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Home My WebLink AboutPRE16-000139 - Harrington1526 3-Lot SP_Plan Review Comments_AF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 10, 2016 TO: Jill Ding, Planner FROM: Ann Fowler, Plan Review SUBJECT: Harrington1526 3-Lot Short Plat 1526 Harrington Ave Ne PRE16-000139 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 located at parcel(s) 7227801565. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the Highlands 565-hydraulic pressure zone. 2. There is an existing 6-inch City water main located in NE 16th Street (see Water plan no. W-1878) and an existing 8-inch City water main located in Harrington Ave NE (see Water plan no. W- 1878) that can deliver 1,500 gallons per minute (gpm). The static water pressure is 86 psi at elevation of 366 feet. 3. The site is located within Zone 2 of an Aquifer Protection Area. 4. There are 2 existing fire hydrants within 300 feet of the subject property. 5. The following water improvements will be required to provide water service to the proposed development: a. Installation of a new 1-inch minimum domestic water service line and meter to each new lot. The existing ¾-inch can be used for one of the lots. b. Installation of a pressure-reducing-valve (PRV) behind the water meter because the pressure is over 80 psi. c. Installation of a “Storz” adapter on the existing hydrants. 6. The development is subject to a water system development charge (SDC) fee. The SDC fee for water is based on the size of the new domestic water to serve the project. The current water fee for a single 1-inch meter service is $3,245.00 per meter. Service installation for each new service line is $3,250.00 per service connection. Each lot shall have a separate meter. Credit will be Harrington1526 3-Lot Short Plat– PRE16-000139 March 10, 2016 Page 2 of 3 given for the existing 3/4-inch meter serving the house at 1526 Harrington Ave NE (UB account ref #140199). SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in NE 16th Street (see City plan no. S-1114). 3. There is an existing 8-inch wastewater main located in Harrington AVE NE (see City plan no. S- 1114). 4. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the lots. There are currently two sewer stubs noted on the subject property connecting into the wastewater main in NE 16th Street (see sidesewer as-built permit number SS070092). Applicant shall locate the installed sidesewers and determine if the layouts will work for the proposed lot configuration. 5. A separate connection can be made in Harrington Ave NE to service the southern-most property if desired by the applicant. 6. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-inch meter install is $2,242.00 per meter. Each lot shall have a separate meter. Credit will be given for the existing meter. SURFACE WATER 1. There is an existing 12-inch stormwater main located in NE 16th Street. 2. A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the East Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 3. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the utility construction permit application. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 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. Surface water system development fee is $1,485.00 for each new lot. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts NE 16th Street along the north property line(s). NE 16th Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 32 feet (16 feet from centerline, including a 6-foot parking lane), a 0.5-foot curb, an 8-foot planting Harrington1526 3-Lot Short Plat– PRE16-000139 March 10, 2016 Page 3 of 3 strip, an 5-foot sidewalk, street trees and storm drainage improvements. Curb bulb-outs are required where on-street parking is located. 2. The proposed development fronts Harrington Ave NE along the west property line(s). Harrington Ave NE is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 60 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 32 feet (16 feet from centerline, including a 6-foot parking lane), a 0.5-foot curb, an 8- foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. Curb bulb-outs are required where on-street parking is located. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide slotted drains. c. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). d. Driveways shall not exceed forty percent (40%) of the street frontage. 4. Street lighting is not required from a development that includes less than 4 residential units. 5. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. GENERAL COMMENTS 1. All construction or service utility permits for 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. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of the drainage report, one (1) complete electronic submittal (drawings and drainage report), the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat. 4. Fees quoted in this document reflect the fees applicable in the year 2016 only and will be assessed based on the fee that is current at the time of the permit application. 5. All utilities serving the site are required to be undergrounded.