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HomeMy WebLinkAboutPRE16-000181 Sunset & Monroe Plan Review Comments_AF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 24, 2016 TO: Rocale Timmons, Planner FROM: Ann Fowler, Plan Review SUBJECT: Sunset & Monroe Mixed Use Bldg 1409 Monroe Ave Ne PRE16-000181 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 located at parcel(s) 0423059104. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Highlands 565-hydraulic zone. 2. There is an existing 12-inch City water main located in Monroe Ave NE (see Water plan no. W- 1824) that ends approximately 100 feet south of Sunset Blvd NE. The maximum capacity of the 12-inch line is 3,430 gpm. 3. There is an existing 12-inch City water main located in the westerly side of NE Sunset Blvd (see Water plan no. W-0315) that can deliver 3,800 gpm. 4. The static water pressure is approximately 72 psi at elevation 400 feet. 5. The site is located within Zone 2 of an Aquifer Protection Area. 6. Based on the project information submitted by the applicant for the pre-application meeting for the proposed development, the City’s Fire Prevention Department has determined that the preliminary fire flow demand for the proposed development is 1,750 gpm, including the use of a fire sprinkler system. 7. The following water main improvements are required to provide water service for domestic use and fire protection for the development per City Code and Development standards (RMC 4-6- 010B) including, but not limited to: a. Extension of the existing 12-inch water main in Monroe Ave NE to the south property line (approximately 100 feet). b. Extension of a minimum 8-inch water main along the south right-of-way line of NE Sunset Blvd, if the installation of new hydrant(s) is required along Sunset Blvd NE. Sunset & Monroe Mixed Use Bldg– PRE16-000181 March 24, 2016 Page 2 of 4 c. Installation of fire hydrants as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. d. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.2. The DDVCA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building. e. Installation of a domestic water meter with a double check valve assembly (DCVA) behind the meter. f. Installation of a landscape irrigation meter and DVCA, if applicable. 8. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. 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. 9. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall provide for the operation and maintenance of the water main. 10. The development is subject to a water system development charge (SDC) and meter installation fees. The SDC fee for water is based on the size of the new domestic water to serve the project. The current SDC fee for a single 1-inch meter service is $3,245.00 per meter. Service line installation costs are $2,850.00 per 1-inch service line. Credit will be given for the existing 3/4- inch meters serving the properties (UB account ref #430034, 430035, 430036) if they are no longer used and are cut and capped at the main. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in Monroe Ave NE (see City plan no. S- 0045). 3. There is an existing 8-inch wastewater main located in NE Sunset Blvd (see City plan no. S-0030). 4. The developer will need to show how they propose to serve the new development with sanitary sewer service, connecting to the existing concrete line in NE Sunset Blvd. 5. From the proposal, the project appears to contain only office and residential space. If the project will utilize any retail space, grease interceptors would be required. 6. Covered parking areas will need to direct parking drainage to the sanitary sewer system through an oil/water interceptor. If any parking is not covered, it will need to be directed away from the sanitary sewer and into the storm sewer system. 7. Trash areas, if proposed, will need to be covered and the enclosure floor area shall be directed to the sanitary sewer system. 8. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter install is $2,242.00 per meter. Each lot shall have a separate meter. SURFACE WATER 1. There is a 12-inch stormwater main located in Monroe Ave NE. Sunset & Monroe Mixed Use Bldg– PRE16-000181 March 24, 2016 Page 3 of 4 2. There is a 12-inch stormwater main located in NE Sunset Blvd. 3. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 4. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the utility construction permit application. 5. A Construction Stormwater Permit from Department of Ecology is not required as clearing and grading of the site does not exceed one acre. 6. 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. 7. Surface water system development fee is $0.5940 per square foot of new impervious surface. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. A traffic impact analysis is required when the 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. Traffic study guidelines are included with the pre-application packet. The analysis must include a discussion on traffic circulation to and from the site and onsite traffic circulation. The study shall include trip generation and trip distribution for the project for both AM and PM peak hours. 2. The proposed development fronts Monroe Ave NE along the east property line(s). Monroe Ave NE is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 - 65 feet. To meet the City’s complete street standards for Minor Arterial streets, minimum ROW is 91 feet. Dedication of 13 - 15.5 feet of ROW fronting the site will be required. Per City code 4- 6-060, half street improvements shall include a pavement width of 54 feet (27 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. 3. The proposed development fronts NE Sunset Blvd along the north property line(s). NE Sunset Blvd is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 98 - 107 feet. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 103 feet. Dedication of 0 - 2.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. 4. The current design of NE Sunset Blvd corridor improvements maintains site access for the current use of the project site. The traffic analysis provided by the developer will be reviewed by the City to determine the feasibility of ingress/egress on NE Sunset Blvd based on the increased traffic circulation to serve the development. 5. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. Sunset & Monroe Mixed Use Bldg– PRE16-000181 March 24, 2016 Page 4 of 4 b. Maximum driveway slopes shall not exceed 8% without approval from the Administrator. Driveways exceeding 8% shall provide slotted drains. c. The maximum driveway width shall not exceed thirty feet (30'). 6. Installation of street lighting and street trees is required. 7. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $1,923.83 per dwelling unit for the residences and $5.10 per square foot of general office space. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. All construction or service 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 Civil Engineer. 2. 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. 3. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat. 4. Fees quoted in this document reflect the fees applicable in the year 2016 only and will be assessed based on the fee that is current at the time of the permit application. 5. All utilities serving the site are required to be undergrounded.