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HomeMy WebLinkAboutEX_21_C_Advisory_NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA23-000283 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: Jill Ding, 425-430-6598, jding@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 wh ere 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 with in 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: Brianne Bannwarth, 425-430-7299, bbannwarth@rentonwa.gov) 1. See Attached Development Engineering Memo dated October 5, 2023 Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) 1. Fire impact fees are applicable at the current rate of $964.53 per zero lot line un it, if not already paid previously. This fee is paid at time of building permit issuance. 2. The fire flow requirements for this project as proposed is 3,250 gpm. A minimum of one fire hydrant is required within 150-feet of the proposed buildings and three hydrants within 300-feet. Existing fire hydrants shall meet current code including 5-inch storz fittings. It is believed that the new water system is installed and in service. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA23-000283 3. Approved fire sprinkler systems are required throughout all buildings over 4 units per Washington State amendment dated February 1st, 2021. This affects proposed buildings numbered 1, 4, 5 and 8. Residential style NFPA 13D type fire sprinkler systems are allowed in each individual townhome unit. Separate plans and permits required by the fire department. 4. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved, with 25-feet inside and 45-feet outside turning radius. Access roadways shall be provided with approved fire lane signage on both sides of the access roadways. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Access is required within 150-feet of all points on the buildings. Maximum 15% roadway grade. Secondary access shall be provided from the north on Grant Avenue by means of approved secondary access off-site gating systems. Technical Services: (Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov) 1. There is an agreement related to the power lines at the northwest corner of the parcel. The agreement isn’t recorded. a. The agreement is specific only to Apex Enterprises Group LLC. So, the agreement as written would not be applicable to the area dedicated to the City for ROW on the west side of the property, unless assigned or transferred for that portion to the City with “prior written consent of BPA.” (Paragraph 9). b. The agreement is terminable by BPA with only 30 days’ notice – BPA could terminate the agreement and Apex would need to remove improvements (i.e., paved surface of Grant Circle SE, etc) or BPA will remove the improvements. (Paragraph 10). c. The agreement contains requirements in Exhibit B related to placement and height of vegetation near the power lines. 2. The title report identifies certain possible encroachments reported on the survey recorded under 20150828900008. All encroachments should be cleared up before final plat. This may be a comment for a later review. 3. The ROW dedication area is different on the Deed of Dedication and the plat map. The separate deed includes only the west 1.5 feet of the parcel and the plat map identifies that area plus a curved area to the west (used to be owned by PSE – BLA in 2019 adjusted this area to Apex). The landscape plan also identifies the ROW as it appears on the plat map. 4. I believe the storm drain easement, utilities easement, public utilities easement, storm drainage easement, and ROW can be dedicated on the face of the plat so I’m not sure why they include separate conveyance documents. 5. The sanitary sewer easement should be from Heritage Condominium; not Apex. The legal description is also for the Apex property, and should be Heritage Condominium. Community Services: (Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov) 1. None 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 & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 5, 2023 TO: Jill Ding, Senior Planner FROM: Brianne Bannwarth, Development Engineering Director SUBJECT: Utility and Transportation Comments for Grant Avenue Townhomes 1580 SE Grant Cir (APN 2023059052) LUA23-000283 I have reviewed the application for the Grant Avenue Townhomes at 1580 SE Grant Cir (APN 2023059052) (APN(‘s) 2023059052) and have the following comments: EXISTING CONDITIONS The site is approximately 2.14 acres in size and is rectangular in shape. The proposed development is located on a partially developed site that was originally part of the expired Grant Place Townhomes Preliminary Plat and Planned Urban Development (PUD) (LUA15-000885 and LUA17-000335). Water Water service is provided by City of Renton. The site is in the Rolling Hills service area in the 490 hydraulic pressure zone. There is an existing 12-inch City water main located in Grant Avenue S (see Water plan no. W-166001) that can deliver a maximum total flow capacity of 3,400 gallons per minute (gpm). The approximate static water pressure is 77 psi at the elevation of 310 feet. The site is located outside of an Aquifer Protection Area. A 10-inch City water main was constructed within the proposed SE Grant Circle private drive as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475) and has been connected into the 12-inch City water main in Grant Avenue S. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch PVC gravity wastewater main located approximately 160 lineal feet south of the project boundary in Grant Avenue S (see City plan no. S-046301). Storm There is an existing storm drainage system in Grant Avenue S (see City plan no. R- 123402). A storm water detention and water quality vault was constructed on the west side of the property as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475) and Building Permit (B18004340). Portions of the storm drainage conveyance system on site was also constructed as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475). Runoff from the site sheet flows into the onsite conveyance system, to the onsite storm water vault, and finally to the storm drainage conveyance system within Grant Avenue S. The storm drainage facility onsite and offsite proposed for the Grant Avenue Townhomes LUA23-000283 Page 2 of 7 expired project has not been approved to be in compliance with City standards. Erosion control continues to be monitored on site. Streets Grant Avenue South is a residential street with existing ROW width of 60 feet, as measured using the King County Assessor’s Map. The required street section for this portion of Grant Avenue South includes a half street paved travel width of 10 feet, the existing on street parking lane width, storm drainage as applicable, 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk. The ROW width will be required to extend to the back of the sidewalk. This may require a ROW dedication of a minimum 1.5 feet, subject to survey verification. The ROW dedication and the street improvements are required to be provided by the developer. The maximum slope back of sidewalk is 4H:1V. The sidewalk and a portion of the roadway have been removed on the east side of Grant Avenue S as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475) to construct the storm drainage vault on the west side of the property. CODE REQUIREMENTS WATER 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 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 structures cannot be installed over the water main unless the water main is installed inside a steel casing. a. An existing 10-inch water main loop and fire hydrants were constructed as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475). The water main has been connected to the City water system and is in operation. b. Applicant will be required to protect the city’s water system during construction. 2. Based on the review of project information submitted, Renton Regional Fire Authority (RRFA) has determined that the fire flow demand for the proposed development, including the use of a fire sprinkler system, is 3,250 gpm. 3. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) is required for backflow prevention to the buildings numbered 1, 4, 5, and 8. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DDCVA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DDCVA inside a building. The location of the DDCVA inside the building must be pre- approved by the City Plan Reviewer and Water Utility. a. DDCVA and fire services shall be shown civil construction plans submitted as part of the civil construction permit application. 4. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A Grant Avenue Townhomes LUA23-000283 Page 3 of 7 hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). a. An existing 10-inch water main loop and fire hydrants were constructed as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475). The looped water main system and fire hydrants appear to provide the required domestic and fire flow demand required. b. The Preliminary Civil Plans submitted with the land use application do not show FDC or DDCVAs for the buildings that require fire sprinkler system. The civil construction permit application shall identify locations of these apparatuses. The FDCs shall be located within 50 feet of a previously constructed hydrant or a new/additional hydrant will be required. 5. 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. The meter vault shall be located within public ROW or within an easement on private property. a. Domestic 1-inch water services have been installed as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475) to each of the 36 units. The water services shall be protected during construction of the building. b. Current plan shows 3/4-inch meters. One-inch meters will be required as part of the civil construction permit application. 6. 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 2023 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. The SDC fee for water is based on the size of the new domestic water to serve the project. The 2023 water fee is $4,850 per 1-inch meter, $24,250 per 1-1/2-inch meter, $38,800 per 2-inch meter, and $77,600 per 3-inch meter. b. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2-inch meter, and $950 per 2-inch meter. For meters larger than 2-inch, a $220 processing fee is applied, and the applicant must provide materials and installs. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/browse.aspx?id=8217302&dbid=0&re po=CityofRenton. d. Credit will be given for SDC already paid for as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475). SEWER 1. The proposed sewer main improvements as shown on the civil plan submitted with the Land Use Application provides the required 8-inch sewer main extension within Grant Avenue S and SE Grant Circle extending to the upstream end of the project frontage. Required extension of the new 8-inch sewer main must be shown within the future public ROW or easement provides the required sanitary sewer service to each unit. The following sewer system improvements are required: Grant Avenue Townhomes LUA23-000283 Page 4 of 7 a. A portion of the sewer main improvements were constructed as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475). 2. Minimum 15 feet wide public sewer easement shall be provided for any sewer main located outside public right of way. a. Public sewer easement is shown on the sewer plan submitted as part of the Land Use Application for the private internal roadway. b. A public sewer easement will be required fo r the offsite sewer main on the southern adjacent property. Easement will be required prior to issuance of the civil construction permit. 3. New side sewers shall be installed to serve each individual unit. a. Side sewers for each unit were constructed as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475). These side sewers and connecting sewer mains will have to be cleaned prior to connection to the City’s system. b. If a side sewer is to service a lot through a tract or another property then a 15- foot public sewer easement shall be provided. 4. The development is subject to applicable sewer system development charges based on the size of the water meters. 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 Civil Construction Permit issuance. 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 $3,650.00 per meter, 1-1/2- inch meter is $18,250.00 and a 2-inch meter is $29,200.00. b. SDC fees are payable at construction permit issuance. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/browse.aspx?id=8217302&dbid=0&re po=CityofRenton. d. Credit will be given for SDC already paid for as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475). STORM DRAINAGE 1. A geotechnical report for the site prepared by Nelson Geotechnical Associates Inc. dated June 10, 2005, and a limited geotechnical review prepared by Cobalt Geosciences dated March 3, 2023, was submitted for the project. The geotechnical report mentions that the soil is till soil and is not suitable for infiltration. All geotechnical recommendations regarding erosion control, drainage, site preparation, and construction shall be followed. 2. Furr Engineering Services, PLLC, with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated April 3, 2023. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard Area matching Forested Conditions and is within the Black River Drainage Basin. The report is based on a Full drainage review and the nine Core Requirements, and the six Special Requirements have been discussed in the Technical Information Report. a. Discharge at Natural Location, 2022 RSWDM Core Requirement #1: i. The report and storm drainage plan shows the storm water discharging at the natural discharge location. Grant Avenue Townhomes LUA23-000283 Page 5 of 7 b. Offsite Analysis, 2022 RSWDM Core Requirement #2: i. An offsite analysis has been provided and staff concurs with analysis. c. Flow Control, RSWDM Core Requirement #3: 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. i. The report identifies that the existing storm drainage vault provides the required volume required. Changes to the flow control structure will be reflected as part of the Civil Construction Permit Application. Staff agrees with assessment. ii. Storm drainage vault and all onsite storm drainage system will be private. Staff concurs agrees the system shall be private. d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to meet RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. i. The report provides conveyance calculations that generally show that the pipe sizes shown on the drainage plan provide sufficient capacity. ii. Backwater analysis will need to be provided for the storm drainage system as part of the Civil Construction Permit Application. iii. All onsite storm drainage system will be private. Staff concurs agrees the system shall be private. e. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does not include a CSWPPP and TESC plan. The preliminary TIR includes a CSWPPP and indicates that an TESC plan will be developed. i. A final CSWPPP and TESC plan shall be included with the TIR and utility plans submit as part of the civil construction permit. f. Maintenance and Operations, Core Requirement #6: The proposal does not include a maintenance and operations manual. i. A Maintenance and Operations manual shall be included with the TIR as part of the civil construction permit. g. Financial Guarantees and Liability, RSWDM Core Requirement #7: All drainage facilities constructed or modified for projects must comply with the financial guarantee requirements and the liability requirements of the City. The preliminary TIR indicates that a bond quantity worksheet and all required documents will be provided as part of the civil construction permitting process. i. A bond quantity worksheet shall be included with the TIR as part of the civil construction permit. Financial guarantees and liability requirements shall be met prior to civil construction permit issuance. h. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000 square feet of pollution generating impervious surface (PGIS) that is not fully dispersed and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed require water quality. i. The preliminary TIR and drainage plan indicates that a combined detention and wet vault and a ConTech Stormfilter with ZPG filters will provide enhanced basic water quality requirement. Staff concurs with the proposal. ii. Storm drainage vault and all onsite storm drainage system will be private. Staff concurs agrees the system shall be private. Grant Avenue Townhomes LUA23-000283 Page 6 of 7 i. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. i. The report indicates that all Onsite BMPs are infeasible however not all of the BMPs were assessed (i.e. amended soils, etc.). All Onsite BMPs shall be assessed as part of the Civil Construction Permit application. 2. The development is subject to applicable storm system development charges new impervious surface added by the project. 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 Civil Construction Permit issuance. a. The 2023 SDC fee is $0.92 per square foot of new impervious surface but not less than $2,300. b. SDC fees are payable at construction permit issuance. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/browse.aspx?id=8217302&dbid=0&re po=CityofRenton. d. Credit will be given for SDC already paid for as part of the expired Grant Avenue Place Townhomes Preliminary Plat Civil Construction Permit (U16004475). TRANSPORTATION/STREET COMMENTS 1. Frontage improvements are required for all new construction with valuation in excess of $175,000. The proposed development fronts Grant Avenue S on the west side of the project site. a. Grant Avenue S is classified as a residential street with an existing right-of-way (ROW) width of approximately 60 feet. The required street section for this portion of Grant Ave S includes half-street improvements including travel lane width of 10- feet, 8-foot-wide existing parking lane, storm drainage as applicable, 0.5-foot-wide curb, 8-foot-wide landscape planter, and a five-foot-wide sidewalk. The right-of- way width will be required to be extended approximately 1.5 feet to accommodate required improvements. These improvements are shown on the preliminary civil plan. b. The applicant is proposing 20-foot-wide private drive to serve proposed lots and provide emergency access throughout the site. 2. 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). The trips should be calculated based on the guidelines of the current ITE Trip Generation Manual. a. A Trip Generation Assessment prepared by Heath & Associates dated April 26, 2023, identified that the proposed development would generate approximately 224 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 13 net new trips (4 inbound and 9 outbound). During the weekday PM peak hour, the project would generate approximately 18 net new trips (10 inbound and 8 outbound). Staff concurs with the Trip Generation Assessment; therefore, a TIA is not required for the project. 3. Street lighting improvements are required for projects consisting of more than four (4) residential units. See RMC 4-6-060 for street lighting requirements. a. Detailed street lighting plan and photometric analysis shall be provided during civil construction permit review. 4. Refer to City code 4-4-080 regarding driveway regulations. Grant Avenue Townhomes LUA23-000283 Page 7 of 7 a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The width of any driveway shall not exceed 30 feet exclusive of the radii of the returns or the taper section. d. There shall be no more than one driveway for each 165 feet of street frontage. 5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090. a. All existing and proposed utilities are required to be undergrounded. 6. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 7. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 8. The development is subject to transportation impact fees. Fees will be charged based on the rate at the time of building permit issuance. a. Unless otherwise noted on the fee schedule, the 2023 transportation impact fee is $8,031.94 per net new PM peak hour person vehicle trip. b. Credit will be given for impact fees already paid for as part of the expired Grant Avenue Place Townhomes Building Permits. General Comments 1. If frontage improvements are required, all existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground as outlined in RMC 4-6-090 – UTILITY LINES - UNDERGROUND INSTALLATION. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. 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. 3. 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: https://www.rentonwa.gov/cms/one.aspx?portalId=7922741&pageId=9687014 4. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 5. Fees quoted in this document reflect the fees applicable in the year 2023 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.