Loading...
HomeMy WebLinkAboutPRE16-000415 Hotel LaQuinta Plan Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 30, 2016 TO: Matthew Herrera, Planner FROM: Ann Fowler, Civil Engineer II, Plan Review SUBJECT: LaQuinta 85-Unit Hotel 615 & 617 Williams Ave S PRE16-000415 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) 1723059069, 1723059136, 1823059115 and 1823059282. 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 Valley 196-hydraulic zone. 2. There is an existing 18-inch City water main located in South Grady Way (see Water plan no. W- 0020). 3. There is an existing 12-inch City water main located in Williams Avenue South (see Water plan no. W-2722). 4. There is an existing 24-inch City transmission water main located in Burnett Avenue South (see Water plan no. W-0562). 5. The static water pressure is approximately 71 psi at ground water elevation of 27 feet. 6. On-site and off-site water main improvements will be required to provide water service for domestic use and for fire protection per City Code based on the final fire flow demand and the location and number of required fire hydrants. 7. A looped water main around the building is required if the fire flow demand is above 2,500 gpm. a. A 12-inch water main extension along the north portion of the site will be required to provide a looped water main. The 12-inch water main shall be connected to the existing 12-inch main in Williams Avenue South and to the 24-inch main in Burnett Avenue South. This will require an additional easement across the adjacent property to the west (parcel number 1823059046). 8. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The DDCVA shall be installed in an outside underground vault Laquinta 85-Unit Hotel– PRE16-000415 June 30, 2016 Page 2 of 4 per City standard plan no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for installation of a DDCVA inside a building. 9. Installation of a domestic water meter with a reduced-pressure backflow prevention assembly (RPBA). The RPBA shall be installed behind the meter and inside an above-ground heated enclosure per City standard plan no. 350.2. 10. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. 11. Installation of a landscape irrigation meter and double check valve assembly (DCVA), if applicable. 12. 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. 13. Adequate horizontal and vertical separation 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. 14. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 15. A conceptual utility plan will be required as part of the land use application for the subject development. 16. The site is located outside of an Aquifer Protection Area. 17. There is an existing 1-inch domestic water meter serving the existing building at 615 Williams Avenue South (account reference no. 070143). 18. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter install is $3,245.00 per meter. Credit will be provided for the existing meter if the existing meter is abandoned. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in an easement to the south of parcels 1823059115 and 1823059282 which connects into NE 7th Street to the west of the subject project (see City plan no. S-0715). 3. There is an existing 8-inch wastewater main located in Williams Avenue South (see City plan no. S-2722). 4. The developer will need to show how they propose to serve the new development with sanitary sewer service. 5. 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. 6. A grease trap or grease interceptor is required for food preparation facilities (kitchen, café, restaurant). A separate plumbing permit is required. Grease interceptor outside the building will be reviewed by the wastewater department. 7. The development is subject to a wastewater system development charge (SDC) fee. 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. SURFACE WATER Laquinta 85-Unit Hotel– PRE16-000415 June 30, 2016 Page 3 of 4 1. There is an existing 18-inch stormwater main located in South Grady Way. 2. There is an existing 18-inch stormwater main located in Williams Avenue South. 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 Black River 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 required if clearing and grading of the site exceeds 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 $0.594 per square foot of new impervious surface. This is payable prior to issuance of the construction permit. 8. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All project vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4-1- 045 for information regarding project vesting. TRANSPORTATION 1. The proposed development fronts South Grady Way along the south property line(s). South Grady Way is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is approximately 78 feet. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 103 feet. Dedication of 13 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. However, the City’s transportation group has determined and will support an alternate standard to match the established standard street section for South Grady Way. The City established standard street section for South Grady Way, which shall be installed by the developer as part of the proposed development, will allow retention of the existing curb-line and pavement width of approximately 55-feet. Developer will be required to install 8-foot planting strips and 8-foot sidewalks behind the existing curb along the frontage of South Grady Way. This recommendation results in approximately 8-feet of ROW dedication. Actual ROW dedication will be dependent upon final survey of existing conditions. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4-9-250C5d. 2. The proposed development fronts Williams Avenue South along the east property line(s). Williams Avenue South is classified as a Minor Arterial Road. Existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for Minor Arterial streets, minimum ROW is 91 feet. Dedication of 15 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 Laquinta 85-Unit Hotel– PRE16-000415 June 30, 2016 Page 4 of 4 drainage improvements. Currently, Williams Avenue South is a one-way travel roadway, but is part of the two-way conversion project, which is set to be substantially complete in 2019. Therefore, the City’s transportation group has determined and will support an alternate standard to match the established standard street section for Williams Avenue South. The City established standard street section for Williams Avenue South, which shall be installed by the developer as part of the proposed development, will allow retention of the existing curb-line and pavement width of approximately 45-feet. Developer will be required to install 8-foot planting strips and 8- foot sidewalks behind the existing curb along the frontage of South Grady Way. This recommendation results in approximately 8-feet of ROW dedication. Actual ROW dedication will be dependent upon final survey of existing conditions. Applicant will need to submit an application to the City requesting a modification of the street frontage improvements as outline in City code 4-9-250C5d. 3. 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. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum driveway width shall not exceed thirty feet (30'). d. The proposed driveway entrance from South Grady Way will be limited to right-in and right-out movements only. e. The proposed driveway entrance from Williams Avenue South will be limited to right-in and right-out movements until completion of the two-way conversion project. Upon conversion, northbound left turns from Williams Avenue South may be feasible. 4. Parking lot construction shall be in accordance with City code 4-4-80G. 5. Street lighting and street trees is required. 6. 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. 7. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee for a Hotel is $1,952.79 per room. 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. 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. 4. All utilities serving the site are required to be undergrounded.