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HomeMy WebLinkAboutEx 21_Advisory Notes.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 7 LUA22-000106 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: Alex Morganroth, 425-430-7219, amorganroth@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 applican t 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: Michael Sippo, 425-430-7298, msippo@rentonwa.gov) 1. See Attached Development Engineering Memo dated April 15, 2022 ADVISORY NOTES TO APPLICANT Page 2 of 7 LUA22-000106 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) Environmental Impact Comments: 1. Fire impact fees are currently applicable at the rate of $0.72 per square foot of the new additions only. This fee is paid at time of building permit issuance. Code Related Comments: 1. The fire flow is unchanged from the existing building. 2. Fire sprinkler and fire alarm systems shall be updated for any walls, ceilings or structures built inside the existing building and extended to all new building additions. Separate plans and permits are required to be submitted to the fire department for review and permitting for all system changes and additions. 3. Fire department apparatus access roadways and existing on-site fire lanes are adequate as they exist and shall be maintained. ADVISORY NOTES TO APPLICANT Page 3 of 7 LUA22-000106 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 15, 2022 TO: Alex Morganroth, Planning FROM: Michael Sippo, Civil Plan Reviewer SUBJECT: Utilities & Transportation Comments for Renton School District Lindbergh High School Renovation 16426 128th Ave SE LUA22-000106 I reviewed the application for the Lindbergh High School Renovation project located at 16426 128th Ave SE (parcel(s) 282305-9004, 282305-9042, and 282305-9093). The following comments are based on the pre-application submittal made to the City of Renton by the applicant. EXISTING CONDITIONS The site is approximately 37 acres in size and is square in shape. The site contains Lindbergh High School which is accessed direction from 128th Ave SE along the west frontage of the site. The high school contains multiple buildings, parking areas, baseball and football fields, indoor swimming pool, and tennis courts. The site is covered approximately 50 percent by impervious areas such as parking, buildings and sports fields with the remainder grass and a forested area located along the east and southeast property lines. The southern half of the site slopes from the west to southeast whereas the northern half of the site generally slopes from the south to the northwest. WATER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. 2. The site is located outside of an Aquifer Protection Area. SEWER 1. The subject development is within the water service area of Soos Creek Water and Sewer District. STORM ADVISORY NOTES TO APPLICANT Page 4 of 7 LUA22-000106 1. The site is located within the Lower Cedar River – Ginger Creek Drainage Basin and contains regulated slopes throughout portions of the school property and in some of the undeveloped areas . The site topography slopes from slight to moderate generally form the middle of the site to either the northwest or southeast. There is a 18- inch concrete stormwater main (R-359812) in 128th Ave SE west of the subject property frontage located along the east flowline of the existing roadway. The stormwater main drains to north to SE 164th St before heading to the west. 2. The site contains a complex private storm drainage system consisting of conveyance pipes and detention/retention structures straddling multiple basins. TRANSPORTATION 1. The proposed development fronts 128th Ave SE along the west property line for a length of approximately 1,100 feet which is a 2-lane collector arterial with parking and flush 5’ sidewalks on both sides. 128th Ave SE is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. CODE REQUIREMENTS WATER 1. A water availability certificate from Soos Creek Water and Sewer District is required as part of the Land-Use Application. a. A Certificate of Water Availability dated 11/1/2021 was provided with the Land-Use Application. 2. A copy of the approved water plan Error! Reference source not found. shall be provided to the City prior to approval of the Utility Construction Permit. a. The number and locations of fire hydrants shall be determined by the City of Renton Fire Department as part of the review of the project plans. SEWER 1. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of the Land-Use Application. a. A Certificate of Sewer Availability dated 11/1/2021 was provided with the Land-Use Application 2. A copy of the approved sewer plans from Error! Reference source not found. shall be provided to the City prior to approval of the Utility Construction Permit. SURFACE WATER 1. A drainage report complying with the current version of the City adopted Surface Water Design Manual (SWDM) will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Lower Cedar River – Ginger Creek Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the RSWM. A. A “Civil Site Plan Review” drainage memorandum dated January 10, 2022 was provided with the Land- Use Application. The memorandum states that a drainage report was not provided as a part of the Site Plan Review due to time constraints that would prevent the School District from implementing the site plan review and meeting portions of the Summer 2022 construction window that would allow for some of the school improvements to occur while the students were away for Summer Break. The applicant intends to continue gathering survey and design information for the frontage improvements during the site plan review process in order to submit the completed reports and engineering plans with the Civil Construction Permit submittal. B. City Staff accepts the memorandum in lieu of a formal drainage report during the Land-Use phase with the understanding that all phases of the improvements shall meet the requirements of the 2017 Renton Surface Water Design Manual and that a complete Technical Information Report will be provided at the time of Civil Construction Permit application. ADVISORY NOTES TO APPLICANT Page 5 of 7 LUA22-000106 C. Condition of Approval: The Applicant shall provide a Technical Information Report with the Civil Construction Permit application taking into account all phases of the project, inclu ding but not limited to, frontage improvements along 128th Ave SE, building additions, parking lot revisions and repairs, demolitions and changes to the onsite storm drainage conveyance system. 2. The site contains regulated slopes throughout portions of the school property and in some of the undeveloped areas. The site topography slopes from slight to moderate generally form the middle of the site to either the northwest or southeast. There is a 18-inch concrete stormwater main (R-359812) in 128th Ave SE west of the subject property frontage located along the east flowline of the existing roadway. The stormwater main drains to north to SE 164th St before heading to the west. 3. The site contains a complex private storm drainage system consisting of conveyance pipes and detention/retention structures straddling multiple basins. a. Any connections to these systems will need to ensure that conveyance and detention capacities are not exceeded. b. Detailed plans for any proposed cut and fill operations shall be submitted. These plans shall include the angle of slope, contours, compaction and retaining walls. c. Maintenance access is required for any proposed stormwater tracts and shall be designed and installed in accordance with the City adopted SWDM. 4. Storm drainage improvements along all public street frontages are required to conform to the City’s street and stormwater conveyance standards. Any new storm drain installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. 5. If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. 6. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extent feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as applicable to the project. The final draina ge plan and drainage report must be submitted with the utility construction permit application. 7. A Construction Stormwater Permit from Department of Ecology is required since sitework including repair/maintenance to the existing parking lot and frontage improvements will exceed one acre. 8. A geotechnical soils report for the site is required per the 2017 Renton Surface Water Design Manual Section C.1.3. Information on the water table and soil permeability (measured infiltration rates), with recommendations of appropriate on-site BMPs per Core Requirement #9 and Appendix C shall be included in the report. The report should also include information concerning the soils, geology, drainage patterns and vegetation present shall be presented in order to evaluate the drainage, erosion control and slope stability for site development of the proposed plat. The applicant must demonstrate the development will not result in soil erosion and sedimentation, landslide, slippage, or excess surface water runoff. 9. Erosion control measures to meet the City requirements shall be provided. 10. The current City of Renton Surface Water Standard Plans that shall be used in all drainage submittals are available online at the City of Renton website. https://edocs.rentonwa.gov/Documents/Browse.aspx?id=990403&dbid=0&repo=CityofRenton. 11. The 2022 Surface water system development fee is $0.84 per square foot of new impervious surface, but no less than $2,100.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. ADVISORY NOTES TO APPLICANT Page 6 of 7 LUA22-000106 TRANSPORTATION 1. The proposed development fronts 128th Ave SE along the west property line for a length of approximately 1,100 feet which is a 2-lane collector arterial with parking and flush 5’ sidewalks on both sides. 128th Ave SE is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 83 feet. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2 feet of clear space at back of walk, street trees and storm drainage improvements. A. The City’s Transportation group has determined and will support an alternative standard to match the established standard street section for 128th Ave SE. The City established standard street section for 128th Ave SE, which shall be installed by the developer as part of the proposed development, will allow a pavement width of 36.5-feet (18.5-feet from centerline) which includes a 12.5-foot travel (shared vehicle and bicycle) lane and 6-parking lane, 16-foot planting strip, 5-foot sidewalk, 1-foot clearance at back of walk and 0.5-foot curb. This recommendation results in a total right of way width of 83 feet, requiring an 11.5’ ROW dedication. B. City Staff has determined that the extent of the frontage improvements along the site’s frontage shall be limited to an approximate 600-foot section located between the north and middle entrances to the school. The frontages and sidewalks located north and south of the entrances contain mature trees that would need to be removed with the inclusion of the large planter and relocated sidewalk. C. All ADA and companion ramps along the entirety of the site frontage shall be upgraded to meet current standards. D. A half-width overlay along the entirety of the site frontage shall be provided as a portion of the frontage improvements. E. The section of 128th Ave SE along the development site is designated as a Neighborhood Greenway (Bicycle Boulevard) and shared roadway in the current update to the Renton Trails and Bicycle Master Plan. The Greenway would not include formal bike lanes, however, the 12.5-foot shared vehicle and bicycle shall be marked in a manner meeting City and WSDOT specifications for the entirety of the frontage. F. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4-9-250C5d. 2. ADA access ramps shall be installed at all street crossings and any existing ramps that do not meet current ADA standards may be required to be upgraded. Parking lot restriping/maintenance work will require a building permit and upgrades for ADA parking stalls and accessible routes of travel to the building entrances meeting current ADA standards. The accessible routes of travel to the building entrances from the public right -of-way will also be required to be reviewed for conformity to current ADA standards. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 3. Street lighting and street trees are required to meet current city standards. Lighting and Photometric plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 4. A traffic impact analysis is required when the estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours to be submitted with the land-use application. A. A Transportation Analysis by Heffron Transportation dated January 17, 2022 was provided with the Land-Use Application. ADVISORY NOTES TO APPLICANT Page 7 of 7 LUA22-000106 B. The analysis concludes that the student enrollment capacity and employment will not change as a result of the proposed renovations and therefore, no additional trips will be created. City Staff concurs with this assessment and concludes that a formal Traffic Impact Analysis is not required. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 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. 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 civil construction 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 and tree retention 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 2022 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.