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HomeMy WebLinkAboutSummary_Preapp_Mtg_PRE12-000041i:\rtimmons\preapps\12-041 (rm-f kirkland townhomes).doc DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 14, 2012 TO:Pre-Application File No. 12-041 FROM:Rocale Timmons, Associate Planner SUBJECT:Kirkland Townhomes Parcel #’s: 722780-0190, 722780-0185 & 722780-0200 General: We have completed a preliminary review of the pre-application for the above- referenced development proposal. The following comments on development and permitting issues are based on the pre-application submittals made to the City of Renton by the applicant and the codes in effect on the date of review. The applicant is cautioned that information contained in this summary may be subject to modification and/or concurrence by official decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator, Public Works Administrator, Planning Director, Development Services Director, and City Council). 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. The applicant is encouraged to review all applicable sections of the Renton Municipal Code. The Development Regulations are available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall or online at www.rentonwa.gov Project Proposal: The subject property is located on east side of Kirkland Ave NE between NE 18th and NE 16th St. The project site (three parcels) totals 0.78 acres (33,873 square feet) in area and is located within the Residential Multi-Family (RM-F) zone. The proposal is to develop to site with 18 townhome units, in two structures, as replacement housing for the Renton Housing Authority. The applicant is proposing a total of 16 surface parking stalls in a parking lot to the east of the structures. Access to the site is proposed via new curb cuts along NE 15th St that would extend north and connect to the property to the east (Houser Terrace). The proposed site is located within Zone 2 of the Aquifer Protection area. Current Use: The property is currently vacant. Zoning: The property is located within the Center Village (CV) land use designation and the Residential Multi-Family (RM-F) zoning classification. The project would be subject to RMC 4-2- 110A, “Development Standards for Residential Zoning Designations” effective at the time of complete application (noted as “RM-F standards” herein). Attached residential development is permitted within the RM-F designation, provided the proposal complies with the density range specified by the zone. The density range required in the RM-F zone is a minimum of 10.0 to a maximum of 20.0 dwelling units per net acre (du/ac). Kirkland Townhomes Page 2 of 6 June 14, 2012 i:\rtimmons\preapps\12-041 (rm-f kirkland townhomes).doc The area of public and private streets and critical areas would be deducted from the gross site area to determine the “net” site area prior to calculating density. The pre-application packet did not indicate the total square footage of the right-of-way that would be required to be dedicated for the proposed private road; therefore the net density could not be confirmed. The gross density for the 18-unit proposal would be 23.08 du/acre, which does not fall within the permitted density range of the RM-F zone. However, the applicant is eligible for the Density Bonus Review per RMC 4-9-065. Up to maximum of 5 additional dwelling units per net acre are allowed. To qualify for the density bonus, the applicant shall first provide 1 affordable housing unit, either for sale or rental (per net acre). Additional bonus units (per net acre) may be achieved on a 1:1 ratio for either: (i) Affordable housing units, either for sale or rental, or (ii) Units built to Built Green 3 Star (at minimum) building standards. Higher Built Green standards are allowed and may receive a greater density bonus upon review and approval of the Planning Director. Combinations of the above are allowed; provided, that at least 1 unit of affordable housing (per net acre) is provided. For example, 2 units of affordable housing and 2 units built to Built Green 3 Star standards would achieve a density bonus of 4 units. Minimum Lot Size, Width and Depth – There is no minimum lot size required for the RM-F zone. The minimum lot width required is 50 feet and the minimum lot depth required is 65 feet. Building Standards – The RM-F zone restricts building height to 35 feet and 3 stories. Lot coverage is limited to 35% and impervious surface coverage is limited to a maximum of 75%. The applicant did not provide elevations for the proposed buildings therefore the height could not be verified. The applicant should note that height is measured from the existing grade plane to the average height of the highest roof surface. Lot coverage ratios were not provided with the pre-application packet; therefore staff could not confirm compliance with the building standards for the RM-F zone. The applicant will be required at the time of formal land use application to provide elevations and lot coverage calculations of for the proposal. Setbacks – Setbacks are the minimum required distance between the building footprint and the property line and any private access easement. The required setbacks in the RM-F zone are 20 feet in the front, 15 feet in the rear, 20 feet for side yards along-a-street and 12 feet for an interior side yard setback. Additional interior side yard setbacks apply to structures greater than 2 stories: The entire structure shall be set back an additional 1 foot for each story in excess of 2 stories. The applicant has proposed an interior side yard setback of 12 feet at the closest point. The proposal appears to comply with the setback requirements of the zone. Screening – Screening must be provided for all surface-mounted and roof top utility and mechanical equipment. The site plan application will need to include elevations and details for the proposed methods of screening. Refuse and Recycling Areas – Refuse and recycling areas need to meet the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). All new developments for multi-family residences, commercial, industrial and other nonresidential uses shall provide on-site refuse and Kirkland Townhomes Page 3 of 6 June 14, 2012 i:\rtimmons\preapps\12-041 (rm-f kirkland townhomes).doc recyclables deposit areas and collection points for collection of refuse and recyclables in compliance with the requirements of RMC 4-4-090, “Refuse and Recyclables Standards” (enclosed). Whenever there are practical difficulties involved in carrying out the provisions of this section, modifications may be granted for individual cases in accordance with the procedures and review criteria in RMC 4-9-250D. The location and size of the refuse and recyclable area could not be verified with the pre- application materials. Landscaping – Except for critical areas, all portions of the development area not covered by structures, required parking, access, circulation or service areas, must be landscaped with native, drought-resistant vegetative cover. The development standards require that all pervious areas within the property boundaries be landscaped. The minimum on-site landscape width required along street frontages is 10 feet, except where reduced through the site plan development review process. The applicant would be required to provide a 10-foot on-site landscape strip along both frontages of the site. Additionally, surface parking lots with more than fourteen stalls shall include and additional 15 square feet of interior landscaping per parking space. Please refer to landscape regulations (RMC 4-4-070) for additional general and specific landscape requirements (enclosed). A conceptual landscape plan and landscape analysis meeting the requirements in RMC 4-8-120D.12, shall be submitted at the time of application for Site Plan Review. Parking – The following ratios would be applicable to the site: Use # of Units Ratio Required Spaces Affordable Attached Residential 18 units Min 1 space / 4 units Max: 1.75 spaces / unit Min: 4.5 Max: 31.5 The applicant is proposing to provide a total of 16 parking spaces which falls within the allowable range. The applicant will be required at the time of formal land use application to provide detailed parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site and the overall campus use. If the proposal provides more or less parking than required by code, a request for a parking modification would need to be applied for and granted. This detailed written request should be submitted by the applicant along with or prior to the land use application process. It should be noted that the parking regulations specify standard stall dimensions. Surface parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8½ feet x 16 feet, and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than 30 percent of the spaces in the surface parking lots. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA accessible stalls based on the total number of spaces must be provided. Please refer to landscape regulations (RMC 4-4-070 and RMC 4-4-080F.7) for further general and specific landscape requirements (enclosed). Additionally, the proposal would need to be revised in order to provide bicycle parking based on 10 % of the required number of parking stalls. Kirkland Townhomes Page 4 of 6 June 14, 2012 i:\rtimmons\preapps\12-041 (rm-f kirkland townhomes).doc Access – Driveway widths are limited by the driveway standards, in RMC 4-4080I. Pedestrian Access – A pedestrian connection shall be provided from all public entrances to the street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building entries and internally from buildings to abutting properties. Signage – Only one freestanding business sign (restricted to monument/ground signs only) is permitted per street frontage, however pole signs are not permitted within the CA zone. Each sign shall not exceed an area greater than one and one-half square feet for each lineal foot of property frontage that is occupied by the business. In no case shall the sign exceed a total of 300 square feet (150 square feet per face). The ground/monument sign is limited to 5 feet in height. In addition to the permitted freestanding sign, wall signs with a copy area not exceeding 20% of the façade, to which it is applied, are also permitted. Building Design Standards – Compliance with Urban Design Regulations, District ‘B’, is required. See the attached checklist and Renton Municipal Code section 4-3-100. The following bullets are a few of the standards outlined in the regulations. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). A primary entrance of each building shall be located on the facade facing a street, shall be prominent, visible from the street, connected by a walkway to the public sidewalk, and include human-scale elements. Parking shall be located so that no surface parking is located between a building and the front property line, or the building and side property line, on the street side of a corner lot. The number of driveways and curb cuts shall be minimized, so that pedestrian circulation along the sidewalk is minimally impeded. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. On any facade visible to the public, transparent windows and/or doors are required to comprise at least fifty percent (50%) of the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Buildings shall use at least one of the following elements to create varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.I5f): (a) Extended parapets; (b) Feature elements projecting above parapets; (c) Projected cornices; (d) Pitched or sloped roofs. Buildings shall employ material variations such as colors, brick or metal banding, patterns, or textural changes. Critical Areas There appears to be no critical areas on site. If there is any indication of critical areas on the site, this must be disclosed to the City prior to development and appropriate studies must be undertaken. Kirkland Townhomes Page 5 of 6 June 14, 2012 i:\rtimmons\preapps\12-041 (rm-f kirkland townhomes).doc Environmental Review When a project is proposed as part of a planned action, environmental review consists of verifying that the proposal meets the requirements of the planned action ordinance. No additional determination is required as the procedural aspects of SEPA have already been completed. Permit Requirements The proposal would require an Administrative Site Plan approval which would be reviewed in an estimated timeframe of 8 weeks. Additionally, the applicant can opt to request a Lot Line Adjustment or a Lot Consolidation in order to combine the two lots. This can be reviewed concurrently with the Site Plan Review. The purpose of the Site Plan process is the detailed arrangement of project elements so as to be compatible with the physical characteristics of a site and with the surrounding area. An additional purpose of Site Plan is to ensure quality development consistent with City goals and policies. General review criteria includes: a. Compliance and Consistency. Conformance with plans, policies, regulations and approvals, including: b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses. c. On-Site Impacts. Mitigation of impacts to the site d. Access and Circulation. Safe and efficient access and circulation for all users. e. Open Space. Incorporation of public and private open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site; f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier, incorporates public access to shorelines, and arranges project elements to protect existing natural systems where applicable. g. Services and Infrastructure. Availability of public services and facilities to accommodate the proposed use; h. Signage. Use of signs primarily for the purpose of identification and management of sign elements – such as the number, size, brightness, lighting intensity, and location – to complement the visual character of the surrounding area, avoid visual clutter and distraction, and appear in proportion to the building and site to which they pertain; and i. Phasing. Inclusion of a detailed sequencing plan with development phases and estimated time frames, if applicable. The applicant will also be subject to Design Review as part of the Site Plan Review and a Design Checklist shall be completed and submitted as part of the application materials. The Site Plan Review application fee is $1,000. There will also be a technology fee, of 3 %, based on the total land use application fees for the project. Detailed information regarding the land use application submittal is provided in the attached handouts. Kirkland Townhomes Page 6 of 6 June 14, 2012 i:\rtimmons\preapps\12-041 (rm-f kirkland townhomes).doc In addition to the required land use permits, separate construction, building and sign permits would be required. The review of these permits may occur concurrently with the review of the land use permits, but cannot be issued prior to the completion of any appeal periods. Impact/Mitigation Fees: In addition to the applicable building and construction fees, the following mitigation fees would be required prior to the issuance of building permits. Impact fees, which would replace mitigation fees, may be adopted prior to building permit approval for which an applicant may vest to impact/mitigation fees. Those fees have yet to be determined. Currently fees are the following: A Transportation Mitigation Fee based on $75.00 per new daily trip attributed to the development; and A Parks Mitigation Fee based on $354.51 per new multi-family unit; and, A School Mitigation Fee based on $1,274.00 per unit; and A Fire Mitigation Fee based on $388.00 per multi-family unit. A request can be made to City Council by way of the planning division for relief from impact fees as the proposed units would replace existing units in the area. A handout listing all of the City’s Development related fees in attached for your review. Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible two-year extension. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:June 12, 2012 TO:Rocale Timmons, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:NE 15th and Kirkland Townhomes 1. The preliminary fire flow is 3,500 gpm. A minimum of four hydrants are required. One within 150-feet and three within 300-feet of the proposed buildings. A looped fire main is required around the buildings as the fire flow exceeds 2,500 gpm. Existing hydrants can be used to satisfy the requirements as long as they meet current code including 5-inch storz fittings. 2. Fire mitigation impact fees are currently applicable at the rate of $388.00 per multi-family unit. This fee is paid at time of building permit issuance. 3. Fire department apparatus access roadways are required within 150- feet of all points on the building. Fire lane signage required for the onsite roadway. 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 322-psi point loading. 4. An electronic site plan is required prior to occupancy for pre-fire planning purposes. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 13, 2012 anApril 27, 2011 August TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:15th and Kirkland Townhomes NE Sunset Blvd and Harrington Ave NE PRE 12-041 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. There is an existing 10-inch water main in Kirkland Ave NE, a 10-inch water main in NE 16th, and an 8-inch water main in NE 15th Street. Available maximum fire flow from this system is 2,500 gpm. The project is located in the 565 pressure zone. The static pressure at ground elevation 380 is about 80 psi. 2. Preliminary fire flow demand for the proposed development as determined by the Renton Fire Marshal is 2,500 gpm with the use of an automatic fire sprinkler system, and 3,500 gpm without the use of a fire sprinkler system. 3. The maximum available capacity from the City’s existing 10-inch main in Kirkland Ave NE is 2,500 gpm at 20 psi residual pressure. The existing 6-inch water main in NE 15th St can deliver a maximum of 1,400 gpm. As such, the development will require the use of a fire sprinkler system since the available fire flow is limited to 2,500 gpm. 4. In order to provide domestic water service and water meters in front of the townhomes per City standards, and for the connection to the fire sprinkler system, an on-site extension of approximately 275 feet of 8-inch water main will be required. The 8-inch main shall be connected to the existing 6-inch main in NE 15th St. 5. Installation of additional fire hydrant(s) as required by the Renton Fire Dept. A hydrant is required within 50 feet of the fire department connection to the building fire sprinkler system. NE 15th Street & Kirkland Ave Townhomes – PRE 12-041 Page 2 of 3 June 13, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-041.Rocale\Plan Review Comments PRE 12-041.doc 6. Water system development fees will be based on the size of the domestic waters, irrigation meters, and fire services that will serve this proposed project. This is payable prior to issuance of the construction permit. See fee schedule attached. 5. A separate utility permit and separate plans will be required for the installation of all double detector check valve assembly for fire sprinkler system. DDCVA installations outside the building shall be in accordance with City of Renton Standards. Fire service system development fees will be based on the size of the fire service line(s). See fee schedule attached. 6. If the buildings exceed 30 feet in height, a separate backflow device (DCVA) will need to be installed inline of each domestic water meter. 7. Separate water meter and backflow prevention assembly (DCVA) is required for the landscape irrigation system. 8. A separate domestic water meter is required for each townhome unit. The water meter(s) and service lines shall be sized per the Uniform Plumbing Code. Sanitary Sewer 1. There is an 8-inch sewer main in Harrington Ave NE, NE 10th Street, and Sunset Blvd. 2. Sewer system development fees will be based on the size of the domestic water(s). This is payable prior to issuance of the construction permit. See fee schedule attached. Storm Drainage 1. There are storm drainage improvements in NE 16th and Kirkland Ave NE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability 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 fees of $.405 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 5. Applicant will be required to submit separate structural plans for review and approval under a building permit for stormwater vault. Special inspection from the building department is required. 6. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. NE 15th Street & Kirkland Ave Townhomes – PRE 12-041 Page 3 of 3 June 13, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-041.Rocale\Plan Review Comments PRE 12-041.doc Transportation/Street 1. All adjacent right-of-ways need to be fully improved in conformance to the current street standards. Existing right-of-way width in NE 16th, NE 15th, and Kirkland Ave NE is 60 feet. These streets have been identified as residential access streets. To meet the City’s new complete street standards, street improvements along all frontages of the site will be as follows: Kirkland Ave NE - Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip, and 5-foot sidewalk with parking. NE 16th Street - Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip, and 5-foot sidewalk with parking. NE 15th Street - Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip, and 5-foot sidewalk with parking. 2. Street lighting is required on all frontages to meet the lighting levels specified in RMC 4-4-060I. 3. Current traffic mitigation fees are $75 per new additional generated daily trip, as determined by the current addition of the ITE trip generation manual. A fee increase is expected in July 2013. General Comments 1. The multi-family project may qualify for a fee waiver. Fees which may be partially waived include: Building permit and plan review fees Public Works plan review and inspection fees Water, surface water, and wastewater system development charges Fire, transportation, and parks impact mitigation fees Fifty percent (50%) of the above fees may be waived for eligible market-rate rental housing projects in accordance with Renton Municipal Code 4-1-210, Waived Fees. Request for rental housing incentive fee waivers must be made prior to or by the administrative site plan review period. Fee waivers are effective for building permits issued after August 13, 2001, and will sunset on December 31, 2012, unless extended by City Council action. 2. All construction 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 Professional Engineer. 3. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:November 26, 2012 TO:Rocale Timmons, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:NE 15th and Kirkland Townhomes 1. The preliminary fire flow is 2,000 gpm with an approved fire sprinkler system installed. A minimum of two hydrants are required for each building. One within 150-feet and one within 300-feet of the proposed buildings. An approved hydrant is required within 50-feet of all fire department sprinkler connections. Existing hydrants can be used to satisfy the requirements as long as they meet current code including 5- inch storz fittings. 2. Fire mitigation impact fees are applicable at the rate of $388.00 per multi-family unit. This fee is paid at time of building permit issuance. 3. Fire department apparatus access roadways are required within 150- feet of all points on the building. Fire lane signage required for the onsite roadway. 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 322-psi point loading. 4. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 5. An approved fire sprinkler system is required throughout all buildings due to low available fire flow in this area. Approved fire alarm systems are also required in all buildings. Fire alarm systems are required to be fully addressable and full detection is required. Direct outside access door is required to fire alarm and fire sprinkler system control areas. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:December 4, 2012 anApril 27, 2011 August TO:Rocale Timmons, Planner FROM:Jan Illian, Plan Review SUBJECT:15th and Kirkland Townhomes NE Sunset Blvd and Harrington Ave NE PRE 12-041 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water 1. There is an existing 10-inch water main in Kirkland Ave NE, a 10-inch water main in NE 16th and an 8-inch water main in NE 15th Street. Available maximum fire flow from this system is 2,500 gpm. The project is located in the 565 pressure zone. The static pressure at ground elevation 380 is about 80 psi. 2. Preliminary fire flow demand for the proposed development as determined by Renton Fire Marshal is 2,500 gpm with the use of an automatic fire sprinkler system and 3,500 gpm without the use of a fire sprinkler system. 3. The maximum available capacity from the existing City’s 10-inch main in Kirkland Ave NE is 2,500 gpm at 20 psi residual pressure. The existing 6-inch water main in NE 15th St can deliver a maximum of 1,400 gpm. As such, the development will require the use of a fire sprinkler system since the available fire flow is limited to 2,500 gpm. 4. In order to provide domestic water service and water meters in front of the townhomes per City standards, and for the connection to the fire sprinkler system, an on-site extension of approximately 275 feet of 8-inch water main will be required. The 8-inch main shall be connected to the existing 6-inch main in NE 15th St. 5. Installation of additional fire hydrant(s) as required by Renton Fire Dept. A hydrant is required within 50 feet of the fire department connection to the building fire sprinkler system. NE 15th Street and Kirkland Ave Townhomes – PRE 12-.041 Page 2 of 6 December 4, 2012 i:\preapps\rha 15th and kirkland townhomes 2012.doc 6. Water system development fees will be based on the size of the domestic waters, irrigation meters and fire services that will serve this proposed project. This is payable prior to issuance of the construction permit. See fee schedule attached. 5. A separate utility permit and separate plans will be required for the installation of all double detector check valve assembly for fire sprinkler system. DDCVA installations outside the building shall be in accordance with the City of Renton Standards. Fire service system development fees will be based on the size of the fire service line(s). See fee schedule attached. 6. If the buildings exceed 30 feet in height, a separate backflow device (DCVA) will need to be installed inline of each domestic water meter. 7. Separate water meter and backflow prevention assembly (DCVA) is required for the landscape irrigation system. 8. A separate domestic water meter is required for each townhome unit. The water meter(s) and service lines shall be sized per the Uniform Plumbing Code. Sanitary Sewer 1. There is an 8-inch sewer main in Harrington Ave NE, NE 10th Street and Sunset Blvd. 2. Sewer system development fees will be based on the size of the domestic water(s). This is payable prior to issuance of the construction permit. See fee schedule attached. Storm Drainage 1. There are storm drainage improvements in NE 16th and Kirkland Ave NE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard, Existing Site Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. A geotechnical report for the site is required. Information on the water table and soil permeability 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 fees of $0.448 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 5. Applicant will be required to submit separate structural plans for review and approval under a building permit for stormwater vault. Special inspection from the building department is required. 6. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. Transportation/Street 1. All adjacent right-of-ways need to be fully improved in conformance to the current street standards. Existing right-of-way width in NE 16th, NE 15th and Kirkland Ave NE is 60 feet. These streets have been identified as residential access streets. To meet the City’s new complete street standards, street improvements along all frontages of the site will be as follows: NE 15th Street and Kirkland Ave Townhomes – PRE 12-.041 Page 3 of 6 December 4, 2012 i:\preapps\rha 15th and kirkland townhomes 2012.doc Kirkland Ave NE -Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking. NE 16th Street – Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking NE 15th Street – Frontage improvements are to include 32 feet of pavement, an 8-foot planting strip and 5-foot sidewalk with parking 2. LED street lighting is required on all frontages to meet the lighting requirements specified in RMC 4- 4-060I. 3. Current traffic mitigation fees are $75 per new additional generated daily trip as determined by from the current addition of the ITE trip generation manual. A fee increase is expected in July of 2013. General Comments 1. The multi- family project may qualify for a fee waiver. Fees which may be partially waived include: Building permit and plan review fees Public Works plan review and inspection fees Water, surface water, and wastewater system development charges Fire, transportation, and parks impact fees Fifty percent (50%) of the above fees may be waived for eligible market-rate rental housing projects in accordance with Renton Municipal Code 4-1-210, Waived Fees. Request for rental housing incentive fee waivers must be made prior to or by the administrative site plan review period. Fee waivers are effective for building permits issued after August 13, 2001, and will sunset on December 31, 2012, unless extended by City Council action. 2. All construction 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 Professional Engineer. 3. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, and an itemized cost of construction estimate, and application fee at the counter on the sixth floor. NE 15th Street and Kirkland Ave Townhomes – PRE 12-.041 Page 4 of 6 December 4, 2012 i:\preapps\rha 15th and kirkland townhomes 2012.doc KIRKLAND TOWNHOMES-PRE APP QUESTIONS Discussion/Questions: Responses to questions 2, 3, 4, 5 and 6 are provided below by Plan Review 1. Modular construction – would like to discuss the concept and how permitting will work with City. Aside from the site work, what do they expect to see in the drawing set for the wood-framed residential modules? i.e., wall/floor assemblies? Exterior envelope details – windows, siding, roof? 2. Site plan review: Due to timing of our funding and our procurement requirements for bidding, we are requesting that we complete the site plan review while we are preparing the building permit submittal. The proposed approach would work with City staff starting in December to review our site plan and proposed improvements to obtain clear (and site specific) direction early so that we don’t have to revisit/redesign aspects of the street/sitework after our permit submittal.. Can staff be available for bi-weekly meetings (through Jan) with our civil and landscape architectural design team to work through design issues early and confirm that our approach is valid as design progresses? This will meet the funding requirements and save reviewers time after permit submittal. RESPONSE- Will discuss at the meeting. 3. Street improvement: our design team looked at the requirements for ½ street improvements in the pre-submittal meeting notes and evaluated the existing conditions. We know that the actual requirements will be determined in the site plan review process, however, the cost for processing the design, permit and construction of these improvements are costly to the project, and our funding timeline doesn’t allow for us to wait for that review to be complete before proceeding with the design work, so we would like to discuss the possibilities for satisfying some, but not all of these requirements given what is already present in the existing condition. The italicized street requirements below are from meeting notes. The subsequent notes are from our civil engineer. The bold text is the question we need answered from the City staff (not sure if this is Public Works or Transportation Design group). NE 15th Street– Required 32 ft of paving, 8 ft planting and 5 ft sidewalk. The existing condition is 36 ft of paving, 6”curb, 4.9 ft walkway and 7.7 feet of planting at back of walk. (measured from electronic survey at one location) Lowest cost for design and construction would be to keep the roadway width, sidewalk and planter arrangement. Most expensive would be to demolish and move curb, install new planter and sidewalk. Dedication most likely not needed. Site plan will show existing conditions. Answer needed from City: Are we ok to proceed with existing conditions and no street dedication? RESPONSE- Existing street improvements do not comply with current street standards. New 8 foot planting strip and 5 foot sidewalk is required. Pavement width from center line will be 16 feet to front of new curb. No dedication is required. NE 15th Street and Kirkland Ave Townhomes – PRE 12-.041 Page 5 of 6 December 4, 2012 i:\preapps\rha 15th and kirkland townhomes 2012.doc NE 16th Street – Required 32 ft of paving, 8 ft planting and 5 ft sidewalk. The existing condition is 32 feet of paving, 6 ft sidewalk and 3 ft planting at back of walk. Lowest cost for design and construction would be to keep the roadway width, sidewalk and planter arrangement. Dedication would be required to provide the minimum widths of planter and sidewalk. Highest cost would be to dedicate the property and provide new planter and sidewalk. Site plan will show existing conditions. Answer needed from City: Can we leave the existing conditions and provide no additional street dedication? RESPONSE- Existing street improvements do not comply with current street standards. New 8 foot planting strip and 5 foot sidewalk is required. Pavement width from center line will be 16 feet to front of new curb. No dedication is required. Kirkland Ave NE – Required 32 ft of paving, 8 ft planting and 5 feet of sidewalk. The existing condition is 36 ft of paving, 3.2 feet of asphalt, 3.8 ft concrete and 4.6 ft of planter at back of walk. The ADA ramps do not line up with crosswalks, drainage structure is in cross walk at 16th and Kirkland. Guy wire restricts width of walk below requirements. Lowest cost for design and construction would be to keep the roadway width, sidewalk and planter arrangement. Potential 1 ft dedication required or at least no protest signed. Site plan will show reconstructed sidewalk. Current scope and fee does not include separate submittal to public works for right of way plan submittal. Answer needed from City: Would the City be willing to consider something less than the full requirement? And would the city let us submit the street improvements in the building permit format rather than a separate submittal in 22” by 34” format? RESPONSE- Existing street improvements do not comply with current street standards. New 8 foot planting strip and 5 foot sidewalk is required. Pavement width will be 16 feet from centerline to front of new curb. No dedication is required. Civil plans need to be 22x34 in order to hang in our permanent record files. 4. Stormwater: There are two approaches for stormwater and one is significantly less costly. We would like to discuss both and get direction on which approach would be amenable to the City.). We are currently proposing an open bottom detention vault preceded by a water quality facility such as a StormFilter to fulfill the stormwater requirements. Is this acceptable? RESPONSE- Open bottom detention vault is allowed if soils are suitable for infiltration (KCSWM 2009, Chapter 5.4). A soils report is required. Storm system needs to comply with 2009 KCSWM. NE 15th Street and Kirkland Ave Townhomes – PRE 12-.041 Page 6 of 6 December 4, 2012 i:\preapps\rha 15th and kirkland townhomes 2012.doc 5. Street lighting: The pre-submittal meeting calls for Street lighting levels to meet RMC 4-4-0601. There are street lights in the area, but not sure what kind they are. Can you provide us with the existing lighting levels so that we can determine what we need to provide? Or provide us with a model number for existing lighting that the city is using so we can contact manufacturer? RESPONSE- Current lighting level information is not available at this time. LED lighting is required. The City does have standard details for LED poles and lighting. 6. Overhead power lines: Does the City have any plans to underground power lines in this part of the City in the near future? Or for that matter, are there plans for ANY street improvements in the near future? RESPONSE -The City has no plans to underground the existing overhead lines. 7. Water Main Extension and Fire Service: We have a preliminary layout for the water main extension based on the pre-application notes. We would like to send the preliminary layout to the water and fire reviewers for early comments. Are there any requirements for fire truck turnaround and/or access to the site from the proposed parking lot? 8. Landscape: a. Confirm link for Landscape Development Standards, currently marked as draft, are now current/adopted. http://rentonwa.gov/uploadedFiles/Business/EDNSP/planning/D- 18%20Supplemental%20Att%20A.pdf?n=4957) b. For the parking on the adjacent property, how will the removal of trees on this property affect our tree retention worksheet calculations? Do any of the adjacent trees on the adjacent property count toward tree retention? c. Landscape Standards E.1.b.i gives required tree spacing. We assume this is for street tree spacing. Please confirm. d. Is there a required landscaped buffer for the parking lot, which is located on the interior of the site and will not be visible from the street? e. Landscape Standards E.5.2.b what defines ‘landscape area’? If the pavement is pervious, is that included as landscaped area per Landscape Standards D.2. FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:November 26, 2012 TO:Rocale Timmons, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:NE 15th and Kirkland Townhomes 1. The preliminary fire flow is 2,000 gpm with an approved fire sprinkler system installed. A minimum of two hydrants are required for each building. One within 150-feet and one within 300-feet of the proposed buildings. An approved hydrant is required within 50-feet of all fire department sprinkler connections. Existing hydrants can be used to satisfy the requirements as long as they meet current code including 5- inch storz fittings. 2. Fire mitigation impact fees are applicable at the rate of $388.00 per multi-family unit. This fee is paid at time of building permit issuance. 3. Fire department apparatus access roadways are required within 150- feet of all points on the building. Fire lane signage required for the onsite roadway. 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 322-psi point loading. 4. An electronic site plan is required prior to occupancy for pre-fire planning purposes. 5. An approved fire sprinkler system is required throughout all buildings due to low available fire flow in this area. Approved fire alarm systems are also required in all buildings. Fire alarm systems are required to be fully addressable and full detection is required. Direct outside access door is required to fire alarm and fire sprinkler system control areas.