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HomeMy WebLinkAbout16-1110 PRE16-000837 Civil Pre-App Comments (2)H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 17, 2016 TO: Jill Ding, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Goddard Pre-School PRE 16-000837 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 Goddard Pre-School. The parcel is 2.47 acres in size, vacant, and is located at the northwest corner of the intersection of Nile Avenue NE / 148th Avenue SE and NE Sunset Boulevard (SR 900). The King County Parcel Number is 0323059120. The applicant is proposing an 8,700 square foot daycare for 138 children. WATER COMMENTS 1. Please obtain a water availability certificate from King County Water District 90 and provide it with the utility permit submittal. 2. Review of the water plans will be conducted by King County Water District 90 and the Renton Fire Authority. 3. Plans approved by King County Water District 90 shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer flowing from west to east south of the site along the southern frontage of NE Sunset Boulevard then crossing NE Sunset Boulevard and continuing to flow north in Goddard Pre-School – PRE16-000837 Page 2 of 5 November 17, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx Nile Avenue NE east of the site. Reference Project File WWP2703152 in COR Maps for record drawings. There is also an existing 8” PVC sewer that flows north in Mt. Baker Place NE from a cleanout located at the southern terminus of Mt. Baker Place NE along the northern property line. Reference Project File WWP2703173 in COR Maps for record drawings. 2. A side sewer is required for sewer service. The side sewer shall flow by gravity to the main. The minimum side sewer size is 6” and the minimum slope is 2%. 3. If meal preparation will occur on site, a grease interceptor will be required for the kitchen. The grease interceptor shall be sized based on drainage fixture 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. 4. The site is 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. Current (2016) SDC fees for sewer service are as follows: a. 3/4” or 1” Meter: $2,242 b. 1-1/2” Meter: $11,210 c. 2” Meter: $17,936 d. 3” Meter: $35,872 The full sewer fee schedule can be found in the City’s 2016 development fees document on the City’s website. The SDC fee is due at the time of utility permit issuance. 5. The site is subject to a Special Assessment District (SAD) fee. The site is located in the Honey Creek Sewer Interceptor SAD. Commercial Development is subject to a fee of $0.05 per square foot of property. Based on the lot size of 107,593 square feet, the SAD fee would be $5,379.65. STORM DRAINAGE COMMENTS 1. The site currently is covered by grassy areas with a few shrubs and trees. The site slopes moderately from the south to the north and west. There is no on-site stormwater conveyance system. Stormwater from the site either infiltrates or gradually flows off-site. There is also no stormwater conveyance system along either the NE Sunset Boulevard or Nile Avenue NE frontage. Stormwater that collects from these frontages gradually flows into the site. 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 Flow Control Duration Standard (Forested Conditions). The site falls within the May Creek drainage basin. Drainage plans and a drainage report Goddard Pre-School – PRE16-000837 Page 3 of 5 November 17, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton Amendments will be required. 3. Effective January 1, 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 projects vested after January 1, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4- 1-045 for information regarding project vesting. 4. Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 5. Drainage improvements along all public street frontages shall conform to the City’s street standards. 6. A Construction Stormwater General Permit from the Washington Department of Ecology is required as site clearing will exceed one acre. 7. 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. 8. The site is subject to a system development charge (SDC) for stormwater. The current (2016) SDC for stormwater is $0.594 per square foot of new impervious surface area, but not less than $1,485.00. A SDC credit will apply for any existing impervious surface. The SDC fee is due at the time of utility permit issuance. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee for a daycare use is $1.70 per square foot of building. As of January 1, 2017, the transportation impact fee for a daycare use will be increasing substantially. The new transportation impact fee for a daycare use will be $48.88 per square foot of building. The applicant can generate their own traffic impact fee by performing a Trip Cost Analysis as defined and permitted by RMC 4-1-190.H. The City would then evaluate the analysis and proposed fee to make a determination. The transportation impact fee is due at the time of utility permit issuance. 2. NE Sunset Boulevard is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with five lanes is 103’. The minimum paved roadway width is 66’ consisting of 4 – 11’ travel lanes, 1 – 12’ center lane, and a 5’ bike lane in each direction. A 0.5’ cub, 8’ planter, and 8’ sidewalk are required along each side of the roadway. Per the King County Assessor’s Map, the existing right of way width is approximately 60’. A dedication of approximately 21.5’ along the NE Sunset Boulevard frontage would be required to provide the half right of way with of 51.5’. Goddard Pre-School – PRE16-000837 Page 4 of 5 November 17, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx 3. Nile Avenue NE / 148th Avenue SE east of the site is located in unincorporated King County. South of the site, in the City of Renton limits, Nile Avenue NE is classified as a neighborhood collector arterial. The City requires frontage improvements in accordance with neighborhood collector arterial standards found in RMC 4-6-060 for this street frontage. Per RMC 4-6-060, the minimum right of way width for a neighborhood collector arterial with two lanes is 83’. The minimum paved roadway width is 30’ consisting of 2 – 10’ travel lanes and a 5’ bike lane in each direction. Parking lanes of 8’ are required on each side of the road. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along each side of the roadway. Per the King County Assessor’s Map, the current right of way width for this portion of Nile Avenue NE is 60’. A curb line along the western frontage of Nile Avenue NE was established with the development to the north. City staff is requiring the continuation of this curb line south to the intersection with NE Sunset Boulevard. An 8’ planter strip and 8’ sidewalk are required behind the curb. Right of way dedication is required to 1’ past the back of sidewalk. Final right of way dedication shall be determined by survey. 4. A 35’ turning radius is required at the corner of NE Sunset Boulevard and Nile Avenue NE. 5. A Traffic Impact Analysis per City of Renton standards will be required as the new development will generate new vehicular traffic exceeding 20 vehicles per hour in both the AM (6:00 – 9:00) and PM (3:00 – 6:00) peak periods. The Traffic Impact Analysis should a level of service analysis at the intersection of NE Sunset Boulevard and Nile Avenue NE. Analysis of additional intersections may be required pending the findings of the initial Traffic Analysis. 6. Site access from both NE Sunset Boulevard and Nile Avenue NE will be subject to findings from the Traffic Impact Analysis. The Traffic Impact Analysis should evaluate the level of service for the following site access configurations. a. Access from both NE Sunset Boulevard and Nile Avenue NE as proposed. b. Single access from Nile Avenue NE. Access from NE Sunset Boulevard is subject to additional review from the Washington Department of Transportation (WSDOT) as it is a state maintained road. Additional right of way dedication may be required as part of the WSDOT review. 7. Per RMC 4-6-060, public street frontages along commercial sites with buildings larger than 5,000 square feet in size are required to conform to the City’s street lighting standards. 8. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Street 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. Goddard Pre-School – PRE16-000837 Page 5 of 5 November 17, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000837\16-1110 PRE16-000837 Civil Pre-App Comments.docx 2. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 3. 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. 4. 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. 5. 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. 6. 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.