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HomeMy WebLinkAboutPlan Review Comments PRE 12-035 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: May 16, 2012     TO: Rocale Timmons, Planner     FROM: Jan Illian, Plan Review     SUBJECT: Pugh/Ting Development 4343 – Lincoln Ave NE PRE 12-035      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 8-inch water main in NE 43rd Place. See water drawing W-27-2302. Available fire flow is 2,500 gpm. The proposed project is located in the 320-water pressure zone and is outside an Aquifer Protection Zone. Static pressure in the area exceeds 122 psi. A pressure-reducing valve will be required. There is an existing ¾” - inch domestic meter that serves the existing building. 2. Applicant will be required to extend approximately 160 lineal feet of 12-inch water main from the existing stub at the SE corner of NE 43rd Place and Lincoln Ave NE, south to the southern property line of parcel 3345700057. A new hydrant will also be required to be installed at the end of the main. 3. The preliminary fire flow requirement per the Fire Marshal’s office is 2,000 gpm. All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One primary hydrant is required within 150 feet from the buildings and one additional hydrant is required within 300 feet of the building. 4. There are existing fire hydrants in the vicinity that may be counted towards the fire protection of this project, but are subject to verification for being within the required distance and require fire department approval. Any existing hydrants counted as fire protection will be required to be retrofitted with a quick disconnect Storz fitting if not already in place. 5. Water system development fees are based on the size of the new domestic water meter, fire service line, and landscape irrigation meter that will serve the site. Fees are payable prior to issuance of the construction permit. See fee schedule attached. 6. A reduced pressure backflow assembly (RPBA) will be required to be installed inline of the domestic water meter to the new building. 7. A fire sprinkler system will be required by the fire department. A separate no-fee utility permit and separate plans will be required for the installation of the double detector check valve assembly for the fire sprinkler line. 8. All devices installed shall be per the latest Department of Health “Approved List” of Backflow Prevention Devices. Location of device shall be shown on the civil plans and shall show note: “Separate plans and utility permit for DDCVA installation for Fire Sprinkler System will be required.” DDCVA installations outside the building shall be in accordance with the City of Renton Standards. For DDCVA installations proposed to be installed inside the building, applicant shall submit a copy of the mechanical plan showing the location and installation of the backflow assembly. DDCVA shall be installed immediately after the pipe has passed through the building floor slab. Installation of devices shall be in the horizontal position only. SANITARY SEWER 1. There is an 8-inch sewer in NE 43rd and an 18-inch sewer main in an easement adjacent to the site to the west. It appears that sewer stubs have been provided to the site. See sewer plan. 2. A sewer system development fee will be based on the size of the new domestic water meter that will serve the new building. This is payable prior to issuance of the construction permit. See fee schedule attached. 3. If food preparation facilities (kitchen, café, restaurant) are proposed, a grease trap or grease interceptor will be required. A separate plumbing permit is required. SURFACE WATER 1. There is an existing storm drainage ditch in NE 43rd 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, 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 Flow Control Duration Standard, Forested 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 but no less than $1012.00. This is payable prior to issuance of the construction permit. TRANSPORTATION/STREET Existing right of way width in NE 43rd Street is 60 feet. This street has been identified as a residential access street. To meet the City’s new complete street standards, street improvements fronting this site will include 26 feet of pavement, an 8-foot planter strip, 5-foot sidewalk, curb and gutter. Existing right of way width in Lincoln Ave NE is 60 feet. To meet the City’s new complete street standards, street improvements fronting the site (parcel 3345700057), will include 21 feet of pavement from the center line, an 8-foot planter strip, 8-foot sidewalk, curb and gutter. Street improvements are exempt for new construction or additions with a valuation of less than fifty thousand dollars ($50,000.00). This exemption may apply to parcel 3345700055 A traffic mitigation fee of $75 per additional generated daily trip shall be assessed as determined by the ITE trip generation manual. Credit will be given for the existing use of the building. 3. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Any new services shall be installed underground. GENERAL COMMENTS All construction utility permits for utilities, 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 Civil Engineer. Any proposed rockeries or retaining walls greater than 4 feet in height will require a separate building permit and special inspection. 3. Separate permits and fees for water meters, side sewers, and backflow devices are required.