HomeMy WebLinkAboutStaff CommentsADVISORY NOTES TO APPLICANT
LUA16-000922
December 06, 2016
Name: Talbot Hill Substation Improvements
Application Date:2400 S Puget Dr
Renton, WA 98055-4311
Site Address:
PLAN - Planning Review - Land Use Version 1 |
Building Review - Planning Comments Contact: Craig Burnell | 425-430-7290 | cburnell@rentonwa.gov
Recommendations: Project will be reviewed for compliance with Building Codes. The current adopted building code is 2015 International
Building Code.
Recommendations of the geotechnical report must be followed as a condition of building permits.
Geotechnical report should be updated to 2015 IBC design parameters.
Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
Recommendations: I have reviewed the application for the Talbot Hill Substation at 2400 S Puget Drive (APN(‘s) 202305 9003, 9066,
9064) and have the following comments:
EXISTING CONDITIONS
The total site is approximately 50.4 acres acres in size and is irregular in shape. The site includes an existing substation with access gravel
driveways. The substation covers approximately 7.75 acres of the total site area.
Water No water service is proposed or required for the redevelopment project.
Sewer No sewer service is proposed or required for the redevelopment project.
Storm Runoff from the site sheet flows outward from the middle of the substation. There are existing drainage pipes on the northeast and
southeast side of the substation which are tied to catch basins within the fence line. The rims of the catch basins are currently at an elevation
higher than the surrounding ground, which prevents them from capturing stormwater. Grade differences between the substation slab and the
surrounding ground surface along the north and northeast sides of the substation prevents stormwater from draining away from the
substation and tends to pond within the substation footprint. Runoff along the southern edge of the substation flows into a culvert located
beneath the access road which ultimately flows east towards Grant Avenue South.
Streets The site is bordered by Beacon Way South to the northeast. Beacon Way South is classified as a Residential Access Road and is
located within the City of Seattle Cedar River Pipeline Easement. The site is bordered by Puget Drive Southeast to the south. Puget Drive
Southeast is classified as a Minor Arterial Street. Existing right of way in Puget Drive Southeast is approximately 100 feet as measured using
the King County Assessor’s Map. There are no existing frontage improvements along Puget Drive Southeast.
CODE REQUIREMENTS
SURFACE WATER
1.A geotechnical report, dated December 5, 2016, completed by GeoEngineers, Inc. for the site has been provided. The project site
contains moderate coalmine hazards, moderate landslide hazards and sensitive slopes (within 50 feet). Erosion control measures will need
to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including
infiltration potential and provides recommendations for project design and construction. The report discounts the use of infiltration for the
site due to the depth of the outwash soils compared to the existing surface elevations present on the site. Geotechnical recommendations
presented need to be address within the project plans.
2.A Preliminary Drainage Plan and Technical Information Report (TIR), dated November 16, 2016, was submitted by HDR Engineering,
Inc. with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard
area matching Forested Site Conditions and is within the Lower Cedar River and Black River Drainage Basin. The development is subject to
Full Drainage Review in accordance with the 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton
Amendments to the KCSWDM. All core requirements and the six special requirements are discussed in the Technical Information Report.
The following stormwater improvements are required and shall be discussed within the TIR:
a.The applicant submitted a complete Condition Use Permit Application on December 6, 2016 and is therefore vested to the 2009
KCSWDM and the 2010 City of Renton Amendments to the KCSWDM for a period of 180 days from the application date. The vesting period
will expire on June 4, 2017 in accordance with RMC 4 1 045E.2.b. A complete Construction Permit Application must be received prior to the
expiration date of the vesting period. Otherwise, the applicant will be required to comply with the stormwater manual that is in effect at the
time of construction permit application.
b.Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development since the new plus replaced
impervious area is over 2,000 square feet. A preliminary drainage plan, including the application of flow control BMPs, shall be included with
the land use application, as applicable to the project.
c.As noted in the report, the applicant is exempt from water quality since the new plus replaced pollution generating impervious surface
(PGIS) area is less than 5,000 square feet. Any changes to the redevelopment project which results in greater than 5,000 square feet of
PGIS area, as defined by the 2009 KCSWDM, may trigger water quality facilities to be provided.
3.The applicant has proposed installation of a new stormwater conveyance system inside the substation which will route flows to a new
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ADVISORY NOTES TO APPLICANT
LUA16-000922
PLAN - Planning Review - Land Use Version 1 |
Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
detention pond to be located at the sound end of the substation between the substation and the access road in order to mitigate the added
impervious surface area of the redevelopment project.
4.All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a
temporary construction easement prior to any permits being issued.
5.A Construction Stormwater General Permit from Department of Ecology is required since grading and clearing of the site exceeds one
acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
6.Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is
payable prior to issuance of the construction permit.
TRANSPORTATION
1.Per City code 4 6 060, required half street frontage improvements shall include 54 ft of paved roadway width (27 ft from centerline),
installation of a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, street trees and storm drainage improvements. No right of way
dedication is required.
2.Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1
and 104.2.
a.The maximum width of any driveway shall not exceed 30 feet at the right of way line.
b.Driveways shall be located a minimum of 5 feet from property lines.
c.Maximum driveway slope is 8%.
3.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements for any work within the City
right of way.
GENERAL COMMENTS
1.When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, one (1) complete
electronic submittal (drawings and drainage report), the permit application, an itemized cost of construction estimate, and application fee at
the counter on the sixth floor. Please visit the Development Engineering Forms page for the most up to date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
2.Adequate separation between utilities as well as other features shall be provided in accordance with code requirements.
3.All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the
Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
4.A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need
to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity.
5.A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6.All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The
construction of these franchise utilities must be inspected and approved by a City of Renton inspector.
7.Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at
the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development
fee schedule.
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