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HomeMy WebLinkAboutPlan Review Comments PRE 12-041 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. 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. 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.