Loading...
HomeMy WebLinkAbout16-0721 PRE16-000486 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000486.Rocale\16-0721 PRE16-000486 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 21, 2016 TO: Rocale Timmons, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Puget Drive Apartments – 1800 S. Puget Drive PRE 16-000486 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 of the application for the Puget Drive Apartments located at 1800 S. Puget Drive. The applicant is proposing to construct a three and four story mixed use buildings divided by a central common courtyard. One building will be three stories of residential over one story of commercial / office. The other building will be four stories of residential over one story of commercial / office. WATER COMMENTS 1. Water service is provided by the City of Renton. The site is in the Rolling Hills service area in the 490’ hydraulic pressure zone. The approximate static water pressure is 126 psi at a ground elevation of 200’ (Benson Road S.). Static water pressure varies based upon elevation. 2. There is an existing 8” water main east of the site along the western frontage of Benson Road S. that can provide 2,500 gallons per minute (gpm). Reference COR Project File WTR2700388 for record drawings. There is also a 16” water main along the eastern frontage of S. Puget Drive that turns west across S. Puget Drive approximately 115 feet south of the site’s southwest corner. This line can provide 6,500 gpm. Reference COR Project File WTR2702126 for record drawings. Puget Drive Apartments – PRE16-000486 Page 2 of 6 July 21, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000486.Rocale\16-0721 PRE16-000486 Civil Pre-App Comments.docx 3. An extension of the water main in S. Puget Drive approximately 725’ along the site frontage to the northern property line is required. The new water main shall be 12”. At the northern property line, the new water main shall be connected to the existing 8” water main in Benson Road S. This extension is approximately 150’. The new water main shall be 12”. A 15’ wide utility easement shall be granted to the City for the water main improvements located on the project site. 4. Below is a summary of the existing fire hydrants in the vicinity of the site. Please refer to Fire Authority for required number of hydrants. a. Along the western frontage of Benson Road S., across from the intersection with Eagle Ridge Drive S. (COR Facility ID HYD-S-00113). b. Along the western frontage of Benson Road S., approximately 115 feet west of the western site boundary (COR Facility ID HYD-S-00241). c. Along the western frontage of Benson Road S., approximately 115 feet east of the eastern site boundary (COR Facility ID HYD-S-00101). d. Along the northern frontage of Eagle Ridge Drive S., approximately 165 feet east of the site (COR Facility ID HYD-00542). 5. A fire sprinkler stub with a double detector check assembly (DDCVA) in an exterior underground vault per COR Standard Plan 360.2 shall be installed for backflow prevention for each building. Each DDCVA may be installed inside each building if each meets the conditions as shown on COR Standard Plan 360.5 for the installation of a DDCVA inside a building. 6. A domestic water meter installation shall be installed for each building. Domestic water meters shall be sized in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meters 3” or larger shall be installed in an exterior vault in accordance with COR Standard Plan 320.4. Installation of a double check valve assembly (DCVA) per City standards behind each meter is required. 7. A separate domestic water meter installation shall be installed for each building for the commercial / office spaces. The commercial / office domestic meters shall have a reduced pressure backflow assembly (RBPA) installed behind the meter. The RBPA shall be installed inside an above ground heated enclosure per COR Standard Plan 350.2. The RPBA may be located inside the building if coordinated with the City plan reviewer and City water utility department. 8. Pressure reducing valves are required downstream of the water meters as pressure exceeds 80 psi. 9. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter COR Standard Plan 340.8. Puget Drive Apartments – PRE16-000486 Page 3 of 6 July 21, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000486.Rocale\16-0721 PRE16-000486 Civil Pre-App Comments.docx 10. Water improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separation between new water mains and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) 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 of a steel casing. 11. The development is subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic use and fire prevention. Meters greater than 2” will be charged a $220.00 processing fee and the contractor will provide the meter and install it. The full water fee schedule can be found in the City’s 2016 development fees document on the City’s website. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer flowing south to north east of the site along the eastern frontage of Benson Road S. Reference COR Project File WWP2700078 for record drawings. There is also an existing 8” PVC sewer flowing south to north west of the site in the wooded area of the PSE property west of S. Puget Drive. Reference COR Project File WWP2700259 for record drawings. 2. New building side sewers shall be a minimum of 6” and shall have a minimum slope of 2%. An on-site sewer lift station may be considered to connect to the sewer main along Benson Road S. Connection to the main in PSE property will require a sewer easement from PSE. No sewer main extension is required in S. Puget Drive. 3. If a commercial kitchen is proposed in either building, a grease interceptor will be required. The grease interceptor shall be sized based on drainage fixtures units in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC). The grease interceptor shall drain by gravity to the sewer main. The grease interceptor shall be located on site so that is accessible for routine maintenance. Grease traps may be considered for food establishments that do not have full-size kitchens such as coffee shops. 4. If floor drains are required in the proposed parking areas, all wastewater shall be routed through a City approved oil/water separator prior to discharge into the sewer main. 5. The development is subject to applicable sewer system development charges (SDCs) for the sewer services. The SDCs for the sewer services are based on the size of the domestic water services. The full sewer fee schedule can be found in the City’s 2016 development fees document on the City’s website. STORM DRAINAGE COMMENTS 1. The site is undeveloped and heavily wooded. The majority of the site contains steep slopes exceeding 15%. The site generally slopes from the eastern frontage (Benson Road S.) to the Puget Drive Apartments – PRE16-000486 Page 4 of 6 July 21, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000486.Rocale\16-0721 PRE16-000486 Civil Pre-App Comments.docx western frontage (S. Puget Drive). Drainage from the site that does not infiltrate or disperse, discharges to the S. Puget Drive right of way. 2. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Site Conditions). The site falls within the Black River Drainage Basin. Drainage plans and a drainage report complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton amendments will be required. All core and special requirements specific to the City of Renton shall be addressed in the drainage report. 3. Flow control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along both public street frontages are required to conform to the City’s street standards. 5. 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. 6. A Construction Stormwater Permit from the Department of Ecology is required as clearing and grading of the site exceeds one acre. 7. 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 projects 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. 8. The development would be subject to stormwater system development charges (SDCs). The current SDCs are $0.594 per square foot of new impervious surface area, but not less than $1,485.00. A system development fee credit will apply for existing impervious surface area. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee is $1,923.83 per apartment dwelling unit, $5.10 per square foot of office space, $3.33 per square foot of retail space, and $11.58 per square foot of restaurant space. Fees are payable at the time of permit issuance. 2. Benson Road S. and S. Puget Drive are classified as minor arterials. Per RMC 4-6-060, the minimum right of way width for a minor arterial is 91’. The minimum paved roadway width is City staff is 54’. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required on each side of the roadway. Per the King County Assessor’s Map, Benson Road S. has a current right of way width of approximately 60’ and S. Puget Drive has a current right of way width of approximately 80’. Right of way dedication of approximately 15.5’ along the Benson Road S. frontage and 5.5’ along the S. Puget Drive frontage would be required to conform to the City’s street standards. Final right of way dedication shall be determined by survey. Puget Drive Apartments – PRE16-000486 Page 5 of 6 July 21, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000486.Rocale\16-0721 PRE16-000486 Civil Pre-App Comments.docx City staff is recommending a street section that differs from the City’s street standards found in RMC 4-6-060. A summary of the required street improvements can be found below. A street modification will need to be submitted to conform to the modified standards. a. Benson Road S. shall have 44’ pavement width in stretches of pavement with a center turn lane. The pavement section shall include two 11’ travel lanes, one 12’ turn lane, and two 5’ bike lanes. b. Benson Road S. shall have a 32’ pavement width in stretches of pavement without a center turn lane. The pavement section shall include two 11’ travel lanes and two 5’ bike lanes. c. The existing curb to curb width for S. Puget Drive is sufficient pending the traffic impact analysis. d. A 0.5’ curb, 8’ planter strip, and 8’ sidewalk shall be located along both frontages. Right of way dedication is required to the back of planter strip. Approximately 8.5’ of right of way dedication is required along Benson Road S. and approximately 3’ of right of way dedication is required along S. Puget Drive. Final right of way dedication shall be determined by survey. e. The existing curb along S. Puget Drive shall be replaced in the existing location. 3. A traffic impact analysis per City of Renton standards is required because the project will generate new vehicular traffic exceeding 20 vehicles per hour in both the AM and PM peak periods. a. The traffic impact analysis should address the effects of the project on the existing left turn from Benson Road S. to Eagle Ridge Drive S. b. The proposed access from Benson Road S. may be required to be right turn in / right turn out or be moved further north as space for a left turn lane into the site from Benson Road S. may not be possible. c. Please coordinate with me for further clarification on specific traffic impact analysis requirements. 4. Street lighting analysis is required to be conducted by the developer along the Benson Road S. and S. Puget Drive frontages. Required street lighting shall be to City of Renton standards. 5. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The SDCs listed are for 2016. The fees that are current at the time of the utility permit application will be levied. Please see the City of Renton website for current SDCs. Puget Drive Apartments – PRE16-000486 Page 6 of 6 July 21, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000486.Rocale\16-0721 PRE16-000486 Civil Pre-App Comments.docx 2. Storm drainage detention vaults and retaining walls that are 4’ or taller from bottom of footing will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 3. A conceptual utility plan is required as part of the land use application. 4. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 5. 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. 6. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 7. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the counter on the sixth floor.