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HomeMy WebLinkAboutEx 20_Advisory Notes.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 11 LUA22-000315 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 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. 7. 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. Renton Regional Fire Authority (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) Environmental Impact Comments: 1. Fire impact fees are applicable at the rate of $0.16 per square foot of medical office space. This fee is paid at the time of building permit issuance. Fire Code Comments: 1. The preliminary fire flow is 1,500 gpm. 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 all fire department connections for standpipes and sprinkler systems. 2. Approved fire sprinkler and fire alarm systems are required throughout the building. 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. 3. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane ADVISORY NOTES TO APPLICANT Page 2 of 11 LUA24-000218 signage required for the on-site roadway. The required turning radius are 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. Renton Police: (Contact: Sandra Havlik, 425-430-7520, shavlik@rentonwa.gov) 1. See attached memo. Development Engineering: (Contact: Yong Qi, 425-430-7439, yqi@rentonwa.gov) 1. See Attached Development Engineering Memo dated August 14, 2024 ADVISORY NOTES TO APPLICANT Page 3 of 11 LUA24-000218 ADVISORY NOTES TO APPLICANT Page 4 of 11 LUA24-000218 ADVISORY NOTES TO APPLICANT Page 5 of 11 LUA24-000218 ADVISORY NOTES TO APPLICANT Page 6 of 11 LUA24-000218 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 6, 2024 TO: Alex Morganroth, Principal Planner FROM: Yong Qi, Development Engineer SUBJECT: Sunset Highlands Medical Office Shell 4409 NE Sunset Blvd LUA24-000218 I have reviewed the application for the Sunset Highlands Medical Office Shell project located at parcel No: 0323059093, and have the following comments: EXISTING CONDITIONS: WATER: The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone. Below is a summary of the existing water system in the project vicinity: 1. There is an existing 12-inch City water main located on the north side of NE Sunset Blvd that can deliver a maximum capacity of 5,400 gallons per minute (gpm) (Water Project No. W-0315). The static water pressure at the street level is approximately 72 psi at an elevation of 398 feet. 2. There is an existing ¾-inch water service and meter to the property (MTR-017631). SEWER: There is a 12-inch concrete wastewater main located on the south side of NE Sunset Blvd flowing east to west (Record Drawing: S-016701). There is also an 8-inch PVC sewer flowing from south to north in the western portion of the site. (Record Drawing: S-039501). The sewer main is contained in an existing 20-feet-wide sewer easement along the western property line. STORM DRAINAGE: The site currently undeveloped and is covered by trees and grass. The site gradually slopes away from NE Sunset Boulevard. There is a 12” concrete storm system along the project along the NE Sunset Boulevard frontage (Record Drawing: R-149208). Honey Creek flows from east to west along the southern property line of the site. Regulated slopes are present along the southern edge of the site. STREETS: The proposed project fronts NE Sunset Blvd to the north. WATER COMMENTS: ADVISORY NOTES TO APPLICANT Page 7 of 11 LUA24-000218 1. Civil plans for the water utility 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 a new fire hydrant and a new water meter and service line connecting to the existing 12-inch water main (Highlands 565 Pressure Zone) in NE Sunset Blvd: a. The preliminary fire flow requirement is 1,500 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. b. The domestic water meter shall be 1-inch minimum. The meter shall be sized in accordance with the most recent edition of the Uniform Plumbing Code (UPC). c. Installation of a reduced pressure backflow assembly (RPBA) is required behind the domestic meter. The RPBA shall be installed within private property. d. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building connecting into a fire sprinkler riser room. The fire sprinkler riser room shall have direct outside access. e. 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. f. A minimum of 5-foot clearance between new street trees and new water services (i.e., domestic, fire, irrigation) shall be maintained. The new water meter shall be located outside of dripline of the new street tree and within the public ROW. g. Installation of a landscape irrigation meter with a backflow prevention assembly (DCVA), if applicable. h. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. i. The existing ¾ inch domestic water service must be cut, capped, and abandoned at the main line. Cut and cap of the existing ¾ inch service shall be done by City forces under a separate permit. j. A 15-foot-wide public water easement is required for any public water main, hydrants, and water meters located outside City Right of Way. 3. 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 2024 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. 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=CityofRenton. SEWER COMMENTS: 1. Sewer service is provided by City of Renton. 2. The new building side sewer shall be a minimum of 6-inch and shall run at a slope of 2% to the sewer main: a. The submitted preliminary utility plan depicts the new medical building will be served by an individual 6-inch sewer stub connecting to the existing 8-inch sewer main within the western portion of the site. Staff has reviewed the conceptual layout and determined it is acceptable. b. All new side sewers and sewer stub shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. ADVISORY NOTES TO APPLICANT Page 8 of 11 LUA24-000218 c. Paved access road to the existing sewer manhole (COR Facility ID MH 3619) within the 20 feet wide easement shall be provided. No structures shall be installed within the existing easement, and the proposed bioretention cell shall be located outside of the existing public utility easement. d. A legal document to reaffirm the 20-feet-wide sewer easement shall be provided, which shall be added as a condition of the land use approval. 3. The development is subject to a wastewater system development charge (SDC) fee. Current fees can be found in the 2024 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 water meter, $18,250 per 1-1/2-inch water meter, and $29,200 per 2-inch water meter . b. Final determination of applicable fees will be made after the water meter size has been determined. c. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton. 4. The development is subject to a Special Assessment District (SAD) fee. The site is in the Honey Creek Sewer Interceptor SAD. SAD fee for the commercial use will be based on square footage of the commercial building, which is $0.05 per Square Foot. 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 City’s Flow Control Duration Standard (Matching Forested Conditions). The site is in the May Creek basin and Honey Creek sub basin. a. A preliminary stormwater technical information report (TIR) prepared by AHBL, Inc., dated April 19, 2024, 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 by AHBL staff in May 2018. The stormwater runoff from the project site discharges to Honey Creek, where it crosses the southeast corner of the project site. The stream continues to flow to the west through an elliptical culvert, and eventually flows into the Honey Creek Open Space. The analysis concludes that there are no existing downstream restrictions, since the project will maintain the discharge to pre -developed rates, the downstream conveyance system should have adequate capacity to convey the proposed flows from this project. Staff concurs with the assessment. c. Core Requirement #3, per the TIR, an underground stormwater detention system is proposed to meet flow control requirements. The TIR indicates the proposed mitigation will meet the predeveloped conditions, as evaluated using the Western Washington Hydrology Model (WWHM) per the standards of 2022 RSWDM. The preliminary analysis is acceptable and will be further reviewed as a portion of civil construction permit review. 2. Conveyance, Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to 2022 RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. a. The preliminary TIR depicts the conveyance calculations will be provided with the final site development plan, and will be sized to sufficiently convey and contain the 25-year peak flow. The outlet pipe from the detention facility shall be sized to have th e conveyance capacity of 100-year peak flow of post- developed basin. The conveyance evaluation shall be provided and will be reviewed as a portion of civil construction permit application. 3. Construction Stormwater Pollution Prevention, Core Requirement #5: a. An ESC plan and CSWPP shall be submitted and will be reviewed as a portion of civil construction permit application. 4. Water Quality, RSWDM Core Requirement #8: If the new plus replaced pollution generating impervious (PGIS) surface exceeds 5,000 SF, the applicant will be required to provide enhanced basic water quality treatment. ADVISORY NOTES TO APPLICANT Page 9 of 11 LUA24-000218 a. The preliminary TIR indicates bioretention cells are proposed to provide water quality treatment for the new PGIS areas. Staff has reviewed the analysis and determined it is conceptually acceptable. 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 extent 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 TIR depicts on-site BMPs of bioretention cells, permeable pavement, and soil amendment are deemed feasible and proposed to meet the on -site BMPs requirement. Staff concurs with the assessment and determined it is acceptable. 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 South Sound Geotechnical Consulting (SSGC) dated February 12, 2018 was submitted with the land use application. The report contains information on soil infiltration capacity, groundwater table location, and soil types. The report indicates that soil below the topsoil/fill was fine-medium sand with silt, to silty sand, and below these soils was silty sand with gravel in a medium dense to dense condition. Seepage was observed in all of the test pits at depths between 2.5 to 3.5 feet below the existing grade. The report concludes that infiltration facilities such as trenches or ponds are considered infeasible on this site. Bioswales, pervious pavements, or other shallow dispersion systems could be considered in the upper sand soils. b. Since the Geotechnical report was originally prepared for a mixed -use development project, a sealed letter from the geotechnical engineer shall be provided stating that they have reviewed the construction plans and in their option that proposed plans and specifications meet the intent of the reports prior to the civil construction permit issuance. This requirement shall be added as a condition of approval for the land use permit. 7. Special requirement #2, Flood Hazard Area Delineation: Since Honey Creek is a tributary stream to May Creek located adjacent to the site, the project will need to establish the 100-year floodplain elevation of Honey Creek on the site. a. A preliminary backwater analysis has been used to evaluate the ultimate creek level adjacent to the project based on a 100-year peak flow of 25.7 cfs. The discharge elevation for the site is set to be above the anticipated maximum floodplain elevation of 392.05 feet. The preliminary analysis is acceptable and will be further reviewed as a portion of civil construction permit review. 8. Special requirement #4, source control, water quality source controls applicable to the proposed project shall be applied per King County Stormwater Pollution Prevention Manual and Renton Municipal Code, Title IV. a. The TIR depicts non-structural BMPs of A-01, A-08, and A-45 per King County Stormwater Pollution Prevention Manual will be adopted to maintain source control. Staff concurs with the assessment. 9. The 2024 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: 1. The project site fronts NE Sunset Blvd along the north property line. NE Sunset Blvd is classified as a principal arterial with a current right of way (ROW) width of approximately 90 feet fronting the project site per King County Assessor’s Map. Per RMC 4-6-060, the minimum ROW width for a principal arterial with 5 lanes is 103 feet. The minimum paved roadway width for a principal arterial with 5 lanes is 66 feet. The paved roadway section consists ADVISORY NOTES TO APPLICANT Page 10 of 11 LUA24-000218 of 4 – 11 feet travel lanes, 1 – 12 feet center turn lane, and 2 – 5 feet bike lanes. A 0.5-foot curb, an 8-foot planter, and 8-foot-wide sidewalk are required along both sides of the pavement. 2 feet of clear space behind the sidewalk is required along both sides of the roadway. A dedication of approximately 6.5 feet along the frontage would be required to meet the City’s Street standards. City staff has confirmed that the curb-to-curb width is adequate and would support a street modification to keep the existing curb to curb width. Conformance with the City’s complete street standards would be required behind the curb line. An 8-foot planter and 8-foot-wide sidewalk would be required. The existing curb may be required to be replaced in its current location. If 2 feet of clear space is not provided once the new street frontage improvements are installed in the current right of way limits, ROW dedication may be required. a. The submitted preliminary civil plan depicts street frontage improvements along south side of NE Sunset Blvd including an 8-foot planter, and 8-foot-wide sidewalk without showing the clear space on the preliminary site plan. A 2-foot of clear space and associated ROW dedication shall be provided and will be reviewed as a portion of civil construction permit application. b. A justification letter for keeping the existing pavement and curb locations with 6.5 feet ROW dedication, prepared by AHBL, Inc. dated April 19, 2024, is submitted within the land use application. Staff has accepted the ROW modification application and will process along with the land use application. City staff is recommending approval of the applicant’s street modification request for NE Sunset Blvd. 2. Refer to City code 4-4-080 regarding driveway regulations. 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 24 feet wide drive aisle with 45-degree parking along the west 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 Trip Generation Memo prepared by TENW, Inc. dated June 4, 2024 was submitted by the Applicant with the Land Use Application. The memo indicates the proposed development is projected to generate about 6 net new AM peak hour trips, and 8 net new PM peak ho ur trips. Staff has reviewed the analysis and determined that TIA is not required since the new trips generated by the proposed project are below the City’s Threshold. 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. 7. On-site ramps, sidewalk improvements will be reviewed in conjunction with the civil construction permit and will require a grading plan consisting of spot elevations and slopes showing that ADA and City specifications are being met. 8. 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. b. An off-site Photometric Calculations Summary was submitted by the applicant with the Land Use Application. The report concludes that the existing light levels along NE Sunset Blvd meet current City of Renton Standards, therefore, no additional street light poles are necessary. Staff has reviewed the preliminary analysis and determined it is conceptually acceptable, further review will be conducted during the civil construction permit application. 9. The development is subject to transportation impact fees. 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. For a medical office, the transportation impact fee is $36.23 per square foot based on 2024 fee schedule. b. The full fee schedule can be found at: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=8217302&dbid=1&repo=CityofRenton. GENERAL COMMENTS: ADVISORY NOTES TO APPLICANT Page 11 of 11 LUA24-000218 1. The fees listed are for 2024. 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.