HomeMy WebLinkAbout16-0526 PRE16-000344 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000344.Rocale\16-0526 PRE16-000344 Civil Pre-App
Comments.docx
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: May 26, 2016
TO: Rocale Timmons, Senior Planner
FROM: Ian Fitz-James, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Wixom Short Plat
PRE 16-000344
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 Wixom Short Plat. The site address is
532 Edmonds Avenue NE. The King County Parcel Number is 7126300050. The applicant is proposing to
subdivide the lot into two parcels. One of the subdivided lots would contain the existing home while the
other would be a buildable lot for a future single family home.
WATER COMMENTS
1. Water service is provided by the City of Renton. It is in the Highlands service area in the 435’
hydraulic pressure zone. The approximate static water pressure is 65 psi at a ground elevation
of 286’.
2. There is an existing 8” water main north of the site in NE 5th Place. Reference Project File
WTR2703673 in COR Maps for record drawings. There is also an existing 16” water main west of
the site in Edmonds Avenue NE. Reference Project File WTR2700241 in COR Maps for record
drawings.
3. There is an existing 1" water service serving the existing home. Since this home will remain, no
new water service is needed for this lot. An additional water service will be needed to serve the
new lot. The new service shall be 1”.
4. No water main extensions would be required.
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5. No additional fire hydrants would be required.
FYI: There are two existing fire hydrants in the parcel vicinity. One is located approximately 90’
northwest of the site’s northwest corner along the western frontage of Edmonds Avenue NE.
The other is located approximately 165’ northeast of the site’s northeast corner along the
northern frontage of NE 5th Place.
6. The new lot requires a separate 1” water meter for service. The service line and meter would be
installed by the City of Renton. The current (2016) fee to install this service line and meter
would be $3,310.00. The current system development charge (SDC) for a 1” meter would be
$3,245.00.
SEWER COMMENTS
1. Sewer service is provided by the City of Renton.
2. There is an existing 12” PVC sewer running east to west/northwest north of the site in NE 5th
Place. Reference Project File WWP270114 in COR Maps for record drawings.
3. There is an existing sewer service for the existing home. Since this home will remain, no new
sewer service is needed for this lot. A new 6” PVC sewer service will be needed to serve the
new lot.
4. If the existing home is demolished, an additional new 6” PVC service will be required. The
existing sewer service would not be permitted for reuse.
5. No sewer main extensions would be required.
6. The development would be subject to a system development charge (SDC) for sewer service.
The SDC for sewer service is based on the size of the domestic water service. The current SDC
for sewer service with a 1” water meter installation is $2,242.00.
7. The new lot will also be subject to a Special Assessment District (SAD) fee. The site is located in
the East Renton Interceptor SAD. The fee associated with this SAD is $316.80.
STORM DRAINAGE COMMENTS
1. There is an existing 24” storm drain running east to west/northwest north of the site in NE 5th
Place. There is no storm drainage infrastructure north of the site on the access road or west of
the site along the Edmonds Avenue NE frontage. Drainage from the site either infiltrates or
sheet flows to the west. Drainage that is conveyed west to Edmonds Avenue NE is then directed
south by a shallow ditch along the eastern frontage of Edmonds Avenue NE.
2. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for
this site. The site falls within the City’s Peak Rate Flow Control Standard (Existing Site
Conditions). The site falls within the East Lake Washington basin. Drainage plans and a drainage
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report complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM)
and the 2010 City of Renton amendments will be required.
3. Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM.
4. Drainage improvements along the Edmonds Avenue NE frontage will be required to conform to
the City’s street standards.
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. The development would be subject to system development charges (SDC). The current SDCs are
$1,485.00 per lot. Fees are payable at the time of permit issuance.
TRANSPORTATION/STREET COMMENTS
1. The current transportation impact fee is $2,951.17 per single family home. Fees are payable at
the time of permit issuance.
2. NE 5th Place is classified as a residential access street. Per RMC 4-6-060, the minimum right of
way width for a residential access street is 53’. The minimum paved roadway width is 26’
including 20’ of travel lanes (2 lanes) and 6’ of parking on one side. A 0.5’ curb, 8’ planter, and
5’ sidewalk are required. The King County Assessor’s Map shows a minimum current right of
way width of approximately 53’. The amount of current right of way along the NE 5th Place
frontage increases as you go from east to west across the project frontage. No dedication
would be required along the NE 5th Place frontage.
Edmonds Avenue NE is classified as a residential collector street. Per RMC 4-6-060, the minimum
right of way width for a residential collector street with 2 lanes is 83’. The minimum paved
roadway width is 30’ of travel lanes (2 lanes) and 8’ of parking on both sides. A 0.5’ curb, 8’
planter, and 5’ sidewalk are required. The King County Assessor’s Map shows a current right of
way width of approximately 60’. A dedication of approximately 11.5’ would be required along
the Edmonds Avenue NE frontage to give a half street right of way width of 41.5’. Final right of
way dedication will be determined by survey.
3. The applicant may submit a street modification request for review for deviation from required
street frontage improvements and right of way dedication.
4. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum
width of a double loaded garage driveway is 16’. If a garage is not present, the maximum
driveway width is 16’. Driveways shall not be closer than 5’ to any property line.
5. No street lighting is required as the project is smaller than four residential units.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
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GENERAL COMMENTS
1. The SDCs listed are for 2016. The fees that are current at the time of the utility permit
application will be levied. Please see the City of Renton website for current SDCs.
2. Retaining walls that are 4’ or taller from bottom of footing will require a separate building
permit. Structural calculations and plans prepared by a licensed engineer will be required.
3. 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.
4. 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.
5. Separate plan submittals will be required for construction permits for utility work and street
improvements. All plans shall be prepared by a licensed Civil Engineer in the State of
Washington.
6. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the
drainage report, an electronic copy of each, the permit application, an itemized cost of
construction estimate, and application fee to the counter on the sixth floor.