet the City’s complete street standards for Minor Arterial streets, minimum ROW is 103 feet. Dedication of 11 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. However, the City’s transportation group has determined and will support an alternate standard to match the established standard street section for Lind Ave SW. The City established standard street section for Lind Ave SW, which shall be installed by the developer as part of the proposed development, will allow retention of the existing curb-line and pavement width of approximately 44-feet. Developer will be required to install 8-foot planting strips and 8-foot sidewalks behind the existing curb along the frontage of Lind Ave SW. There appears to be sufficient ROW to install True Fabrication Building Addition– PRE16-000431 June 30, 2016 Page 3 of 3 these improvements. Actual ROW dedication will be dependent upon final survey of existing conditions. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4-9-250C5d. 2. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum driveway width shall not exceed thirty feet (30'). 3. Parking lot construction shall be in accordance with City code 4-4-80G. 4. Street lighting and street trees is required. 5. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 6. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee for a General Light Industrial Facility is $3.69 per square foot. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 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, one (1) complete electronic submittal (drawings and drainage report), the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat. 4. Fees quoted in this document reflect the fees applicable in the year 2016 only and will be assessed based on the fee that is current at the time of the permit application. 5. All utilities serving the site are required to be undergrounded.