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HomeMy WebLinkAboutEx27_Advisory NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA23-000300 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: Clark Close, 425-430-7289, cclose@rentonwa.gov) 1. RMC section 4-4-030C.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 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. 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. 5. 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. 6. 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: Yong Qi, 425-430-7439, yqi@rentonwa.gov) 1. See Attached Development Engineering Memo dated September 25, 2023. Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) 1. Environmental Impact Comments: a. Fire impact fees for office space is applicable at the rate of $0.26 per square foot and $0.15 for garage space per square foot. Credit is given if any existing building is removed. This fee is paid at the time of building permit issuance. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA23-000300 2. Fire Code Comments: a. The preliminary fire flow is 1,750 gpm for a fire sprinklered building. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. One hydrant is required within 50 feet of the fire sprinkler fire department connection. b. Approved fire sprinkler and alarm systems are required throughout the building. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. The threshold for fire alarm systems is 3,000 square feet. Direct outside access is required to the fire sprinkler control room. c. Fire department apparatus access roadways are required. Fire lanes are required to meet 20- feet width with 25-foot inside and 45-feet outside turning radius. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. Fire Lane signage required for onsite roadways. Access is required to be within 150 feet of all points of all the buildings. Technical Services: (Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov) 1. No comments at this time. Community Services: (Contact: Ian Gray, 425-430-6601, igray@rentonwa.gov) 1. No comments at this time. Police: (Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov) 1. No comments at this time. Building: (Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov) 1. Recommendations of the geotechnical report must be followed as a condition of building permits. Page 1 of 6 LUA23-000300 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 25, 2023 TO: Clark Close, Principal Planner FROM: Yong Qi, Development Engineer SUBJECT: SW Grady Office and Shop Building 1404 SW Grady Way, Renton, WA 98055 LUA23-000300 I have reviewed the application for the SW Grady Office and Shop Building located at parcel #2423049061 and have the following comments: EXISTING CONDITIONS: WATER: The proposed project is within the City of Renton’s water service area and in the Valley 196 Pressure Zone. Below is a summary of the existing water system in the project vicinity: 1. There is an existing 12-inch DI water main (Record Dwg: W-190404) that transitions to a 10” CI water main (Record Dwg: W-034003) located on the north side of SW Grady Way. The water main can deliver a maximum flow rate of 3,600 gallons per minute. The static water pressure is approximately 75 psi at ground elevation 22 feet. 2. There is an existing water service line and ¾” meter setter (without a meter) in front of the property which will need to be cut and cap at the main line. A city permit for the cut and cap of the service is required for this work. 3. There is an existing fire hydrant adjacent to the south of the site within the SW Grady Way (Hydrant ID No. HYD-SW-00149). Please refer to the Renton Regional Fire Authority (RRFA) for fire hydrant requirements. SEWER: There is an existing King County private 8’’ PVC gravity wastewater main and associated sewer manholes (Record Dwg: S-044001) adjacent to the north property line of the project site within King County wastewater vacant land (Parcel No. 2423049125). STORM DRAINAGE: There is an 18-inch concrete storm main (Record Dwg: R-190408) and associated catch basins within the south side of SW Grady Way to the south of the project site. The project site is relatively flat with the elevation of approximately 22’. STREETS: The project site takes access from SW Grady Way to the south of the site. The following describes the existing street sections: • SW Grady Way (Principal Arterial Street) – 100 foot right of way width with approximately 63 feet paved roadway. ADVISORY NOTES TO APPLICANT Page 2 of 6 LUA23-000300 WATER COMMENTS: 1. Civil plans for the water main improvements will be required and must be prepared by a Professional Engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for water main extensions as shown in Appendix K of the City’s 2021 Water System Plan. Adequate horizontal and vertical separations 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. Retaining walls, rockeries or similar structural cannot be installed over the water main unless the water main is installed inside a steel casing. 2. The proposed preliminary utility plan depicts the installation of an 8-inch diameter looped water main within the south portion of the site from the existing 12-inch water main (Valley 196 Pressure Zone) in SW Grady Way: a. The preliminary fire flow is 1,750 gpm for a fire sprinklered building per Renton Regional Fire Authority (RRFA) based on the preliminary site plan. Therefore, a looped water main is not required, and the proposed conceptual layout is unacceptable. b. The fire hydrant service line shall be 7.5’ minimum away from the building foundation. Fire hydrant runs over 50 feet in length must be 8-inch in diameter and must terminate with a tee, plug, and hydrant assembly. c. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. One hydrant is required within 50 feet of the fire sprinkler fire department connection. 3. In order to provide domestic and fire protection service to the development, the construction utility plan shall be included within the Civil Construction Permit Application, which shall include but is not limited to the items that follow: a. Installation of 2 new 8-inch water stubs for the 2 new fire hydrants connecting to the existing 12-inch water main in SW Grady Way. b. Installation of a domestic water meter with a reduced pressure backflow assembly (RPBA) behind the meter. The RPBA shall be installed within private property. c. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. d. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA), if applicable. e. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. f. The existing ¾ inch domestic water service must be cut, capped, and abandoned at the main line. Cut and cap of the existing ¾” service shall be done by City forces under a separate permit. g. A 15-foot-wide public water easement is required for any public water main, hydrants, and water meters located outside City Right of Way. h. A minimum of 1-inch water meter is required since the building is served by sprinkler systems. i. Water mains shall have a minimum 10-foot horizontal and 1.5-foot vertical clearance between sanitary sewer and storm utilities. Clearance is measured from outside edge to outside edge of pipe. 4. The development is subject to meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. Current fees can be found in the 2023 Development Fees document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance and are not vested to the rates at land-use approval. ADVISORY NOTES TO APPLICANT Page 3 of 6 LUA23-000300 a. Water service installation charges for each proposed domestic water service is applicable. Water service installation is $2,875 per 1-inch service line and the Contractor will provide the materials and will install the service line and meter setter and meter box as part of the installation of the water main extension. b. Drop-in meter fee is $460 per 1-inch meter. c. There is no credit for the abandonment of the existing 3/4” water service, because this water service has not been used over 5 years. d. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRe nton. SEWER COMMENTS: 1. Sewer service is provided by City of Renton. 2. All new building side sewers shall be a minimum of 6” and shall run at a minimum slope of 2% to the sewer main: a. The submitted preliminary utility plan depicts the new building will be served by an individual 6’’ side sewer connecting to the existing King County owned 8’’ sewer main to the north within King County wastewater vacant land, and an oil/water separator is proposed prior connecting to the public sewer system. Staff has reviewed the conceptual layout and determined it is acceptable. b. If the existing sewer wye is not used, a sewer cut and cap permit will be required for the exiting sewer stub to be abandoned. c. All new side sewers and sewer stub shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. d. The applicant shall provide documentation from King County indicating they approve shared use of the 8-inch sewer main within King County wastewater vacant land. 3. The development is subject to a wastewater system development charge (SDC) fee. Current fees can be found in the 2023 Development Fees Document on the City’s website. Fees will be charged based on the rate at the time of construction permit issuance and are not vested to the rates at land-use approval. a. The current sewer fee is $ 3,650 per 1-inch meter. b. Final determination of applicable fees will be made after the water meter size has been determined. STORM DRAINAGE COMMENTS: 1. Drainage plans and a drainage report complying with the adopted 2022 Renton Surface Water Design Manual is required. Refer to Figure 1.1.2.A – Flow Chart of the 2022 Renton Surface Water Design Manual (RSWDM) to determine what type of drainage review is required for this site. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard area (matching existing site conditions). The project site is located in the Black River Basin and Springbrook Creek sub basin. a. A preliminary technical information report (TIR) prepared by Sitts & Hill Engineers, Inc., dated July 2023, was submitted by the Applicant with the Land Use Application, which was prepared following the 2022 RSWDM. b. Core Requirement #2, off-site analysis: A Level 1 downstream analysis was performed on Section 3.0 of the TIR. The downstream drainage paths were field inspected for existing ADVISORY NOTES TO APPLICANT Page 4 of 6 LUA23-000300 drainage problems and the analysis concluded there are no existing drainage problems before discharging to the Black River via Springbrook Creek. c. Core Requirement #3, per the TIR, the peak flow produced by the 100-year storm event does not increase by more than 0.15 cfs therefore flow control is not required. Staff has reviewed the preliminary analysis and determined it is acceptable. 2. Conveyance, 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. a. The preliminary TIA depicts the new pipe systems are designed with sufficient capacity to convey the 25-year peak flow, assuming developed conditions for onsite tributary areas. b. The final onsite and offsite conveyance analysis will be further reviewed during the civil construction permit application. 3. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does not include a CSWPP and ESC plan. a. A final CSWPP and ESC plan shall be included with the TIR and utility plans submit as a portion of the civil construction permit application. 4. Water Quality, RSWDM Core Requirement #8: 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. The preliminary TIR indicates that more than 5,000 square feet of PGIS will be added and is proposing to use Biopod Biofilter to provide the required enhanced basic water quality treatment. 5. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help mitigate the new runoff created by this development to the maximum extend feasible. On-site BMPs shall be evaluated as described in Section C.1.3 of the 2022 RSWDM. A preliminary drainage plan, including the application of on-site BMPs, shall be included with the land use application, as appliable to the project. The final drainage plan and drainage report must be submitted with the utility construction permit. a. The preliminary TIA depicts to use soil amendment for all proposed pervious surfaces to satisfy Core Requirement #9, On-Site BMPs. Staff concurs with the assessment and will further review as a portion of the Civil Construction Permit Application. 6. A geotechnical report for the site is required and shall be submitted with the land use application. Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotechnical report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. a. A geotechnical report prepared by PanGEO, LLC, dated July 2023, was submitted by the Applicant with the Land Use Application. b. The geotechnical report indicates the test borings drilled at the site encountered undocumented fill overlying very loose to medium dense alluvial soils. c. The geotechnical report shall be stamped and signed by a licensed Geotechnical Engineer as a portion of the civil construction permit application. 7. The 2023 Surface water system development fee is $0.92 per square foot of new impervious surface, but no less than $2,300.00. This is payable prior to issuance of the construction permit and are not vested to the rates at land-use approval. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION/STREET COMMENTS: ADVISORY NOTES TO APPLICANT Page 5 of 6 LUA23-000300 1. The project site fronts SW Grady Way along the south property line. SW Grady Way is classified as a Principal Arterial Street with an existing right-of-way (ROW) width of approximately 100 feet. To meet the City’s complete street standards for Principal Arterial streets with five (5) lanes, a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half street improvements as taken from the ROW centerline shall be required and include a minimum 66-foot paved road (33 feet each side), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, 2-ft minimum clearance between sidewalk and property line, street trees and storm drainage improvements. Approximately 1.5-foot ROW dedication would be required depending on final survey. However, the COR transportation department has determined that the existing curb-curb width is sufficient, and a modified principal arterial street standard containing a right of way width of approximately 101-feet is acceptable. The modified street would contain 8-foot sidewalks, an 8- foot planting strip, and 0.5-foot curb on both sides of the street. Therefore, frontage improvements as taken from the existing curb include an 8-foot planting strip, an 8-foot sidewalk, 2-ft minimum clearance between sidewalk and property line, street trees and storm drainage improvements. Approximately 0.5-foot ROW dedication would be required depending on final survey. a. The submitted preliminary civil plan depicts the 1.5’ ROW dedication and no street improvements proposed along SW Grady Way. Staff has reviewed the conceptual layout and determined it is unacceptable. The frontage improvements as taken from the existing curb include an 8-foot planting strip, an 8-foot sidewalk, 2-ft minimum clearance between sidewalk and property line, street trees improvements shall be included in the civil construction plan as a portion of the Civil Construction Permit Application. Guardrails along retaining wall next to the sidewalks need to be installed and designed in compliance with current International Building Code (IBC) and Occupational Safety and Health Administration (OSHA) requirement, if applicable. 2. Refer to City code 4-4-080 regarding driveway regulations: a. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. b. Driveways shall not be closer than 5-feet to any property line. 3. Drive aisles should meet the standards found in RMC 4-4-080. Per RMC 4-4-080, the minimum width of a two-way drive aisle is 24’ with 90-degree parking. a. The submitted preliminary site plan depicts a 30’ wide drive aisle with 90-degree parking along the east side property line. Staff has reviewed the conceptual layout and determined it is acceptable. 4. A traffic study meeting City of Renton traffic study guidelines is required. If the result of the study is more than 20 new trips in the AM or PM peak hours, a traffic impact analysis (TIA) will be required. a. A Traffic Letter prepared by Jake Traffic Engineering, Inc. (JTE) dated June 19, 2023 was submitted by the Applicant with the Land Use Application. The traffic letter indicates the proposed redevelopment is projected to generate about 17 net new PM peak hour trips, which is below the City’s threshold to conduct a TIA. Staff has reviewed the analysis and determined it is acceptable. 5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6- 090. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. ADVISORY NOTES TO APPLICANT Page 6 of 6 LUA23-000300 7. Street lighting and trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. a. Street lighting is required for commercial space of more than 5,000 SF per RMC 4-6- 060F.1.a. Lighting plans with photometric analysis shall be submitted and will be reviewed during the Civil Construction Permit review. 8. The development is subject to transportation impact fees (TIF). The Traffic Letter indicates the TIF for the proposed redevelopment is estimated to be $93,270.04 based on the proposed land use. Staff has reviewed the preliminary analysis and determined it is conceptually acceptable, the final TIF will be further reviewed and will be calculated based on the current fee schedule at the time of construction permit issuance and not vested to the rates at land-use approval. GENERAL COMMENTS: 1. The fees listed are for 2023. 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.