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HomeMy WebLinkAboutPlan Review Comments PRE 12-079 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: October 30, 2012     TO: Rocale Timmons, Planner     FROM: Jan Illian, Plan Review     SUBJECT: Eastside Veterinary 1700 NE 44th Street PRE 12-079      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 water line 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. 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. 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. Separate permit and fees will be required for the new water meter installation, side sewer connection and storm water connection if required.