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HomeMy WebLinkAboutEX19_C_AdvisoryNotesWSADADEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA22-000122 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: Andrew Van Gordon, 425-430-7286, avangordon@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 vege tation 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 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. 6. 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. Development Engineering: (Contact: Nate Janders, 425-430-7382, njanders@rentonwa.gov) 1. See Attached Development Engineering Memo dated November 23, 2022 Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) 1. Fire impact fees are applicable at the rate of $0.26 per square foot for th e new office space. This fee is paid at building permit issuance. 2. The fire flow is unchanged from the original building. No new fire hydrants required. 3. Existing fire sprinkler and fire alarm systems shall be extended into the proposed addition. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA22-000381 1. None Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. None Building: (Contact: Rob Shuey, 425-430-7235, rshuey@rentonwa.gov) 1. None DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 23, 2022 TO: Andrew Van Gordon, Planner FROM: Nathan Janders, Civil Engineer III SUBJECT: WSADA TI 621 SW Grady Way LUA22-000381 I have reviewed the application for the WSADA TI located at 621 SW Grady Way and have the following comments: EXISTING CONDITIONS The site is comprised of existing parcel 3340404730 It is approximately 32,672 square feet in size and is rectangular in shape. The site is currently occupied by the existing WSADA building. The site is fronted by SW Grady Way to the north, Raymond Ave SW to the west and private property on all other sides. WATER: The proposed development is within the City’s water service area and in the Valley 196 Pressure Zone. There is an existing 12-inch water main located in SW Grady Way (record drawing W- 0695) that can deliver a maximum flow rate of 4,700 GPM. There is an existing 12-inch water main located in Raymond Ave SW (record drawing W-0420) that can deliver a maximum flow rate of 4,200 GPM. The static water pressure is approximately 75 PSI at a ground elevation of 22 feet. There are multiple existing fire hydrants within 300 feet of the property and one within 50 feet of the existing FDC. The site is located outside of an Aquifer Protection Area. SEWER: The proposed development is within the City’s sewer service area. There is an existing 12-inch gravity wastewater main located in the Alley abutting the southern property line (record drawing S-014503 and W-365710). There is an existing 6-inch PVC sewer stub and 4-inch PVC side sewer serving the property from the Alley. STORM: The site is generally flat. There is an existing, private, on-site stormwater conveyance system, detention facilities, water quality facilities and BMP’s (see project file SWP2703257). STREETS: The proposed development fronts SW Grady Way along the north property line, Raymond Ave SW along the west property line, an Alley along the southern property line and private property on the eastern property line. SW Grady Way is classified as a Principal Arterial street with an existing right-of-way (ROW) width of 100 feet according to the King County Assessors Map. Raymond Ave SW is classified as a Commercial-Mixed Use & Industrial Access street with an WSADA TI – LUA22-000381 Page 2 of 7 November 23, 2022 existing ROW width of 60 feet according to the King County Assessors Map. The Alley has an existing ROW width of 16 feet according to the King County Assessors Map. WATER COMMENTS 1. Civil plans for the water main improvements are required and must be prepared by a professional engineer registered in the State of Washington. Refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019 Water System Plan. 2. Based on the review of project information submitted, Renton Regional Fire Authority has determined that the preliminary fire flow demand for the proposed building addition remains unchanged from the original building. 3. Based on the information provided with the land use application submittal documents, the property is adequately serviced and no developer’s installed water main improvements will be required to provide domestic and fire protection service to the development. a. The existing water services shall be protected during construction. 4. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of Civil Construction Permit issuance. a. No development charges or installation fees are anticipated. SEWER COMMENTS 1. Based on the information provided with the land use application submittal documents, the property is adequately serviced and no developer’s installed sewer improvements will be required to provide sewer service to the development. 2. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. Current fees can be found in the 2022 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance. a. No development charges are anticipated. STORM DRAINAGE COMMENTS 1. A geotechnical report dated September 26, 2022, completed by Migizi Group Inc., was provided with the Land Use Application. The report discusses the soil and groundwater characteristics of the site and provides recommendations for project design and construction. Geotechnical recommendations presented in this report do not support the use of infiltration. 2. Sitts & Hill Engineers, Inc., with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated October, 2022. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard - Matching Existing and is within the Black River Drainage Basin. The report is based on a Targeted Category 2 drainage review and Core Requirements 1, 2, 4, 5, 6, 7 and Special Requirements 4 and 6 have been discussed in the Technical Information Report. WSADA TI – LUA22-000381 Page 3 of 7 November 23, 2022 a. General Comment: Staff concurs with the drainage review type, however, if major alterations to the flow characteristics are altered then the facilities shall be modified as needed for compliance with the 2022 RSWDM. a. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an offsite analysis report that assesses potential offsite drainage and water quality impacts associated with development of the project site. The preliminary TIR submittal includes a Level 1 Downstream Analysis. b. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. The preliminary TIR includes a conveyance capacity analysis. c. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal indicates that a CSWPPP plan will be provided with the civil construction permit application. i. A CSWPP plan shall be provided with the civil construction permit application. d. Maintenance and Operations, Core Requirement #6: The proposal includes a preliminary operation and maintenance manual. e. Financial Guarantees and Liability, Core Requirement #7: All proposed projects must provide a performance surety in the amount determined by the Bond Quantity Worksheet. The preliminary TIR indicates that a construction bond will be provided. i. A Bond Quantity Worksheet shall be provided with the Civil Construction Permit application and a performance surety shall be provided upon construction permit approval. 2. There is a 2022 system Development Charge of $0.84 per square foot of new impervious. SDC fees are payable at construction permit issuance. TRANSPORTATION/STREET COMMENTS 1. Frontage improvements are required for all new construction with valuation in excess of $150,000. The proposed project fronts Raymond Ave SW to the west, SW Grady Way to the north, an Alley to the south and private property on all other sides. • SW Grady Way is classified as a Principal Arterial street with an existing right-of-way (ROW) width of 100 feet according to the King County Assessors Map. Per RMC 4-6-060 the minimum ROW width for a 5-lane Principal Arterial street is 103 feet that includes a 66-foot paved road (33 feet from centerline), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, a 2 foot clear space at the back of walk, street trees and storm drainage improvements. Approximately 1.5 feet of dedication along SW Grady Way and a radius, width to be calculated, at the SW Grady Way/Raymond AVE SW intersection is required for the prescribed improvements. The proposal includes a modification to retain the existing curbline and frontage improvements along SW Grady Way. i. Staff recommends approval of the requested modification with the following condition: if the sidewalk abutting the site is not conforming to ADA standards, then it shall be updated to conform to ADA standard. • Raymond Ave SW is classified as a Commercial-Mixed Use & Industrial Access street with an existing ROW width of approximately 60 feet according to the King County Assessors Map. Per RMC 4-6-060 the minimum ROW width for a 2 lane Commercial-Mixed Use & Industrial Access street is 69 feet that includes a 36 foot paved road (18 feet from centerline), a 0.5 foot WSADA TI – LUA22-000381 Page 4 of 7 November 23, 2022 curb, an 8 foot planting strip, a 6 foot sidewalk, a 2 foot clear space at the back of walk, street trees and storm drainage improvements. Approximately 4.5 feet of dedication is required is required for the prescribed improvements. The proposal includes a modification to retain the existing curbline and frontage improvements along Raymond Ave SW. i. Staff recommends approval of the requested modification with the following condition: if the sidewalk abutting the site is not conforming to ADA standards, then it shall be updated to conform to ADA standard. • The site abuts an Alley along the southern property line which has an existing ROW width of approximately 16 feet according to the King County Assessors Map. The existing Alley paved along the entire property frontage. To meet the City’s complete street standards for Alley’s, a minimum ROW width of 16 feet is required. Per RMC 4-6-060 the paved roadway width for a commercial alley is 16 feet. i. The proposal does not depict changes to the Alley. Staff concurs that no further action is needed as what is currently fronting the site along the Alley meets code. 2. Street lighting improvements are not required for projects consisting of less than five thousand (5,000) square feet of commercial space. 3. Undergrounding of all existing utilities is required on all frontages per RMC 4-6-090. 4. Refer to City code 4-4-080 regarding driveway regulations. • A minimum separation of 5 feet is required between driveway and the property line. • Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. • The driveway width shall not be more than 30 feet exclusive of the radii of the returns or the taper section. • There shall be no more than one driveway for each 165 feet of street frontage. 5. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are required to do a traffic impact analysis (TIA). A trip generation assessment dated September 2022 prepared by Heath & Associates, Inc., was included in the land use application. The assessment determines that the net new peak hour trips in either the AM or PM is 2 and therefore a complete TIA is not required. • Staff concurs with the assessment. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 7. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issuance. • Unless noted otherwise in the Fee Schedule, the 2022 transportation impact fee is $7,145.85 per net new PM peak Hour Vehicle Trip per PM Peak Hour Vehicle Trip. GENERAL COMMENTS 1. The fees listed are for 2022. The fees that are current at the time of the respective permit issuance will be levied. Please see the City of Renton website for the current fee schedule. 2. All civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 3. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. WSADA TI – LUA22-000381 Page 5 of 7 November 23, 2022 4. Please see the City of Renton website for the Construction Permit Application and Construction Permit Process and Submittal Requirements. Please contact the City to schedule a construction permit intake meeting. 5. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground in accordance with RMC 4-6-090. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 6. Retaining walls that are 4’ or taller from bottom of footing and stormwater detention vaults will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required as part of the building permit review. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Trench Restoration and Street Overlay Requirements. 8. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-feet minimum horizontal and 1-foot vertical separation between storm and other utilities is required with the exception of water lines which require 10- feet horizontal and 1.5-feet 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.