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HomeMy WebLinkAbout17-0112 PRE16-000957 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000957\17-0112 PRE16-000957 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 12, 2017 TO: Jill Ding, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for 700 S. 3rd Street Renovation PRE 16-000957 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 700 S. 3rd Street Renovation. The site is the former J.C. Penny’s. The applicant plans a full renovation of the building and façade improvements. 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 68 psi at a ground elevation of 39’. 2. There is an existing 12” water main south of the site in S. 3rd Street. There is an existing 8”and 24” water main west of the site in Burnett Avenue S. Reference Project File WTR2700367 in COR Maps for record drawings of all three mains. There is also an existing 10” water that connects to the 24” water main in Burnett Avenue S. and dead ends along the eastern Burnett Avenue S. frontage west of the building. Reference Project File WTR27002756. The water main serves a 6” fire service line for the building. The water main also serves a 2” domestic water service line and meter for the building. There is an existing 6” double detector check valve assembly (DDCVA) for the fire sprinkler supply line. The DDCVA is located in an underground concrete vault within the sidewalk. 700 S. 3rd Street Renovation – PRE16-000957 Page 2 of 4 January 12, 2017 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000957\17-0112 PRE16-000957 Civil Pre-App Comments.docx The existing domestic water service and fire service can be reused to serve the renovated building. 3. A reduced pressure backflow assembly (RPBA) is required for the domestic water service line. There does not appear to be a suitable location for the RPBA outside of the building. Thus, the RPBA shall be located inside the building in a room that can provide drainage from the relief valve on the assembly. Please coordinate with the City plan reviewer with where you propose to locate the assembly in the building. A plumbing permit will be required for installation of the RPBA. 4. No water system development charges are applicable as the project is not proposing to add a new water service or increase the size of the existing water meter. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 8” PVC sewer flowing from south to north west of the site in Burnett Avenue S. from a manhole (COR Facility ID MH6473). Reference Project File WWP2702756 in COR Maps for record drawings. 2. An existing 6” PVC side sewer serves the existing building. The side sewer connects to the manhole along the Burnett Avenue S. frontage. This side sewer can be reused to serve the renovated building. 3. Any food establishments proposed as part of this use will be required to install grease traps or other approved devices for grease control. The applicant needs to be aware that given the existing building footprint, a traditional outside grease interceptor will not be feasible, alternative devices, such as Trapzilla, may be required. 4. No sewer system development charges are applicable as the project is not proposing to add a new water service or increase the size of the existing water meter. STORM DRAINAGE COMMENTS 1. No storm drainage improvements are required as no new and/or replaced impervious surface is proposed. TRANSPORTATION/STREET COMMENTS 1. A transportation impact fee will be assessed for the proposed change in use. The current use of the building is retail. The 2017 traffic impact fee for a shopping center (retail) is $13.29 per square foot of building. A credit will be issued for the existing retail use. The proposed use of the building is a fitness club, daycare, and restaurant. The 2017 traffic impact fees are as follows for the proposed uses: · Health/Fitness Club: $18.01 per square foot of building 700 S. 3rd Street Renovation – PRE16-000957 Page 3 of 4 January 12, 2017 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000957\17-0112 PRE16-000957 Civil Pre-App Comments.docx · Daycare: $48.88 per square foot of building · Restaurant (sit-down): $30.48 per square foot of building · Fast food, no drive-up: $70.93 per square foot of building. The applicant can generate their own traffic impact fee by performing a Trip Cost Analysis as defined and permitted by RMC 4-1-190.H. The City would then evaluate the analysis and proposed fee to make a determination. The City uses the 9th Edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE) to determine trip generation. The transportation impact fee will be due at issuance of building permit. 2. Per RMC 4-6-060, no street frontage improvements or street lighting are required for interior remodels that do not involve a building addition. 3. A Traffic Impact Analysis per City of Renton standards will be required if the new development generates new vehicular traffic exceeding 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods. To determine if the project will require a traffic impact analysis please prepare a trip generation report based on the project’s use and trip generation data from the 9th edition of the Trip Generation Manual published by the Institute of Transportation Engineers (ITE). Please include the trip generation report with the site plan submittal. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Street Restoration and Overlay requirements. GENERAL COMMENTS 1. If construction permit review is triggered the following may apply: a. 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. b. 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. c. A separate plan submittal will be required for a construction permit for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. d. When construction plans are complete, please contact the City to schedule an intake meeting. Construction permit submittal includes three (3) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized construction estimate, and application fee to the counter on the sixth floor.