HomeMy WebLinkAboutPRE19000080 Park Ave Bike Shop preapp_DEV Eng_Comments_Revised
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 1, 2019
TO: Angelea Weihs, Current Planning
FROM: Rohini Nair, Plan Review
SUBJECT: Development Engineering section comments for
ParkAve–Bike shop Pre-Application PRE19-000080
(Parcel# 7224000865).
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 project proposal located at the
Parcel# 7224000865. The following comments are based on the pre-application submittal made
to the City of Renton by the applicant.
WATER
The proposed development is within the City of Renton’s water service area and in the Valley
196-pressure zone.
The development is within Zone 2 of the City’s wellhead protection areas.
There is existing water main in the vicinity of the site:
16-inch water main in Park Avenue N that can deliver a maximum capacity of 7,000
gallons per minute (gpm) – refer to City water project plan no. W-1920.
The static water pressure is approximately 71 psi at ground elevation of 32 feet.
There are 2 existing fire hydrants within 300 feet of the property.
Based on the review of project information submitted for the pre-application meeting, Renton
Regional Fire Authority has determined that the preliminary fire flow demand for the proposed
development is 2,500 gpm including the use of an automatic fire sprinkler system. Per City
Codes, a looped water main around the building is required when the fire flow demand exceeds
2,500 gpm.
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The following developer’s installed water main improvements will be required to provide
domestic and fire protection service to the development including but not limited to:
1. The location and number of any required hydrants will be determined by the Renton
Fire Authority based on the final fire flow demand and final site plan. A hydrant is
required within 50 feet of the building’s fire sprinkler system fire department
connection (FDC).
2. Installation of a fire sprinkler stub a with a detector double check valve assembly
(DDCVA) for backflow prevention to each building. The fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall
be installed on the private property in an outside underground vault per City standard
plan no. 360.2. The DDCVA may be installed inside the building if it meets the
conditions as shown on City’s standard plan 360.5 for the installation of a DDCVA inside
a building. The location of the DDCVA inside the building must be pre-approved by the
City Plan Reviewer and Water Utility.
3. Installation of a domestic water meter for each building. The sizing of the meter(s) shall
be in accordance with the most recent edition of the Uniform Plumbing Code.
4. Installation of a with a backflow prevention assembly on private property behind the
domestic water meter.
A double check valve assembly (DCVA) is required for water meters for residential water
use. DCVA’s with size 2-inch or smaller shall be installed a meter box and DCVA’s with
size 3-inch and larger shall be installed in an exterior vault per City standard plan 320.4.
The location of the DCVA’s inside the building must be pre-approved by the City Plan
Reviewer and Water Utility.
A reduced-pressure principle backflow prevention assembly (RPBA) is required for water
meters for retail, commercial, industrial water use. The RPBA shall be installed inside an
above-ground heated enclosure per City standard plan no. 350.2. The RPBA may be
located inside the building if a drainage outlet for the relief valve is provided and the
location is pre-approved by the City Plan Reviewer and City Water Utility Department.
5. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if
applicable.
6. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of
Renton General Design and Construction Standards for Water Main Extensions as shown
in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical
separations between the new water main and other utilities (storm sewer pipes and
vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and
maintenance of the water main. Retaining walls, rockeries or similar structures cannot
be installed over the water main unless the water main is installed inside a steel casing.
7. A conceptual utility plan will be required as part of the land use application for the
subject development.
1. The development is subject to applicable water system development charges (SDC’s)
and meter installation fees based on the number and size of the meters for domestic
uses and for fire sprinkler use. The development is also subject to fees for water
connections, cut and caps, and purity tests. The fee information for all City permits that
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will be issued in 2019 and 2020 can be obtained from the City Fee Schedule available in
the City of Renton website. Fees that are current will be charged at the time of
construction permit issuance.
Sanitary Sewer
1. The site is located in the City of Renton Sewer service area.
2. There is an existing 8-inch sewer main (S-0467) on Park Ave N and there is existing 8-
inch sewer main (S-2824) on the alley located west of the parcel. The as-built plan for
the sewer main in the alley shows an existing clay sewer stub to the property. A CCTV
will be required to be provided by the developer to determine if the existing stub can
be lined or if it needs to be replaced by new pvc pipe.
3. Side sewer connection can be provided from the above mentioned existing sewer main
to serve the project.
4. Any floor drains provided for the project that are required by building department
should connect with the sewer system.
5. System development charge (SDC) fee for wastewater will be based on the size of
domestic water meter required for the project. . The rate that is current at the time of
issuance of the utility construction permit will be applicable on the project. The fee
information for City permits that will be issued in 2019 are available from the City of
Renton Fee Schedule .
Surface Water
1. A drainage review is required for projects that include
a. 2,000 square feet or more of new and/or replaced impervious surface, or
b. 7,000 square feet or more of land disturbing activity, or
c. proposes to construct or modify a drainage pipe or ditch that is 12 inches or more in
size/depth, or
d. is located in or adjacent to a flood hazard area, erosion hazard area, steep slope
hazard area, or landslide hazard area, landslide hazard drainage area, or
e. the redevelopment project proposes $100,000 or more of improvements to an
existing high-use site.
If any of the above mention criteria are met, then a drainage review meeting the current
City of Renton’s Surface Water Design Manual (RSWDM) will be required. City of
Renton standards include frontage improvements and the on-site work as one single
project.
2. There is existing 12-inch stormwater main (R-191801) in the alley located west of the
parcel. And there is a 12-inch stormwater main (R-22080F) located on Park Avenue to
the north side of the parcel.
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3. There is an existing 8-inch private stormwater conveyance located within the site.
4. The site is classified as a high seismic area in the City of Renton GIS map.
5. A drainage report complying with the current Renton Surface Water Design Manual
(RSWDM) will be required if any of the thresholds mentioned in item 1 above is
met. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control
Standard Matching Existing Site Conditions and is within the Lower Cedar River Drainage
Basins. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review
required in the RSWDM and include the flow chart in the drainage report.
6. The development is required to provide water quality treatment prior to discharge if the
new plus replaced pollution generating impervious surface exceeds 5,000 square feet.
Commercial projects are required to provide enhanced basic water quality treatment
(Reference Section 1.2.8 of the RSWDM).
7. Appropriate on-site flow control BMPs (Core Requirement #9) will be required to help
mitigate the new runoff created by the proposed redevelopment if the new and/or
replaced impervious surface exceeds 2,000 square feet. If the threshold is met, the
preliminary drainage plan submitted with the land use application shall include the
application of on-site flow control BMPs, as applicable to the project. The final drainage
plan and drainage report must be submitted with the civil construction permit
application.
8. All conveyance systems and outfalls impacted and/or created by the redevelopment
project shall be analyzed in accordance with the RSWDM.
9. The current City of Renton Surface Water Standard Plans shall be used in all drainage
plan submittals and are available online on the City of Renton website.
1. Surface water system development fee is $0.72 per square foot of new impervious
surface, but not less than $1,800.00. This is payable prior to issuance of the civil
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued. The fee information for City permits that will be issued in
2019 is available online from the City of Renton Fee Schedule
10. If any of the criteria in comment #1 are met then, as a commercial site, Special
Requirement #4 “Source Controls” per section 1.3.4 in the RSWDM will be applicable.
11. If any of the criteria in comment #1 are met, and if the site is categorized as a “high-use
site” per the Definitions section in Chapter 1 of the RSWDM, then Special Requirement
#5 “Oil Control” per section 1.3.4 in the RSWDM will be applicable.
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Transportation
1. Payment of the transportation impact fee is applicable on the buildings at the time of
building permit and is based on the type of use of the building. The transportation
impact fee information for City permits that will be issued in 2019 are available from the
City of Renton Fee Schedule available online in the City of Renton website. The fee is
subject to change and the transportation impact fee that is current at the time of
building permit application will be applicable.
2. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM
peak) are required to do a traffic impact analysis. The trips should be calculated based
on the guidelines of the current ITE Trip Generation Manual. Refer to the attached
policy guidelines for traffic impact analysis for guidelines. If the site generates 20 or
more new peak hour trips in either AM peak or PM peak, then applicant should contact
the City to get information of the locations where traffic analysis is required.
3. Street and frontage requirements – The proposed development site has frontage on
Park Ave N and on public alleys to the north and to the west. The site is located in the
City Center Community Area.
Park Ave N: Existing right-of-way width in Park Ave North fronting the site is 60
feet. Park Ave is classified as a principal arterial street. To meet the City’s complete
street standards and the City Center plan requirements, street improvements
including a pavement width of 22 feet from the center line, curb, gutter, a 12-foot
wide sidewalk with street tree grates, storm drainage improvements, and street
lighting are required to be constructed in the right of way fronting the site per City
code 4-6-060. Overall street section will be a 79 foot roadway. Approximately 9.5 of
right-of-way dedication is required along the project side in Park. Per RMC 4.6.060,
the street improvements and ROW dedication on the half street fronting the
development is required to be provided by the applicant. The developer may
submit a modification request to provide only the ROW dedication.
Public alley to the North: The available right of way (ROW) width on the public alley
to the north is 15 feet (as per the King County assessor map). Per RMC 4.6.060, the
require ROW width and required paved width on Commercial public alley is 16 feet.
Renton Municipal Code requires the ROW dedication of 1 feet and paved width of
16 feet to be provided by the developer. The developer may submit a modification
request to provide only the ROW dedication.
Public alley to the South: The available right of way (ROW) width on the public alley
to the south is 12 feet (as per the King County assessor map). Per RMC 4.6.060, the
require ROW width and required paved width on Commercial public alley is 16 feet.
Renton Municipal Code requires the ROW dedication of 2 feet and paved width of
(16?) feet to be provided by the developer. The developer may submit a
modification request to provide only the ROW dedication.
4. A minimum intersection radius of 35 feet is required at the intersection with Park Ave N.
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5. ADA compliant curb ramps are required to be provided on the site frontages.
6. Street lighting meeting requirements of RMC 4-6-060 is required to be provided by the
project.
7. Undergrounding of all existing and new utilities is required within site and on all
frontages is required per city code.
8. Paving and trench restoration will comply with the City’s Trench Restoration and
Overlay Requirements.
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in
accordance with code requirements:
a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other
utilities is required with the exception of water lines which require 10-ft
horizontal and 1.5-ft vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or
wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall
or of the building.
d. Minimum 15 feet wide easement is required for any City utility located outside
public right of way.
4. All civil construction 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. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. A demo permit is required for the demolition of the existing building. The demo permit
shall be acquired through the building department.
7. Fees quoted in this document reflect the fees applicable in the year 2019 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.
POLICY GUIDELINES FOR TRAFFIC IMPACT ANALYSIS
FOR NEW DEVELOPMENT
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.
The developer shall select a registered professional engineer with adequate experience in
transportation planning and traffic engineering. Upon request, the Public Works Department
will offer potential candidates.
The analysis shall incorporate the following elements in the suggested format:
Introduction:
The introduction should, in a narrative fashion with graphics where appropriate to enhance the
text, describe the proposed development (including proposed time frame), establish study area
boundaries (study area should include all roadways and intersections that would experience a 5%
increase in peak hour traffic volumes as a result of the proposed development), describe existing
and proposed land uses within the study area, and describe the existing transportation system to
include transit routes, roadway and intersection conditions and configuration as well as currently
proposed improvements. Roadways and intersections to be analyzed will be determined through
coordination with the Public Works Department and Community Development staff.
Site Generated Traffic Volumes:
The analysis should present a tabular summary of traffic generated from the proposed
development listing each type of proposed land use, the units involved, trip generation rates
used (to include total daily traffic, AM peak hour and PM peak hour) and resultant trip
generation for the time periods listed.
The trip generation information provided in the traffic impact study must be based on the
current edition of the ITE Trip Generation book.
Site Generated Traffic Distribution:
The distribution of site-generated traffic should be presented by direction as a percentage of the
total site generated traffic in a graphic format. The basis for the distribution should be
appropriately defined.
Site Generated Traffic Assignment:
A graphic presentation should be provided illustrating the allocation of site-generated traffic to
the existing street network. The presentation should include Average Daily Traffic (ADT) and
AM-PM peak hour directional volumes as well as turning movements at all intersections,
driveways, and roadways within the study area.
Existing and Projected Horizon Year Traffic Volumes With and Without the Proposed
Development:
The report should include graphics, which illustrate existing traffic volumes as well as forecasted
volumes for the horizon year of the proposed development. Forecasted volumes should include
a projected growth rate and volumes anticipated by pending and approved developments
adjacent to the proposed development. If the development is multi-phased, forecasted
volumes should be projected for the horizon year of each phase. The site-generated traffic
should then be added to the horizon year background traffic to provide a composite of horizon
year traffic conditions.
Condition Analysis:
Based upon the horizon year traffic forecasts with the proposed development, a level of service
(LOS) analysis should be conducted at all intersections (including driveways serving the site).
Based upon this analysis, a determination should be made as to the ability of the existing and
proposed facilities to handle the proposed development. The level of service (LOS) analysis
technique may include any of the commonly accepted methods.
An analysis should be made of the proposed project in light of safety. Accident histories in close
proximity to the site should be evaluated to determine the impact of proposed driveways and
turning movements on existing problems.
Mitigating Measures:
Based upon the results of the previous analysis, if it is determined that specific roadway
improvements are necessary, the analysis should determine what improvements are needed.
If the developer can reduce vehicular traffic by means of promoting transit and ridesharing usage,
these methods are acceptable.
Any proposed traffic signals should be documented with an appropriate warrant analysis of
conditions in the horizon year with the development. Traffic signals should not be contemplated
unless they meet warrants as prescribed in the Federal Highways “Manual on Uniform Traffic
Control Devices”. Proposed traffic signals shall provide coordination programs to compliment the
system.
Any modifications necessary to insure safe and efficient circulation around the proposed site
should be noted.
Conclusions:
This section should serve as an executive summary for the report. It should specifically define the
problems related directly to the proposed developments and the improvements necessary to
accommodate the development in a safe and efficient manner.
A draft report shall be presented to the Development Services Division so that a review might be
made of study dates, sources, methods, and findings. City Staff will then provide in writing all
comments to the developer. The developer will then make all necessary changes prior to
submitting the final report.
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