Loading...
HomeMy WebLinkAboutExh. 23 Advisory NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 3 LUA**-000*** ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use action. Planning: (Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5. The applicant will be required to submit a Final Stream Mitigation Report and Maintenance and Monitoring proposal. In addition, the applicant will be required to comply with all the code requirements of RMC 4-3-050 Critical Areas. This includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance and monitoring surety device. 6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 8. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Development Engineering: (Contact: Ann Fowler, 425-430-7382, afowler@rentonwa.gov) 1. See Attached Development Engineering Memo dated July 28, 2017 ADVISORY NOTES TO APPLICANT Page 2 of 3 LUA17-000237 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. Fire impact fees are applicable at the rate of $495.10 per multifamily unit. This fee is paid at time of building permit issuance. The fee increases to $718.56 per unit on January 1st, 2017. Credit will be granted for the removal of the existing building. No charges apply to parking garage areas. 2. The preliminary fire flow is 3,750 gpm. A minimum of four fire hydrants is required. One within 150- feet and three within 300-feet of the building. Project shall meet maximum hydrant spacing of 300- feet on center also. Hydrants are required within 50-feet of the fire department connection for the standpipe and sprinkler system. A new looped fire main is required around the entire building. A number of lengthy water main extensions and replacements are required in order to meet this fire flow requirement as fire flow is inadequate as it exists. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the on-site roadways. Required turning radius is 25-feet inside and 45- feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Any required fire access roadways required for this project that are located on other parcels shall have a separate dedicated fire access easement specifically recorded for each parcel. 5. The building is required to be equipped with an elevator that meets the size requirements for a bariatric size stretcher to all areas of the building. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher. 6. All areas of the building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. Community Services: (Contact: Name, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5824 applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 224 Police Calls for Service Estimated CONSTRUCTION PHASE 1. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailers should be completely fenced in with portable chain link fencing. Fencing will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy duty deadbolt installed with no less then a 1 1/2” throw when bolted. Glass windows in the trailer should be shatter resistant. Any construction material that contains copper should be removed from the construction site at the end of each working day; housing this material at the site will only tempt thieves to try and steal it. Toolboxes and storage containers should be secured with heavy duty padlocks and kept locked when not in use or removed from site altogether. ADVISORY NOTES TO APPLICANT Page 3 of 3 LUA17-000237 2. I also recommend the business post the appropriate “No Trespassing” signs on the property while it’s under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. The use of private security personnel to patrol the site during the hours of darkness is recommended. COMPLETED BUILDING 1. All exterior doors should be made of solid metal or metal over wood, with heavy duty deadbolt locks, latch guards or pry resistant cylinders around the locks and peepholes. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Access to the back of any retail buildings should be limited, or at minimum, only accessed via keypad or locking hardware that can’t be tampered with from the outside. 2. It is recommended that any outside common areas be monitored with surveillance cameras to include the limited access parking garage levels. It’s not uncommon for multi housing properties to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property (this includes the limited access garages), especially during the hours of darkness. Any alternative entrances should have controlled access doors to prevent trespassing. 3. All areas of this project need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in Renton) as well as provide safe pedestrian travel for both employees and residents. Signage advising residents and guests to keep valuables out of their vehicles while parked should be heavily posted in all parking areas (to include the limited access garages). 4. Landscaping should be installed with the objective of allowing visibility – not too dense and not too high. Too much landscaping will make residents and their guests feel isolated and will provide criminals with concealment to commit crimes such as burglary and theft. With the expanse of land surrounding this site, there is also the possibility of attracting transients to the area. 5. The limited access garage will be a very tempting target for auto thieves. Theft from motor vehicle and auto theft are prevalent and any garage housing vehicles utilized by visitors, employees, and /or residents are likely to be items of value left inside (electronic equipment, GPS units, garage fobs, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside any limited access garage, an overabundance of lighting, and a noticeable presence of courtesy patrol. I assume there will be a large influx of unwanted curiosity seekers brought into this particular area due to its isolated location and ease of access. Police will not be monitoring, towing or citing vehicles onsite or in garages so the utilizing of security patrol services is highly recommended for this property. 6. All dumpster areas should be housed within a structure of a height and strength that will deter loitering subjects from gaining access to them when not in service. Due to the location of this development, I would assume it will experience a population of transients and having easy access to trash receptacles will motivate them to remain in the area. 7. I highly recommend that the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. This will allow for a more comprehensive security evaluation that would be specific to each structure. Contact Cyndie Parks, 425.430.7521, when you would like to make an appointment. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 28, 2017 TO: Mathew Herrera, Senior Planner FROM: Ann Fowler, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for VIA 405 Apartments 25 South Grady Way LUA16-000866 I have reviewed the application for the VIA 405 Apartments at 25 South Grady Way (APN(‘s) 7232000010) and have the following comments: EXISTING CONDITIONS The site is approximately 2.6 acres in size and is square in shape. The existing site contains a 38,000 square foot cinema building, surface parking and landscaping. The site is bordered by neighboring commercial sites to the north, east and west, and is bordered by Rolling Hills Creek and Interstate 405 to the south. Water Water service is provided by the City of Renton. The site is in the Valley service area in the 196 hydraulic pressure zone. The static water pressure is approximately 74 psi at ground elevation of 25 feet. The site is located outside of an Aquifer Protection Area. There are existing water mains within easements near the site as follows:  8-inch water main along Renton Village private access road with maximum capacity of 2,100 gallons per minute (gpm) – refer to water project plan no. 1883.  12-inch water main in parking lot along the south side of building at 501 S Grady Way with maximum capacity of 4,200 gpm – refer to water project plan no. w 2114.  There is an existing 3 inch domestic water meter, 6-inch fire sprinkler service and 2-inch irrigation meter serving the existing building. Sewer Wastewater service is provided by the City of Renton. There is an existing 18-inch Concrete wastewater main located in South Renton Place (see City plan no. S-0079). Storm There is an existing private storm drainage system located on the subject parcel which appears to drain to the outfall to Rolling Hills Creek. Streets The project is bordered by I-405 to the south. Future widening of I-405 may impact the buildable portion of the proposed Lot. VIA 405 Apartments – LUA16-000866 Page 2 of 6 CODE REQUIREMENTS WATER 1. Based on the information submitted with the land use application, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the development is 3,750 gpm. This exceeds the available capacity of the 8-inch water mains servicing the development. 2. The proposed water main improvements as shown on the composite utility civil plan submitted with the Land Use Application provides the required extension of a new 12-inch water main from the end of the existing 12-inch main near the southwest corner of the building at 501 S Grady Way to the northeast corner of the subject property. The applicant is providing the required looped 12-inch water main around the building since the fire flow demand is above 2,500 gpm. The installation of the proposed 12-inch water main continues from the southwest corner of the new looped water main to an existing 8-inch main located in the south access road. a. A 15-ft water easement is required for the looped water main. b. If the water mains are outside the subject property or outside of existing easements, the applicant shall acquire additional easement from adjacent property owners. Portion of existing easement within the proposed building footprint will need to be vacated by the City. No buildings, structures or vaults shall be placed within the easement area and within 5 feet of the water main. 3. Installation of fire hydrants shall be as required by Renton Fire Prevention will be required. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. 4. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building. 5. Installation of a domestic water meter with a reduced-pressure principle assembly (RPPA) behind the meter. The RPPA shall be installed in an above ground heated enclosure per Renton Standard plan no. 350.2. 6. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping shall be purchased and installed by the developer / contractor under City observation for meters 3” or larger. 7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 8. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 9. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. VIA 405 Apartments – LUA16-000866 Page 3 of 6 11. The development is subject to a water system development charge (SDC) fee. This is payable at construction permit issuance. a. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter is $3,486.00 per meter, 1-1/2 inch meter is $17,430.00 and a 2-inch meter is $27,888.00. b. A water system redevelopment credit will apply for the existing domestic water meters if they are abandoned. c. The SDC fee for fire service is based on the size of the fire service line to serve the project. The current SDC fee for a 6-inch fire service line is $22,476.00. d. SDC fees are assessed and payable at construction permit issuance. 12. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 1-inch water service line is $2,850.00* per service line, a 1-1/2 inch water service is $4,580.00* per service line and for $4,710.00* for each 2-inch water service line. This is payable at construction permit issuance. 13. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2 inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the building. 14. Final determination of applicable fees will be made after the water meter size has been determined. 15. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. All existing sewers will be required to be cut and capped during demolition of the building. New sewers shall be installed to serve the development. 2. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 3. Retail restaurant space will need to be directed to a grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system. The grease interceptor shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter is $2,540.00 per meter, 1-1/2 inch meter is $12,700.00 and a 2-inch meter is $20,320.00. b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC fee for the size of the existing domestic water meter(s) will be applied to each of the existing meters if they are abandoned and capped at the main line. c. SDC fees are payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated March 20, 2017, completed by Golder Associates Inc. for the site has been provided. The submitted report describes the site is a Low Erosion and Low Landslide VIA 405 Apartments – LUA16-000866 Page 4 of 6 Hazard areas. Erosion control measures will need to be in place prior to starting grading activities on the site. The supplemental addendum to the geotechnical report entitled Infiltration Feasibility – Via 405 Apartments LUA17-000237, PPUD, dated June 12, 2017, discusses the soil and groundwater characteristics of the site including infiltration potential and provides recommendations for project design and construction of on-site BMPs. The report discounts the use of infiltration due to the fill soils, which is underlain by native alluvial deposits consisting of silt or sandy silt, which would be considered a low permeability restrictive layer that would impede infiltration. Geotechnical recommendations presented need to be address within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated June 22, 2017, was submitted by Triad a division of David Evans and Associates, inc. with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. 3. As discussed in the TIR, the proposed developed is exempt from Core Requirement #3, Flow Control, since the proposed development will result in less than a 0.15 cfs increase in surface water run-off from the existing site conditions 100-year peak flow rate when modeled using the latest version of the Western Washington Hydrology Model (WWHM 2012), as outlined in Core Requirement #3. 4. A portion of the project site lies within the 100-year FEMA flood boundary. The proposed project improvements will increase the floodplain storage volume from 31,108 cubic feet to 34,688 cubic feet. a. The building finished floor is required to be 1-foot above the FEMA map base flood elevation of 27.6 (NAVD 88). An Elevation Certificate will be required showing the building finished floor is 1-ft above the FEMA base flood elevation prior to granting of certificate of occupancy. 5. The development is required to provide enhanced basic water quality treatment prior to discharge. A modular wetland biofiltration vault is proposed to meet the water quality treatment requirement to satisfy Core Requirement #8. 6. Any proposed water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. 7. All new conveyance systems constructed as part of the project (including relocation of existing storm lines that convey off-site runoff) must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. 8. Some of the existing on-site storm system that is being relocated may have been designed originally to provide flow control as a detention tank facility as part of the Renton Village Cinema development project. The applicant needs to determine if this is the case and maintain the same level of flow control provided by the existing system for the existing site and/or off-site area. 9. The oil/water separator that is being relocated will need to be designed based upon the 2017 RSWDM. 10. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report must be submitted with the civil construction permit application. a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed during civil construction permit review. The applicant may be required to VIA 405 Apartments – LUA16-000866 Page 5 of 6 apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. 11. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 12. Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development does not front any existing City public roads or rights-of-way. Site access is obtained via a network of internal private easements. 2. Additional easements may need to be obtained to provide emergency access to the development. 3. ADA access ramps shall be installed at all pedestrian crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 4. Parking lot construction shall be in accordance with City code 4-4-80G. 5. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 6. A traffic analysis dated April 18, 2017, was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided and providing credit for the existing trips utilized for the current site use, the proposed development would generate a decrease of approximately 340 net new average weekday daily trips. During the weekday AM peak hour, the project would generate an increase of approximately 64 net new trips (5 inbound and 59 outbound). During the weekday PM peak hour, the project would generate a decrease of approximately 102 net new trips (a decrease of 43 inbound and a decrease of 59 outbound). As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The 2017 rate of transportation impact fee for an apartment is $3,358.55 per room. The 2017 rate of transportation impact fee for a shopping center is $13.29 per square foot of building. The 2017 rate of transportation impact fee for a sit- down restaurant is $30.48 per square foot of building. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. VIA 405 Apartments – LUA16-000866 Page 6 of 6 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. 7. * An additional 3% technology fee will be added to each fee marked with an asterisk (*).