HomeMy WebLinkAboutPlan Review Comments PRE 12-016
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
February 28, 2012
anApril 27, 2011
August
TO:
Rocale Timmons, Planner
FROM:
Jan Illian, Plan Review
SUBJECT:
Benson Townhomes
1216 – Benson Road S.
PRE 12-016
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
There is an existing 10-inch water main within a private easement in the access road to Eagle Ridge Apartments to the south. There is an 8-inch main in Benson Road South.
Preliminary fire flow required for the new proposed use is undetermined at this time. Available fire flow at the 10-inch main is 3,000 gpm. The proposed project is located in the 300-water
pressure zone and is outside an Aquifer Protection Zone. Static pressure in the area is approximately 60 psi.
If preliminary fire flow calculation exceeds 2,500 gpm, a looped water main will be required on site.
Hydrants capable of delivering a minimum of 1,000 gpm are required for this new use. One hydrant is required for each 1,000-gpm fire flow. One hydrant must be located within 150 feet
of the structure. Additional hydrants shall be located within 300 feet of the structure. There are fire hydrants in the vicinity that may be counted towards the fire protection of
this project, but are subject to verification in meeting the required distance.
Based on the site plan and location of existing hydrants, additional hydrants will be required.
Any existing 3-port hydrant counted as fire protection will be required to be retrofitted with a 5-inch “Storz” type quick disconnect fitting if not already in place.
Water system development fees will be based on the size of the domestic water meter(s), irrigation meter(s), and fire service line(s) that will serve the site. Credit will be given for
all existing meters. This is payable prior to issuance of the construction permit. See fee schedule attached.
8. A fire sprinkler system is required by the fire department. A separate utility permit and separate plans will be required for the installation of all double detector check valve assemblies
for fire sprinkler systems. 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 City of Renton Standards.
9. Buildings that exceed 30 feet in height will require a backflow device to be installed on the domestic water meter(s).
10. Landscape irrigation systems will require a separate permit for the irrigation meter and approved backflow device is required to be installed. A plumbing permit will be required.
SANITARY SEWER
There is an existing 8-inch sewer main in Benson Road south.
Extension of an 8-inch sewer main will be required to be extended to the north property line to serve this project.
Side sewers require a minimum slope of 2%.
4. Sewer system development fees will be based on the size of the domestic water meter(s) that will serve the site. Credit will be given for all existing meters. This is payable prior
to issuance of the construction permit. See fee schedule attached.
SURFACE WATER
1. There are no storm drainage improvements in Benson Road.
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, 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 Flow Control Duration Standard, Forested 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 stormwater vault. Special inspection from the building department
is required.
6. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre.
TRANSPORTATION/STREET
1. There are no street improvements fronting the property on Benson Road South. To meet the City’s complete street standards, improvements including an 8-foot sidewalk, an 8-foot planter
strip, curb, gutter, paving, and storm drainage improvements are required fronting the site on Benson Road.
Dedication of right-of-way may be required to accommodate these improvements. Applicant may request a modification to the street standards. Request shall be made in writing to the Development
Services Director.
2. A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the ITE trip generation manual.
GENERAL COMMENTS
1. When approval is granted and utility plans are complete please submit permit application, three (3) copies of drawings, one (1) copy of the drainage narrative, and an itemized cost
of construction estimate and application fee at the counter on the sixth floor. A fee worksheet is attached for your use, but prior to preparing a check, it is recommended to call
our customer service representative 425-430-7266 for a fee estimate as generated by the permit system.
3. The applicant is responsible for securing all necessary, if any, private or public utility easements.
4. Separate permits and fees for side sewer(s), domestic water meter(s), landscape irrigation meter, and any backflow devices will be required.
5. Any proposed new rockeries or retaining walls to be constructed that are greater than four feet in height will be require a separate building permit. Proper drainage measures are
required.
6. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all
existing overhead utilities shall be placed underground.
7. Applicant should contact WSDOT to determine design and relocation of Benson Road. This relocation may impact this project.
8. Cut and cap permits will be required for sewer and water.