Loading...
HomeMy WebLinkAboutPlan Review Comments PRE 12-007 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: February 7, 2012 anApril 27, 2011 August     TO: Rocale Timmons, Planner     FROM: Jan Illian, Plan Review     SUBJECT: Sunset Terrace Development NE Sunset Blvd and Harrington Ave NE PRE 12-007      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. There is an existing 6-inch cast iron water main in Sunset Lane NE, an 8-inch cast iron water main in Harrington Ave NE and a new 12-inch water main in Sunset Blvd NE. Available maximum fire flow from this system is 2,100 gpm. The project is located in the 565 pressure zone. The static pressure at ground elevation 338 is about 98 psi. 2. The Fire Department has calculated preliminary fire flow for this project to be 3,000 gpm. Extension of the new 12-inch high pressure (565-zone) water main in Sunset Blvd NE will be required to provide the necessary fire flow and water pressure demand to serve this site. The 12-inch main in Sunset Blvd NE can deliver 5,000 gpm with a static pressure of 84 psi. The 12-inch main will be required to be extended in Harrington Ave NE, east in Sunset Lane NE, and back to NE 10th Street where a connection back to the 12-inch main will be needed. At minimum, a hydrant is required for each 1,000 gpm of required fire flow. One hydrant shall be located within 150 feet, and two additional hydrants shall be located within 300 feet of the building. The fire department has requested an additional hydrant to meet spacing standard requirements. 3. Water system development fees will be based on the size of the domestic waters, irrigation meters, and fire services that will serve this proposed project. This fee is payable prior to issuance of the construction permit. See fee schedule attached. 4. The development is subject to the City’s Special Assessment District #41 for the Highlands Water Main Improvements project (ordinance No. 5462). The estimated assessment amount, as of 1/30/12, is $88,421 for parcels #5 and #6 of the Special Assessment District (Tax lots # 7227801085 and 7227801055). 4. A separate utility permit and separate plans will be required for the installation of all double detector check valve assembly for fire sprinkler system. DDCVA installations outside the building shall be in accordance with City of Renton Standards. Fire service system development fees will be based on the size of the fire service line(s). See fee schedule attached. 5. Since the buildings will exceed 30 feet in height, a separate backflow device (DCVA) will need to be installed inline of the domestic water meters for the library and residential portion of the project. 6. A reduced pressure backflow assembly (RPBA) will be required to be installed at the meter to the retail space. The RPBA shall be installed inside a “hot-box” per City standard details. 7. Separate water meter and backflow prevention assembly (DCVA) is required for the landscape irrigation system. 8. Individual pressure reducing valves will be required downstream of each domestic water meter since static pressure from the new higher pressure water main will be above 80 psi. Sanitary Sewer 1. There is an 8-inch sewer main in Harrington Ave NE, NE 10th Street, and Sunset Blvd. 2. Sewer system development fees will be based on the size of the domestic water(s). This is payable prior to issuance of the construction permit. See fee schedule attached. 3. Applicant proposes underground parking. The building department will require floor drains, which will need to be connected to the sanitary sewer through an approved oil/water separator located outside the building, if feasible. Flows shall be directed through floor drains that are installed in accordance with the UPC to an exterior oil/water separator. Storm Drainage 1. There are storm drainage improvements in NE 10th, Sunset Lane, and Harrington Ave NE. 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 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 Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. 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. 4. Surface Water System Development fees of $.405 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 5. Applicant will be required to submit separate structural plans for review and approval under a building permit for storm water vault. Special inspection from the building department is required. 6. A Construction Storm Water Permit from the Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation/Street 1. All adjacent right-of-ways need to be fully improved in conformance to the current street standards, as shown in the conceptual drawings in the Sunset Area Planned Action EIS.  This will include dedication of additional right-of-way on all four frontages of the property. Existing right-of-way width in NE 10th and Harrington Ave NE is 60 feet, 50 feet in Sunset Lane, and 87 feet in Sunset Blvd NE. Sunset Blvd NE - The new frontage improvements are to include an 8-foot planting strip and 12-foot multi-use sidewalk behind the existing curb.  Additional right-of-way will be required to the back of the new sidewalk.  The exact dedication required cannot be accurately determined without survey information showing the location of the existing curb.  Based on rough information included in the EIS, this dedication could be 12 feet or more. NE 10th St and Harrington Av NE – The frontage improvements for these streets are for a new curb and gutter section located 18 feet from the existing centerline of the right-of-way.  The planting strip is to be eight feet in width, and the new sidewalk is to be six feet in width.  This will require dedication of an additional two feet of right-of-way along both frontages.  Curb bulbs are also to be included on both streets at their intersections with both Sunset Blvd NE and Sunset Lane NE. Sunset Lane NE – Based on the street improvements shown in the EIS, angle parking will be allowed on this street.  The angle parking can be moved to the south side of the street, adjacent to the development site.  The street must be improved with a 10-foot sidewalk along the development frontage (south side of the street), and 38 feet of pavement.  The 38 feet allows for angle parking and a minimum of 20 feet of clear space for two-way traffic and minimum fire access and response requirements.  This existing right-of-way width of 50 feet will accommodate this level of improvements.  Future improvements to the north side of the street may require up to 14 feet of additional right-of-way dedication from the future park development site. 2. Street lighting is required on all four frontages to meet the lighting levels specified in RMC 4-4-060I.    3. Current traffic mitigation fees are $75 per new additional generated daily trip as determined by the current addition of the ITE trip generation manual. A fee increase is expected in January of 2013. General Comments 1. The multi-family portion of this project may qualify for a fee waiver. Fees which may be partially waived include: Building permit and plan review fees Public Works plan review and inspection fees Water, surface water, and wastewater system development charges Fire, transportation, and parks impact mitigation fees Fifty percent (50%) of the above fees may be waived for eligible market-rate rental housing projects in accordance with Renton Municipal Code 4-1-210, Waived Fees. Request for rental housing incentive fee waivers must be made prior to or by the administrative site plan review period. Fee waivers are effective for building permits issued after August 13, 2001, and will sunset on December 31, 2012, unless extended by City Council action. 2. 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 Professional Engineer. 3. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and an application fee to the counter on the sixth floor.