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HomeMy WebLinkAboutSR_ERC_Kennydale_Apartments_120213DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: Project Nome: Owner/Applicant: Contact: File Number: Project Manager: Project Summary: Project Location: Site Areo: STAFF RECOMMENDATION: February 13, 2012 Kennydale Apartments Howard & Beatrice Seelig; PO Box 1925; Bellevue, WA 98009 Carl Pirscher; CDA Architects; 20011 Ballinger Way NE ste: #200; Shoreline, WA 98155 LUA11-069, SA-H, ECF"CU-H Rocale Timmons The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, and Environmental (SEPA) Review for the construction of a 6-story mixed-use building containing 230 apartment units and 2,500 square feet of commercial space, An additional single story, 40,000 square-foot, structure is also proposed on-site and would be used as artist/incubator space. 1901 NE 48 th St 4.8 acres Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance -Mitigated (DNS-M). Project Location Map ERe Report.doc City of Renton Department of Community If< Economic Development KENNYDALE APARTMENTS Report of February 13, 2012 PART ONE: PROJECT DESCRIPTION I BACKGROUND Environmental Review Committee Report LUAll-069, SA-H, ECF Page 2 of 10 The applicant is requesting Hearing Examiner Site Plan Review, Conditional Use Permit approval, and Environmental (SEPA) Review for the construction of a 6-story mixed-use building containing 230 apartment units and 2,500 square feet of commercial space. It would have an approximate density of 50 dulac. An additional single story, 40,000 square-foot structure is also proposed on-site and would be used as artist/incubator space. The mixed-use structure would have an average height of approximately 68 feet. However, the tallest point of the structure would be approximately 66 feet and 10 inches. Therefore, a Conditional Use Permit is required in order to increase the height, for certain portions of the structure, beyond the 60 foot maximum. The vacant 4.8 acre site is located within the Commercial Arterial (CA) zoning designation on the south side of NE 48th Street, just east of lake Washington Blvd N. The eastern property line is bordered by the City of Newcastle. Shurgard Storage abuts the site to the west, to the north and east by single family residences, and to the south by the Cedar Rim apartments. The easterly 86-foot portion of the site would be set aside as open space and would be used as a buffer for the proposed mixed-use structure. Access to the site would be provided off NE 48th St via two driveways resulting in a private loop road on-site. A total of 392 parking spaces would be provided of which 263 stalls would be located within a sub-grade parking garage. The remaining 129 stalls would be located within surface parking surrounding the two proposed structures. The site is currently vacant and is heavily vegetated. There are approximately 135 trees located on site within the portion of the site proposed to be developed. The property slopes down to the west at an average gradient of 30 percent. The proposed development will step up the slope in order to accommodate the grade change across the site. The east wall of the parking structure would have a height of approximately 23.5 feet. The retaining wall for the fire lane, east of the apartment building, is anticipated to have a height of approximately 24 feet. The site is located within a High Erosion Hazard area and an unclassified landslide Hazard Area. Protected slopes, which exceed a 40% grade, are also located on site but would not be impacted as part of the proposal. Several comments were received by interested parties (Exhibit 7). Concerns were raised, with regard to: traffic, soil stability, and view corridors. i PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. Earthwork shall be limited to the drier summer months of May 1st through September 30 th or as approved by a Geotechnical Engineer or the Development Services Division. z. The applicant shall comply with ~ of the recommendations included within the "Geotechnical Engineering Study", prepared by GEO Group Northwest, Inc., dated May 27,2011. ERC Report.doc City of Renton Department of Communit ~conomic Development Er ,mental Review Committee Report KENNYDALE APARTMENTS LUAll-069, SA-H, ECF Report of February 13, 2012 Page 3 of 10 C. 3. The applicant shall contract with a Geotechnical engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Geotechnical monitoring services shall also be provided during construction covering inspections as recommended in the geotechnical report. 4. If the ospreys return to the nest site in 2012, the applicant will do no clearing or construction within a 5,000 square foot area closest to the nest site until after the offspring fledge from the nest, which is typically sometime in early August. 5. The applicant shall be required to construct a new osprey nesting platform as deemed acceptable by the Current Planning Project Manager and the City of Renton Community Services Department prior to construction permit approval. 6. The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. 7. At the Lake Washington Blvd/NE 44'h St/I-405 Northbound Ramp's intersection and the Lake Washington Blvd/NE 44'h St/I-405 Southbound Ramp's intersection there shall be signalization of the intersection as specified in the Traffic Impact Analysis, dated May 25, 2011 (Exhibit 8) prior to building permit approval. 8. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. 9. The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. Exhibits Exhibit 1 Exhibit 2 Exhibit 3 Exhibit 4 Exhibit 5 Exhibit 6 Exhibit 7 Exhibit 8 Neighborhood Detail Map Aerial Photograph Site Plan Elevations Tree Removal Plan Habitat Analysis Public Comment Letters A: Irwin B: McGruber C: Parente D: Tojo Traffic Impact Analysis (dated June 16, 2011) D. Environmentallmpacts The Proposal was circulated and reviewed by variaus City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to accur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: The applicant provided a geotechnical report, prepared by GEO Group Northwest, Inc., on May 27, 2011. The site is underlain with lacustrine (lake deposited) silty clays with some interbedded lenses of dense ERC Report. doc City of Renton Department of Communit ,conomic Development KENNYDALE APARTMENTS Report of February 13, 2012 Er omental Review Committee Report LUAll-069, SA-H, ECF Page 4 of 10 sand. Some man-made soils are present on the western portion of the site. The site is located within a High Erosion Hazard area and an unclassified Landslide Hazard Area. There are areas of 40 percent slopes on site, with a rise of more than 15 vertical feet, which are not proposed to be impacted by the proposal. The applicant is however proposing to impact one 40 percent slope that has a vertical rise of 7 feet. However, a critical variance is not needed as the slope is not considered critical because it has a vertical rise of less than 15 feet. The applicant is proposing the excavation of approximately 39,500 cubic yards of on-site material that would be removed from the site. Approximately, 13,000 cubic yards of structural fill would be imported to the site. Excavated material may be used, if suitable, in compacted fills on site to create level benches for parking lots and building floor pads. The main considerations noted in the geotechnical report include the existence of moisture sensitive clay soils, anticipated water seepage, the height of proposed cuts, the presence of a weathered and fractured upper soil zone and aSSOCiated risk of shallow soil movements along. Additionally, the report notes the need for adequate foundation support, proper slab and driveway subgrade preparation, structural fill placement and compaction, using the site soils as structural fill, erosion control and drainage considerations. The fine-grained soils are highly moisture sensitive and would be difficult to work with during wet weather. With the moderately sloped site conditions and the existence of an upper weathered and fractured zone, there is an increased risk for sloughing and small slides if construction takes place during wet winter months. Therefore, staff recommends as a mitigation measure, that earthwork be limited to the drier summer months of May 1" through September 30th • Additional recommendation, included in the geotechnical report, include specific recommendations for: site preparation, structural fill, excavation, basement and retaining walls, .foundations, slab-on-grade floors, drainage, rockeries, and pavements. As such, staff recommends a mitigation measure that the applicant comply with l!l! of the design recommendations included within the "Geotechnical Engineering Study", prepared by GEO Group Northwest, Inc., dated May 27, 2011. Additionally, due to the extensive recommendations and specifications for final design, staff recommends the applicant contract with a Geotechnical engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Geotechnical monitoring services shall also be provided during construction covering inspections as recommended in the geotechnical report. Mitigation Measures: 1. Earthwork shall be limited to the drier summer months of May 1" through September 30th or as approved by a Geotechnical Engineer or the Development Services Division. 2. The applicant shall comply with l!l! of the recommendations included within the "Geotechnical Engineering Study", prepared by GEO Group Northwest, Inc., dated May 27, 2011. 3. The applicant shall contract with a Geotechnical engineer in order to verify that the earthwork, foundation and other recommendations have been properly interpreted and implemented in the design and engineering plan documents. Geotechnical monitoring services shall also be provided during construction covering inspections as recommended in the geotechnical report. Nexus: SEPA Environmental Regulations 2. Air Impacts: It is anticipated that some temporary adverse air quality impacts could be associated with site work and building construction required to develop this property. Project development impacts during construction may include dust resulting from grading, exhaust from construction vehicles and odors from ERC Report. doc City of Renton Department of Communit economic Development KENNYDALE APARTMENTS Er rJmental Review Committee Report WAll-069, SA-H, ECF Report of February 13, 2012 Page 5 of 10 roofing installation. Dust would be controlled through the use of temporary erosion control measures and sprinkling of the site with water as needed. Nor further site specific mitigation for the identified impacts from exhaust is required. Mitigation Measures: No mitigation recommended. Nexus: N/A 3. Water a. Wetland, Streams, Lakes Impacts: The applicant provided a Stream Reconnaissance, prepared by Wetland Permitting Services, dated June of 2011, updating two reconnaissance investigations performed by in November 2001 and September of 2005. Water enters the property through a 12-inch concrete pipe and bisects the northern portion of the site and has been determined to be a drainage ditch which does not qualify as a stream and would not be subject to the City's Critical Areas regulations. Mitigation Measures: No mitigation recommended. Nexus: N/A b. Storm Water Impacts: The site is located within the Gypsy basin. Runoff from the site is currently collected and conveyed in a southerly direction in a 12-inch wide concrete swale along the west property line. Midway along the west property line, the swale drains runoff from the north half of the property, and the upstream tributary areas, into a 12-inch pipe system that conveys the runoff to a regional drainage pond just west of the adjacent 12-inch concrete swale. The runoff then discharges into a separate 12-inch pipe system, at the southwest corner of the property, and then eventually joins the regional pond. From the pond, runoff is then conveyed across Lake Washington Blvd and Interstate-405 in multiple pipes all the way to Lake Washington. Upstream, a residential area of about 8.5 acres drains to the 12-inch pipe outfall in the middle of the property. A preliminary drainage plan and drainage report has been submitted with the site plan application, prepared by Taylor Engineering Consultants, dated June 2, 2011. The report addresses compliance with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. After preliminary review ofthe TIR, a few comments are noted below. The applicant is proposing flow control and water quality through a combined detention/treatment vault. Preliminary calculations require a 66,240 cubic yard vault. Enhanced basic water quality treatment is required unless a covenant restricting the use of leachable metals is recorded with King County. If the 100- yr peak flow rate from the upstream areas is greater than 50 percent of the 100 year developed for the project, then the off-site runoff must bypass the new facility. If not, then off-site runoffs shall be routed through the facility. The conveyance system for the frontage improvements shall be analyzed per section 1.2.4 of the SWDM with consideration of all tributary areas. Connection from the existing system (for off-site areas) to the new 12" SD shall be via a structure. Per the Geotechnical report by GEO Group NW, onsite soils are unstable with the upper 10-15 feet of the soil weathered and fractured with clay soils subject to creep. There is concern regarding the potential for instability if water seepage is allowed on the slope both during and after construction. Under these conditions, the only BMP available to the project is the reduced impervious surface BMP. Subsurface drainage blankets would be installed in conjunction with retaining walls on site to create the level parking areas and building pads. These drains relieve hydrostatic pressure behind the retaining walls. ERC Report. doc City of Renton Department of Communit economic Development KENNYDALE APARTMENTS Report of February 13, 2012 Mitigation Measures: No further mitigation recommended. Nexus:N/A 4. Vegetation Er 1mental Review Committee Report WAll-069, SA-H, EeF Page 6 of 10 Impacts: The site is largely comprised of deciduous forested plant community dominated in the overstory by red alder. Black cottonwood, big-leaf maple, and choke cherry trees are also present. The understory is largely Himalayan blackberry and some salmonberry. There are a total of 135 trees located within the portion ofthe site proposed to be developed. Per RMC4-4-130 5 percent of the trees shall be retained in the development. The applicant is proposing to retain 9 trees in addition to all the existing trees located within the 80-foot wide area set aside for open space thereby complying with the tree retention requirements of the code. The applicant will be required to comply with the landscaping requirements outlined in the code. Mitigation Measures: No further mitigation recommended. Nexus: N/A S. Wildlife Impacts: An osprey nest was located at the top of a cellular tower above a storage unit on the adjacent parcel to the west. The City regulates properties containing critical habitat as listed by the State of Washington as a monitored species for which osprey are considered. A Habitat Assessment was prepared by Raedeke Associates, Inc., dated November 28, 2011. The report states that the proposal would have no direct impacts tot the osprey nest or the birds that use it. The nest structure would likely remain on the cellular tower on the adjacent site, barring unforeseen circumstances. However, the report notes that there would likely be temporary and permanent indirect effects on the nesting ospreys. Temporary effects would include noise and visual disturbance during site clearing and construction activity. Permanent effects would include removal of the native forest screening adjacent to the tower and nest structure, increase of the degree of urbanization, and the noise, traffic, and visual disturbance of the new apartment complex. Without mitigation, these indirect effects could result in nest failure or abandonment. The report makes two recommendations with regard to limitations of construction and replacement nest. Therefore staff recommends the following two mitigation measures: 1. If the ospreys return to the nest site in 2012, the applicant will do no clearing or construction within a 5,000 square foot area closest to the nest site until after the offspring fledge from the nest, which is typically sometime in early August. 2. The applicant shall be required to construct a new osprey nesting platform as deemed acceptable by the Current Planning Project Manager and the City of Renton Community Services Department prior to construction permit approval. Mitigation Measures: 1. If the ospreys return to the nest site in 2012, the applicant will do no clearing or construction within a 5,000 square foot area closest to the nest site until after the offspring fledge from the nest, which is typically sometime in early August. 2. The applicant be required to construct a new osprey nesting platform as deemed acceptable by the Current Planning Project Manager and the City of Renton Community Services Department prior to construction permit approval. Nexus: SEPA Environmental Regulations, RMC 4-3 Critical Area Regulations ERe Report. doc City of Renton Department of Communit ,conomic Development KENNYDALE APARTMENTS Report of February 13, 2012 6. Parks and Recreation EI omental Review Committee Report WAll-069, SA-H, ECF Page 7 of 10 Impacts: It is anticipated that the proposed development would generate future demand on existing City parks and recreational facilities and programs. Therefore, staff recommends a mitigation measure requiring the applicant to pay an appropriate Parks Impact Fee. Currently this fee is assessed at $354.51 per each new residential unit. However, the City is planning an adjustment to the Parks and Recreation impact fee in the near future. Therefore the fee, as determined by the Renton. Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. Mitigation Measures: The applicant shall pay a Parks and Recreation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. Nexus: SEPA Environmental Regulations, Resolution 3082, RMC 4-1 Administration and Enforcement. 7. Transportation Impacts: A traffic study prepared by Popp and AssOCiates, dated May 25, 2011, was submitted with the site plan application and has been reviewed. The analysis is acceptable as submitted. The engineer has provided recommendations and mitigation measures addressing driveway locations, traffic circulation to and from the site, site distance issues and extension of the center turn lane in NE 48'h St to the east. The study also includes impacts to the intersections of Lake Washington Blvd and NE 48'h St, and Lake Washington Blvd and NE 44'h St with the development of the Port Quendall site. In order to not exacerbate the Level of Service (F) at the intersection, staff recommends the following mitigation measure: At the Lake Washington Blvd/NE 44'h St/I-405 Northbound Ramp's intersection and the Lake Washington Blvd/NE 44'h St/I-405 Southbound Ramp's intersection there shall be signalization of the intersection as speCified in the Traffic Impact Analysis, dated May 25, 2011 (Exhibit 8) prior to building permit approval. The city would support cost sharing (on a pro-rata basis) of improvements at the NE 44'h St / 1-405 Southbound Off Ramp and NE 44'hSt / Lake Washington Blvd/I 405 Northbound Off Ramp intersections to address this development's and other future developments (i.e., Hawk's Landing, Quendall Terminals) impacts on these intersections. Frontage improvements including a 5-foot sidewalk, curb, gutter, an 8-foot planter strip, storm drainage, and street lighting are required to be constructed in the right-of-way fronting the site in NE 48'h St. Existing right-of-way width in NE 48'h St is 60 feet. Half street improvements including 18 feet of pavement, an 8-foot planter, and a 5-foot sidewalk are required along the project side. Total pavement width of 36 feet is required to a point where the center turn lane begins to taper to the east. This has been shown on the plans. It is anticipated that the proposed project would result in short term and long term impacts to the City's street system. Temporary adverse transportation impacts are associated with site work and the import to and export of soils onsite. The applicant has proposed construction mitigation through the limitation of construction hours between 7 am and 5 pm on weekdays only. Additionally with a proximity to Interstate- 405, construction materials will be brought directly to the site with limited construction activity to the east. Final traffic control plans will be prepared as part of the construction permit application. Based on the traffic generation analysis the proposed final project is anticipated to generate approximately 1,785 additional daily trips. In order to mitigate transportation impacts, staff recommends a mitigation measure requiring the applicant to pay an appropriate Transportation Impact Fee. Currently this fee is assessed at $75.00 per net new average daily trip attributed to the project. However, the City is planning an adjustment to the Transportation impact fees in the near future. Therefore the fee, as determined by the Renton Municipal Code at the time of payment, shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. ERC Report.doc City of Renton Deportment of Communit 7conomic Development KENNYDALE APARTMENTS Report of February 13, 2012 Mitigation Measures: Er ,mental Review Committee Report LUAll-069, SA-H, ECF Page 8 of 10 1. The applicant shall pay a Transportation Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. 2. At the Lake Washington Blvd/NE 44th St/I-405 Northbound Ramp's intersection and the Lake Washington Blvd/NE 44th St/I-405 Southbound Ramp's intersection there shall be signalization of the intersection as specified in the Traffic Impact Analysis, dated May 25, 2011 (Exhibit 8) prior to building permit approval. Nexus: SEPA Environmental Regulations, Resolution 3100, RMC 4-1 Administration and Enforcement. 8. Fire & Police Impacts: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees. Therefore, staff recommends a mitigation measure requiring the applicant to pay an appropriate Fire Impact Fee. Currently this fee is assessed at $388.00 per each residential unit and $0.52 for every square foot of commercial area. However, the City is planning an adjustment to the Fire Impact Fee in the near future. The fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Building Permit application. Mitigation Measures: The applicant shall pay a Fire Impact fee, as determined by the Renton Municipal Code at the time of payment. The fee shall be payable to the City as specified by the Renton Municipal Code at the time of Final Plat Recording. Nexus: Fire Impact Fee Resolution 2895, SEPA Environmental Regulations, RMC 4-1 Administration and Enforcement. 9. Aesthetics Impacts: The aesthetic character of the currently vacant site would change as a result of the development. The primary residential structure would range in height from 12 feet to 68 feet with an average height of approximately 62 feet. The mid-rise five and partial six story mixed use building would total 219,609 square feet of space over a basement level parking garage and an additional partial sub-basement parking floor. Development of the site raises several issues to be conSidered related to aesthetics, including building siting on the property, building massing and architecture, shadows, landscaping, and altered and/or obstruction of views to and from the project. The primary structure is proposed to be sited in the center of the site with an approximate 80-foot natural and mature vegetated buffer to be retained along the eastern buffer, exceeding the IS-foot setback requirement by 65 feet. In addition to the preservation of the natural buffer the 80-foot set aside allows the building to be sited further down the slope. The placement of the building at the lower elevation in effect would cause roof elevations, of the proposed structure, to be below the primary floor elevations of the residential structures along the easterly property line; minimizing potential view obstructions. The primary residential building would be visible from off-site areas, and would be prominent on the site due to its height and bulk. It is anticipated that the building would only be visible from the City of Newcastle from high~r elevations to the east in large part due to the retention of eXisting vegetation, which would provide a visual buffer of the eastern fa~ade of the structure. The second, one-story hobby/incubator building would not be within view from off-site areas to the east or west because of the existing structures to the west and proposed mixed use building to the east. Measures proposed to reduce or control aesthetic impacts of the project include architectural design treatments intended to diminish the bulk of the structure, including roofline treatments, window detailing, ERC Report. doc City of Renton Department of Communit KENNYDALE APARTMENTS ~conomic Development EI nmental Review Committee Report LUAll-069, SA-H, ECF Report of February 13, 2012 Page 9 of 10 and exterior finishes and colors. The structure is separated into two six story apartment "blocks" linked by a smaller three story apartment "band". An assessment of potential obstruction of views was initiated by the project proponent (Exhibit 8). View impacts were evaluated from off-site areas; specifically west side of SE 76'h St upslope from the site which contains 8 single family residences. Views of Lake Washington are limited at this location due to existing vegetation which would be retained. In addition to the siting of the structure the architect has designed the building in a way that provides view corridors with portions of the building having a height well beneath the 60-foot height allowance. The decks of the eight existing homes are above the highest structural element of the proposed structure. The environment of the area would be significantly altered by the proposed project, as is almost always the case when land transitions from vacant to fully developed. Significant adverse impacts are not expected, however, beyond those impacts that can be mitigated by the project proposal. Mitigation Measures: No mitigation recommended. Nexus: N/A E. Comments of Reviewing Departments The proposal has been circulated to City Depa'rtment and Division Reviewers. Where applicable, their comments have been incorporated into the text ofthis report and/or "Advisory Notes to Applicant." ./ Copies of all Review Comments are contained in the Official File and may be attached to this report. Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing on or before 5:00 PM, March 2, 2012. Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall-7th Floor, 1055 S. Grady Way, Renton WA 98057. ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these nates are provided as information only, they are nat subject to the appeal process for the land use actions. Planning: 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 a.m. to 3:30 p.m., Monday through Friday unless otherwise approved by the Development Services Division. Water: 1. Available fire flow is 4,000 gpm. The Fire Department has calculated preliminary fire flow for this project to be 4,000 gpm. Applicant will be required to extend the 12-inch water main in NE 48'" Street to the easterly property line and provide a 12-inch looped water main around the building on site. Connection to the existing 12-inch main near the southwest property line will also be required. See City water drawing W-088S. 2. Due to site constraints and limited fire department access, seven hydrants will be required. location of hydrants will be subject to fire department approval. Any existing hydrants counted as fire protection shall be retrofitted with a Storz fitting if not already in place. 3. A reduced pressure backflow assembly will be required to be installed in line of the 2-inch domestic water meter proposed to serve the site. 4. Water system development fees will be based on the size of the water meters that will serve the site. This is payable prior to issuance of the construction permit. 5. A separate utility permit and separate plans will be required for the installation of all double detector check valve assemblies (DDCVA) for fire sprinkler systems. All DDCVA installations shall be in accordance with the City of Renton ERC Report. doc City of Renton Department of Communi! KENNYDALE APARTMENTS Report of February 13, 2012 r:conomic Development EI nmental Review Committee Report WAll-069, SA-H, ECF Page 10 of 10 Standards. For DDCVA installations inside the building, applicant shall submit a copy of the mechanical plan showing the location, installation, and standard detail of the backflow assembly inside the building. The DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 6. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required. Sewer: 1. Interior floor drains shall be connected to the sanitary sewer. 2. Sewer service will be provided by Coal Creek Water and Sewer District. Drainage: 1. A Construction Stormwater Permit from Department of Ecology is required. A SSWP plan with recommendations for erosion control will be required to be submitted to Department of Ecology. 2. Five feet of frontage will be required to be dedicated to the City for right-of-way to accommodate the road cross section design requirements. 3. No driveway slope shall exceed 8%. Driveways exceeding 8%, but not greater than 15% grade, are subject to City approval. Applicant shall submit a request in writing justifying the request. Driveways exceeding 15% requires application to the City for a variance of City code. 4. Surface water system development fees will be based on the square footage of the new impervious surface area. The rate is $0.405 times the new square footage after final design. Proposed new impervious surface area is 139,217 square feet. Estimated fee is $S6,383.00.This is payable prior to issuance of the construction permit. See attached fee schedule. Fir'e: 1. Approved fire sprinkler and fire alarm systems are required throughout all buildings. Dry standpipes are required in all stairways. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser rooms. Fully addressable and full detection is required for all fire alarm systems. 2. Fire department apparatus access roadways are required within lS0-feet of all points of the building. Fire lane sign age required for the on-site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Maximum grade on roadways is 1S%. Roadways shall support a minimum of a 30- ton vehicle and 322-psi point loading. An approved hammer head type turnaround is required near the southwest corner of the site on the lower access level. 3. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 4. All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher and car width shall be a minimum of 80-inches wide with a center opening door. S. The building 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. Transportation: 1. The city would support cost sharing (on a pro-rata basis) of improvements at the NE 44'" St 11-40S Southbound Off Ramp and NE 44'"St 1 Lake Washington Blvdll 40S Northbound Off Ramp intersections to address this development's and other future developments (I.e., Hawk's Landing, Quendall Terminals) impacts on these intersections. 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