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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000037DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:May 23, 2012 TO:Jerry Wasser, Planner FROM:Jan Illian, Plan Review SUBJECT:My Dental Office 1302 – N. 30th Street PRE 12-037 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by the City of Renton. There is an existing 12-inch water main in N. 30 th Street and a 12-inch main in Park Ave N. Available fire flow from the 12-inch main is approximately 2,800 gpm. There is a 1-inch domestic meter serving the site. 2. Preliminary fire flow required by the fire department is 1,750 gpm. One hydrant is required for each 1,000 gpm of required fire flow. Two hydrants are required to serve this site. One hydrant is required to be within 150 feet, and one additional within 300 feet. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance. Any existing hydrants counted as fire protection will be required to be retrofitted with a quick disconnect Storz fitting if not already in place. 3. The project is in the 320-water pressure zone. Static pressure available is 90 psi. Pressure reducing valve(s) will be required to be installed on the domestic water meter. The proposed project is located within the Aquifer Protection Zone 2. 4. A water system development fee is owed if the size of the existing water meter is increased. Fee schedule is attached. Fee is payable prior to issuance of the construction permit. 5. The applicant will be required to install a reduced pressure backflow assembly (RPBA) downstream of the domestic water. My Dental Office PRE 12-037 Page 2 of 3 May 23, 2012 H:\CED\Planning\Current Planning\PREAPPS\PRE-037.Jerry\Plan Review Comments PRE 12-037.doc Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main fronting the site in Renton Ave South, and an 8-inch main in an easement along the north property line of the site. 2. A sewer system development fee is owed if the size of the existing water meter is increased. The system development fee is payable prior to issuance of the construction permit. Storm Drainage 1. There is a storm conveyance system in N. 30th Street. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual (KCSWM) and the 2009 City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A covenant for stormwater drainage facilities will be required. 4. A geotechnical report for the site is required. Information on the water table and soil permeability, with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. 5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 6. A surface water system development fee of $.405 per square foot of new impervious surface may apply, although it appears the site is 100% impervious. This is payable prior to issuance of the construction permit. Transportation/Street 1. There are no street improvements fronting the site in Park Ave N. There is an existing sidewalk along the frontage in N. 30th Street. 2. Existing right-of-way width in N. 30 th Street is 60 feet. This street has been identified as a minor arterial. To meet the City’s new complete street standards, street improvements fronting this site will include a pavement width of 25 feet from center line (11-foot travel lane, 6-foot bike lane, 8-foot parking lane), an 8-foot planter strip, 8-foot sidewalk, curb, and gutter. Up to 11 feet may be required to be dedicated to the City for right-of-way improvements. Existing right-of-way width in Park Ave N. is 50 feet. This street has been identified as a minor arterial. To meet the City’s new complete street standards, street improvements fronting this site will include a total pavement width of 28 feet, an 8- foot planter strip, 8-foot sidewalk, 8 foot parking lane, curb and gutter. Up to 13 feet of right of way dedication in Park would be required as well. It is recommended that the applicant request a modification to the street standards by submitting a request in writing for the modification to Neil Watts, Director of Development Services. 3. Street lighting may be required for this redevelopment project. 4. Traffic mitigation fees will be based on the new (net) anticipated daily trips. Fee is currently $75 per additional generated daily trip, as determined by the ITE trip generation manual. My Dental Office PRE 12-037 Page 3 of 3 May 23, 2012 H:\CED\Planning\Current Planning\PREAPPS\PRE-037.Jerry\Plan Review Comments PRE 12-037.doc General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection, and storm water connections. 3. Water services, sewer stubs, and drainage flow control BMPs are required to be provided to each new lot prior to recording of the short plat. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:October 19, 2012 TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:Eastside Veterinary 1302 – N. 30th Street PRE 12-037 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. Water service is provided by the City of Renton. There is an existing 12-inch water main in Lake Washington Blvd NE that ends near the NW corner of the site, an existing 12-inch water line in NE 44th Street that ends near the southeast corner of the site and an existing 12-inch located along the east property line. The existing 12-inch mains can deliver about 2,800 gpm (refer to City water project plans no. W-3346). The proposed project is located in the 320-water pressure zone and is outside an Aquifer Protection Zone. There is a 3/4-inch domestic meter serving the existing building at this time. 2. Preliminary fire flow required by the fire department is 1,750 gpm. One hydrant is required for each 1,000 gpm of required fire flow. Two hydrants are required to serve this site. One hydrant is required to be within 150 feet and one additional within 300 feet. There are fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance. Any existing hydrants counted as fire protection will be required to be retrofitted with a quick disconnect Storz fitting if not already in place. 3. Water system development fees will be owed if the size of the domestic water meter increases, and/or a new fire service line is added for the fire sprinkler system. Credit will be given for the existing 3/4-inch domestic meter that currently serves the existing building. Fees are payable prior to issuance of the permit. See fee schedule attached. Eastside Veterinary PRE 12-079 Page 2 of 3 October 29, 2012 i:\preapps\eastside veterinary.doc 4. A fire sprinkler system will be required by the fire department. A separate no-fee utility permit and separate plans will be required for the installation of the double detector check valve assembly for the fire sprinkler line. 5. All devices installed shall be per the latest Department of Health “Approved List” of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: “Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required”. DDCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. 6. The applicant will be required to install a reduced pressure backflow assembly (RBBA) downstream of the domestic water. Sanitary Sewer 1. Sewer service is provided by the City of Renton. There is a 12-inch sewer main along the property line to the east of the site. There is an existing 4-inch side sewer serving the building. 2. A sewer system development fee is owed if the size of the existing domestic water meter is increased. The system development fee is payable prior to issuance of the permit. Storm Drainage 1. There is a storm vault on site and conveyance system in Lake Washington Blvd. 2. A drainage plan and drainage report will be required with the building permit application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard, Forested Conditions. This developed site may only trigger Small Site Drainage Review, Appendix C. 3. A geotechnical report for the site may be required. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 5. A surface water system development fee of $.405 per square foot of new impervious surface may apply, although it appears the site is 100% impervious. This is payable prior to issuance of the construction permit. Transportation/Street 1. No street improvements are required. There is existing sidewalk along all frontages of the site. 2. Traffic mitigation fees may be owed if SEPA is triggered and if the new use creates new daily trips. Fee will be $75 per additional generated daily trip as determined by the ITE trip generation manual. Eastside Veterinary PRE 12-079 Page 3 of 3 October 29, 2012 i:\preapps\eastside veterinary.doc General Comments 1. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the new water meter installation, side sewer connection and storm water connection if required. h:\ced\planning\current planning\preapps\12-037.jerry\pre12-037, my dental office relocation,cn.doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:May 24, 2012 TO:Pre-application File No. 12-037 FROM:Gerald Wasser, Associate Planner SUBJECT:My Dental Office Relocation 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, Development Services 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 available for purchase for $100.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov . Project Proposal: The subject site consists of one lot located at the northeast corner of the intersection of North 30th Street and Park Avenue North (1302 north 30th Street). Currently, the lot is developed with a one-story, 1,032 square foot building which is currently being used as a real estate office. The site is 18,375 square feet in area and currently has unmarked vehicle parking. The applicant proposes to either add on to the existing building or demolish the building and construct a new 2,800 to 3,000 square foot structure for use as a medical/dental office. The site is currently zoned Commercial Neighborhood (CN). The abutting property to the north is zoned R-8 and the adjacent property to the west is zoned R-10. Vehicular access to the property is proposed to remain via two existing driveways from North 30th Street. Current Use: The property is currently developed with a one-story, 1,032 square foot real estate office and an unmarked parking lot. Zoning/Density Requirements: The project site is zoned Commercial Neighborhood (CN). The purpose of the Commercial Neighborhood Zone (CN) is to provide for small-scale convenience retail/commercial areas offering incidental retail and service needs for the adjacent area. Uses serving a larger area may be appropriate if they also serve the residents of the immediate area and are compatible with the scale and character of the neighborhood. This designation is the smallest and least intensive of the City’s commercial zoning. My Dental Office Relocation, PRE12-037 Page 2 of 3 May 24, 2012 h:\ced\planning\current planning\preapps\12-037.jerry\pre12-037, my dental office relocation,cn.doc Development Standards: The proposed project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application. Development Standards: The project would be subject to RMC 4-2-120A, “Development Standards for Commercial Zoning Designations” effective at the time of complete application. A copy of these standards is included. Building Standards – The CN zone allows a maximum building coverage of 65% of the total lot area or 75% if parking is provided within the building. Building height is restricted to 35 feet. Compliance with building standards will be determined at the time of building permit review for any new structures. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the Zone CA are: Front yard – Minimum of 10 feet. Maximum front yard setback is 15 feet; Rear yard – 0 feet except 15 feet if the lot abuts a residential zone. The rear yard of the subject property abuts the R-8 zone and therefore, the rear yard is 15 feet; Side yards – 0 feet for interior side yards and 10 feet for side yards along a street. If the lot abuts or is adjacent to a residential zone, the side yard is 15 feet. The western side yard is adjacent to the R-10 zone and, therefore, the western side yard setback is fifteen feet. Access/Parking: Access to the proposed use would be via the existing driveways from North 30th Street. The parking requirement for medical and dental offices is 5 spaces per 1,000 square feet of net floor area. Without deducting hallways, restrooms, etc., the parking requirement for a 3,000 square foot dental office would be 15 spaces. While the submitted site plan is not dimensioned, there appears to be adequate area on the project site to accommodate the required parking. Medical and dental office uses require that bicycle parking be provided. The number of bicycle parking spaces shall be 10% of the number of required off-street parking spaces. Spaces shall conform to requirements specified in RMC 4-4-080F.11.c. Landscaping and Open Space: Landscaping shall be in conformance with the standards specified in RMC 4-4-070. This includes 10 feet of onsite landscaping along all public street frontages, with the exception of areas for walkways and driveways (RMC 4-4-070F.1). Additionally, a 15-foot wide partially site-obscuring landscaped visual barrier, or 10-foot wide fully site-obscuring landscaped visual barrier, is required along the northern property line (RMC 4-4-070F.4.c). Pervious areas and parking areas must also be landscaped (RMC 4-4-070F.5 and 6). If 100 percent drought tolerant plants are used, irrigation is not required. Landscaping is subject to RMC 4-4-070. Critical Areas: The subject property is within Aquifer Protection Zone 2. Any activity which involves the placement of more than 100 cubic yards of imported fill requires a fill source statement as described in RMC 4-4-120D.19. Environmental Review: The proposed project is categorically exempt from Environmental (SEPA) Review. Permit Requirements: The proposal would not and land use actions. Building permits would be required for demolition of the existing structure and construction of a new structure. Should My Dental Office Relocation, PRE12-037 Page 3 of 3 May 24, 2012 h:\ced\planning\current planning\preapps\12-037.jerry\pre12-037, my dental office relocation,cn.doc the applicant decide to retain the existing structure, a building permit would be required for any additions. A handout listing all of the City’s Development related fees is attached for your review.