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HomeMy WebLinkAboutPre-App Comments 15-000012============================================================ DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 28, 2015 TO: Jill Ding, Planner FROM: Vicki Grover, Plan Reviewer SUBJECT: Pre-Application for 520 Williams Ave. South, Liedolo Apartments PRE 15-00012 NOTE: The applicant is cautioned that information contained in this summary is preliminary and non- binding and may be subject to modification and/or concurrence by official City decision-makers. Review comments may also need to be revised based on site planning and other design changes required by City staff or made by the applicant. I have completed a preliminary review for the above-referenced proposal located at parcel 7231501545. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER The proposed development is within the City of Renton’s retail water service area and in the 196- hydraulic zone. There is an existing 12-inch transmission water main located in Williams Ave S (refer to City project plan no. W-2722) that can deliver a maximum flow capacity of 5,000 gallons per minute (gpm). The static water pressure is about 70 psi at ground elevation of 32 feet. There is an existing 3/4-inch domestic water meter serving the existing residence on the subject property. There are 3 hydrants within 300 ft. of the site. Please field verify and show their locations on the civil plans. Based on the project information submitted by the applicant for the pre-application meeting, the City’s Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 2,500 gpm including the use of an automatic fire sprinkler system. In order to provide water service for domestic and for fire protection to the proposed development, the following improvements will be required per City Code and Development standards (RMC 4-6-010B): 1. Installation of additional hydrant(s) as required by Renton Fire Prevention Department. 2. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention. The DDCVA shall be installed in an outside underground vault. . The applicant/design engineer shall provide adequate room with the subject property for the installation of the fire sprinkler vault. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5 for the interior installation of a DDCVA. 3. Installation of a separate domestic water meter to each building. The sizing of the meters shall be done in accordance with the Uniform Plumbing Code meter sizing criteria. The applicant/design engineer shall provide adequate room with the site or in the landscape areas for the installation of the fire sprinkler vault. 4. Installation of a landscape irrigation meter (if applicable) and double check valve assembly (DCVA). 5. 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 J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 6. The development is subject to water system development charges and of meter installation fees based on the size of the meters and of the fire sprinkler feed. A redevelopment credit will apply for the existing 3/4-inch meter if it no longer needed or abandoned. SANITARY SEWER 1. Sewer service is provided by the City of Renton. There is an existing sewer main along Williams Avenue South. 2. Each building will need to a minimum 6-inch diameter side sewer connection. 3. System development charges (SDC) for sewer is based on the size of the new domestic water to each of the new buildings. Sewer fees for a ¾-inch water meter or a 1-inch meter is $2,135.00. Credit will be given to the existing home. SURFACE WATER 1. There is a drainage conveyance system in Williams Avenue South that drains to the Black River. 2. A drainage plan and drainage report complying with the 2009 King County Surface Water Design Manual and City of Renton Amendments to the KCSWM, Chapters 1 and 2 shall be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. Refer to Figure 1.1.2.A – Flow Chart to determine the type of drainage review required by the City of Renton 2009 Surface Water Design Manual Amendment. The final drainage plan and drainage report must be submitted with the utility construction permit application. 3. A geotechnical report for the site is required. Information on the water table and soil permeability and a design infiltration rate with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer shall be submitted with the application. 4. Surface water system development fee is $0.54 per square foot of new impervious area but not less than $1,012.00. Credit will be given to the existing home. TRANSPORTATION/STREET 1. Transportation impact fees will apply to this project. The current transportation impact fee rate is $953.25 per new unit. The transportation impact fee that is current at the time of building permit application will be levied. Credit will be given for the existing home. 2. Road Classifications – Williams Avenue South is a minor arterial street. Future use will be a two way street.  Existing right of way width – Williams Avenue South has approximately 60 ft. of ROW.  Required ROW width - Based on RMC 4-6-060, Minor Arterial (4-lanes) requires 91ft. of ROW.  ROW dedication needed – Approximately 15.5 feet on the east side of Williams Avenue South, actual ROW dedication will be verified by survey.  Williams Avenue South will require curb and gutter with an 8 ft. planting strip, then a 8 ft. sidewalk with a I ft. behind the walk. 3. All storm drainage improvements are required to be constructed per RMC 4-6-060. 4. Paving and trench restoration will comply with the City’s Trench Restoration and Overlay Requirements. 5. Applicant may submit an application to the City requesting a modification of the street frontage improvements as outlined in City code 4-9-250C5d during the land use review process. Request shall be in writing and addressed to Steve Lee, Development Engineering Manager. The request shall be submitted through the plan reviewer and staff will be supportive of the request. General Comments 1. All construction or service utility permits for drainage and street improvements will require separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a licensed Civil Engineer. 2. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection.