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HomeMy WebLinkAboutExh.47_Advisory_Notes.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT LUA18-000490 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: Matt Herrera, 425-430-6593, mherrera@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. Development Engineering: (Contact: Michael Sippo, 425-430-7382, msippo@rentonwa.gov) 1. See Attached Development Engineering Memo dated January 22, 2021 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) ADVISORY NOTES TO APPLICANT LUA20-000305 1. Fire impact fees are applicable. Some examples are at the rate of $964.53 per multifamily units, for retail are $1.25 a square foot and for restaurant it is $5.92 a square foot. These fees are paid at time of building permit issuance. Credit will be granted for the removal of the existing buildings if current square footages and occupancy uses are provided. No charges or credits apply to parking garages. 2. The preliminary fire flow calculation is 4,750 gpm. A minimum of five fire hydrants are required. A minimum of one hydrant is required within 150-feet and four additional fire hydrants are required within 300-feet of all the buildings. Project shall meet maximum hydrant spacing of 300-feet on center also. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. Each sprinklered building shall have its own fire department connection. It is estimated that a minimum of a 12-inch looped fire main will be required around the entire site. Several lengthy water main extensions are required in order to meet the probable fire flow requirements. Existing hydrants may be counted toward the requirements if they meet current code. 3. Approved fire sprinkler and fire alarm systems are required throughout all the apartment buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. 4. Fire sprinkler systems are required by the Washington State residential code amendments, limited fire flow and due to limited fire apparatus access for all the townhome buildings. Fire alarm systems are not required in the townhome buildings. 5. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 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. Dead end roadways over 150- feet long require an approved turnaround. Additional address signage will be required for proposed unit numbers 9 through 32 due to their limited fire apparatus access. 6. All buildings that are required to be equipped with elevators, shall size the elevators to meet the requirements for a bariatric sized stretcher to accommodate all areas of each building. Car size shall be sized to meet a minimum of a 40-inch by 84-inch stretcher. All areas of all apartment buildings shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. ADVISORY NOTES TO APPLICANT LUA20-000305 Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. There are numerous easements that encumber this property based on the title reports provided. As the project moves forward, releasing City interest in the easements will need to go through the City’s Release of Easement process to be approved by Council. Other easements with private interest will need to be extinguished through legal process. This process may need to be completed prior to construction permit issuance. 2. Based on the site plan, portions of right-of-way may need to be vacated. Please follow the City’s street vacation process to be approved by Council for the vacation. This process may need to be completed prior to construction permit issuance. 3. Due to the desire to phase the overall project, further discussion with City staff will be necessary to determine a plan of action for parcel and plat recording for the commercial and residential portions. 4. Street names and addressing for the properties will be assigned after preliminary plat approval. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per City Ordinance applies. 2. Please provide dog waste bag and trash stations throughout the development Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) Comments incorporated from initial master plan decision. 594 Police Calls for Service Estimated (includes 151 townhomes, two large apartment buildings – 521 units total - and commercial space for retail). CONSTRUCTION PHASE 1. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting and any construction trailers should be completely fenced in with portable chain-link fencing. Fencing will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. 2. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2” throw when bolted. Glass windows in the trailer should be shatter-resistant. Any construction material that contains copper should be removed from the construction site at the end of each working day; housing this material at the site (even within a “secured” container) still holds a risk of it being stolen when the site is vacated at the end of the work day. Toolboxes and storage containers should be secured with heavy-duty shrouded padlocks and kept secured when not in use. There is a homeless population in this area that may be motivated to come to the site with the intention of making profit off of tools and materials. 3. I recommend the business post “No Trespassing” signs on the property while it’s under construction. This will aid police in making arrests on the property after hours. I strongly recommend the use of ADVISORY NOTES TO APPLICANT LUA20-000305 private security personnel to patrol the site during the hours of darkness due to the risk of this site being highly attractive to area thieves/burglars. Foregoing that, it’s recommended an interactive CCTV surveillance system be temporarily put into place to deter unwanted subjects from coming onto the job site. COMPLETED MIXED-USE BUILDINGS 1. All exterior doors should be made of solid metal with commercial-grade deadbolt locks with latch guards and/or pry-resistant cylinders around the locking hardware. Glass doors should be outfitted with hardware described above and equipped with a layer of security film. Security film can increase the strength of the glass, reducing the likelihood of suspects being able to shatter it in order to gain entry. 2. Access to the back of the retail areas appears to be unrestricted so it’s recommended security alarms be installed at these locations following construction. Submitted plans show a mix of retail/residential space (i.e., commercial/residential amenities space, Block B, Level 2), but at this writing it’s unclear as to what type of space will be shared. With that being said, defining public space from private will be important in these areas. Use of key fobs or access cards may be the best way to separate public traffic from private at these locations. 3. The installation of cameras within the internal hallways of the multi-housing structures is recommended. The proposed structures will be the largest multi-housing property in the city and are expected to incur one call, per unit, per year (on average). Having cameras installed in and throughout the property will assist in thwarting negative activity within typically isolated areas. 4. Any separate laundry facilities should be properly secured with doors that have sturdy deadbolts and latchguard. These locations can sometimes be tempting targets for thieves who want to break into the laundry appliances to collect the quarters that are accumulated there. That is why I recommend the installation of machines that run by prepaid cards only. It’s very expensive to fix these machines, only to have them broken into time-after-time due to the large amount of money that can be found inside of them. Limited Access Garage Locations & Parking Lots 1. The parking garages and parking lots will be a tempting target for thieves. Theft from motor vehicle and auto theft are prevalent and any garage housing vehicles utilized by visitors, employees, and /or residents are likely to have items of value left inside (electronic equipment, personal items, etc.). I recommend the installation, and substantial advertisement of, surveillance cameras inside and outside of any parking garage, an overabundance of lighting, and a noticeable presence of courtesy patrol. I assume there will be a large influx of unwanted ‘curiosity seekers’ brought into this particular area due to its location and commercial presence. 2. I recommend emergency call boxes be placed in each underground garage location in the event of an emergency. ADVISORY NOTES TO APPLICANT LUA20-000305 3. Signage advising residents, guests, and retail customers to keep valuables out of their vehicles while parked should be posted in all parking areas (to include the limited access garages). Courtyard / Landscaping Areas The current plans to provide a “park feel” will more than likely attract a homeless population, possibly pushing out the intended usership for these locations. I discourage the installation of long benches, solid surface tables, or “rest stops” that can be easily accessed by the public. Any retaining walls, concrete berms, or easily-accessible wall placements be finished with material that would discourage long-term loitering (grated designs, skateboard deterrents, varied levels, etc.). Lighting Lighting is the #1 deterrent to crime and with a development of this size, it will be especially important due to the large amount of vehicle and pedestrian traffic that will be pulled into the location. This will assist in the deterrent of theft from motor vehicle (one of the most common crimes in the country) as well as provide safe pedestrian travel for both employees, customers and residents. Disposal Receptacles All dumpster areas should be housed within a structure of a height and strength that will deter unwanted subjects from gaining access to them when not in use. Due to the location of this development, I assume it will experience an ongoing population of transients at the location and having easy access to trash receptacles will motivate them to remain in the area. Open Common Areas Due to the heavy foot and vehicle traffic in the area it won’t be long before the property experiences unwanted subjects utilizing the common areas in and around Solera. It will be important for residents, homeowners and business owners work in corroboration to keep these areas hospitable for the intended usership. This would include keeping the common areas clean of debris and garbage, that any graffiti be reported and covered up immediately, and that any suspicious activity be reported to police as soon as possible. Storage Units Although it may seem low-risk, it’s actually quite common for multi-housing properties to experience storage room thefts. I recommend placement of these units been in a high traffic residential area, within a structure that has a deadbolt with 3” wood screws installed in the strikeplate, as well as the installation of latch guards to help protect the locking mechanism from being pried. Maintenance Rooms Any maintenance or utility rooms should have deadbolts with 3” wood screws installed in the strikeplate, with latch guards installed (where applicable) to help protect the locking mechanisms from being pried. Notes It’s important that an emergency access code (or access fobs) be available to law enforcement so they can respond to emergency situations. It should be noted that this can come in the form of an emergency call box that unlocks main entry doors or a knox box that contains access fobs inside. This ADVISORY NOTES TO APPLICANT LUA20-000305 type of access is a separate accommodation from what is provided for the fire department. If there are plans for fitness centers, recreation rooms, or meeting facilities within the multi-housing buildings, care should be taken if these rooms will be housing flat screen TVs, projector or computer equipment. It’s common for these types of items to be stolen, so I recommend access to these locations be by resident fob or access card only so subjects coming into these locations can be tracked in the event of a burglary. Townhomes Buildings 1. Each townhome should have solid core pedestrian doors, preferably metal or solid wood, with peepholes.The doors should have heavy-duty deadbolt locks with a minimum 1-½” throw and installed with 3” wood screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. 2. Sliding windows and glass patio doors should have secondary locks installed to restrict movement. Simply placing a sturdy, fitted dowel into the tracks may be adequate. 3. Alarm systems are recommended for each residential unit. Any stairways should be constructed of lattice, wood or metal railing so visibility is open and unobstructed. 4. Security lighting should be installed along sidewalks, in stairways, foyers, and pathways. Each home should have individual addresses clearly posted with numbers at least 6” in height and of a color contrasting with the color of the building. Addresses should be illuminated so they are easily located. This will assist emergency personnel in locating the correct location for response. 5. Any resident storage should have latch guards and deadbolts installed. Dumpster locations should be secured within their own housing and well lit. If possible, creating a dumpster location that can be secured for resident’s use, but accessible for waste management, is recommended. 6. Landscaping should be installed with the objective of allowing visibility: not too dense or too high. Too much landscaping will make residents feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. It’s recommended the developer have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. This will allow for a more comprehensive security evaluation that would be specific to each structure. Contact Cyndie Parks, 425.430.7521, when you would like to make an appointment. DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 22, 2021 TO: Matthew Herrera, Senior Planner FROM: Michael Sippo, Civil Engineer III, Plan Review SUBJECT: Utility and Transportation Comments for Solera Master Plan Modification and Site Plan Review Blocks A & B 2842 NE Sunset Blvd LUA 18-000490 I have reviewed the application for (APN(‘s) 722780-1406, -1405, -1206, -1235, -1785, -1205) and have the following comments: EXISTING CONDITIONS Water Water service is provided by the City of Renton. The site is in the Highlands service area in the 565 hydraulic pressure zone. • There is an existing (low-pressure) 8-inch City water main located in Sunset Lane NE (see Water plan no. W-1878) with a capacity of 1,000 gallons per minute (gpm). • There is an existing 12-inch City water main located in NE 10th Street, recently completed by the City as part of the City’s Sunset Lane Improvement TIP Plan. • There is an existing 8-inch City water main located in NE 12th Street (see Water plan no. W-1878) with a maximum capacity of 2,000 gpm. • There is an existing 10-inch City water main located in Kirkland Ave NE (see Water plan no. W-0092) with a maximum capacity of 3,300 gpm. • There is an existing 12-inch City water main located in NE Sunset Blvd (see Water plan no. W-3179) with a maximum capacity of 4,000 gpm. • There is an existing 12-inch City water main stub located within a public easement in the parking lot of the Sunset Court Apartments. • Static water pressure is approximately 91 psi at elevation 354. • The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton. • There is an existing 8-inch wastewater main located in Sunset Lane NE (see City plan no. S-1114). • There is an existing 8-inch wastewater main located in the vacated right-of-way of Harrington Place NE (see City plan no. S-1114). • There is an existing 8-inch wastewater main located in NE 10th Street recently completed by the City as part of the City’s Sunset Lane Improvement TIP Plan. Error! Reference source not found. – LUA20-000305 • There is an existing 18-inch wastewater main located in NE Sunset Blvd (see City plan no. S-2268). • There is an existing 8-inch wastewater main located in NE 12th Street (see City plan no. S-1114). • There is an existing private 8-inch wastewater main located in across parcel number -1405 and the northwest portion of parcel -1205 which connects into a catch basin in NE 12th Street (see City plan no. S-0042). Storm • There is an existing 36-inch stormwater main located in NE 12th Street. • There is an existing 12-inch stormwater main located in Harrington Place NE. • There is an existing 18-inch stormwater main located in Sunset Blvd NE. • There is an existing 12-inch stormwater main located in NE 10th Street. o The proposed project is within the City of Renton’s Sunset Lane NE Improvement Plan, which includes the following drainage improvements recently completed by the City: ▪ Installation of a new 12-inch City storm main located in NE 10th Street. ▪ Installation of a new bioretention filtration unit located in the planter strip along NE 10th Street. • The Sunset Regional Stormwater Facility, which consists of bioretention cells to infiltrate stormwater, is located in the northeast corner of the future Sunset Neighborhood Park. A portion of the tributary area directed to the regional facility includes approximately 0.77 acres in area from the Greater Highland Shopping Center north of NE 10th Street. • NE 12th Street is included in the Sunset Area Green Connections plan as outlined in the Sunset Area Surface Water Master Plan. Installation of stormwater facilities upgrades, including an 8-ft bioretention stormwater facility along the south side of NE 12th Street shall be designed and installed by the developer. Streets The proposed development fronts the following public roads: • Sunset Lane NE along the west property line(s) of parcel number 7227801225. Sunset Lane NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 50 feet. No frontage improvements currently exist along Sunset Lane NE. • NE 10th Street along the south property line(s). NE 10th Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet. Existing frontage along NE 10th Street includes a new 8-ft sidewalk, landscape strip (width varies from 8-ft to 14-ft based on roadway alignment), 6-foot parking lane with pedestrian bulb-outs on both the north and south sides, 0.5-ft curb and gutter. • NE 12th Street along the north property line(s). NE 12th Street is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 50 feet. Existing frontage along NE 12th Street includes a 5-ft sidewalk and 0.5-ft curb and gutter. • Kirkland Ave NE along the northeast property line(s). Kirkland Ave NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 Error! Reference source not found. – LUA20-000305 feet. Existing frontage along Kirkland Ave NE includes a 6-ft sidewalk, 6-ft landscape strip, and 0.5-ft curb and gutter. • NE Sunset Blvd (SR 900) along the east property line(s). NE Sunset Blvd is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 100 feet. Existing frontage along NE Sunset Blvd includes a 5-ft sidewalk and 0.5-ft curb and gutter. • Harrington Place NE along the west property line(s). Harrington Place NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 50 feet. Existing frontage along Harrington Place NE includes a 6-ft sidewalk and 0.5-ft curb and gutter. CODE REQUIREMENTS WATER 1. The required water main improvements are shown on the composite utility civil plan submitted with the Land Use Application. The proposed 12-inch water main extension into the development provides a 10-inch looped main around each mixed use building, and connects to the existing 8-inch water main located in NE 12th Street, the existing 12-inch water main located in NE 10th Street, the existing 8-inch water main located in Harrington Place NE, the existing 10-inch water main located in Kirkland Ave NE, and the existing 12- inch water main located in NE Sunset Blvd. a. Connection should also be made to the existing 12-inch water main stub in the public water easement located in the parking lot of the Sunset Court Apartments. b. The existing water main in Sunset Lane NE will need to be abandoned and replaced with a new 12-inch water main along the west side of the development. 2. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 4,750 gpm. a. A minimum of five fire hydrants are required. A minimum of one hydrant is required within 150-feet and four additional fire hydrants are required within 300-feet of all the buildings. Project shall meet maximum hydrant spacing of 300-feet on center also. Hydrants are required within 50-feet of all fire department connections for standpipes and sprinkler systems. Each sprinklered building shall have its own fire department connection. It is estimated that a minimum of a 12-inch looped fire main will be required around the entire site. Several lengthy water main extensions are required in order to meet the probable fire flow requirements. Existing hydrants may be counted toward the requirements if they meet current code.. 3. The following water main improvements are required to provide water service for domestic use and fire protection for the development per City Code and Development standards (RMC 4-6-010B) including, but not limited to: a. Installation of fire hydrants as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. b. Approved fire sprinkler and fire alarm systems are required throughout all the apartment buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. Fire sprinkler systems are required by the Error! Reference source not found. – LUA20-000305 Washington State residential code amendments, limited fire flow and due to limited fire apparatus access for all the townhome buildings. Fire alarm systems are not required in the townhome buildings. c. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the mixed use buildings. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building. d. Installation of a domestic water meter with a double check valve assembly (DCVA) behind the meter. e. Location of backflow assemblies inside the building is strongly encouraged. 4. A separate domestic water meter is required for each commercial/mixed-used building and for each townhome unit. All new mixed-use buildings shall have separate meters for the multi-family portion and the commercial portion the building. A double check valve assembly (DCVA) shall be installed downstream of the domestic water meter for the residential portion of the buildings. A separate meter with a reduced-pressure backflow prevention assembly (RPBA) is required for the commercial/retail portion of the buildings. Meters 3” or larger, shall be installed inside an underground vault within the r/o/w or within an easement on private properties. The RPBA shall be installed behind the meter and inside an above-ground heated enclosure per City standard plan no. 350.2. The RPBA may be installed inside the building subject to a location approved by the City. Meter sizing shall be based on the Uniform Plumbing Code meter sizing criteria. 5. Installation of a backflow prevention assembly DCVA (double check valve assembly) on private property behind the domestic water meter if the buildings are 3-story or more. 6. 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. 7. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 8. 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. 9. Adequate horizontal and vertical separation 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. 10. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 11. The development is subject to assessment charges related to the Special Assessment District for the Highlands Water Main Improvements established by City Ordinance no. 5462. 12. The development is subject to the City’s Sunset Lane latecomers assessments for roadway and utilities improvements. The preliminary assessment, per King County Recording Number 20180109000394 is enclosed for reference. The final assessment will occur once all improvements have been completed and final costs have approved by City Council. Error! Reference source not found. – LUA20-000305 13. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The current 2021 water fee for a single 1-inch meter is $4,450.00 per meter, 1-1/2 inch meter is $22,250.00 and a 2-inch meter is $35,600.00. A water system redevelopment credit is applicable to all existing water meters if they are abandoned. SDC fees are payable at construction permit issuance. 14. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. The proposed sewer main improvements as shown on the composite utility civil plan submitted with the Land Use Application includes the required extension of a new 8-inch sewer main within the future public ROW to provide the required sanitary sewer service to each building. The following sewer system improvements are required: 2. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. 3. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 4. Retail space will need to be directed to a grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system. Installation of a grease interceptor will be required. The grease interceptor shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. 5. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current 2021 sewer fee for a 1-inch meter is $3450.00 per meter, 1- 1/2 inch meter is $17,250.00 and a 2-inch meter is $27,600.00. b. A redevelopment credit of the wastewater system development charges in the amount equal to the SDC fee for the size of the existing water meter(s) may be applied to each of the existing meters if they are abandoned and capped at the main line. c. SDC fees are payable at construction permit issuance. 6. The development is subject to the City’s Sunset Lane latecomers assessments for roadway and utilities improvements. The preliminary assessment, per King County Recording Number 20180109000394 is enclosed for reference. The final assessment will occur once all improvements have been completed and final costs have approved by City Council. SURFACE WATER 1. A geotechnical report, dated September 28, 2020, completed by Earth Solutions NW, LLC for the site has been provided. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provides recommendations for project design and construction. The report discusses the feasibility of Geotechnical recommendations presented need to be address within the project plans. Error! Reference source not found. – LUA20-000305 2. A geotechnical infiltration evaluation report, dated July 10, 2018, completed by Earth Solutions NW, LLC for the site has been provided. Measured infiltration rates ranged between 2 to 22.15 inches per hour. These infiltration rates support the use of the proposed bioretention areas shown on the site plans and discussed in the TIR. 3. A Preliminary Drainage Plan and Technical Information Report (TIR), dated December 2020, was submitted by KPFF Consulting Engineers with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a. As discussed in the TIR, the project is exempt from flow control as the proposed project meets the exception criteria outlined in Section 1.2.3.1.A. The project results in less than a 0.15-cfs increase in the existing site conditions 100-year peak flow. b. The development shall ensure that Core Requirement #1 “Discharge at the Natural Location” in the RSWDM is met. The proposed site appears to have two tributary discharge areas (to the north and to the south). These two TDAs do not converge until after ¼ mile downstream. c. The final TIR shall provide a full Level 1 analysis to ensure that Core Requirement #2 “Offsite Analysis” in the RSWDM is met. Please provide a Level 1 analysis that includes all information regarding Tasks 1-4. d. The final TIR shall provide confirmation that Special Requirement #5 “Oil Control” in the RSWDM is met. Please provide documentation showing that the development is not considered a high-use site. 4. The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a series of bioretention facilities prior to connection to the proposed new public conveyance system which will connect to the existing public conveyance system. a. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. 5. Grading shall be in accordance with RMC 4-4-060. 6. 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. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 7. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the utility construction permit application. a. The applicant has opted to meet the Low Impact Development (LID) Performance Standard as outlined in Section 1.2.9.1.B. The project will be required to match the developed discharged rates to pre-developed durations from 8% of the 2-year peak flow to 50% of the 2-year peak flow, assuming historic site conditions for the entire site. Total area inputs for the pre-developed conditions must match the total area inputs for the post-developed conditions. The entire site basin shall be modeled as Error! Reference source not found. – LUA20-000305 forested for predeveloped conditions, and may model the bioretention facilities explicitly, utilizing design infiltration rates. Compliance with the LID Performance Standard will be reviewed during the Civil Construction Permit Review for the en tire site at the point of compliance. Implementation of the LID Performance Standard for the entire site shall be in accordance with Section 1.2.9.2. 8. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 9. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 10. The 2021 Surface water system development fee is $0.80 per square foot of new impervious surface, but not less than $2,000.00. This is payable prior to issuance of the construction permit. 11. The development is subject to the City’s Sunset Lane latecomers assessments for roadway and utilities improvements. The preliminary assessment, per King County Recording Number 20180109000394 is enclosed for reference. The final assessment will occur once all improvements have been completed and final costs have approved by City Council. TRANSPORTATION 1. To meet the City’s complete street standards, the following street improvements will be required to be installed by the developer for each of the following roads fronted by the development: Sunset Lane NE • A street vacation will be required to vacate the existing right-of-way of Sunset Lane NE. NE 10th Street • No frontage improvements or right-of-way dedication is required along NE 10th Street as the recently installed frontage meets City street standards. Any trenching or removal of the existing frontages or street pavement sections as part of the proposed development shall be restored by the developer. NE 12th Street • Minimum right of way width is 83 feet for a 2-lane roadway. Dedication of 16.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 46 feet (23 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 8-foot sidewalk, street trees and storm drainage improvements. • Per the adopted Master Plan, NE 12th Street shall have a right of way width of 83- feet. City staff has determined a modified Collector Green Connection section is more appropriate for this portion of NE 12th Street. The modified street section shall have a right of way width of 69 feet. The paved roadway width shall remain as is with 40 feet, consisting of 2 – eastbound through lanes, one westbound through lane and a westbound right turn only lane. A 0.5-foot curb, 8-foot rain garden, and 6-foot sidewalk are required along both sides of the roadway. The developer will be required to install the frontage improvements on the development side of the street. Right of way dedication of approximately 9.5 feet is required along the NE 12th Street frontage to provide the required 34.5 foot half Error! Reference source not found. – LUA20-000305 right of way section. The applicant will need to submit a street modification, as outlined in City code 4-9-250C5d, requesting to adhere to the modified Collector Green Connection section described above. Kirkland Ave NE • Half street improvements, to be installed by the developer, shall include a pavement width of 32 feet (16 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. No right-of-way dedication is required along Kirkland Ave NE. NE Sunset Blvd (SR 900) • Minimum right of way width is 103 feet for a 5-lane roadway. Dedication of 1.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 66 feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 8-foot sidewalk, street trees and storm drainage improvements. The City established street section for NE Sunset Blvd, which shall be installed by the developer as part of the proposed project, is as follows: i. 8-foot planting strip between curb and sidewalk ii. 12-foot multi-use path (2-foot clear width is required at back of path) iii. Replaced 0.5-foot curb along the frontage of NE Sunset Blvd • The applicant has submitted a street modification request in order to provide on- street parking along NE Sunset Blvd. The requested street section includes a frontage road separated from the vehicular travel lanes of NE Sunset Blvd by the installation of an 8-foot planter strip/bioretention facility with 0.5-foot curb and gutter on both sides. The frontage road includes a 10-foot drive aisle, angled parking lane, 12-foot sidewalk and 0.5-foot curb and gutter. • City staff is recommending approval of revisions to the applicant’s approved street modification request pending final review of the circulation pattern and intersection design at the intersection of NE Sunset Blvd and NE 11th St to occur during the Civil Construction Permit review. Harrington Place NE • Minimum right of way width is 53 feet. Dedication of 1.5 feet of right of way would be required. Per City code 4-6-060, half street improvements, to be installed by the developer, shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. 2. All new public streets for the development shall meet the minimum street standards as outlined in RMC 4-6-060F. Minimum standards for a residential access road requires a 53- foot right-of-way, 26-foot pavement width, 0.5-foot curb and gutter, 8-foot planter strips and 5-foot sidewalks on both sides of the street. 3. The applicant has proposed an increased street section for a portion of the new public road, Jefferson Ave NE, adding an additional parking lane for nearly the entirety of the street section spanning NE 10th Streets and NE 12th Streets intersections. This deviates from the original approved modification of a reduced street section and elimination of the parking lane. • City staff is recommending approval of the revision to applicant’s approved street modification pending final review of the circulation pattern during the Civil Construction Permit review. Error! Reference source not found. – LUA20-000305 4. The applicant has proposed six alleys (Alley A – F) for access to the townhomes. Paved roadway width shall be 20-foot. A reduction to 16-foot width requires Renton Regional Fire Authority Variance approval. No parking is allowed in the alleys. 5. Corner lots on arterial Streets require a minimum radius of 35-foot. 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. All companion ramps are required to meet current ADA standards. 7. Relocation of the existing bus stop along NE Sunset Blvd shall be coordinated through King County Metro and the City. 8. A traffic analysis dated May 2018, was provided by Transpo Group and a Traffic Consistency Memorandum was provided by TENW Transportation Engineering Northwest dated November 24, 2020. The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided in the original report, the proposed development would average a reduction of 522 daily vehicle trips. The Consistency Analysis calculates that the revised master plan would result in an average increase of 966 trips with a resultant difference of 1,500 new daily trips between the original proposal and revised proposal . In the original analysis, weekday peak hour AM trips would generate 196 new vehicle trips, with 159 vehicles leaving and 37 vehicles entering the site, whereas the consistency analysis, weekday peak hour AM trips reduced to 185 new vehicle trips with 148 vehicles leaving and 37 vehicles entering the site for a net difference of 11 reduced AM trips resulting from the revised site plan. In the original analysis, weekday peak hour PM trips would generate 29 new vehicle trips, with 44 vehicles entering and a reduction of 15 vehicles exiting the site, whereas the consistency analysis, weekday peak hour PM trips increased to 60 new vehicle trips with a reduction of 3 vehicles leaving and 53 vehicles entering the site for a net difference of 31 additional PM trips resulting from the revised site plan . As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. • The following existing off-site intersections were included in the analysis: i. Kirkland Ave NE/NE 12th St ii. NE Sunset Blvd/NE 12th St iii. NE Sunset Blvd/Kirkland Ave NE iv. NE Sunset Blvd/NE 10th St • The traffic study includes analysis of five site access entrances: i. Harrington Pl NE/NE 12th St ii. Jefferson Ave NE/NE 12th St iii. Kirkland Ave NE iv. NE Sunset Blvd/NE 11th St v. NE 10th St/new Jefferson Ave NE extension • Page 1, Study Scope and Study Area, 2nd paragraph—5 proposed site access intersections are noted, but 4 access intersections are noted in in the Project Description on this same page. • Page 4, Transportation System, Kirkland Ave NE—Kirkland is a local access roadway not a “collector arterial” as noted. Also, question the 2nd sentence as an access is no longer proposed on Kirkland in the Project Description and other sections of the TIA. Error! Reference source not found. – LUA20-000305 • Page 4, Transportation System, NE 10th Street—Suggest adding “ east of NE Sunset Blvd and local access roadway west of NE sunset Blvd” after “collector arterial” in first sentence. • Page 6, Planned Improvements, 1st paragraph—Suggest revising “(2018-2023)” to “(2019-2024)” in first sentence to reflect the latest adopted Six-Year TIP. • Page 6, Planned Improvements, 2nd paragraph—Suggest revising “2021” to “2022” and “2023” to ”2024” in third sentence to reflect the latest adopted Six- Year TIP. • Page 12, Table 4—Note 3 next to Pass-by Trips at top of page is missing from the clarifying Notes at the bottom of this page • The Consistency Analysis reviewed the site access at the intersection of Sunset Boulevard and NE 11th Street in conjunction with the commercial parking drive and made a recommendation concerning vehicle and pedestrian movements and conflicts for a c-curb located at the intersection and site entrance between the north and southbound lanes that would prevent cross-movements in addition to reversing the one-way flow of traffic from west to east. Due to potential conflicts and difficult turning-movements, further analysis is required by City Transportation staff for review and approval as a part of the civil construction permit review/issuance and may result in modifications to the current proposal and traffic flows. • An updated traffic study addressing the above items is required to be provided with the Civil Construction Permit Application for review and approval by the City as part of the civil construction permit review/issuance. • The current proposal does not provide a direct pedestrian and ADA compliant connection between the southwestern terminus of the 12’ sidewalk and the existing sidewalk and transit stop located in front of the existing gas station. The final engineering plans shall provide a direct and safe connection that meets City code and ADA standards. 9. Street lighting and street 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. 10. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 11. The development is subject to the City’s Sunset Lane latecomers assessments for roadway and utilities improvements. The preliminary assessment, per King County Recording Number 20180109000394 is enclosed for reference. The final assessment will occur once all improvements have been completed and final costs have approved by City Council. 12. Payment of the 2021 transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is as follows, based on the information provided in the revised submittal documents: Land Use QTY UOM Amount per UOM Retail (LUC 820) 23,217 SF $26.58 Daycare (LUC 565) 11,800 SF $48.88 Senior Housing (LUC 252) 225 DU $1,464.90 Apartments – Mid Rise (LUC 221) 552 DU $6,717.10 Townhomes/Condo (LUC 220) 96 DU $5,645.22 Error! Reference source not found. – LUA20-000305 The transportation impact fee that is current at the time of building permit application will be levied. 13. Concurrency under separate cover, if applicable. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-foot minimum horizontal and 1-foot vertical separation between storm and other utilities is required with the exception of water lines which require 10 -foot horizontal and 1.5-foot 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. 4. All civil construction 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: http://rentonwa.gov/business/default.aspx?id=42473 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2021 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. 7. * An additional 5% technology fee will be added to each fee marked with an asterisk (*). 8. A demo permit is required for the demolition of the existing building. The demo permit shall be acquired through the building department.