Loading...
HomeMy WebLinkAbout16-0728 PRE16-000515 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000515. Matt\16-0728 PRE16-000515 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 28, 2016 TO: Matt Herrera, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for 205 Logan Redevelopment – 205 Logan Avenue S. PRE 16-000515 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 205 Logan Redevelopment located at 205 Logan Avenue S. The applicant is proposing to redevelopment the existing building at 205 Logan Avenue S. into a retail development. In addition to new retail space, a courtyard and public playground are proposed. The applicant is also proposing to convert the vacant lot to the west of 205 Logan Avenue S. to a parking lot for the new retail space. WATER COMMENTS 1. Water service is provided by the City of Renton. The site is in the Valley service area in the 196’ hydraulic pressure zone. The approximate static water pressure is 69 psi at a ground elevation of 36’. 2. There is an existing 12” water main north of the site along the southern frontage of S. 2nd Street that can provide 4,300 gallons per minute (gpm). There is also a 12” water main east of the site along the western frontage of Logan Avenue S. that can provide 4,800 gpm. Reference COR Project File WTR2702181 for record drawings of both lines. 3. There are two existing 12” Boeing-owned high pressure water mains east of the site. One is located on the east side of Logan Avenue S. while the other is located on the west side of Logan Avenue S. 205 Logan Redevelopment – PRE16-000515 Page 2 of 6 July 28, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000515. Matt\16-0728 PRE16-000515 Civil Pre-App Comments.docx 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. Across Logan Avenue S., east of the site (COR Facility ID HYD-S-00548). b. At the northeast corner of the intersection of Logan Avenue S. and S. 2nd Street approximately 90 feet northeast of the site’s northeastern corner (COR Facility ID HYD- S-00088). c. Along the northern frontage of S. 2nd Street, approximately 65 feet northwest of the site’s northwestern corner (COR Facility ID HYD-S-00197). 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 the building. The DDCVA may be installed inside the building it each meets the conditions as shown on COR Standard Plan 360.5 for the installation of a DDCVA inside a building. 6. There is an existing 1” meter serving the existing building. A new domestic water meter may be required for the repurposed building pending water demand calculations. If a new domestic water meter is required, it shall be sized in accordance with the most recent edition of the Uniform Plumbing Code. A domestic water meter 3” or larger shall be installed in an exterior vault in accordance with COR Standard Plan 320.4. Installation of a reduced pressure backflow assembly (RPBA) in an above ground heated enclosure per COR Standard Plan 350.2 is required behind the meter. The RPBA may be located inside the building if drainage for the relief valve is provided. Please coordinate with the City plan reviewer and City water utility department if you propose to locate the RPBA inside the building. 7. 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. 8. 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. A SDC credit will be issued for the existing water meter. 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. North of the site, there is an existing 12” concrete sewer flowing east to west in the southern portion of S. 2nd Street. Reference COR Project File WWP2701778 for record drawings. There is also an 18” sewer flowing east to west north of the 12” main. No record drawings are available for this main. 205 Logan Redevelopment – PRE16-000515 Page 3 of 6 July 28, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000515. Matt\16-0728 PRE16-000515 Civil Pre-App Comments.docx East of the site, there is an existing 8” PVC sewer flowing south to north in Logan Avenue S. Reference COR Project File WWP2702110 for record drawings. 2. There are two existing side sewers serving the existing building. Both side sewer stubs serving the site are 6” PVC and connect to the 8” main in Logan Avenue S. Both side sewer stubs can be reused to serve the reconfigured building. The PVC side sewer stubs replaced old clay side sewer stubs that originally served the building. We strongly suggest that you identify if there is still remaining clay side sewer and replace it as necessary. New building side sewers shall be PVC, a minimum of 6” in diameter, and have a minimum slope of 2%. 3. If a commercial kitchen is proposed, 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 or equivalent alternatives may be considered for food establishments that do not have full-size kitchens such as coffee shops or small cafes. 4. The development is subject to applicable sewer system development charges (SDCs) for sewer service. The SDCs for sewer service are based on the size of the domestic water service. A SDC credit will be issued for the existing sewer 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 relatively flat and almost entirely impervious. It contains the existing building, accompanying asphalt parking lot, and adjacent gravel lot. The parking lot and gravel lot do not drain to an on-site conveyance system. Parking and gravel lot drainage sheet flow off-site and onto adjacent streets. East of the site, there is an existing 18” storm drain that flows from south to north in Logan Avenue S. Drainage from Logan Avenue S. enters this storm drain through two Type 1 catch basins along the western flowline of Logan Avenue S. Reference COR Project File TED4002701 for record drawings. There is no piped conveyance system north of the site in S. 2nd Street. 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 Peak Rate Flow Control Standard (Existing 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 are required for the site per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along public street frontages are required to conform to the City’s street standards. 205 Logan Redevelopment – PRE16-000515 Page 4 of 6 July 28, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000515. Matt\16-0728 PRE16-000515 Civil Pre-App Comments.docx 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. 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. 7. 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 $3.33 per square foot of retail space, $22.65 per square foot of fast food without drive-up space, $6.85 per square foot of fitness club, and $5.10 per square foot of general office space. Fees based on final proposed use will be determined prior to permit issuance. Fees are payable at the time of building permit issuance. 2. The site is located in the City’s downtown planning area. The City’s Downtown Streetscape Design Standards and Guidelines apply. A 12’ sidewalk with street trees in tree grates is required along both street frontages. S. 2nd Street is classified as a principal arterial. Per RMC 4-6-060, the minimum right of way width for a principal arterial with four lanes is 91’. The current right of way width along the S. 2nd Street frontage varies from approximately 60’ to 90’. The S. 2nd Street frontage has a curb with a 5’ sidewalk located behind the curb. The sidewalk width does not meet ADA or City standards where the existing street trees and building are located. The sidewalk is cracked in many locations. Logan Avenue S. is classified as a minor arterial. Per RMC 4-6-060, the minimum right of way width for a minor arterial with four lanes is 91’. The current right of way width along Logan Avenue S. is approximately 60’. The Logan Avenue S. frontage has a 12’ sidewalk located behind the curb with street trees in tree grates. The sidewalk is in good condition. 3. City staff is requiring street improvements that differ 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 may be needed to conform to the modified street standards. a. Keep existing frontage improvements (curb, sidewalk, and trees in tree grates) in place along Logan Avenue S. b. Remove the driveway cut along Logan Avenue S. c. Make the curb ramps at the corner of Logan Avenue S. and S. 2nd Street ADA compliant. Ramps shall have detectable warning surface per WSDOT standards. 205 Logan Redevelopment – PRE16-000515 Page 5 of 6 July 28, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000515. Matt\16-0728 PRE16-000515 Civil Pre-App Comments.docx d. Replace the curb line in place along S. 2nd Street. Remove existing driveway cut where the courtyard will be. e. Install a new 12’ sidewalk in accordance with the City’s Downtown Streetscape Design Standards behind the curb along S. 2nd Street. Where the existing building intrudes in the right of way, sidewalk shall be provided to the building edge. Right of way dedication shall be provided to the back of walk. Required right of way dedication where the western edge of the existing building encroaches into the right of way will be evaluated with site plan review. f. Remove or relocate existing electrical box north of the western portion of the building to provide an ADA compliant path. g. Required street trees in tree grates shall be installed along S. 2nd Street in accordance with the City’s Downtown Streetscape Design Standards. 4. A trip generation report using the 9th edition of the ITE trip generation manual will be required. A traffic impact analysis per City of Renton standards will be required if the project will generate new vehicular traffic exceeding 20 vehicles per hour in both the AM and PM peak periods. 5. Street lighting analysis is required to be conducted by the developer along both frontages. Street lights along the Logan Avenue S. frontage are in compliance with the City’s Downtown Streetscape Design Standards and can remain in place. Required street lights along the S. 2nd Street frontage shall conform to the City’s Downtown Standards. 6. 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. 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. 205 Logan Redevelopment – PRE16-000515 Page 6 of 6 July 28, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000515. Matt\16-0728 PRE16-000515 Civil Pre-App Comments.docx 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.