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HomeMy WebLinkAbout16-0811 PRE16-000525 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000525.Matt\16-0811 PRE16-000525 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 11, 2016 TO: Matt Herrera, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Truong Short Plat PRE 16-000525 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 Truong Short Plat. The site address is 4140 NE 25th Place. The King County Parcel Number is 0323059271. The applicant is proposing to subdivide the lot into three parcels. One of the subdivided lots would contain the existing home while the other lots would be buildable lots for future single family homes. WATER COMMENTS 1. Water service is provided by the City of Renton. It is in the Highlands service area in the 565’ hydraulic pressure zone. The approximate static water pressure is 55 psi at a ground elevation of 437’. 2. There is an existing 6” water main south of the site along the southern frontage of NE 25th Place that can deliver approximately 1,175 gallons per minute (GPM). Reference Project File WTR2700443 in COR Maps for record drawings. 3. There is an existing 3/4" water service serving the existing home. This service is proposed to remain with the existing home. A new 1” water service is required for Lots #2 and #3. 4. Fire hydrant requirements per the Renton Fire Authority shall be met. There is an existing fire hydrant at the SW corner of NE 25th Place and Vashon Court NE across the street from the site’s Truong Short Plat – PRE16-000525 Page 2 of 4 August 11, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000525.Matt\16-0811 PRE16-000525 Civil Pre-App Comments.docx pipe stem. There is no fire hydrant within 300’ of Lots #2 or #3. A new fire hydrant is required to serve Lots #2 and #3. 5. For the fire hydrant to be located within 300’ of Lots #2 and #3, it will need to be located within the site at the southern edge of Lot #3. A new 8” water main from the main in NE 25th Place is required to serve the hydrant. The new main shall be located in a utility easement. 6. Required water main improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separation between new water mains and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries, or similar structures cannot be installed over the water main is installed inside of a steel casing. 7. The service lines and meters for Lots #2 and #3 shall be connected to the new main internal to the site. The service lines and meters for the new lots would be installed by the City of Renton. The current (2016) fee to install each service line and meter would be $3,310.00. The development is subject to system development charges (SDCs) for water service. The current SDC for a 1” meter is $3,245.00. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” concrete sewer flowing west to east south of the site. Reference Project File WWP2700178 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. 4. A new 8” PVC sewer main will be needed to serve Lots #2 and #3. Individual 6” sewer services shall connect to the main. The new sewer main shall be located in a utility easement. 5. The development would be subject to system development charges (SDCs) 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. STORM DRAINAGE COMMENTS 1. There is no existing on-site storm drainage system. The site is relatively flat. Drainage from the site infiltrates, disperses, or gradually sheet flows offsite to the northwest. Drainage from the northern half of NE 25th Place gradually flows into a shallow depression north of the road. Drainage from the southern half of NE 25th Place drains into a type 1 catch basin and into a piped storm drain. The storm drain is 12” and flows west. Reference Project File TED4002907 in COR Maps for record drawings. 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 Flow Control Duration Standard (Forested Site Truong Short Plat – PRE16-000525 Page 3 of 4 August 11, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000525.Matt\16-0811 PRE16-000525 Civil Pre-App Comments.docx Conditions). The site falls within the May Creek drainage basin. Drainage plans and a drainage 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 each lot per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along the NE 25th Place 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. 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 projects 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. 7. The development would be subject to system development charges (SDCs). The current SDC for stormwater is $1,485.00 per lot. Fees are payable at the time of permit issuance. The SDC fee for the lot with the existing home will be credited. 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. The fee for the existing home will be credited. 2. NE 25th 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 an approximate current right of way width of 60’ for NE 25th Place. No dedication would be required along this frontage. 3. The proposed shared driveway shall conform to the standards found in RMC 4-6-060. Shared driveways shall be wholly in a tract. The shared driveway shall not be more than 200’ in length. The paved surface shall be a minimum of 20’ per Fire Authority standards. The maximum grade of the shared driveway shall not exceed 15%. Drainage improvements per City standards are required along the shared driveway. An access easement shall cover the entirety of the tract. A street modification is required to deviate from these standards. 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. Truong Short Plat – PRE16-000525 Page 4 of 4 August 11, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000525.Matt\16-0811 PRE16-000525 Civil Pre-App Comments.docx 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.