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HomeMy WebLinkAboutPlan Review Comments PRE 12-037 DEPARTMENT 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. 30th 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. 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. 30th 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. 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 water meter installation, side sewer connection, and storm water connections. 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.