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HomeMy WebLinkAboutEX_17_C_Advisory_Notes_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA21-000323 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: Jill Ding, 425-430-6598, jding@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. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and wh ere no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 5. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placa rds shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. Development Engineering: (Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov) 1. See Attached Development Engineering Memo September 8, 2021 Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) 1. Fire impact fees are applicable at the rate of $964.53 per multifamily unit, $0.26 per square foot of office space and $1.25 per square foot of retail space. This fee is paid at time of building permit issuance. No charge for parking garage areas. Credit is due for the removal of the existing buildings. 2. The preliminary fire flow is 2,250 gpm. 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. Fire flows over 2,500 gpm require looped water mains around the building. 3. Approved fire sprinkler, standpipe and fire alarm systems are required throughout all the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA21-000323 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 all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-inches. 5. Building shall be equipped with an elevator meeting the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. All areas of all buildings shall comply with the City of Renton Emergen cy Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. None Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. None Building: (Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov) 1. None DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 8, 2021 TO: Jill Ding, Senior Planner FROM: Jonathan Chavez, Civil Engineer III SUBJECT: Park 5 Apartments (Mixed-Use) LUA21-000323 I have reviewed the land use submittal for the Daycare on Sunset at 960 Harrington Avenue NE (KC Parcel ID: 7227801025). The applicant is proposing to remove two one-story commercial buildings and construct a 7-story building with 69 residential units with retail and parking. EXISTING SITE CONDITIONS WATER Water service is provided by the City of Renton. The site is in the Highlands service area in the 565’ hydraulic pressure zone. The approximate static water pressure is 99 psi at a ground elevation of 336’. • Below is a summary of existing water mains located in the vicinity of the site: o 12” water main on the north side of NE Sunset Boulevard and on the east side of Harrington Avenue NE that can provide 4,000 gallons per minute (gpm). Reference COR Project File WTR2703179 in COR Maps for record drawings. • Below is a summary of the existing fire hydrants in the vicinity of the site: o On Harrington Avenue NE, southwest of the site (COR Facility ID HYD-NE- 00217). o At the northwest corner of the project site (COR Facility ID HYD-NE-01254). • There are existing water services to the subject property. o 3/4-inch domestic water meter o 1-inch domestic water meter o 1-inch domestic water meter SEWER Sewer service is provided by the City of Renton. There is an existing 8” lined concrete main sewer to the north on NE Sunset Boulevard (Reference COR Project File(s) WWP2701114), and a 15” ductile iron main west of the site on Harrington Avenue NE (Reference COR Project File(s) WWP2700488). There is also an existing 18” PVC trunk sewer west of the site running north to south down the middle of NE Sunset Boulevard (Reference COR Project File WWP2702268). STORM The site topography slopes moderately from the northeast to the southwest. There is an existing 24-inch stormwater main located along the northern frontage, along NE Sunset Boulevard. Reference COR Project File(s) SWP2703150) in COR Maps for record drawings. STREET NE Sunset Boulevard is classified as a principal arterial street. Per RMC 4-6-060, the minimum right of way width for a principal arterial street with 5 lanes is 103’. The Park 5 Apartments (Mixed-Use) – LUA21-000323 Page 2 of 8 September 8, 2021 proposed development fronts Harrington Avenue NE along the west property line(s). Harrington Avenue NE is classified as a residential access street. Per RMC 4-6-060, the minimum right of way width for a residential access street is 53 feet. CODE REQUIREMENTS Based on the review of project information submitted for the land use application meeting, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed development is 2,500 gpm, including the use of an approved fire sprinkler system. 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: 1. The proposed location of the planter strip is encroaching over the water main(s). In addition, the 3 new trees cannot be installed on top of the water mains. 2. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. The fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s 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. 3. Installation of additional fire hydrants around the building as required by the Fire Authority. 4. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). 5. Installation of a separate water service and meter for the residential portion of the new building. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. a. 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. 6. Installation of a separate water meter for the commercial portion of the building. a. All commercial domestic water meters shall have 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 the location is approved by the City Plan Reviewer and City Water Utility Department. 7. A pressure reducing valve is required downstream of the domestic water meter as water pressure exceeds 80 psi. 8. Domestic water meters size 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 right-of-way or within an easement on private property. 9. Installation of a separate water meter for landscape irrigation. • A DCVA per City Standard Plan 340.8 is required downstream of the irrigation meter. Park 5 Apartments (Mixed-Use) – LUA21-000323 Page 3 of 8 September 8, 2021 • DCVAs size 2-inch or smaller shall be installed a meter box and DCVAs size 3-inch or larger shall be installed in an exterior vault per City Standard Plan 320.4. 10. 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. 11. Adequate separation between utilities is required. Minimum separation between water and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical. 12. The development is subject to applicable water system development charges (SDC’s) 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. Current fees can be found in the 2021 Development Fees Document on the City’s website. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2021 water fees are $4,450.00 per 1-inch meter, $22,250 per 1- 1/2-inch meter, $35,600 per 2-inch meter, and $71,200 per 3-inch meter. b. Water service installation charges for each proposed domestic water service is applicable. Water Service installation fee is $2,875.00* per 1-inch service line, $4,605.00 per 1-1/2-inch service line, and $4,735.00 per 2-inch service line. Fee is payable at permit issuance. For service lines larger than 2”, the contractor is responsible for materials and installation. c. Drop-in meter fee is $460.00 per 1-inch meter, $750.00 per 1-1/2-inch meter, and $950.00 per 2-inch meter. Meters larger than 2-inches are provided and installed by the contractor and a processing fee of $220 is required. Fee is payable at permit issuance. d. A credit will be issued for any existing water services to be abandoned. e. The subject property is within the Highlands Water Main Improvements Special Assessment District #0041 as established by City Ordinance No. 5462, with recording number 20090804000500. Based on the special assessment charge of $204.95 per Front-Foot, 379.35 total front-foot, and an interest charge of 5.30% per annum (maximum 10-year accrual), the following assessment will apply: i. Frontage Charge = $204.95 / Front-Foot x 379.35 Front- Foot x 153.0% = $118,955.97 f. Final determination of applicable fees will be made after the water meter size has been determined. SDC fees are assessed and payable at permit issuance. SEWER 1. The existing side sewer(s) may be reused provided they are relined. Relining of side sewers will only be permitted after inspection of the side sewer by the Public Works Inspector. CCTV must be provided by the applicant/contractor for City review. The building side sewers will need to be cut and capped at the property line as part of the building demolition. 2. Drainage from all parking under cover shall be routed to the sanitary sewer system after passing through a City approved oil/water separator. Park 5 Apartments (Mixed-Use) – LUA21-000323 Page 4 of 8 September 8, 2021 3. A separate side sewer will be required for the residential and commercial portions of the building. All new side sewers shall be a minimum of 6”. All side sewers shall flow by gravity to the main at a minimum slope of 2%. a. Existing 6” and 8” services will be re-used, pending CCTV and lining. 4. A grease trap/interceptor is required for any commercial kitchen. a. Grease trap needs to be relocated to be outside the drip line of the existing tree to be retained. 5. The development is subject to a wastewater system development charge (SDC) fee. The 2021 SDC fee for sewer is based on the size and number of new domestic water services to serve the project. The current sewer fee for a 1.5-inch and 3-inch meter install is $17,250.00 and $55,200 respectively, per meter. 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 Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington - Renton Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. All stormwater improvements as per the drainage review along with stormwater improvements in the frontage are required to be provided by the developer. a. A preliminary Technical Information Report (TIR) written by CPH Consultants was submitted with the land use application. 2. 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. a. Applicant shall install a storm drain along Harrington Avenue NE, 200 feet north of the existing catch basin on the east side of Harrington Avenue NE, per Chapter 4 of the 2017 Renton Surface Water Design Manual. 3. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 4. 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. a. Applicant must ensure that the water quality facility is sized to accommodate all PGIS, including the roof area. You are not required to treat the roof runoff if you can provide a leachable materials covenant, that ensure that the roof will be constructed with non-leachable materials. 5. 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 Park 5 Apartments (Mixed-Use) – LUA21-000323 Page 5 of 8 September 8, 2021 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. a. Applicant is proposing permeable pavement. Applicant to submit geotechnical information supporting the use of permeable pavement during the Civil Permit Application stage. 6. 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. a. A geotechnical report written by Earth Solutions NW, LLC was submitted with the land use application. An infiltration rate of .5in/hour was determined based on pit tests. 7. Erosion control measures to meet the City requirements shall be provided. 8. 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. 9. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but no less than $2,000.00. 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. NE Sunset Boulevard is classified as a principal arterial street. Per RMC 4-6-060, the minimum right of way width for a principal arterial street with 5 lanes is 103’. The minimum paved roadway width for a principal arterial with 5 lanes is 66’. The paved roadway section consists of 4 – 11’ travel lanes, 1 – 12’ center turn lane, and 2 – 5’ bike lanes. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required along both sides of the pavement. 2’ of clear space behind the sidewalk is required along both sides of the roadway. a. Per the King County Assessor’s Map, the existing right of way width for NE Sunset Boulevard is approximately 100’ along the project frontage. There is a 0.5’ curb and 5’ sidewalk along the NE Sunset Boulevard frontage. b. The City’s Transportation Department has a capital improvement project along this portion of NE Sunset Boulevard. The City’s 30% preliminary design plans have delineated additional right of way that is needed to construct the improvements. Right of way on this site that has been preliminarily determined as needed varies along the NE Sunset Boulevard frontage. The City plans to start construction on this capital improvement project in approximately 3 to 4 years. The City will require that dedication in accordance with the latest version of the capital improvement project plans is provided along the NE Sunset Boulevard frontage and at the NE Sunset Boulevard and Harrington Avenue NE corner. The Park 5 Apartments (Mixed-Use) – LUA21-000323 Page 6 of 8 September 8, 2021 Applicant will be responsible for the installation of new frontage improvements along the NE Sunset Boulevard frontage and at the corner of NE Sunset Boulevard and Harrington Avenue NE. 2. The proposed development fronts Harrington Avenue NE along the west property line(s). Harrington Avenue NE is classified as a residential access street. Per RMC 4-6- 060, the minimum right of way width for a residential access street is 53 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. a. This street is identified in the Sunset Area Surface Water Plan as a Green street. The required ROW width is 60 feet. i. The required frontage improvements will consist of the following: 5- foot sidewalk abutting the existing property line, 6-foot planter strip, and a .5-foot curb. Street trees and storm drainage improvements will also be required. 3. The new street intersection radius must be a minimum of 35’. a. Curb alignment along on the corner of NE Sunset Blvd. and Harrington Avenue NE does not meet safe street standards. A smooth consistent curb radius will be required during the Civil Construction permit review. 4. Street grades shall not exceed 15 percent. 5. 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. a. The corner of NE Sunset Blvd. and Harrington Avenue NE will require 2 directional ADA ramps. A receiving ramp may be required on other corners if they do not meet current ADA standards. 6. Refer to City code 4-4-080 regarding driveway regulations: a. 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. b. The maximum width of a single loaded garage driveway is 9-feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is not present, the maximum driveway width is 16-feet. c. Driveways shall not be closer than 5-feet to any property line. 7. Street lighting and street trees are required to be installed by the developer AND must meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. a. Applicant did not submit Lighting and Photometric Plans. Applicant must submit these plans during the Civil Permit Application stage of the project. 8. 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. a. A Traffic Impact Analysis written by Gibson Traffic Consultants, Inc was submitted by the Applicant with the land use application. Based on the Park 5 Apartments (Mixed-Use) – LUA21-000323 Page 7 of 8 September 8, 2021 analysis, the Harrington Redevelopment is expected to generate approximately 353 average daily trips, with 23 new trips in the AM peak-hours and 28 new trips in the PM peak-hours. Level of service is expected to remain at LOS A. 9. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 10. The transportation impact fee is based on the type of land use. For apartments, the 2021 transportation impact fee is $6,717.10 per dwelling unit. For the commercial use (shopping center), the 2021 transportation impact fee is $26.58 per square foot. Transportation impact fees are subject to change based on the year the building permit is applied for. a. A credit will be issued for the existing use that is being removed. The fee credit will be calculated based upon the traffic data for the existing use from the latest edition of the ITE Trip Generation Manual. b. RMC 4-1-190.H allows for the applicant to prepare an independent fee calculation for the traffic impact fee. i. The Applicant is proposing the impact fee based on net new PM Peak Hour trips. This fee is assessed at $7,145.85 per net new PM peak hour trips. Total transportation Impact fee assessed at the 2021 rate is $200,083.80. 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. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements: 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. 3. 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 4. A landscaping plan and tree retention shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Additional Building Permit Applications will be required for the following: a. Any retaining walls that exceed 4 feet in height, as defined by RMC 4-4-040. b. Detention vaults for storm water flow control. c. Demo of any existing structures on the project site(s). 6. Fees quoted in this document reflect the fees applicable in the year 2021 only and will Park 5 Apartments (Mixed-Use) – LUA21-000323 Page 8 of 8 September 8, 2021 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.