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HomeMy WebLinkAboutPRE_PRE20-000219_Summary_20201008_v1 (2).pdfPREAPPLICATION MEETING FOR RSD Highlands Elementary 1102 Chelan Ave NE PRE20-000219 CITY OF RENTON Department of Community & Economic Development Planning Division October 8, 2020 Contact Information: Planner: Matt Herrera, 425.430.6593, mherrera@rentonwa.gov Development Engineering: Michael Sippo, 425.430.7298, msippo@rentonwa.gov Fire: Corey Thomas, 425.276.9582, cthomas@rentonrfa.org Please retain this packet throughout the course of your project as a reference. Consider giving copies of it to any engineers, architects, and contractors who work on the project. You will need to submit a copy of this packet when you apply for land use and/or environmental permits. Pre-screening: When you have the project application ready for submittal, call and schedule an appointment with the assigned planner to have the documents pre- screened. The pre-application meeting is informal and non-binding. The comments provided on the proposal are based on the codes and policies in effect at the time of review. The applicant is cautioned that the development regulations are regularly amended and the proposal will be formally reviewed under the regulations in effect at the time of project submittal. The information contained in this summary is subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director, Community & Economic Development Administrator, Public Works Administrator, and City Council). 1 M E M O R A N D U M DATE:September 22, 2020 TO:Matt Herrera, Senior Planner FROM:Corey Thomas, Lead Plans Review Inspector SUBJECT:Duvall Elementary 1. The preliminary fire flow is 3,000 gpm based on non-rated construction. A minimum of three fire hydrants are required. One within 150-feet and two within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. Hydrants shall also meet maximum spacing of 300-feet on center. Fire flows over 2,500 gpm require looped water mains around the building. Fire flow would drop to 2,000 gpm if one hour rated construction is used. 2. Fire impact fees are applicable at the rate of $0.72 per square foot. This fee is paid at time of building permit issuance. Credit is due for the removal of the existing structures. 3. Approved fire sprinkler and fire alarm systems are required throughout all the buildings. 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. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage 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. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. All fire lanes shall be fully paved. 5. All areas of 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. 2 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 8, 2020 TO:Pre-Application File No. PRE20-000219 FROM:Matt Herrera, Senior Planner SUBJECT:Renton School District New Elementary School #16 1102 Chelan Ave NE General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision- makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, and City Council). Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are linked here and available online at www.rentonwa.gov Project Proposal: The applicant proposes to construct a new elementary school in the Highlands Community Planning Area. The project site includes 11 parcels located abutting Duvall Ave NE between NE 10th St and NE 12th St totaling approximately 11 acres. Internal portions of the site contain an isolated right-of-way the school district is proposing to vacate. Existing homes located on the site have been removed. School bus and emergency vehicle access to the site is proposed via two driveways along Duvall Ave NE. Staff, visitor, and pick up/drop off access is proposed from Chelan Ave NE. Previous wetland studies indicate a Category III and IV wetlands are located on the subject property. Current Use: The subject property is now vacant following the recent demolition of existing single- family dwellings and outbuildings. Zoning and Land Use Designation: Most of the subject property is zoned Residential-8 (R-8) with a land use designation of Residential Medium Density. One parcel on the northwest corner of the site (1137 Chelan Ave NE) is zoned Residential-10 (R-10) with a land use designation of Residential High Density. The City’s Zoning Use Table Renton Municipal Code (RMC) 4-2-060 allows K-12 public institutions in these zones with a Hearing Examiner Conditional Use Permit. Development Standards: The project would be subject to RMC 4-2-110A, “Development Standards for Residential Zoning Designations (Primary Structures)” effective at the time of complete application. Please refer to this code section in its entirety when preparing application submittal materials. The following are some of the standards that would apply to your proposal: 3 RSD Elementary School #16 Preapplication Meeting October 8, 2020 Development Standards R-8 Zone R-10 Zone Minimum Lot Size 5,000 square feet N/A Minimum Lot Width 50-feet 40-feet Minimum Lot Width (Corner Lots) 60-feet 50-feet Minimum Lot Depth 80-feet 70-feet Minimum Front Yard 20-feet or 15-feet with alley access 20-feet or 15-feet with alley access Minimum Secondary Front Yard (Corner Lots) 15-feet 15-feet Minimum Rear Yard 20-feet (corner lots utilize the side yard setback in place of the rear yard) 15-feet Minimum Side Yard 5-feet N/A Maximum Building Coverage 50-percent 55-percent Maximum Impervious Surface Area 65-percent 70-percent Maximum Height The allowed height of public facilities shall be determined through site plan review. The allowed height of public facilities shall be determined through site plan review. The proposed building is located in the center of the subject property resulting in a setback at least 75-feet from Duvall Ave NE and approximately 230-feet from the rear property line. A lot combination to remove underlying lot lines would be required to comply with setback requirements. The submitted land use application materials will be required to confirm compliance with building and impervious coverage. The application materials indicate the proposed elementary school would be a two story building up to 40-feet at its highest point. No architectural elevations or massing was provided in the preapplication materials. Landscaping: Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. Where possible, existing native trees and shrubs, rock outcroppings, and mature ornamental landscaping shall be preserved and incorporated in the landscape layout and can be counted towards required landscaping. Development or redevelopment of properties shall retain existing trees when possible and minimize the impact of tree loss during development. The following landscaping requirements would also apply to this project: A landscape strip 10 feet in width along all public street frontages (private side) is required and shall contain trees, shrubs, and groundcover. 4 RSD Elementary School #16 Preapplication Meeting October 8, 2020 Planting in the right-of-way planter strip between the curb and sidewalk with trees and groundcover. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. Nonresidential development in a residential zone requires a 15-foot wide partially sight- obscuring landscaped visual barrier or a 10-foot wide fully sight-obscuring landscaped visual barrier along common property lines. Sites with 51-99 surface parking spaces require 25 square feet of internal lot landscaping per parking space. If 100 or more parking spaces are provided, 35 square feet of internal lot landscaping is required. Interior parking lot landscaping areas shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). A 15-foot perimeter landscaping screen (located outside of any required fencing) is required around storm drainage facilities. Please refer to the Landscaping regulations in RMC 4-4-070 in full prior to preparing the required conceptual landscaping plan. Significant Tree Retention: If significant trees (greater than 6-inch caliper or 8-caliper inches for alders and cottonwoods) are proposed to be removed, a Tree Retention/ Land Clearing (Tree Inventory) Plan, arborist report, and tree retention worksheet shall be provided with the master application. The tree retention plan must show preservation of at least 30 percent (30%) of significant trees, and indicate how proposed building footprints would be sited to accommodate preservation of significant trees that would be retained. Tree retention standards shall be applied to the developable area of a property (i.e., land within critical areas and their buffers, public rights-of-way, private PUD streets, shared driveways, and public trails shall be excluded). If the number to be retained includes a fraction of a tree, any amount equal to or greater than one-half (1/2) tree shall be rounded up. The Administrator may authorize the planting of replacement trees on the site if it can be demonstrated to the Administrator's satisfaction that an insufficient number of trees can be retained. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; Other significant native evergreen or deciduous trees; and Other significant non- native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. The Administrator may require independent review of any land use application that involves tree removal and land clearing at the City's discretion. If staff determines that the trees cannot be retained, replacement trees, with at least a 2-inch caliper or an evergreen at least 6 feet tall, shall be planted at a rate of 12 caliper inches of new 5 RSD Elementary School #16 Preapplication Meeting October 8, 2020 trees to replace each protected tree removed. A tree retention plan prepared by an arborist or landscape architect would be reviewed at the time of land use application. Fences/Walls: If the applicant intends to install any fences or retaining walls as part of this project, their location(s) shall be identified on the landscape plan and grading plan. A fence and/or wall detail should also be included on the plan. A retaining wall that is 4 feet or taller, as measured by the vertical distance from the bottom of the footing to the finish grade at the top of the wall requires a building permit. A fence shall not be constructed on top of a retaining wall unless the total combined height of the retaining wall and the fence does not exceed the allowed height of a standalone fence. For more information about fences and retaining walls refer to RMC 4-4-040. Retaining wall and fence heights in residential zones are limited to 6-feet in height for interior side yards and rear yards and 4-feet in height front yards and side or rear yards along a street (42-inch maximum height in clear vision areas near intersections). Terrace widths must be equal to the wall height and landscaped. Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other masonry product that compliments the proposed building and site development. Refuse and Recycling: A minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Screening and design standards for the enclosure(s) can be found in RMC 4-4-090. Screening: All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Shielding shall consist of roof wells, clerestories, parapets, walls, solid fencing or other similar solid non-reflective barriers or enclosures. All on-site surface mounted utility equipment shall also be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. Parking: Elementary schools require a minimum and maximum of one (1) parking space per employee. In addition, if buses for the transportation of students are kept at the school, one (1) off-street parking space shall be provided for each bus of a size sufficient to park each bus. Standard 90-degree parking spaces shall be a minimum of nine (9) feet wide and 20-feet long. Standard aisle widths are 24-feet. Up to 30-percent of the spaces may be compact and measure 8.5-feet x 16-feet. General parking requirements and design standards can be found in RMC 4-4- 080. The preapplication materials indicate the proposed 93 parking spaces would exceed the maximum permitted. A modification request to exceed the maximum would need to be included with the master application. Bicycle parking spaces equaling 10-percent of the required vehicle parking shall be provided. Rack, location, space, design, and other requirements can be found in RMC 4-4-080F.11.b. Access and Driveways: The subject property contains approximately 1,010 combined lineal feet of street frontage along Duvall Ave NE and Chelan Ave NE. Access to the proposed elementary school is shown as two (2) driveways along the Duvall Ave NE frontage approximately 530-feet apart. Staff, visitors, and pick-up/drop-off would obtain access from Chelan Ave NE. 6 RSD Elementary School #16 Preapplication Meeting October 8, 2020 There shall be no more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property or among properties under unified ownership or control; for each one hundred sixty five feet (165') of additional street frontage another driveway may be permitted. Driveway widths are limited to 30-feet. For additional information regarding driveway regulations and design standards see RMC 4-4-080I. Street Vacation: The subject property contains an isolated right-of-way (Chelan Ave NE) in the middle of the site that the district is proposing to vacate. Street vacations require City Council approval following a public hearing. If the City Council grants the vacation, the district will be required to obtain a written appraisal for the area to be vacated with payment received prior to finalizing the vacation. The vacation must be finalized prior to constructing improvements. Please refer to the bulletin here for information on the process. Critical Areas: The City’s Critical Areas Map indicates isolated areas of slopes between 15 and 40-percent. Sensitive slopes are characterized, in part, by an average slope of twenty five 25- percent to less than 40-percent. No buffers or setbacks are required unless a geotechnical report or Building Official find they are needed. A geotechnical report would be required with the land use application. A wetland delineation report prepared by The Watershed Company dated November 26, 2019 indicates Category III and Category IV wetlands are located on the subject property. Category III wetlands with moderate habitat function require a 100-foot buffer and 15-foot building setback from that buffer. Category IV wetlands require a 50-foot buffer and 15-foot structure setback. Allowed improvements in the 15-foot structure setback include landscaping and driveways. The wetland delineation shall be formally submitted with the land use application. The applicant has requested to fill the Category IV wetland along the eastern portion of the subject property and purchase credits from the City’s wetland bank for mitigation. Staff continues to work on the pricing and purchase mechanism for the bank. City Council consideration of the wetland bank credit purchase would be an option if the purchase mechanism is not adopted prior to civil construction permit issuance. The applicant’s submitted site plan identifies the required 100-foot Category III buffer along the western portion of the property. The applicant also identifies a 75-foot buffer for a proposed alternate buffer width. The City’s Critical Areas Regulations allow the City to consider an independent buffer study, however, please note that the site plan already shows how the elementary school improvements can meet the buffer requirements for the standard Category III moderate habitat function 100-foot buffer and the district is already proposing to permanently alter an onsite wetland. These two circumstances would be measured when considering an alternate buffer width. The applicant would be required to place the Category III wetland in a Native Growth Protection Area easement prior temporary certificate of occupancy. It is the applicant’s responsibility to ascertain whether any additional critical areas or environmental concerns are present on the subject property prior to site development or building construction. Site Plan Review: The application would be subject to Site Plan Review with decisional criteria that includes onsite and offsite impacts related to structure scale and placement, circulation, landscaping, screening, views, natural features, infrastructure, and stormwater. The applicant 7 RSD Elementary School #16 Preapplication Meeting October 8, 2020 would be required to submit a detailed narrative that addresses each of the Site Plan decisional criteria listed in RMC 4-9-200E. Environmental Review: The proposal would be subject to State Environmental Policy Act (SEPA) review. While the school district is entitled to act as Lead Agency for the review, the City is willing and capable to combine the review with the land use application. Should the school district choose to issue the SEPA documents, please note the City will not move forward with the public hearing until such time the district has completed the environmental review and the appeal period for the threshold determination has concluded. Permit Requirements: The proposal would require a Hearing Examiner Conditional Use Permit and Site Plan Review. The application would be reviewed within an estimated time frame of 12- weeks. The 2020 fees for these two applications are $3,170.00 and $3,700.00, respectively. Any requested modification to the development regulations are $250.00 per modification. A 5% Technology Surcharge Fee is added to the total land use application fees. All fees are subject to change. Informational bulletins can be found in CED Forms on the City’s Digital Records Library on the City’s website at www.rentonwa.gov. The City requires electronic plan submittal for all applications. Following the end of the Conditional Use Permit and Site Plan appeal period, the applicant is able to submit civil construction and building permits. Public Notice: The applicant is required to install a proposed land use action sign on the subject property per the specifications provided in the public information sign handout. The applicant is solely responsible for the construction, installation, maintenance, removal, and any costs associated with the sign. See the Public Information Sign handout on the City’s website for more information and specifications. Fees: In addition to the applicable building and construction fees, impact fees would be required. Such fees would apply to all projects and would be calculated at the time of building permit application and payable prior to building permit issuance. The 2020 impact fees are as follows: A Transportation Impact Fee based on the City’s currently adopted ITE manual or potential independent rate study. See Michael Sippo’s comments related to this fee. A Fire Impact fee of $0.72 per square foot. The City of Renton Fee Schedule that includes development related fees is available on the City of Renton website for your review. Next Steps: When the formal application materials are complete, the applicant shall have the materials pre-screened prior to submitting the complete application package. Please contact Matt Herrera, Senior Planner at 425-430-6593 or mherrera@rentonwa.gov to schedule a prescreen appointment. Expiration: The Hearing Examiner Conditional Use Permit and Site Plan Review decisions are valid for two (2) years with the opportunity for a single two (2) year extension for good cause. It is the responsibility of the applicant to monitor the expiration date. 8 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 8, 2020 TO:Matt Herrera, Planning FROM:Michael Sippo, Civil Plan Reviewer SUBJECT:Utilities & Transportation Comments for Renton School District Elementary School #16 1103 Chelan Ave NE PRE20-000219 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel(s) 102305- 9076, 9096, 9107, 9124, 9138, 9139, 9173, 9202, 9249, 9275, and 9332. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Questions Submitted by Applicant: 1. Does the City of Renton agree that there are no topographical conditions on our site that fall under the City’s definition of Critical Area? City maps indicate that there is a sensitive slope (25-40%) just 9 Renton Elementary School #16 – PRE20-000219 October 8, 2020 west of the 1123 home. This slope appears to be located within the wetland BSBL and may have some work occur nearby. This will need to be analyzed by the project geotechnical engineer. 2. This project will likely include the removal of a number of “landmark” trees. What are the implications of this for a commercial property, and what is the process for securing a Routine Vegetation Management Plan? See comments from project Planning staff. 3. After discussions with City staff, this project intends to purchase credits from the City of Renton’s Springbrook Creek wetland mitigation bank. Laura Brent has been in contact with the city on the status of the availability of using credits. It is our understanding that the effort is moving forward, and a mechanism will be available to purchase those credits. What is the status of this process, and projected timeline for completion? We are looking to be ready for credit sales in January 2021. 4. Ecology’s current buffer recommendations…See comments from project Planning staff. 5. We understand the City intends on developing frontage improvements along Duvall Ave NE (TIP Project #16). The school proposes a bus entry and exit drive access from Duvall Ave NE. Please provide further details as to how the school’s improvements to the drive access points will coincide with the City’s frontage improvements. Discussion with Transportation Group has determined that primary bus and parking lot access will be best served off of Duvall with the addition of a shared queuing and bike lane along the western south-bound shoulder of Duvall. TIP project #16 will only be building out a 5’ bike lane and curb and gutter. The current idea is that there will be a 10-11’ queing/bike lane west of the fog-line, curb and gutter, 8’ planter and 8’ sidewalk with 3 access points (bus in, bus out, and right- in/right-out from the parking lot). 6. We do not anticipate frontage improvement requirements for NE 12th Street since the property does not abut NE 12th Street and the project is not proposing student drop-off access from NE 12th Street. Please confirm. Correct, frontage improvements are not anticipated to be required. 7. We anticipate including ROW improvements along the property edge bordering the east side of Chelan Ave NE as necessary for the new site access point. Please confirm. Correct, the eastern half- street property frontage along Chelan will be required to be built out to current City standards. An exit-only from the parking lot may be considered onto Chelan. 10 Renton Elementary School #16 – PRE20-000219 October 8, 2020 8. Can the City please confirm whether the Water and Sewer utility provider for our property is the City of Renton, or KC Water District 90? The City of Renton will be providing both water and sewer. 9. Is the domestic line and meter allowed to connect to the fire loop line routing around the building or is the domestic line and meter required to be routed separately to the water main within Chelan Ave NE? The domestic services may be taken off of the looped main as long as fire backflow prevention does not preceed the services. See water comments, additional looping to Duvall is required. 10. There is an existing 4” King County-90 water main that runs through the center of the site and is in conflict with the proposed building. This line appears to have served existing housing on the site’s property. The housing has since been demolished and no longer requires water service. It is unclear from the survey if the adjacent Renton Jehovas Witness property parcel #102305-3978) is actively receiving water irrigation service from this existing 4” line. We are anticipating this existing 4-inch line can be removed and any potential active irrigation service to the Jehovah’s Witness property can be re- established to connect to the City’s main. Please confirm. The project and adjacent parcels are located in the City of Renton’s water service area. The 1051 property is also served by this main. Removal of this main will require any current customers to be connected to City water to the extent that the main is cut and removed. The City does not have records of the meters locations or connections to the District main. Further coordination with the City and District 90 is required. 11. The proposed project site is located in three separate drainage basins with separate discharge points from the site that do not combine downstream within a ¼-mile. Stormwater runoff within the West Basin naturally drains to an existing wetland. The project proposed to fully disperse target surfaces within the West Basin using gravel trenches and sheet flow BMPs. Per the City’s current stormwater manual, Section C.2.1.1, “dispersion devices are not allowed in critical area buffers (unless approved by CED) or on slopes steeper than 20%”. a. Currently the project proposes to install dispersion devices outside of the buffer; however, we would like to confirm that is acceptable for the 100-foot vegetated flow path to be within the site’s existing wetland buffer. Correct, the vegetated flow path may be within a wetland buffer. b. What is the process for CED approval should any dispersion devices be within the wetland buffer? A Standard storm drainage adjustment in accordance to the 2017 Renton Surface Water Design Manual (see section 1.4 Adjustment Process of the 2017 RSWDM for further details). 11 Renton Elementary School #16 – PRE20-000219 October 8, 2020 12. As stated above, the site naturally drains to three separate drainage basins. The proposed project intends to grade the site such that the existing delineated basin lines are maintained to the maximum extent feasible. a. What is the limitation for deviating from the existing basin delineation? Section 1.2.1 explains that this deviation should be fine for projects in which only a small portion of the project site does not discharge runoff at the natural location and the runoff from that portion is unconcentrated and poses no significant threat to downstream properties. b. Are equivalent area swaps allowed? WQ treatment trades per section 1.2.8.2.C of the RSWDM are allowed. However flow control area swaps per section 1.2.3.2 of the RSWDM do not appear to be applicable for swapping area between separate TDAs. c. Can the delineation of one basin deviate as long as the developed conditions runoff from the natural discharge area is less than 0.1 cfs for the 100-year runoff event? This sounds like a reasonable quantification of a “small portion”, per answer to question 12a) above, provided that the other requirements are also met. 13. It is anticipated that the project will be required to provide detention based on the Conservation Flow Control requirements, the forested site conditions Level 2 flow control standard. Please confirm our assumption. Flow Control Duration Standard Matching Forested Site Conditions. 14. It is anticipated that the project will be required to provide water quality treatment based on the Enhanced Basic water quality requirements. Please confirm our assumption. Yes 15. For the play fields, we anticipate the field will be under drained and the use of this section will allow for the it to be hydrologically modeled for quantity flow controls per Table 3.2.2.B of the manual that states “pervious areas may be modeled explicitly to account for attenuation and infiltration, and may be modeled as 50% impervious/50% grass.” Please confirm. Yes, as long as there is no restrictive liner, then the underdrained play fields could be modeled explicitly or as 50% imp / 50% grass. However, for purposes of determining thresholds and exemptions, the underdrained play fields should be considered impervious. They also do not provide a BMP sizing credit. 16. Existing single-phase power and low voltage services bisect the project site running north-south. As part of the proposed project, services will need to be re-routed. Our team has developed three potential options for this work, outlined below, and graphically depicted on Attachment 1. Does the City have any concerns or reason to abandon any of these three potential options? a. Option 1: Extend services from NE 10th St to corner of our property on Chelan Ave NE. Chelan frontage improvements will require that the existing overhead services be 12 Renton Elementary School #16 – PRE20-000219 October 8, 2020 undergrounded. From the existing utility pole in Chelan to the north. Any overhead services to existing customers along this frontage will require undergrounding as well. Since this work will be required regardless of what option is chosen, if the services are capable of providing power to the school then this may be preferable. b. Option 2: Determine potential to extend underground building services in NE 12th St. Not enough information, however, this appears to be the least preferable option due to too many unknown variables and land entitlement concerns. c. Option 3: Route services from pole on NE corner of Duvall Ave NE and NE 10th St to the SE corner of our site. If power needs cannot be met with the Chelan feeder this may be the next preferable option unless further research determines Option 2 is feasible. 17. Analysis study and times: Please confirm analysis study area intersections (we recommend five off- site locations plus bus driveways on Duvall) and analysis time periods (e.g. morning and PM peak hours). Initial review generally concurs with the study intersections and peak hour selection, specifically the AM peak hour overlapping with the morning peak hour of the school. Since the afternoon (dismissal) and PM peak trips are not as close to overlapping, the general assessment of separating afternoon and PM peaks appears prudent. Further technical review will occur during land-use approval. 18. Forecast analysis year: Please confirm forecast analysis year of 2023 is acceptable; the new school is planned to be open for fall 2023. At this time 2023 is acceptable, however, as noted the enrollment data is based upon theoretical RSD generated numbers. Further discussion of maximum enrollment projections, including, but not limited to portable expansions, increased classroom sizes, etc. will need to be discussed to determine the horizon year. 19. Traffic data and forecasts: We have obtained peak hour traffic counts at Duvall Ave NE/NE Sunset Blvd from Feb 2018 conducted by Idax Data Solutions and historial counts from 2007, 2008, and 2014 provided by City of Renton. Please provide guidance on the City’s preferred methodology for deriving existing and forecast analysis-year peak hour turning movements (growth rates) for each analysis intersection and all required analysis time periods (e.g. morning peak hour, PM peak hour, etc.). Would there be some value in taking new counts now and adjusting upward based on historical volumes to account for depressed volumes due to COVID-19? Please see the attached TIA Guidelines. This will likely need to be discussed further. 20. Planned Improvements: Please confirm any channelization or traffic control changes (e.g. signalization) at NE 10th and NE 12th Street planned as part of TIP Project #16 - Duvall Avenue Roadway 13 Renton Elementary School #16 – PRE20-000219 October 8, 2020 Improvements. Provide channelization design plans and schedule for completion, if available. The planned improvements for TIP Project #16 are at 100% review and will be provided in a follow up to the application. 21. Impact fees - Please provide the current City of Renton transportation impact fee rates for elementary schools. The City of Renton does not currently have an impact fee rate for elementary schools. Per RMC 4-1-190 (H) an independent fee calculation may be prepared by either the City or the Applicant and will be reviewed appropriately. Elementary Schools utilize a land-use code of 520 from the ITE Manual and fee calculations are based on a per student basis. In the City of Bothell’s 2014 Rate Study, the elementary school category utilized a New Basic PM Peak Trips/Unit of 0.15 with a new trips percentage of 80% resulting in a new trip rate of 0.12 per student. Adjusted for trip length factor of 0.54 (based on 2 mile round trip and 3.7 average City trip length), the resultant impact fee of $445 per new student was calculated based on a cost per trip of $6,865. The City of Renton’s base trip amount for 2020 is $7,820.42. While this example may not be a full apples to apples comparison, an estimate of $500-$600 per new student appears feasible based on the independent fee calculation. 22. Any other analysis requirements: Please list any other transportation analysis elements that should be included in the full TIA. Please see attached TIA Guidelines for analysis elements. WATER 1. The project is within the City of Renton’s water service area in the Highlands 565 hydraulic zone. 2. The static water pressure is approximately 55 psi at ground elevation of 432 feet. 3. The site is located outside the City's Wellhead Protection Area Zones. 4. There is an existing 16-inch City water main located in Duvall Ave NE that can deliver a maximum capacity of 4,200 gallons per minute (gpm) - (Water Project No. W-2950 & 3363). The existing 10- inch water main in NE 12th St that can deliver 3,000 gpm, and the existing 8-inch dead-end water mains in Chelan Ave NE and Chelan Pl NE can deliver 1,250 gpm. 5. Based on the review of project information submitted for the pre-application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 3,000 gpm, including the use of an automatic fire sprinkler system and non-rated construction. 6. Based on the information provided with the pre-application submittal documents, the following developer’s installed water main improvements will be required to provide domestic and fire protection service to the development including but not limited to the items that follow: 7. Per City Codes, a looped water main around the building is required when the fire flow demand exceeds 2,500 gpm. A 10-inch looped water main around the building is required to provide 3,000 14 Renton Elementary School #16 – PRE20-000219 October 8, 2020 gpm of fire flow demand. The new water main shall be connected to the existing 16-inch water main in Duvall Ave NE along the north and south driveways. 8. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA 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). 9. Installation of a fire sprinkler stub a with a double check detector assembly (DCDA) for backflow prevention to the building. The DCDA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DCDA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 10. Installation of a domestic water service and meter to the building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meters 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. The meter vault shall be located within public ROW or within an easement on private property. 11. Installation of a reduced pressure backflow assembly (RPBA) installed behind the meter on private property per City Standards. The RPBA shall be installed inside an above ground heated enclosure per City Standard Plan 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and if the location of the RPBA is pre-approved by the City Plan Reviewer and City Water Utility Department. 12. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA). 13. A 15-foot utility easement will be required for the new water mains, hydrants and water meters within the property. 14. The existing water mains in NE 10 th St and in Chelan Ave NE that belong to WD 90 along with the domestic water services to the existing lots must be abandoned or be transferred to the new city water main if water service is required. Coordination with Water District no. 90 will be required. 15. A conceptual utility plan will be required as part of the land use application for the subject development. 16. 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. 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. Retaining walls, 15 Renton Elementary School #16 – PRE20-000219 October 8, 2020 rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 17. The development is subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. The 2020 Water SDC rates can be found on the City's website. The fees that are current are due at the time of construction permit issuance. 18. New water services lines that are served by existing City water mains are installed by City crews. The 2020 installation costs can be found on the City's website. Meters larger than 2-inches will be charges a $220 processing fee and the Contractor will provide the materials and will install the service line and water meter. SEWER 1. Sewer service is provided by City of Renton. 2. There is an 8-inch wastewater main located in Chelan Ave NE that terminates at the southwest corner of the property and does not extend along the project frontage (S-3325). 3. Any existing septic drainfields located on the subject properties will need to be decommissioned and removed in accordance to Washington State Department of Health Requirements. 4. Public sanitary sewer will be required to be extended along the Chelan project frontage to the northern-most extents and within the project to serve the elementary school. 5. A grease interceptor is required if there is a commercial kitchen. The grease interceptor shall be sized based on drainage fixture units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main 6. A side sewer will be required to connect building. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. Any side sewer which cannot achieve a gravity connection will need a private lift station(s). 7. The development is subject to applicable sewer system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic uses. The development is also subject to fees for sewer connections, cut and caps, and tests. The 2020 Sewer SDC rates can be found on the City's website. The fees that are current are due at the time of construction permit issuance. 8. The Honey Creek Sewer Interceptor (Commercial) Special Assessment District fee (SAD) fee will be applicable to the project. The SAD fee rate when it was established in 1986. The Honey Creek Sewer Interceptor (Commercial) has reached its peak assessment. The SAD Fee for the project will be $24,147.35 based on a 4” meter size. Since the property does not currently front sewer main, no additional assessment for front foot will be assessed. 16 Renton Elementary School #16 – PRE20-000219 October 8, 2020 SURFACE WATER 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the May Creek – Honey Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. 2. The site contains regulated slopes near the west property line. The site topography slopes from slight to moderate from east to west. There is a 12-inch stormwater main (R-3325) in Chelan Ave NE south of the subject property frontage located along the west side of the existing roadway. The stormwater main drains to a private water quality facility located on the 102305-9129 and 9468 parcels. The Applicant will need to ensure that this conveyance and water quality system is protected. 3. There is a City-owned storm drainage pond located on the adjacent parcel to the site’s western south half (Facility ID No. 111336 – D-3645). The applicant will need to ensure that the stormwater pond and associated appurtenances and property are protected. 4. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. 5. Maintenance access is required for any proposed stormwater tract and shall be designed and installed in accordance with the City adopted SWDM. 6. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 7. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. 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. 8. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit application. 9. A Construction Stormwater Permit from Department of Ecology is required since clearing and grading of the site will exceed one acre. 17 Renton Elementary School #16 – PRE20-000219 October 8, 2020 10. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 11. Erosion control measures to meet the City requirements shall be provided. 12.The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 13. The 2020 Surface water system development fee is $0.76 per square foot of new impervious surface, but no less than $1,900.00 for each new lot. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. The proposed development fronts Duvall Ave E along the east property line which is a 4-lane principal arterial. See City response to question #5 regarding potential build-out scenario of the project frontage including a queuing lane. TIP project #16 will be constructing a median in Duvall along the project frontage. 2. The proposed development fronts Chelan Ave NE along the south property line. Chelan Ave NE is currently underdeveloped along the property frontage and contains only a private 18’ wide joint use driveway/private street spanning from the south property line and to the north and onto the school property. 3. South of the proposed development, Chelan Ave NE is developed to the intersection with NE 10 th Street. The street was developed under previous road standards and does not meet current requirements. The street consists of a pavement width of approximately 30’ with curb, gutter and 5’ sidewalks on both sides and a right-of-way width of 42’. 4. Chelan Ave NE is classified as a Residential Access Street. The existing ROW width is approximately 12 feet. To meet the City’s complete street standards for residential streets, minimum ROW is 53 feet. The project will be required to construct the following frontage improvements along the entire Chelan Ave NE frontage: a. Approximately 7 feet of ROW dedicationa along the site frontage of the current street. b. The half street section will include (2) 10’ travel lanes, 0.5’ curb, 8’ planter, and 5’ sidewalk. c. There is an existing 12 foot wide ROW that fronts the 1051 property. Since this property may potentially develop, the ROW cannot be vacated. A minimum 7 feet of ROW 18 Renton Elementary School #16 – PRE20-000219 October 8, 2020 dedication is required and construction of the curb/gutter, planter strip and 5’ sidewalk may be required or a fee-in-lieu since half-street improvements may not be able to be constructed without additional dedication from the neighboring property owner. Further coordination will be required. d. City staff has concerns regarding the access point into the parking lot from Chelan Ave NE. After discussion, an exit-only from the parking lot onto Chelan and an right-exit only from the parking lot onto Duvall will need to be analyzed as preference to help avoid neighborhood impacts. 5. Street grades shall not exceed 15 percent. 6. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 7. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. Driveways shall not be closer than 5-feet to any property line. 8. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 9. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 11. The transportation impact fee is based on the type of land use. See City response regarding the independent fee calculation. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: 19 Renton Elementary School #16 – PRE20-000219 October 8, 2020 a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft 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. 4. All civil construction permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2020 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 20   POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS FOR NEW DEVELOPMENT A traffic impact analysis is required when estimated vehicular traffic generated from a  proposed development exceeds 20 vehicles per hour in either the AM (6:00 ‐ 9:00) or PM (3:00  –6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume  of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or  more and commercial sites that generate 20 vehicles per hour.   The developer shall select a registered professional engineer with adequate experience in  transportation planning and traffic engineering. Upon request, the Public Works Department  will offer potential candidates.  The analysis shall incorporate the following elements in the suggested format:    Introduction:  The introduction should, in a narrative fashion with graphics where appropriate to enhance the text,  describe the proposed development (including proposed time frame), establish study area boundaries  (study area should include all roadways and intersections that would experience a 5% increase in peak  hour traffic volumes as a result of the proposed development), describe existing and proposed land uses  within the study area, and describe the existing transportation system to include transit routes, roadway  and intersection conditions and configuration as well as currently proposed improvements. Roadways  and intersections to be analyzed will be determined through coordination with the Public Works  Department and Community Development staff.    Site Generated Traffic Volumes:  The analysis should present a tabular summary of traffic generated from the proposed development  listing each type of proposed land use, the units involved, trip generation rates used (to include total  daily traffic, AM peak hour and PM peak hour) and resultant trip generation for the time periods listed.  The trip generation information provided in the traffic impact study must be based on the current  edition of the ITE Trip Generation book.    Site Generated Traffic Distribution:  The distribution of site‐generated traffic should be presented by direction as a percentage of the total  site generated traffic in a graphic format. The basis for the distribution should be appropriately defined.    Site Generated Traffic Assignment:  A graphic presentation should be provided illustrating the allocation of site‐generated traffic to  the existing street network. The presentation should include Average Daily Traffic (ADT) and  AM‐PM peak hour directional volumes as well as turning movements at all intersections,  driveways, and roadways within the study area.    Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed Development:  The report should include graphics, which illustrate existing traffic volumes as well as  forecasted volumes for the horizon year of the proposed development. Forecasted volumes  21 Excel Charter school preapp – PRE18‐000387  Page 5 of 5  June 21, 2018    should include a projected growth rate and volumes anticipated by pending and approved  developments adjacent to the proposed development. If the development is multi‐phased,  forecasted volumes should be projected for the horizon year of each phase. The site‐generated  traffic should then be added to the horizon year background traffic to provide a composite of  horizon year traffic conditions.    Condition Analysis:  Based upon the horizon year traffic forecasts with the proposed development, a level of service (LOS)  analysis should be conducted at all intersections (including driveways serving the site). Based upon this  analysis, a determination should be made as to the ability of the existing and proposed facilities to  handle the proposed development. The level of service (LOS) analysis technique may include any of the  commonly accepted methods.    An analysis should be made of the proposed project in light of safety. Accident histories in close  proximity to the site should be evaluated to determine the impact of proposed driveways and turning  movements on existing problems.  Mitigating Measures:  Based upon the results of the previous analysis, if it is determined that specific roadway improvements  are necessary, the analysis should determine what improvements are needed.  If the developer can reduce vehicular traffic by means of promoting transit and ridesharing usage, these  methods are acceptable.    Any proposed traffic signals should be documented with an appropriate warrant analysis of conditions in  the horizon year with the development. Traffic signals should not be contemplated unless they meet  warrants as prescribed in the Federal Highways “Manual on Uniform Traffic Control Devices”. Proposed  traffic signals shall provide coordination programs to compliment the system.  Any modifications necessary to insure safe and efficient circulation around the proposed site should be  noted.  Conclusions:  This section should serve as an executive summary for the report. It should specifically define the  problems related directly to the proposed developments and the improvements necessary to  accommodate the development in a safe and efficient manner.  A draft report shall be presented to the Development Services Division so that a review might be made  of study dates, sources, methods, and findings. City Staff will then provide in writing all comments to the  developer. The developer will then make all necessary changes prior to submitting the final report.    22 PLATFORMMUSICROOMCOMMONSGYMKITCHENCUSTELECMECHKTCHTWOMENFAMTLTMENPEOFCPESTORCOMMUNITYRMCHAIR/TABLESTOROT/ PTOFCSPEC EDCLSSRMELEVEMRVESTRECEPA PRNPPRNPTLTNURSECLINICKINDERTLTTLTKINDERTLTKINDERTLTRESOURCECLSSRMKINDERTLTCLSSRMFLEXLEARNGENSTORTLTTLTCLSSRMCLSSRMCLSSRMCLSSRMCLSSRMCLSSRMCLSSRMCLSSRMFSRRFLEXLEARNFLEXLEARNTLTTLTBOYSGIRLSOFCFLEXLEARNEMERSTORLGCONFMDFWK RMVESTLOBBYTLTOFCELECOUTDSTORCUSTELECOFCSTORADCBADCBADCBADCB2020 LPD Engineering PLLC©1932 First AveSuite 201Seattle, WA 98101p. 206.725.1211f. 206.973.5344www.lpdengineering.comengineering pllcRenton School DistrictRenton Elementary School #16RentonEXHIBIT B-09/18/2020---SMNNFHNFHPROPOSEDCONDITIONSAttachment 1MAXIMUM FLOWRATE 3,000 GPMSTATIC PRESSURE: +/- 55 PSI AT ELEV. 432 FEETWATER PROJECT PLAN NO. W-2950MAXIMUM FLOWRATE 1,250 GPMSTATIC PRESSURE: +/- 55 PSI AT ELEV. 432 FEETMAXIMUM FLOWRATE 1,250 GPMSTATIC PRESSURE: +/- 55 PSI AT ELEV. 432 FEETMAXIMUM FLOWRATE 4,200 GPMSTATIC PRESSURE: +/- 55 PSI AT ELEV. 432 FEETWATER PROJECT PLAN NO. W-2950 & W-3363MINIMUM 10-INCH DIAMETER LOOPED WATER MAIN TOPROVIDE 3,000 GPM OF FIRE FLOW DEMANDCONNECT TO EXISTING 16-INCH WATER IN DUVALL AVE NE////////////////////////////////////////////////////////////////////////////////////////////////////THIS WATER MAIN IS NOT NEEDEDDOMESTIC METER CAN BE CONNECTED TO NEWLOOPED WATER MAIN AROUND BUILDINGRPBA IN "HOT BOX: REQUIRED BEHIND METER10-INCH WATER10-INCH WATERPRE20-000219 RENTON ELEMENTARY SCHOOL NO. 16CONCEPTUAL WATER MAN LAYOUT10/7/20N23