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HomeMy WebLinkAboutPRE16-000492 Cook-MacKay SP - Plan Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: July 20, 2016 TO: Matthew Herrera, Planner FROM: Justin Johnson, Civil Engineer II, Plan Review SUBJECT: Cook-MacKay 3-Lot Short Plat 1018 N 36th Street PRE16-000492 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) 3342700366. 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 320-hydraulic zone. 2. There is an existing 8-inch City water main located in N 36th Street (see Water plan no. W-205005) that can deliver approximately 2500 gpm and static water pressure is approximately 94 psi. 3. There is an existing 6-inch City water main located in N 37th Street (see Water plan no. W-035203). 4. There are two existing hydrants within 300 feet of the property 5. The site is located outside of an Aquifer Protection Area. 6. There is an existing ¾” water meter serving the existing home off of N 36th Street 7. 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 install is $3,245.00 per meter. Each lot shall have a separate meter. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8-inch wastewater main located in N 36th Street (see City plan no. S-01420A). 3. There is an existing 6-inch wastewater main located in Wells Avenue N (see City plan no. S- 014209). 4. The developer will need to show how they propose to serve the new development with sanitary sewer service to each of the lots. PRE16-000492 Cook-MacKay Short Plat Page 2 of 3 5. Existing sewer service will need to cut and capped at the main and new sewer services provided to each lot. 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. SURFACE WATER 1. There are no existing stormwater facility onsite. 2. There is an existing 12-inch stormwater main located on the south side of N 36th Street with a storm drainage catch basin located on the north side of the roadway along the project frontage (City plans do not exist for this system). 3. There is an existing 12-inch stormwater main located at the intersection of Wells Avenue N and N 37th Street northeast from the site (see City plan no. R-181402). 4. 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 Flow Control Duration 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. 5. 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. 6. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 7. 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. 8. Surface water system development fee is $1,485.00 for each new lot. This is payable prior to issuance of the construction permit. 9. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All project vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4-1- 045 for information regarding project vesting. TRANSPORTATION 1. The proposed development fronts N 36th Street along the south property line. N 36th Street is classified as a Residential Access Road. Existing right-of-way (ROW) width is 50 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 1.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 5-foot sidewalk, street trees and storm drainage improvements. 2. The proposed development fronts Wells Avenue N along the northeast property line. Wells Avenue N is classified as a Residential Access Road. Existing right-of-way (ROW) width is approximately 30 feet. To meet the City’s complete street standards for Residential Access streets, minimum ROW is 53 feet. Dedication of 11.5 feet of ROW fronting the site will be required. PRE16-000492 Cook-MacKay Short Plat Page 3 of 3 Per City code 4-6-060, half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. 3. Municipal code 4-6-060 J states shared driveways may be allowed for access to four (4) or fewer residential lots, provided at least one of the four (4) lots abuts a public right-of-way with at least fifty (50) linear feet of property; and the shared driveway is no more than two hundred feet (200') in length In addition the shared driveway does not pose a safety risk and provides sufficient access for emergency vehicles and personnel. The applicant shall ensure the shared driveway can be continually maintained to minimum standards listed in this section by the owners of the lots served by the driveway to the satisfaction of the City of Renton, prior to the recording of the short plat. 4. 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 at the lower end with positive drainage discharge to restrict runoff from entering the garage/residence or crossing any public sidewalk. To exceed fifteen percent (15%), a variance from the Administrator is required. 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'). 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.