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HomeMy WebLinkAboutC_PlanReviewNotes_170914_v1DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 14, 2017 TO:Jill Ding, Planner FROM:Ann Fowler, Civil Plan Reviewer SUBJECT:Utility and Transportation Comments for Moorman Short Plat 2004 Shattuck Avenue South LUA 17-000546 I have reviewed the application for the Moorman Short Plat at 2004 Shattuck Avenue South (APN(‘s) 7222000382) and have the following comments: EXISTING CONDITIONS The site is approximately 0.52 acres in size and is triangular in shape. The site is currently developed with a single family residence and associated detached accessory structures. Water Water service is provided by City of Renton The site is in the Talbot Hill service area in the 300 hydraulic pressure zone. There is an existing 8-inch City water main located in Shattuck Avenue South (see Water plan no. W-1132) that can deliver a maximum total flow capacity of gallons per minute (gpm). The approximate static water pressure is 65 psi at the elevation of 150 feet. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton There is an existing 8-inch concrete wastewater main located in Shattuck Avenue South (see City plan no. S-0022). Storm There are stormwater mains located in Shattuck Avenue South. Runoff from the existing site includes one single family residence where no stormwater infrastructure currently exists on- site. Runoff from the site sheet flows east to west across the site and into a ditch and catch basin at the northwest corner of the site. Streets Shattuck Avenue South is a Residential Street with an existing right of way (ROW) width of 40- feet as measured using the King County Assessor’s Map. No frontage improvements currently existing along the property frontages. CODE REQUIREMENTS Moorman Short Plat – LUA17-000546 Page 2 of 5 WATER 1. Each lot shall have a separate meter. The project proposes one 1-inch water service line and meter to each lot, for a total of two (2) new domestic water service lines and meters. 2. Minimum separation between water service lines and storm sewer stubs is 5-feet. Applicant will be required to demonstrate compliance with the minimum pipe separations as outlined in Appendix J of the 2012 Water System Plan Update as part of the Civil Construction Permit review. 3. Installation of fire hydrants within 300 feet of each lot is required by Renton Fire Authority. The number and location of new hydrants will be dependent upon the finished square footage of the homes. 4. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. a. Water system development charges for each proposed 1-inch domestic water service is $3,486.00 per meter or $6,972.00 for (2) 1-inch meters. 5. Water service installation charges for each proposed 1-inch water service is $2,850.00 per meter. The total water service installation fee is $5,700.00 for (2) 1-inch meters. This is payable at construction permit issuance. 6. Drop-in meter fee is $460.00 per meter. The total water drop-in meter fee is $920.00 for (2) 1- inch meters. This is payable at issuance of the building permit. 7. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. All existing side sewers will be required to be cut and capped during demolition of the properties. New side sewers shall be installed to serve each individual property. a.Each lot shall be served by an individual side sewer, dual side sewers are not allowed. b.The side sewers to benefit lots 2 and 3, which are shown to be along the south property lines of lots 1 and 2, shall be in a dedicated 10-foot private sewer easement. 2. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for a 1-inch meter is $2,540.00 per meter. The total fee is $5,080.00 for ($2.00) 1-inch meters. b. This is payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated May 23, 2017, completed by GEO Group Northwest, Inc., for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations for project design and construction. A Geotechnical Addendum Report, dated August 8, 2017, completed by Geo Group Northwest, Inc., provided results of infiltration testing on the site in order to evaluate the feasibility of utilizing On-Site Infiltration BMPs. Based upon the results of the testing, the recommended design infiltration rate is 0.66 inches/hour, which exceeds the minimum recommended percolation rate for the use of Low Impact Design (LID) On-Site BMPs such as Bioretention and Permeable Pavements. Geotechnical recommendations presented need to be address within the project plans. Moorman Short Plat – LUA17-000546 Page 3 of 5 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated July 19, 2017, was submitted by CPH Consultants with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. 3. The development is required to provide On-Site Best Management Practices (BMPs) to help mitigate the new runoff created by this development. a. The soils classification presented in the geotechnical report classified the soils as silty sandy loams and provided infiltration testing results indicating the soils have the potential ability to infiltrate at a measured rate of up to 16 inches per hour. Applicant shall explore the feasibility of limited infiltration, permeable pavements and bioretention as potential On-Site BMPs for the proposed residences. The proposed On- Site BMPs shall be designed and submitted with the Civil Construction Permit Application and may be installed with the individual building permits for each proposed parcel. 4. The development is required to provide flow control and basic water quality treatment prior to discharge into the public conveyance system. The project proposes a detention vault beneath the shared driveway tract and water quality treatment will consist of conveyance to a Stormfilter with ZPG Media Filtration system prior to connection to the proposed detention vault. a. The development is required to match 50% of the 2-year and up to the full 50-year duration flows, as well as match the 2- and 10-year peak flows. The applicant will be required to demonstrate compliance with Core Requirement #3 as part of the Civil Construction Permit review. b. Presettling shall be provided per Section 6.7.2.1 of the 2017 RSWDM. c. The conveyance and water quality systems shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. d. For treatment upstream of detention, the water quality design rate is the peak 15- minute flow rate. Applicant will be required to demonstrate compliance with Core Requirement #8 as part of the Civil Construction Permit review. 5. There are no potential downstream flooding or erosion issues identified in the TIR. a. The development shall not create protected slopes as defined by RMC 4-3-050. b. Grading shall be in accordance with RMC 4-4-060. 6. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. 7. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 8. A surface water development fee of $1,608.00 per new single family residence will apply. The project proposes the addition of 2 new residences (3 new single family homes, 1 existing homes to be removed). The estimated total fee is $3,216.00. This is subject to final design and payable prior to issuance of the utility construction permit. TRANSPORTATION Moorman Short Plat – LUA17-000546 Page 4 of 5 1. The proposed development fronts Shattuck Avenue South along the west property lines. Shattuck Avenue South is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 40 feet. To meet the City’s complete street standards for residential streets, minimum right of way width is 53 feet. Dedication of 6.5 feet of right of way would be required. Required half street frontage improvements shall include 26-feet of paved roadway width (13- feet from centerline), installation of 0.5-foot curb and gutter, 8-foot planter strip and 5-foot sidewalk. 2. Access to each of the lots may be granted via the proposed shared driveway provided the shared driveway meets requirements for emergency services access and must provide a turnaround in compliance with City code 4-6-060I. a. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. 3. Shared driveways are allowed for access to up to 4 lots provided at least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of frontage and the subject lots are not created by a subdivision of ten (10) or more lots. Refer to the shared driveway requirements as outlined in RMC 4-6-060J. The tract shall be the width of the paved surface (20-ft minimum if fire access is required into the development) plus eight feet (8') for a landscape strip, when the tract abuts properties that are not part of the subdivision. 4.Driveways shall be a minimum of 5-ft from the property line to the north, 8-ft if the landscape strip is required. Refer City code 4-4-080 regarding driveway regulations. a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains. 5. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 6. 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 is $5,430.85 per dwelling unit for single family homes. The project proposes the addition of 2 new residences (3 new single family homes, 1 existing homes to be removed). The estimated total fee is $10,861.70. Traffic impact fees will be owed at the time of building permit issuance. Fees are subject to change. The transportation impact fee that is current at the time of building permit application will be levied. GENERAL COMMENTS 1. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All construction utility permits for utility and street improvements will require separate plan submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Moorman Short Plat – LUA17-000546 Page 5 of 5 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule.