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HomeMy WebLinkAboutPlan Review Comments PRE 12-017 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: March 13, 2012     TO: Vanessa Dolbee, Planner     FROM: Arneta Henninger, Plan Review     SUBJECT: QFC Fueling Station at NE 4TH St & Duvall Ave 4615 NE 4TH St PRE 12-017 Parcel 1523059124 (see PRE 10-046 and PRE 09-027)      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 for the QFC gas station, located at the southwest corner of NE 4th St and Duvall Ave NE, all in Section 15, Township 23N, Range 5E, which proposes a to construct a cashier’s kiosk covering nine multi-product dispensers and creating 10 vehicle fueling positions (project includes restrooms). The following comments are based on the pre-application submittal made to the City of Renton by the applicant for a refueling station. Water There is an existing 8” CI water main located in NE 4th St (see City of Renton water drawing W-0240 for detailed engineering plans) and an existing 8” water main in Duvall Ave NE (see City of Renton water drawing W-0943 for detailed engineering plans). This project is located in the Aquifer Protection Zone 2. Construction of a commercial building will trigger a separate review. Per the City of Renton Fire Marshal, the preliminary fire flow calculated for this site is 1,500 GPM. A minimum of two fire hydrants is required. Any new construction must have one fire hydrant capable of delivering a minimum of 1,000 GPM and shall be located within 150 feet of the front of the structure, and additional hydrants (also capable of delivering a minimum of 1,000 GPM) within 300 feet of the front of the structure. This distance is measured along the travel route. The number of additional hydrants required is dependent on the calculated fire flow of the new commercial building. Existing fire hydrants shall be retrofitted with a quick disconnect Stortz fitting. Per City records there is an existing ¾” water meter on the site. The proposed gas station would need to install a minimum 1” water meter with a Reduced Pressure Backflow Prevention Device in a “Hot Box”. The existing ¾”meter might be considered for use as the irrigation meter, in which case a DCVA is required at the meter. The Water System Development Charge is based on the size of any and all water meters. They are triggered if there is a new water meter or if an existing water meter is upsized. Credit is granted for the existing service. These fees are collected at the time a construction permit is issued. Sanitary Sewer There is an existing 24” sanitary sewer main located in NE 4th St. This project will need to connect to the existing MH in the intersection of NE 4th St and Duvall Ave NE by installing an inside drop connection. A commercial building permit will trigger a separate review. The applicant needs to show how this site will be served with a commercial side sewer with a minimum 6” diameter pipe. Separate drains for the concrete islands are required to be connected to an oil water separator downstream in a vault in a positive direction. A shut off valve is required to be installed. There may be an abandoned septic tank and/or a drain field on this site which will need to be abandoned in accordance with the King County Health Dept. This site is located in the East Renton Special Assessment District (SAD 0002). This fee is $.0973 per square foot of the parcel of land and is required to be paid prior to issuance of a construction permit. The Sanitary Sewer System Development Charge is based on the size of the domestic water meter. These fees are collected at the time a construction permit is issued. Storm Drainage There are storm drainage facilities in NE 4th St and in Duvall Ave NE. A conceptual drainage plan and report is required to be submitted with the formal application for a commercial project. The project shall comply with the City of Renton Amendments to the 2009 King County Surface Water Design. Your civil engineer will look in the Manual under Section 1.2.3.1 Area-Specific Flow Control Facility Requirement. This site is located, per the Flow Control Application Map, in the Flow Control Duration Standard (Forested Conditions). The Surface Water SDC fees are $0.405 per square foot of new impervious area. These fees are collected at the time a construction permit is issued. Street Improvements Per the NE 3rd/NE 4th St Corridor Plan, the proposal needs to construct the typical street section matching existing curb on NE 4th St. This will include two 11-foot travel lanes, a two- way left hand turn lane, and a 5’ bike lane adjacent to the new curb. The typical street section needs to show a 5-foot sidewalk separated from the roadway curb and adjacent to the new property line, with a planting strip including street trees on NE 4th St. Additional right-of-way will be required to achieve the above. Per City of Renton code, property corners in commercial blocks at intersections of public rights-of-way shall have a dedicated minimum radius of 25 feet. The curb return for the arterial is required to be dedicated at the minimum radius of 35 feet for the intersection of NE 4th St and Duvall Ave NE. The plans must include the relocation of the traffic signal pole and controller, located at NE 4th St & Duvall, as part of this development design. The driveway access on NE 4th St shall be right turn in and right turn out only due to the close proximity to the Duvall Ave NE intersection. A channelization plan (striping, buttons, arrows) for Duvall Ave NE will be required. The typical road section for Duvall Ave NE is 20’ paving from centerline to face of curb, and 5’ sidewalk adjacent to property line. A Traffic Study is required addressing queuing and driveway/access safety evaluations. General Comments All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards.