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HomeMy WebLinkAboutEx17_Advisory_NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA20-000111 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 H. 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 unless otherwise approved by the Development Services Division. 2. Multi-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 or 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. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. 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: Nathan Janders, 425-430-7382, njanders@rentonwa.gov) 1. See attached Development Engineering Memo dated June 1, 2020. Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) Environmental Impact Comments: 1. The fire impact fees are applicable at the rate of $964.53 per townhome unit. This fee is paid at building permit issuance. No charge for covered parking garage areas. Code Related Comments: 1. The fire flow requirement is 2,000 gpm. Two fire hydrants are required. One within 150-feet and one within 300-feet of each of the proposed building. One hydrant is required within 50-feet of all fire department connections for standpipe and sprinkler systems. 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, standpipe and fire alarm systems are required throughout all he buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA20-000111 3. Fire department apparatus access roadways are adequately served from the existing public street. 4. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher to all areas of the building. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 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. No comments at this time. Police: (Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov) 1.See attached Renton Police Department Memo dated June 10, 2020. 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. 2. Building plans are not at a level to really perform a review. The submitted plan raises serious code questions about the following: a. Fire separation distance: allowable openings near property lines. b. Interior stair enclosure: must be separate from elevator or common areas. i. Elevator and common area in the stair enclosure. ii. Stair enclosure pressurization: pressurization (smoke control) must be provided in stairways to allow the fifth story. iii. Standby power: must be provided to power smoke control system. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 1, 2020 TO:Clark Close, Senior Planner FROM:Nathan Janders, Civil Engineer II SUBJECT:Logan Place Development 129 Logan Ave S LUA20-000111 I have reviewed the application for the Logan Place Development located at 129 Logan Ave S and have the following comments: EXISTING CONDITIONS The site is approximately 5,000 square feet in size and is rectangular in shape. The site currently contains a single family residence and outbuildings. The site is fronted by Logan Ave S to the East with private property to the North, South and West. WATER: The proposed development is within the City’s water service area and in the Valley 196 pressure zone. There is an existing 10-inch water main in Logan Ave S (Record DWG – W-215702) that can deliver a maximum flow rate of 3,200 gallons per minute (GPM). The static water pressure is about 69 psi at a ground elevation of 36 feet. There is an existing ¾-inch water meter serving property. The property is located within the City’s Aquifer Protection Area Zone 1. SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch gravity wastewater main flowing south to north in Logan Ave S (Record DWG – S-211004). There is an existing on-site septic system and there is an existing sewer stub to service the property but is not in use. STORM: There is an existing 24-inch stormwater main conveying south to north on the west side of Logan Ave S (Record DWG – D-12720F). There is no existing on site stormwater conveyance system. STREETS: The proposed development fronts Logan Ave S along the East property line. Logan Ave S is classified as a Minor Arterial street. Existing right-of-way (ROW) width, according to the King County Assessor Map, is 60 feet. There is an existing sidewalk (approximately 5 ft wide) and planting strip (approximately 2 ft wide) along the property frontage. Logan Place Development – LUA20-000111 Page 2 of 7 June 1, 2020 WATER COMMENTS 1. Civil plans for the water main improvements are required and must be prepared by a professional engineer registered in the State of Washington. 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. 2. There are three existing fire hydrant within 300 feet of the property. 3. Based on the review of project information submitted, Renton Regional Fire Authority has determined that the fire flow demand for the proposed development is 2,000 GPM. 4. Installation of a new domestic water meter is required for the building. The meter will be installed by City forces, except for services larger than 2-inch, and a water meter permit is required. The sizing of the meter and of the private service line to the building shall be in accordance with the most recent edition of the Uniform Plumbing Code. 5. Domestic water meters 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 ROW or within an easement on private property. 6. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind on the meter on private property per City Standards. The DCVA may be located inside the building if the location is approved by the City Plan Reviewer and City Water Utility Department. a. Proposal indicates installation of a DCVA inside of the building which is acceptable. 7.Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) is required for backflow prevention to the building. The sizing of 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 360.2. The DDCVA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. a. Proposal indicates installation of the DDCVA inside a fire riser room which is acceptable, however, applicant shall verify riser room size meets minimum required size as shown on City Standard Plan 360.5. As currently depicted the room appears to be too small. 8.Installation of off-site and on-site fire hydrants. Based on the fire flow demand RRFA has determined that a minimum of one additional hydrant is required. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). a. Proposal indicates installation of a new hydrant that is within 50-feet of the FDC connection. The hydrant shall be installed per City Standard Plan 310.1. Any portion of the concrete pad on private property shall require an easement. 9. The existing ¾ inch domestic water service must be cut, capped and abandoned. A water meter permit is required. 10. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of Civil Construction Permit issuance. 11. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee is $4,400 per 1-inch meter, $22,000 per 1-1/2 inch meter, $35,200 per 2-inch meter and $70,400 per 3-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation is $2,875 per 1-inch service line, $4,605 per 1-1/2 inch service, Logan Place Development – LUA20-000111 Page 3 of 7 June 1, 2020 $4,735 per 2-inch service, and for services larger than 2-inch a $220 processing fee is applied and the Contractor will provide the materials and will install the service line and water meter. c. Drop-in meter fee is $460 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per 2- inch meter. d. A credit will be applied to the existing service if abandoned. e. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf SEWER COMMENTS 1. A sewer stub from the sewer main and an individual side sewer is required to service the property. The existing side sewer shall be cut and capped at the property line as part of the building demolition and a new side sewer shall be installed as part of the building permit. The existing stub can be CCTV’d and if found acceptable to the sewer department, can be re-used. All new sewer stubs and side sewers shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. a. Proposal indicates a sewer connection to the stub servicing parcel 5696000155 which is not acceptable. The existing sewer stub for parcel 5696000150 is located approximately on the south property line according to as-built documents. The side sewer shall either connect to a new sewer stub installed for the project or may connect to the existing stub if found acceptable upon CCTV inspection. 2. An oil/water separator will be required for connecting the covered parking lot to sewer. a. The proposed oil/water separator is acceptable provided that all covered parking drainage is routed through it. 3. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. The current sewer fee for is $3,400 per 1-inch meter, $17,000 per 1-1/2 inch meter, $27,200 per 2-inch meter, and $54,400 per 3-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. c. The developer will receive an SDC credit for the existing service. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/1/edoc/1059222/2017- 2018%20Fee%20Schedule.pdf STORM DRAINAGE COMMENTS 1. A geotechnical report dated February 27, 2020, completed by Cobalt Geosciences, was provided with the Land Use Application. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report identify infiltration infeasible due to development coverage on the property. Logan Place Development – LUA20-000111 Page 4 of 7 June 1, 2020 a. Given that the project is with the City’s Aquifer Protection Zone 1, infiltration devices are not allowed; therefore, geotechnical analysis of infiltration is not required nor needed as part of the report. 2. Patrick Harron and Associates LLC, with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated April 28, 2020. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard Matching Existing Site Conditions and is within the Lower Cedar River Drainage Basin. The report is based on a Full drainage review and the 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: b. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an offsite analysis report that assesses potential offsite drainage and water quality impacts associated with development of the project site and the initial permit submittal shall include, at minimum, a Level 1 Downstream Analysis. i.The proposed drainage discharges to the Cedar River within 1 mile from the project site and the Cedar River is listed as a category 5 waterbody on the DOE 303(d) list. Final TIR shall provide a review of the downstream water quality problems in accordance with section 1.2.2.1.2 of the RSWDM. 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. The project is claiming to be exempt due to generating no more than 0.15 CFS increase as compared to the pre-developed condition. i. Based on information provided with the land use application staff agrees with the exemption for requiring flow control. 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 proposal shows conveying stormwater from the lot directly to the existing storm main in Logan Ave S. The following shall be fully addressed as part of the Civil Construction Permit Application: i. Conveyance pipes shall be installed with setbacks in compliance with table 4.1 of the RSWDM. ii. The conveyance capacity calculation identifies a 4-inch pipe. Minimum pipe size shall be 6-inch. e. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal includes a CSWPP plan but does not include an ESC plan. i. An ESC plan in accordance with core requirement 5 and Appendix D shall be included with the Civil Construction Permit. f. Maintenance and Operations, Core Requirement #6: The proposal includes a maintenance and operations manual. g. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of pollution generating impervious surface that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality. The proposal claims a surface area exemption and therefore does not provide water quality. i. Based on information provided with the land use application staff agrees with the exemption for providing water quality. Logan Place Development – LUA20-000111 Page 5 of 7 June 1, 2020 h. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. The proposal identifies the Small Lot BMP Requirement menu as applicable and provides a review of each BMP. 2. The development is subject to a surface water system development charge (SDC) fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The current SDC fee is $0.76 per square foot of new impervious surface but not less than $1,900. TRANSPORTATION/STREET COMMENTS 1. Frontage improvements are required for all new construction with valuation in excess of $150,000. The proposed development front Logan Ave S along the East property line. a. Logan Ave S is classified as a Minor Arterial street. Existing right-of-way (ROW) is approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half street improvements shall include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planter strip, an 8 foot sidewalk and storm drainage improvements. The proposal includes a modification request to retain the existing pavement width/curb and install a 12 foot sidewalk with tree grates. i. The transportation department has determined that the existing curb-curb width, approximately 44 feet, is sufficient. ii. Logan Ave S north of S 2 nd St falls within the Downtown Business District and is classified as a mixed use street per the adopted Downtown Streetscape Design Standards and Guidelines. However, the district ends at the proposed property. A mixed use street requires a 12 foot sidewalk with street tree grates and/or landscape strips. CED has reviewed the frontage and determined that a better streetscape for this section of Logan Ave S would be to match the Downtown Streetscape Design for a mixed use street. To provide a mixed use street, 4.5 feet of dedication would be required and is shown to be provided. iii. Staff is in support of the modification request. 2. Street lighting improvements are not required for projects consisting of more than four (4) residential units. a. The proposal does not indicate installation of street lights or provide a photometric analysis. At a minimum a photometric analysis shall be included with the civil construction permit application demonstrating compliance with the standards listed in RMC 4-6-060.I. The installation of street lights may be required to comply with the illumination standards for Minor Arterial streets. 3. 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 width of any driveway shall not exceed 30 feet exclusive of the radii of the returns or the taper section. d. There shall be no more than one driveway for each 165 feet of street frontage. 4. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis. The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact Logan Place Development – LUA20-000111 Page 6 of 7 June 1, 2020 analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. a. A traffic study was waived by staff as staff performed an analysis and found that the proposed generates less than 20 net new peak hour trips. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 6. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of construction permit issuance. a. The 2020 transportation impact fee for apartments is $4,836.31 per dwelling. b. The current property at 5696000150 contains one single family home, the developer will receive a credit for the existing home if it is demoed. GENERAL COMMENTS 1. The fees listed are for 2020. 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 fee schedule. 2. 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. 3. 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. 4. Please see the City of Renton website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 6. 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. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-feet minimum horizontal and 1-foot vertical separation between storm and other utilities is required with the exception of water lines which require 10- feet horizontal and 1.5-feet vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. c:\users\cmorris\desktop\logan place apartments; 129 logan.docx POLICE DEPARTMENT M E M O R A N D U M DATE: June 10, 2020 TO: Clark Close, Senior Planner CED FROM: CPC C. Morris Renton Police Department SUBJECT: Comments For: Logan Place Development; 129 Logan Ave S Location: 129 Logan Ave S, Renton Estimated CFS Annually: 9 VULNERABILITY OPTIONS FOR CONSIDERATION Construction Phase Theft from construction sites is common. To protect materials, equipment, and tools it is recommended that all materials and tools be locked up or removed from the site when not in- use; this is especially true of any copper wiring, copper fixtures or plumbing pieces in bulk or installed. The site should have security lighting; construction trailers or storage containers should be completely fenced in with portable security fencing. This fencing will provide both a physical and psychological barrier to prospective criminals and will demonstrate the area is private property. Construction trailers should be kept locked when not in use and should be fitted with heavy-duty deadbolts with extended strikeplates. Glass windows in construction trailers should be shatter-resistant. If onsite toolboxes are utilized, they should be secured to the ground (or a structure) and locked with heavy-duty padlocks when not in use. “No Trespassing” signs. These signs will aid police when making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. Completed Building All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch guards or pry-resistant cylinders around the locks and peepholes. If glass doors are used, they should be fitted with the hardware described above and be fitted with a layer of security film. Security film can increase the strength of the glass greatly reducing the likelihood of breaking the glass to gain entry. It is recommended that any outside private areas be monitored by a surveillance system to assist in deterring negative activity; it common for this area of the City to experience theft or vandalism during the hours of darkness. All entrances/exit doors should have controlled access capabilities to assist in preventing the trespass of unwanted individuals. Logan Place Development Page 2 of 2 June 10, 2020 c:\users\cmorris\desktop\logan place apartments; 129 logan.docx All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for residents. Landscaping should be installed with the objective of allowing visibility – not too dense and not too high. Too much landscaping will make residents and their guests feel isolated and will provide criminals with concealment to commit crimes such as burglary and theft.