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HomeMy WebLinkAboutPlan Review Comments PRE 12-039 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: May 30, 2012 anApril 27, 2011 August     TO: Rocale Timmons, Planner     FROM: Jan Illian, Plan Review     SUBJECT: NE 4th Senior Housing – 94 units 4815 – NE 4th Street PRE 12-039      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 12-inch dead end water main fronting NE 4th Street, approximately 100 feet from the site to the west. Available flow is 2,800 gpm. There is also an existing 10-inch water line located in an easement within the Renton Mini Storage property south of the subject property, and the 10-inch looped water line can deliver 3,500 gpm. Refer to City water project plan no. W-2859. The development/site is within the City 565-hydraulic water pressure zone. The approximate static water pressure at ground level elevation (398 feet ) is 70 psi. 2. The Fire Department has calculated preliminary fire flow for this project to be 2,500 gpm. A looped water system is required on site. Extension of approximately 330 feet of 12-inch water main, along NE 4th St across the full frontage of the subject property, will be required. Installation of an on-site 10-inch water main, connecting the above new 12-inch water line in NE 4th St. to the existing 10-inch water line located in the easement within the Renton Mini Storage property (tax lot 1523059032) south of the subject property, will also be required. The applicant shall secure additional easement if needed. 3. One hydrant is required for each 1,000 gpm of required fire flow. One hydrant shall be located within 150 feet and two additional hydrants shall be located within 300 feet of the buildings. One fire hydrant is required within 50 feet of the fire department connection to the building fire sprinkler system. 4. 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 assemblies for the fire sprinkler system. DDCVA installations outside the building shall be in accordance with City of Renton Standards. Fire service system development fee will be based on the size of the fire service line(s). See fee schedule attached. 6. Since the buildings will exceed 30 feet in height, a separate backflow device (DCVA) will need to be installed inline of the domestic water meters for the residential portion of the project. 7. A reduced pressure backflow assembly will be required to be installed at the meter for the retail/commercial space. The RPBA shall be installed inside a “hot-box” per City standard details. 8. Separate water meter and backflow prevention assembly (DCVA) is required for the landscape irrigation system. Sanitary Sewer 1. There is an 8-inch sewer main in NE 4th Street. 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 is a storm drainage conveyance system in NE 4thth Street. 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, Chapters 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 Flow Control Duration Standard, Forested Site Condition. 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 a 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. Existing right-of-way width in this section of NE 4th Street is 92 feet. Frontage improvements along NE 4th Street are required to be installed in conformance with the current City street standards, as shown in the conceptual drawings in the NE 3rd – NE 4th Corridor Improvement Plan, Figure 6.  Improvements will include a 5-foot sidewalk, 5-foot planter strip (includes curb), 5-foot bike lane, and 22 feet of paving from curb. A conceptual plan is attached. 2. Street lighting is required if not already in place. 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 of 2013. 4. A traffic impact analysis is required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. General Comments 1. 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. 2. 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 the application fee at the counter on the sixth floor.