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HomeMy WebLinkAboutERC_Agency_Letter_191101 pdf Enclosure cc: King County Wastewater Treatment Division Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Larry Fisher, WDFW Karen Walter, Fisheries, Muckleshoot Indian Tribe Duwamish Tribal Office Melissa Calvert, Muckleshoot Cultural Resources Program US Army Corp. of Engineers Stephanie Jolivette, Office of Archaeology & Historic Preservation Washington State Department of Ecology November 1, 2019 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on October 28, 2019: SEPA DETERMINATION: Determination of Non-Significance - Mitigated (DNS-M) PROJECT NAME: 4th Dimension Building PROJECT NUMBER: LUA19-000153, SA-H, ECF, V-H Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 15, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-7289. For the Environmental Review Committee, Clark H. Close Senior Planner DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) PROJECT NUMBER: LUA19-000153, SA-H, ECF, V-H APPLICANT: Hari Ghadia, 12505 Bel Red Road, Suite 212, Bellevue, WA 98005 PROJECT NAME: 4th Dimension Building PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and a Reasonable Use Variance for the construction of a 4-story mixed use building located at 4502 NE 4th St. The 23,170 SF parcel is zoned CA and is located in the Urban Design District D. The applicant is proposing to build a 55-foot tall structure that would include 51 parking spaces within the building, up to 6,450 SF of commercial space, and 24 apartments units. The residential levels would include eight (8) two-bedroom living units for a proposed net density of 54 du/ac. The existing vacant single-family structure would be demolished. Access to the site would be at the rear of the property from Bremerton Ave NE. New street frontage improvements would be completed on Bremerton Ave NE and NE 4th St. The proposed new building is proposed to form to the topography of the site. The parcel contains a piped stream channel and regulated slopes. The applicant is requesting a reasonable use variance to construct an open space under the building to accommodate the new stream channel and to provide additional storage during storm events. In addition, a stormwater detention vault would be constructed below the lowest parking level and discharge to the storm system that exists on the site. PROJECT LOCATION: 4502 NE 4th St, Renton, WA 98059 (APN 102305-9068) LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 15, 2019. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLICATION DATE: November 1, 2019 DATE OF DECISION: October 28, 2019 DocuSign Envelope ID: 9F3642B0-4797-49A7-BD49-E413620F13FA DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Gregg Zimmerman, Administrator Date Rick M. Marshall, Administrator Date Public Works Department Renton Regional Fire Authority Kelly Beymer, Administrator Date C.E. Vincent, Administrator Date Community Services Department Department Of Community & Economic Development DocuSign Envelope ID: 9F3642B0-4797-49A7-BD49-E413620F13FA 10/29/2019 | 3:12 PM PDT 10/29/2019 | 4:57 PM PDT 10/30/2019 | 8:54 AM PDT 10/29/2019 | 6:59 PM PDT DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT Planning Division 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2 www.rentonwa.gov OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION DNSM: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION HAS PROBABLE SIGNIFICANT IMPACTS THAT CAN BE MITIGATED THROUGH MITIGATION MEASURES. DATE OF NOTICE OF ENVIRONMENTAL DETERMINATION: November 1, 2019 PROJECT NAME/NUMBER: PR19-000295 4th Dimension Building / LUA19- 000153, SA-H, ECF, V-H PROJECT LOCATION: 4502 NE 4th St, Renton, WA 98059 (Parcel No. 1023059068) APPLICANT/PROJECT CONTACT PERSON: Martin Reimers, Concept Architecture / 1712 Pacific Ave, Suite #107, Everett, WA 98201 / mreimers@conceptarchitecture.com LOCATION WHERE APPLICATION MAY BE REVIEWED: Applicant documents are available online through the City of Renton Document Center website. See also https://bit.ly/2Wqn39Y PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and a Reasonable Use Variance for the construction of a 4-story mixed use building located at 4502 NE 4th St. The 23,170 SF parcel is zoned CA and is located in the Urban Design District D. The applicant is proposing to build a 55-foot tall structure that would include 51 parking spaces within the building, up to 6,450 SF of commercial space, and 24 apartments units. The residential levels would include eight (8) two-bedroom living units for a proposed net density of 54 du/ac. The existing vacant single-family structure would be demolished. Access to the site would be at the rear of the property from Bremerton Ave NE. New street frontage improvements would be completed on Bremerton Ave NE and NE 4th St. The proposed new building is proposed to form to the topography of the site. The parcel contains a piped stream channel and regulated slopes. The applicant is requesting a reasonable use variance to construct an open space under the building to accommodate the new stream channel and to provide additional storage during storm events. In addition, a stormwater detention vault would be constructed below the lowest parking level and discharge to the storm system that exists on the site. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on November 15, 2019, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLIC HEARING: A public hearing is tentatively scheduled for November 26, 2019 at 11:00 am before the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of Renton City Hall, located at 1055 South Grady Way. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. NOTICE 1055 S Grady Way, Renton, WA 98057 | www.rentonwa.gov Page 1 of 2 DETERMINATION OF NON-SIGNIFICANCE – MITIGATED (DNS-M) MITIGATION MEASURES AND ADVISORY NOTES PROJECT FILE NUMBER: PR19-000295 PROJECT CONTACT: Martin Reimers, Concept Architecture / 2615 West Casino Road, Suite 1A, Everett, WA 98204 PROJECT NAME: 4th Dimension Building LAND USE FILE NUMBER: LUA19-000153, SA-H, ECF, V-H PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review and a Reasonable Use Variance for the construction of a 4-story mixed use building located at 4502 NE 4th St. The 23,170 SF parcel is zoned CA and is located in the Urban Design District D. The applicant is proposing to build a 55 -foot tall structure that would include 51 parking spaces within the building, up to 6,450 SF of commercial space, and 24 apartments units. The residential levels would include eight (8) two-bedroom living units for a proposed net density of 54 du/ac. The existing vacant single-family structure would be demolished. Access to the site would be at the rear of the property from Bremerton Ave NE. New street frontage improvements would be completed on Bremerton Ave NE and NE 4th St. The proposed new building is proposed to form to the topography of the site. The parcel contains a piped stream channel and regulated slopes. The applicant is requesting a reasonable use variance to construct an open space under the building to accommodate the new stream channel and to provide additional storage during storm events. In additi on, a stormwater detention vault would be constructed below the lowest parking level and discharge to the storm system that exists on the site. PROJECT LOCATION: 4502 NE 4th St, Renton, WA 98059 (Parcel No. 1023059068) LEAD AGENCY: The City of Renton Department of Community & Economic Development Planning Division MITIGATION MEASURES: 1. The project construction shall comply with the recommendations found in the submitted Geotechnical Engineering Report with Infiltration Evaluation, prepared b y Geo Group Northwest, Inc., dated May 14, 2018, and future addenda. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion, the plans and specifications meet the intent of the report(s). 1055 S Grady Way, Renton, WA 98057 | www.rentonwa.gov Page 2 of 2 3. The geotechnical and structural design of the 4th Dimension Building and the portion of the building providing compensatory storage must be prepared in a way that will prevent damage to the subject building and surrounding properties from seepage of water into the subbase material and potential settlement and erosion that m ight result. Possible means of accomplishing this include providing a watertight concrete base slab and/or a waterproof liner beneath the open channel and compensatory storage area to prevent infiltration of water into the into the subbase material. The project's geotechnical and structural engineers must provide the City with a correspondence bearing a professional engineering stamp stating that in their opinion the project as designed will not result in property damage caused by settlement or erosion of the subbase material. 4. A prorated share of the traffic signal costs shall be collected from the proposed project based upon the ratio of number of peak trips that would be added by the project to the number of future baseline trips at the NE 4th St at Bremerton Ave NE intersection. The fee would be based on (new PM peak-hour trips) / (total vehicle PM peak-hour trips for the signal) x (cost of new signal and improvements). The prorated share of the traffic signal is $8,432.54 ((34/3,024) x 750,000 = $8,432.54). The fee shall be paid prior to temporary certificate of occupancy. ADIVISORY NOTES: The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA19-000153 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Clark Close, 425-430-7289, cclose@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unles s otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed o r plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 6. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov) 1. See Attached Development Engineering Memo dated September 30, 2019. Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $964.53 per multifamily unit. Current rates for retail are $1.25 a square foot, office use is $0.26 a square foot and for restaurant it is $5.92 a square foot. These fees are paid at time of building permit issuance. No charges to covered parking garages. Credit granted for the removal of the existing structures. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA19-000153 Code Related Comments: 1. The preliminary fire flow is 2,250 gpm. A minimum of three fire hydrants is required. One within 150- feet and two within 300-feet of the building. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. A looped water main is required if fire flow exceeds 2,500 gpm. Existing hydrants may be counted toward the requirements as long as they meet current code. A minimum of one new fire hydrant is required. 2. Approved fire sprinkler and fire alarm systems are required throughout all of the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 3. Fire department apparatus access roadways are required within 150 -feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 4. All buildings are required to be equipped with elevators to meet the size requirements for a bariatric size stretcher to all areas of each building. Car size shall accommodate a minimum of a 40-inch by 84- inch stretcher. 5. All areas of all buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. No comments at this time. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov) 1. No comments at this time. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. CityofRenton\Department Folders\Community and Economic Development (CED)\Current Planning\Land Use Files\2019\LUA19-000153\06 - Working Files DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 30, 2019 TO: Clark Close, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Utility and Transportation Comments for 4th Dimension Building 4502 NE 4th Street LUA19-000153 I have reviewed the application for the 4th Dimension Building at 4502 NE 4th Street (APN 1023059068). The applicant is proposing a mixed use commercial and 24-unit apartment building with parking garage. EXISTING CONDITIONS The site is approximately 0.55 acres in size and is rectangular in shape. The site is currently developed with one single family residential structure and associated driveway that will be removed. Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. There is an existing 8-inch City water main located in NE 4th Street (see Water plan no. W-0240) that can deliver a maximum total flow capacity of 2,500 gallons per minute (gpm). There is an existing 12-inch City water main located in Bremerton Avenue NE (see Water plan no. W-1910) that can deliver a maximum total flow capacity of 4,000 gallons per minute (gpm). The approximate static water pressure is 74 psi at the elevation of 394 feet. One ¾-inch domestic water meter provides water service to the property. The site is located within Zone 2 of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton. There is an existing 10-inch ductile iron wastewater main located in Bremerton Avenue NE (see City plan no. S- 1910). There is an existing 24-inch PVC wastewater main located in NE 4th Street (see City plan no. S-0503). Storm The existing property does not contain storm water detention/retention facilities. Runoff from the existing site drains to an existing private 24-inch diameter storm water pipe that runs from the east-west direction bisecting the middle of the site. This storm drainage system conveys a stream that drains a large upstream tributary area including wetlands. A localized floodplain has been identified on site. Offsite there are storm water mains located in NE 4th Street and Bremerton Avenue NE. 4th Dimension Building – LUA19-000153 Page 2 of 10 Streets NE 4th Avenue is a Principal Arterial Street with an existing right of way (ROW) width of 84 feet as measured using the King County Assessor’s Map. Bremerton Avenue NE is a Residential Street with an existing right of way (ROW) width of 25 feet as measured using the King County Assessor’s Map. There is an existing sidewalk along NE 4th Street property frontage. CODE REQUIREMENTS WATER 1. The proposed water main improvements are shown on the composite utility civil plan submitted with the Land Use Application. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,500 gpm. Adequate fire flow is available with the aforementioned water main extensions to meet the minimum fire flow requirements. 2. The following water improvements are required to provide water service for domestic use and fire protection for the development per City Code and Development standards (RMC 4-6-010B) including, but not limited to: a. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). Please see the following sketch identifying the water improvement comments. b. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2 The DCVA should be located on the Bremerton Ave NE side of the site. Please see the following sketch identifying the water improvement comments. 4th Dimension Building – LUA19-000153 Page 3 of 10 4th Dimension Building – LUA19-000153 Page 4 of 10 c. Installation of one commercial domestic water meter for the commercial use and a separate domestic water meter for the residential use for each building. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. d. Installation of a backflow prevention assembly on private property behind each domestic water meter. i. A double check valve assembly (DCVA) is required for water meters for residential water use for buildings with 3 or more floors. DCVA’s with size 2- inch or smaller shall be installed a meter box on private property and DCVA’s with size 3-inch and larger shall be installed in an exterior vault on private property per City standard plan 320.4. ii. A reduced-pressure principle backflow prevention assembly (RPBA) in a “Hot Box” is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure located on private property per City standard plan no. 350.2. e. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. f. The existing domestic water service should be cut and capped. g. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to 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. h. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. i. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. j. The development is subject to System Development Charges (SDCs) for water and fire service. This fee is payable at construction permit issuance. Below is a list of current SDCs and meter installation fees for water and fire service. a. The 2019 SDC Fees for a: i. 2” water service is $32,400.00 per meter. ii. 3” water service is $64,800.00 per meter. The applicant pays for the meter and installs it. A $220.00 processing fee is due at the time of meter application. iii. 6” fire service is $12,956.00 per meter. The development is also subject to fees for water connections, meter installation, cut and caps, and purity tests. A complete list of current fees can be found in the 2019-2020 City of Renton Fee Schedule on the City’s website. Fees that are current at the time of construction permit issuance will be levied. b. Additional water system development charges and water meter charges will apply based on the final water service sizing and quantity. An additional water meter is required to provide separate service to the commercial and residential portions of the building. 4th Dimension Building – LUA19-000153 Page 5 of 10 c. A redevelopment credit of the water system development charges in the amount of $4,400.00 will be applied to each of the one (1) existing ¾-inch meters servicing the property(ies) if it is abandoned and capped at the main line. d. SDC fees are assessed and payable at construction permit issuance. k. Water service installation charges for each proposed 2-inch water service is $4,735* per meter. This is payable at construction permit issuance. The applicant must provide materials and install water meters larger than 2-inch. A water meter processing fee for meters over 2-inch is $220*. See City of Renton Fee Schedule for additional fees associated with water meters larger than 2-inch. l. Drop-in meter fee is $950.00* per 2-inch meter. This is payable at issuance of the building permit. m. Separate water service cut and cap permits are required. Cut and cap permit fee is $275* for each water service line. n. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER COMMENTS 1. All new building side sewers shall be a minimum of 6” and shall run at a slope of at least 2% to the main. 2. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. 3. A grease trap/ grease interceptor is required for any commercial kitchen use if proposed in the development. 4. The development is subject to System Development Charges (SDCs) for sewer service. SDCs for sewer service are based on the size of the domestic water service. This fee is payable at construction permit issuance. Below is a list of current SDCs for sewer service. a. The 2019 SDC for sewer service with a 1” water service is $3,100.00. b. The 2019 SDC for sewer service with a 1-1/2” water service is $15,500.00. c. The 2019 SDC for sewer service with a 2” water service is $24,800.00. d. The 2019 SDC for sewer service with a 3” water service is $49,600.00. A complete list of current fees can be found in the 2019-2020 City of Renton Fee Schedule on the City’s website. Fees that are current at the time of construction permit issuance will be levied. 5. The East Renton Interceptor Commercial and Residential Special Assessment District (SAD) fee is applicable on the project. The SAD fee rate when it was established in 1996 and has reached is maximum assessment. The SAD fee rate is $316.80 per single family unit and $0.097 per square foot of commercial. Fees are due at the time of construction permit issuance. STORM DRAINAGE 1. A geotechnical report, dated May 14, 2018, completed by GEO Group Northwest, Inc., for the site has been provided. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations 4th Dimension Building – LUA19-000153 Page 6 of 10 for project design and construction. The geotechnical report notes that the existing soils have low permeability. Geotechnical recommendations presented need to be address within the project plans. 2. Harmsen & Associates, Inc. with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated June 11, 2019. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard Area matching Forested Site Conditions and is within the Lower Cedar River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine Core Requirements and the six Special Requirements have been discussed in the Technical Information Report. a. General: The following general comments shall be addressed as part of the Civil Construction Permit Application: i. Substitute all references to the “2009 City of Renton Surface Water Design Manual” to “2016 City of Renton Surface Water Design Manual.” ii. TIR Section 4: Add Special Requirement #6 Aquifer Protection as part of Section 4 of the TIR. iii. TIR Section 9: All documents provided shall be prepared on City of Renton Templates including bond quantity worksheet, flow control and water quality facility summary sheets, Declaration of Covenant for Storm Drainage, Declaration of covenant for Leachable Materials. iv. Appendix A: Update Figure 3B to show the proposal to convey the upstream flows through an open channel below the building. v. Appendix B: Maps for COA, Shoreline, Landslide, Erosion, Seismic, Coal Mine, Channel Migration, and Critical Aquifer shall be updated to reflect City of Renton GIS system which can be accessed via COR Maps. b. Offsite Analysis, RSWDM Core Requirement #2: The downstream and upstream analysis were evaluated under a Level 2 offsite analysis due to the existing conveyance capacity issues downstream and the localized floodplain onsite. The Project TIR evaluates the downstream and upstream systems for backwater effects on the site caused by the downstream system. The project TIR appears to have sufficient evaluated the downstream and upstream basin in order to determine what is required for the proposed on site system. See comments related to conveyance systems noted in Comment 2.d below. c. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. The project proposes a detention vault to address the flow control requirements. d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. The project proposes to replace the existing 24-inch storm drainage pipe bisecting the site with a proposed concrete trapezoidal channel that will be constructed beneath the proposed building. The following shall be fully addressed as part of the Civil Construction Permit Application: 4th Dimension Building – LUA19-000153 Page 7 of 10 i. Conveyance analysis shall be provided for all proposed storm drainage conveyance systems including the concrete channel proposed below the building. e. Water Quality, RSWDM Core Requirement #8: Based on the commercial use of the project, Enhanced Basic Water Quality Treatment is required. The project proposes to us a Filterra Treatment System downstream of the detention vault in order to meet water quality requirements. i. A Leachable Material Covenant will be required to be submitted as part of the Civil Construction Permit Application in order to eliminate the roof material from as a source of PGIS. f. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report must be submitted with the civil construction permit application. The project proposes to utilize Rain Gardens, Soil Amendments, and Perforated Stubout Connection. g. Special Requirement #2 Flood Hazard Delineation: A localized floodplain has been identified on site due to the infrastructure constraints downstream. The project TIR notes that the infrastructure induced floodplain elevation is 394.87. The project will need to maintain the compensatory storage volume on site at a one to one ratio. The project has proposed to place the building on piles in order raise the building high enough to provide the required compensatory storage. The following shall be fully addressed as part of the Civil Construction Permit Application: i. An emergency overflow spillway, or similar system, shall be provided that, in the event all discharge tight line systems are full or plugged, directs storm water into the roadway surface as oppose to the proposed building or upstream properties. ii. The open channel below the building will be required to be privately maintained, however, an easement shall be provided to the City to allow the City to access and in an emergency maintain the facility. iii. Access routes/hatches above the open channel and adjacent to the Bremerton Avenue NE shall be provided to access and maintain the bottom of the channel. iv. A clearance of 10 feet vertically (from highest elevation within horizontal clearance) and 15 foot horizontally, centered over the channel shall be provided. 3. Surface water system development fee is $0.720 per square foot of new impervious surface, but not less than $1,800.00. This is assessed based on the final approved civil construction plans and payable prior to issuance of the construction permit. TRANSPORTATION/STREET 1. The 2019 transportation impact fees based on land use category is available in the Fee Schedule at the City of Renton website. Transportation impact fees that are current are payable at the time of building permit issuance. 4th Dimension Building – LUA19-000153 Page 8 of 10 2. Existing right-of-way width fronting the site in Bremerton Ave NE is 25 feet. Bremerton Ave NE is classified as a residential access road. To meet the City’s complete street standards, half street improvements including a 26-foot paved roadway, 0.5- foot wide curb, 8-foot planter strip and 5-foot sidewalk are required to be constructed in the right of way fronting the site per City code 4-6-060. Final right of way and dedication width shall be subject to survey. The proposed project provides the required street section. a. Staff recommends a condition of approval to connect the proposed sidewalk on the north side of the Bremerton Avenue NE frontage to the existing sidewalk. This will require, at minimum, a public access easement be obtained from the northern property owner. b. As part of the Civil Construction Permit Application, the existing lane line along Bremerton Avenue NE shall be identified for removal and installation of new lane lines and pavement markings shall be proposed. Please see provided sketch following Transportation Comment #3 showing striping/re-striping comments along the property frontage. 3. Existing right-of-way width in this section of NE 4th Street is 84 feet. NE 4th is classified as a Principal Arterial. There is the NE 4th Street corridor improvement plan. To meet the requirements, half street improvements including a 0.5-foot wide curb, 5-foot wide landscaped planter, 5-foot wide sidewalk, a 5- foot bike lane, a 22 foot paved roadway and 6 feet for a left turn lane will be required fronting the site per City code 4-6-060. Dedication of 1.5- foot of right of way will be required fronting the site. This will provide for a future 87-foot wide right of way in NE 4th Street. The proposed project provides the required street section. 4. ADA compliance is required for frontage improvements. a. As part of the Civil Construction Permit Application, two ADA ramps shall be installed at northeast corner of Bremerton Avenue NE and NE 4 th Street (one facing west and one facing south). Existing companion ramps on the northwest and southeast corners of the intersection shall be upgraded to current ADA standards. Please see provided sketch showing ADA improvement comments along the property frontage. 4th Dimension Building – LUA19-000153 Page 9 of 10 4th Dimension Building – LUA19-000153 Page 10 of 10 5. A traffic analysis dated July 2019, was provided by Gibson Traffic Consultants, Inc. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. Based on the calculations provided, the proposed development would average 277 new daily vehicle trips. Weekday peak hour AM trips would generate 12 new vehicle trips. Weekday peak hour PM trips would generate 26 new vehicle trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. a. The values provided in the table do not appear to match values generated based on the 10th edition of the ITE Manual and should be verified prior to submittal. 6. Transportation concurrency has been provided under separate cover. 7. Driveways shall follow requirements of RMC 4-4-080, RMC 4-6-060, and the requirements of the Renton Fire Authority. 8. Street lighting in accordance with City Standards is required along all public street frontages for commercial sites with commercial structures larger than 5,000 square feet. A street lighting plan and photometric analysis shall be submitted as part of the construction permit submittal. 9. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL 1. The fees listed are for 2019. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current development fee schedule. 2. All new utility lines (i.e. electrical, phone, and cable services, etc.) must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 3. 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. 4. A 15-foot utility easement will be required for any new public water main, hydrants and water meters within private property. 5. 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. 6. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 7. Please see the City of Renton Development Engineering website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 8. All plan review for the City is now paperless. Please see http://rentonwa.gov/paperless/ for more information.