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Home My WebLink AboutCivil Construction Plans.pdfTED-40-4175 R-417501Please provide title report and copies of the existing easements forreview.Based on plan set, access and utility easements will be necessary as theproposed improvements are across another property. As such, the other property owner will need to be part of thisapplication or provide consent for the work being proposed andconstructed on their property. An easement sits on top of the propertyand the property owner still owns the property.Additional coordination with the other property owner will benecessary to determine who can authorize and sign theconsent/application and the easements due to the property being acondominium.The existing access easement may need to be released or relinquished. Will provide more information on this after reviewing the documentsrequested.Please provide additional information regarding the future purpose ofthese properties - rentals or condos. This will impact addressing whichneeds to be assigned.please confirm thename of the projectThe project is required to demonstrate compliance with tree retentionregulations. A tree retention and land clearing plan is required per the civilconstruction permit checklist.A landscape plan is required to be submitted per the civil construction permitchecklist. the landscape plan must be prepared by a landscape architectregistered in the State of Washington, a certified nurseryman, or other similarlyqualified professional and be consistent with RMC 4-8-120.C20002431Use current 2020versions of thesestandard plans foundon the City's website. TED-40-4175 R-417502 TED-40-4175 R-417503Proposed work islocated in thedripline of protectedand off site trees. Anarborist reportprepared by acertified arborist orlicensed landscapearchitect is requiredthat demonstratesthat the projectproposal will havenot impacts to offsite and retainedtrees. The reportshall correlate withthe TreeRetention/LandClearing Plan andidentifies size, species,health, and reasonfor any removal. Thereport shall identifythe limits ofdisturbance for all retained trees.You cannot workoutside of the recorded accesseasement, without aprivateagreement/easementfrom theneighboringproperty. see surveyon previous page TED-40-4175 R-417504replace with newdetail:https://edocs.rentonwa.gov/Documents/DocView.aspx?id=990430&dbid=0&repo=CityofRentonreplace with newdetail:https://edocs.rentonwa.gov/Documents/DocView.aspx?id=990439&dbid=0&repo=CityofRentonreplace with newdetail:https://edocs.rentonwa.gov/Documents/DocView.aspx?id=990437&dbid=0&repo=CityofRentonreplace with newdetail:https://edocs.rentonwa.gov/Documents/DocView.aspx?id=990433&dbid=0&repo=CityofRentondeletereplace these noteswith city of rentonnotes (you includedthese notes on thecover sheet, movethem here):https://edocs.rentonwa.gov/Documents/DocView.aspx?id=1249572&dbid=0&repo=CityofRentonADD stockpile detail:https://edocs.rentonwa.gov/Documents/DocView.aspx?id=990428&dbid=0&repo=CityofRentonInclude project-specific ESCconstruction sequence. TED-40-4175 R-417505demo plan requires a separate buildingpermit. this plan will be reviewed underthat permit, once you apply. TED-40-4175 R-417506AS STATED IN THE PRE-APPLICATION MEETING, FIRE FLOW IS3,000 GPM WITH FIRE SPRINKLERS REQUIRED. THIS REQUIRESA LOOPED WATER MAIN AND THREE FIRE HYDRANTS. THERE ISNOT ENOUGH ROOM AROUND THE BUILDING FOR A LOOPEDWATER MAIN. STATE LAW HAS CHANGED MANDATING FIRESPRINKLERS IN BUILDINGS OVER 4 UNITS.FURTHER CONSTRUCTION DETAILS REQUIRED. PROVIDE IBCTYPE OF CONSTRUCTION. PROVIDE BUILDING TOTAL SQUAREFOOTAGE.THIS IS A DIFFERENT SITE LAYOUT FROM THE PRE-APPLICATIONMEETING. LAYOUT AFFECTS FIRE FLOW REQUIREMENTS FROMNEIGHBORING EXPOSING BUILDINGS.Compliance with the Residential designstandards of RMC 4-2-115 is required, asindicated in the pre-application meetingcomments (PRE18-000682). Per CI-159, effective October 30, 2020,Open space(s) shall be contiguous to themajority of the dwellings in thedevelopment and accessible to alldwellings. For sites one acre or smallerin size, open space(s) shall be no lessthan thirty feet (30') in any dimension. Forsites larger than one acre in size, openspace(s) shall be no less than forty feet(40') in any dimension. For all sites, toallow for variation, open space(s) ofless than the minimum dimensions (thirtyfeet (30') or forty feet (40'), asapplicable) are allowed; provided, thatwhen all of a site’s open spaces areaveraged, the applicable dimensionrequirement is met. For each unit in the development, threehundred fifty (350) square feet ofcommon open space shall be provided. Open space shall be designed as a park,common green, pea-patch, pocket park, orpedestrian entry easement in thedevelopment and shall include picnicareas, space for recreational activities,and other activities as appropriate. Open space shall be located in a highlyvisible area and be easily accessible tothe neighborhood. Common open space areas shall have amaximum slope of five percent (5%).Obstructions, such as retaining wallsand fences, shall not be placed incommon open spaces.Grass-crete or other pervious surfacesmay be used in the common open space forthe purpose of meeting the one hundredfifty feet (150') distance requirement foremergency vehicle access but shall notbe used for personal vehicle access orto meet off-street parking requirements.Developments of four (4) or moredwelling units: Each ground-relateddwelling shall have a private yard that isat least two hundred fifty (250) squarefeet in size with no dimension less thaneight feet (8') in width. (Not countedtowards open space)All of the following are required: 1. Sidewalks shall be providedthroughout the neighborhood. Thesidewalk may disconnect from the road,provided it continues in a logical routethroughout the development. Permeablepavement sidewalks shall be used wherefeasible, consistent with the SurfaceWater Design Manual. 2. Front yards shall have entry walksthat are a minimum width of three feet (3')and a maximum width of four feet (4'). 3. Pathways shall be used to connectcommon parks, green areas, and pocketparks to residential access streets,limited residential access streets, orother pedestrian connections. They maybe used to provide access to homes andcommon open space. They shall be aminimum three feet (3') in width and madeof paved asphalt, concrete, or porousmaterial such as: porous paving stones,crushed gravel with soil stabilizers, orpaving blocks with planted joints.Sidewalks or pathways for parks andgreen spaces shall be located at theedge of the common space to allow alarger usable green and easy access tohomes.4. Pedestrian Easement Plantings: Shallbe planted with plants and trees. Treesare required along all pedestrianeasements to provide shade and spacedtwenty feet (20') on center. Shrubs shallbe planted in at least fifteen percent(15%) of the easement and shall bespaced no further than thirty six inches(36") on center.5. For all homes that do not front on aresidential access street, limitedresidential access street, a park, or acommon green: Pedestrian entryeasements that are at least fifteen feet(15') wide plus a five-foot (5') sidewalkshall be provided. The entry shall take access from andface a street, park, common green,pocket park, pedestrian easement, oropen space. TED-40-4175 R-417507S-417501W-417501WWP-27-4175WTRP-27-4175 identify proposedheight of allretaining walls anddemonstratecompliance withheight regulationsper RMC 4-4-040.Retaining walls arenot permitted in openspace.water line will requirea 15-foot utilityeasement. pleaseprovide the easementdocument and legaldescription, see ourform:https://edocs.rentonwa.gov/Documents/1/edoc/955882/Easement%20-%20Public%20Utilities.pdfrotate scalethe only way you can disperseconcentrated flows onto a neighboringproperty is via an easement from theowner of the neighboring property or areally wide dispersion device thatspreads the flow across the propertyline (mimicking the existing condition). in addition, discharge onto a regulatedslope is not allowed.if geotech wallsexceed 4' in height,they will require aseparate buildingpermit application forstructural review.cleanouts must be installed in thedriveway/landscaped area for each sewer stub, typ.add the following std plans to this set:Cleanouts:https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8237714&dbid=0&repo=CityofRentonsewer stub:https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8237719&dbid=0&repo=CityofRentonupgrade this to amanhole. providerim/invert elevations.add the following stdplan:manhole:https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8237727&dbid=0&repo=CityofRentonthis is not a watermain extension. seesketch in blue forreferenceprovide cap andconcrete blockingconcrete blocking12" diameter watermain extension.provide connectiondetail.provide cap andconcrete blocking10'-0"each townhome unit requires andindividual side sewer connection to thesewer main in the shared driveway. sewerstubs must be a min of 6" diameter and runat 2% slope to the main. the sewer mainmust be a min 8" diameter pipe to grinderpump manhole.PROVIDE PROFILE VIEWS WITHSTATIONING, INVERT/RIM ELEVATIONS,AND ALLCONNECTIONS/APPURTENANCES FORWATER, SEWER, AND STORM LINES.sewer force mainmust have 10ftseparation fromwater main. seesketch in green forreference.10'-3"10'-0"10'-0"10'-0" 10'-0"10'-0" 10'-0"move catch basin tomaintain 10 fthorizontalseparation with waterlines.10'-0"you need anotherhydrant per rentonfire authority's fireflow requirements.provide grinder pumpdetail as part of thiscivil set. provide pumpflow specs, alarmsystem, wet vaultrequirements. also,label entire sewersystem as private.8"Note footingdrains to beminimum 4" androof drains tobe minimum 6".PVC pipe requires 3'cover. If cover remains<2', use DI pipe.is this a footing drainor a trench drain tocollect runoff fromthe driveway? callout properly andprovide dimensions.???use a piped storm conveyance system tocollect runoff. trench drains are onlyallowed if there are elevation constraints,which are not evident here.CITY CODE REQUIRES A LOOPED WATER MAIN WHEN REQUIRED FIRE FLOWS EXCEEDS2,500 GPM. THE CURRENT LAYOUT DOES NOT PROVIDE ADEQUATE ROOM FOR A FEASIBLELOOPED WATER MAIN. PER THE RENTON REGIONAL FIRE AUTHORITY (RRFA), THE REQUIRED FIRE FLOW IS 3,000GPM. APPLICANT SHALL WORK WITH RRFA TO BRING REQUIRED FIRE FLOW TO 2,500 GPMOR LESS. THE CITY CAN SUPPLY UP TO 2,850 GPM WITH A 12" MAIN EXTENDING FROM THE CITY'S 12"MAIN IN SW 5TH PLACE.ALL WATER MAINS NOT IN RIGHT OF WAY SHALL BE IN A 15' WATER UTILITY EASEMENT. PROVIDE ADEQUATE FIRE HYDRANT COVERAGE PER RRFA STANDARDS. ALL HYDRANTSSHALL BE LOCATED IN A WATER UTILITY EASEMENT.PROVIDE FIRE SPRINKLER SERVICE LINE WITH DETECTOR DOUBLE CHECK VALVEASSEMBLY (DDCVA) PER COR STANDARD PLANS. PROVIDE ALL APPLICABLE COR WATER STANDARD PLANS IN PLAN SET.THIS METER CONFIGURATION IS NOTPERMITTED. METERS MUST BEADJACENT TO THE PROPERTY/UNITSERVED WITHOUT EXCESSIVELY LONGSERVICE LINES. ALL METERS SHALL BELOCATED IN A COR UTILITY EASEMENT.NEW WATER MAIN EXTENSION REQUIREDSIZING OF MAIN IS DEPENDING ON FINAL FIRE FLOWDEMAND AS DETERMINED BY FIRE AUTHORITYFINAL NUMBER AND LOCATION OF HYDRANTS TO BEDETERMINED BY FIRE AUTHORITYFIRE SPRINKLER SYSTEM REQUIRED TED-40-4175 R-417508 TED-40-4175 R-417509W-417502WTRP-27-4175 Replace all standard plans withcurrent versions per the City's website. TED-40-4175 R-417510S-417502W-417503WWP-27-4175WTRP-27-4175