HomeMy WebLinkAboutPlan Review Comments PRE 12-036
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
May 11, 2012
TO:
Vanessa Dolbee, Planner
FROM:
Arneta Henninger, Plan Review
SUBJECT:
AQUAPONICS
13045 RENTON AVE S – Parcel 2144800285
PRE 12-036
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 project which is the combination of aquaculture and hydroponics where fish and plants are grown together in one integrated,
soils system. The project also includes a restaurant. The project is located adjacent to and west of Renton Ave S, north of S 132nd St and south of S 130th St all in the NE ¼ of Sect.
13, 23 N Rng 04 E.
The following comments are based on the pre-application submittal made to the City of Renton by the applicant.
Water
1. The subject development is within the water service area of the City of Renton and in the 495-water pressure zone. The site is not in the Aquifer Protection Zone area.
2. There is an existing 8” DI water main in S. 132nd St. See City of Renton water drawing W-0613 for detailed engineering plans. This 8” main can deliver a maximum of 1700 gpm.
3. The static water pressure at the street level is about 95 psi.
4. Per the City of Renton Fire Marshal, there are insufficient details in the submittal in order to determine required changes in fire flow and fire hydrant requirements for this proposed
set of building changes. Minimum fire hydrant requirements are one hydrant within 150 feet and one fire hydrant within 300 feet. Existing hydrants can be counted toward this requirement
if they meet current code including 5-inch storz fittings.
5. Also per the Fire Marshal, an approved fire sprinkler system is required throughout buildings that contain restaurant occupancies that exceed 1,500 square feet. The project will
be required to install a DDCVA on the fire service line.
6. The development is subject to the City’s water system development charges per Renton Municipal Code (RMC4-1-180C), based on the size of the meter(s) and the size of the fire sprinkler
stub, and also subject to applicable city plan review and inspection fees. This fee is triggered if the project adds a water meter or upsizes an existing water meter.
7. Civil plans for water main improvements shall be prepared by a professional engineer registered in the State of Washington and shall meet the City’s standards.
Sanitary Sewer
(The following comments for sanitary sewer are based on this project being considered a new use.)
1. This site is located in the City of Renton sewer service area.
2. Sanitary sewer is not available in S. 130 St, S. 132nd St, or in Renton Ave S.
3. The project will be required to design and install a sanitary sewer main extension up to and across the full frontage of the parcel being developed on S. 132nd St, then connecting
to the City of Renton sewer system.
4. Any use in the building subject to oils or grease shall require the installation of a grease interceptor or oil/water separator as determined at the time of plan review.
5. System Development Charges (SDC) are based on any and all domestic water meters. These fees are collected at the time a construction permit is issued.
Storm Drainage
1. There are storm drainage conveyance facilities and structures in Renton Ave S.
2. S. 130th St and S. 132nd St appear to have some storm structures, but the City does not have any detailed records on these.
3. A conceptual drainage plan and report is required to be submitted with the formal application for a commercial project. The project shall comply with the City of Renton Amendments
to the 2009 King County Surface Water Design.
4. Your civil engineer will look in the manual under Section 1.2.3.1 Area-Specific Flow Control Facility Requirement. This site is located, per the Flow Control Application Map, in
the Flow Control Duration Standard (Forested Conditions).
5. The Surface Water SDC fees are $0.405 per square foot of new impervious area. These fees are collected at the time a construction permit is issued.
Street Improvements
1. Construction of a commercial building will trigger a separate review.
2. This project will be required to install an 8’ planter strip and an 8’ sidewalk on the parcel being developed, along the full frontage of Renton Ave S. The existing curb can remain.
3. Street lighting, per City of Renton standards (to meet the street lighting levels for arterial streets), will be required to be installed on the parcel being developed, along the
full frontage Renton Ave S.
4. All new electrical, phone, and cable services and lines must be undergrounded.
5. Traffic Mitigation Fees may apply.
General Comments
1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer.
2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network.
3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder
when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards.