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HomeMy WebLinkAboutPlan Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 22, 2015 August 4, 2014 TO: Jill Ding, Planner FROM: Jan Illian, Plan Review SUBJECT: ATS Expansion 450 – Shattuck Ave South PRE15-000008 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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The proposed project is located in the 196-water pressure zone and is outside an Aquifer Protection Zone. There is an existing 16-inch transmission water main located in Shattuck Ave S (refer to City project plan no. W-0020) that can deliver a maximum flow capacity of 6,000 gallons per minute (gpm). The static water pressure is about 70 psi at ground elevation of 25 feet. There is an existing 2 - inch domestic meter and a 4-inch fire sprinkler service serving the existing building. In order to provide water service for domestic and for fire protection to the proposed development, the following improvements will be required per City Code and Development standards: 2. Installation of a new fire hydrant will be required by Renton Fire Prevention Department. 3. Installation of a fire sprinkler stub a with detector double check valve assembly (DDCVA) for backflow prevention. The DDCVA shall be installed in an outside underground vault per City’s standard plan 360.1. The DDCVA’s may be installed inside the building if it meets the conditions as shown on City’s standard plan 360.5. 4. Installation of a domestic water meter for the new building addition with a reduced backflow prevention assembly (RPBA). The RPBA shall be installed behind the meter and inside a heated enclosure (“hot-box”) per City standard plan no. 350.2. The sizing of the domestic water meter shall be done in accordance with Chapter 6 of Uniform Plumbing Code. 5. Installation of a landscape irrigation meter with a double check valve assembly if applicable. ATS Expansion PRE 15-000008 Page 2 of 3 January 22, 2015 6. Civil plans for the water improvements will be required and must be prepared by a professional engineer registered in the State of Washington. 7. The development is subject to water system development charges and meter installation fees based on the size of the new domestic water meter and the size of the new fire sprinkler stub. SANITARY SEWER 1. There is an 8-inch gravity sewer main in Shattuck Ave South. 2. If finished floor elevation is below 25 feet, then a backflow device will be required to be installed on the sewer system. 3. Sewer system development fees are based on the size of domestic water meter that will serve the site. This is payable prior to issuance of the construction permit. See fee schedule attached. 4. If food preparation facilities (kitchen, café, restaurant) are proposed, a grease trap or grease interceptor will be required. A separate plumbing permit is required. SURFACE WATER 1. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Existing Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 2. There is a drainage pipe conveyance system in Shattuck Ave South. 3. 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. 4. A Construction Stormwater Permit from Department of Ecology and a Storm Water Pollution Prevention Plan will be required. 5. Surface Water System Development fees of $0.540 per square foot of new impervious surface will apply. This is payable prior to issuance of the construction permit. 6. Separate structural plans will be required to be submitted for review and approval under a building permit for any proposed underground vaults for water quality and/or detention. Special inspection from the building department will be required. TRANSPORTATION/STREET 1. Existing right-of-way width in this section of Shattuck Ave South is 60 feet. There are existing frontage improvements along the east side of Shattuck Ave South. This site falls within the City Center Community Planning Area. Per City code, a twelve foot sidewalk with street trees and tree grates is required. To install these improvements, dedication of right of way may be required. The applicant is encouraged to submit a letter requesting a modification to the street standard since there are already sidewalk, curb and gutter fronting the site. ATS Expansion PRE 15-000008 Page 3 of 3 January 22, 2015 2. Traffic impact fees will apply to this project. The current rate for this use is $ 391.14 per square foot. 3. A traffic analysis is required to be submitted with the site plan application. Traffic studies are triggered if commercial sites generate 20 or more vehicle trips per hour. The analysis will need to identify potential traffic issues and provide recommendation of necessary improvements to insure safe and efficient traffic circulation to and from the site. The traffic analysis must address the traffic operations at the proposed driveway and identify any site distance problems. The study should also include potential traffic impacts at the intersections of Shattuck and South 4th Place. A copy of the City of Renton traffic study guidelines is attached. 4. All wire utilities shall be installed underground per the City of Renton Under Grounding Ordinance. If three or more poles are required to be moved by the development design, all existing overhead utilities shall be placed underground. Any new services shall be installed underground. GENERAL COMMENTS 1. All construction utility permits for utilities, 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. Any proposed rockeries or retaining walls greater than 4 feet in height will require a separate building permit and special inspection. 3. Separate permits and fees for water meters, side sewers, and backflow devices are required.