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HomeMy WebLinkAboutRevised Plan Review Comments 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. 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: 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. 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 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. 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.