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HomeMy WebLinkAboutC_On Hold Letter_210208_v1.pdfFebruary 8, 2021 Brad Kaul Kaul Design Architecture PLLC 1733 Ferndale Ave SE Renton, WA 98058 SUBJECT: "On Hold" Notice Brar Short Plat / LUA21-000014, ECF, SHPL-A Dear Mr. Kaul, The Planning Division of the City of Renton accepted the above master application for review on January 7, 2021. During our review, staff has determined that additional information is necessary in order to proceed further. The following information will need to be submitted before May 8, 2021 so that we may continue the review of the above subject application: 1. The level one downstream analysis field investigation has not been provided as part of the Land Use Applications as required by the RSWDM, therefore it is recommended that the application revise their land use application to include the level one downstream analysis field investigation to ensure that there is no potential erosion or other concerns that will need to be addressed by the project. 2. All Targeted area not able to be routed to the detention vault shall be modeled as bypass area (i.e. unmitigated flow directed to the projects downstream point of compliance). Given the confined space on-site to locate a detention facility, it recommend having the applicant revise their land use application to ensure that the storm drainage system will meet the flow control requirements and will not adversely impact the site plan configuration to locate the facility The attached draft Engineering Memo prepared by Michael Sippo and Brianne Bannwarth, dated January 25, 2021, contains additional info related to the two issues identified above. At this time, your project has been placed “on hold” pending receipt of the requested information. The maximum time for resubmittal shall be within ninety (90) days of this notice. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Alex Morganroth Senior Planner Enclosure cc: Gursewak Brar /Owner E. Chandler, A. Nguyen, A.Burrell, R. Petrenko, S. Vladimir, R.Young, J. Newman / Parties of Record DEPARTMENT OF COMMUNITY ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 25, 2021 TO: Alex Morganroth, Senior Planner FROM: Michael Sippo, Civil Engineer III Brianne Bannwarth, Development Engineering Manager SUBJECT: Utility and Transportation Comments for the Brar Short Plat 8054 S 132nd Street, Renton WA 98178 LUA21-000014 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 reviewed the application for the the Brar Short Plat located at 8054 S 132nd Street, Renton WA 98178 (APN 214480-0460) and have the following comments: EXISTING CONDITIONS The site is approximately 0.75 acres in size and consists of a single parcel. The parcel is rectangular in shape with the long axis trending in the north-south direction and is bordered by S 132nd Street to the south and residential properties to the west, north, and east. The southern portion of the property is developed with an existing single-family residence and an accessory structure in the northwestern portion of the property. The home is accessed from S 132nd Street via a driveway located on the southwest corner of the property. The site topography slopes moderately from north to south with regulated slopes on the north side of the property. The site is mainly maintained lawn with some trees and bushes between the existing home and S 132nd Street. Water Water service is provided by the City of Renton. The site is in the West Hill service area in the 495 hydraulic pressure zone. There is an existing 8-inch City water main (see water plan no. W-0613) in S 132nd Street that can deliver a maximum flowrate of 2,400 gallons per minute (gpm). The static water pressure ranges from about 110 psi at ground level elevation 242 feet to 102 psi at ground level 272 feet. There is an existing inch water meter serving the existing house at 8054 S 132nd Street and an existing fire hydrant located along the property S 132nd Street frontage. Brar Short Plat – LUA21-000014 Page 2 of 8 Sewer Wastewater service is provided by the City of Renton. There is an 8-inch wastewater main located in S 132nd Street that terminates at the southeast corner of the property and does not extend along the project frontage (S-3685). The existing home is on a septic system with drainfield. Storm The site contains regulated slopes. The site topography slopes moderately from north to south. There is no known storm drainage conveyance system on the property. There is a 12-inch stormwater main in S 132nd Street south of the subject property located along the north side of the existing roadway. Streets S 132nd Street is classified as a Collector Arterial with an existing right of way (ROW) width of 60’ as measured using the King County Assessor’s Map. The existing street section contains two (2) approximately 11’ wide east and west-bound travel lanes with a 9’ paved shoulder along the subject property’s frontage. CODE REQUIREMENTS WATER 1. Proposed water system improvements are required to be shown on the engineering plans submitted with the Civil Construction Permit Application. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. The following water system improvements will be required as part of the development: a. Installation of approximately 300 feet of a minimum 8-inch diameter on-site water main within the interior residential street (extending to the north extents of the property) connecting to the existing 8” water main located in S 132nd St. b. Installation of approximately 80 feet of a minimum 8-inch diameter on-site water main to provide a connection to the existing 8-inch City water main located at the neighboring property (Parcel ID: 2144800500) to the east. c. A 15-foot utility easement will be required for any water main and for related appurtenances that are not located within the public right-of-way. d. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final location and number of the hydrants shall be determined by the Fire Authority based on the final site plan. e. Installation of a separate domestic water meter and service line (minimum 1- inch in size) to each new home. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. A double check valve assembly (DCVA) is required behind the domestic water meter if the buildings are 3-story or more. f. A pressure-reducing-valve (PRV) is required behind each water meter because the water pressure is over 80 psi. Brar Short Plat – LUA21-000014 Page 3 of 8 g. Installation of a “Storz” adapter on the existing hydrants if they are not already equipped with one. 2. The preliminary fire flow demand, per Renton Regional Fire Authority, is 1,000 gpm for dwellings up to 3,600 square feet (including garage and basements.) If the dwelling exceeds 3,600 square feet, a minimum of 1,500 gpm fire flow is required. a. A minimum one fire hydrant is required within 300-feet of the proposed buildings and two hydrants if the fire flow goes up to 1,500 gpm. The existing fire hydrants are not within 300 feet of all the proposed new lots. A minimum of 1 new hydrant will be required. The proposal shows a hydrant at the north extent of the shared private access. 3. There is an existing ¾-inch water meter serving the existing house at 8054 S 132nd Street, Renton WA 98178. a. The existing meter serving the 8054 residence will require replacement and/or relocation due to the location of the existing meter falling within the required frontage improvements. If the water meter service line crosses the storm water vault, a minimum of 1.5-feet of vertical clearance shall be provided between the vault and the service line. b. Depending on the extent of the relocation, the existing water service line may need to be cut and abandoned. A water cut and cap permit will be required as part of the Civil Construction Permit processing, and City forces will perform the work. 2. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 3. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 4. Adequate separation between utilities is required. Minimum separation between water and all other utilities is 10-feet horizontal and 1.5-feet vertical. 5. The development is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of the meters for domestic uses and for fire sprinkler use. The development is also subject to fees for water connections, cut and caps, and purity tests. Current fees can be found in the 2020 Development Fees Document on the City’s website. Fees that are current will be charged at the time of construction permit issuance. a. 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 3/4 x 5/8 -inch or 1-inch meter is 4,450.00 per meter. b. The SDC fee for fire service is based on the size of the fire service line to serve the project (if required). c. Water service installation charges for each proposed domestic water service is applicable. Water Service installation for a 3/4 x 5/8-inch or 1-inch water service line is $2,875.00* per service line. This is payable at construction permit issuance. d. Drop-in meter fee is $460.00* per meter for a 3/4 x 5/8 -inch or 1-inch meter. This is payable at issuance of the building. Brar Short Plat – LUA21-000014 Page 4 of 8 e. SDC fees are assessed and payable at construction permit issuance and are not vested to the rates at land-use approval. SEWER 1. The existing septic drain field located at 8054 S 132nd St will need to be decommissioned and removed in accordance with Washington State Department of Health Requirements. 2. Proposed sewer main improvements are required to be shown on the engineering plans submitted with the Civil Construction Permit Application. Civil plans for the sewer main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. The following sewer main improvements will be required as part of the development: a. Public sanitary sewer shall be extended along the entirety of the project frontage to the west. i. A sanitary sewer manhole shall be constructed at the west terminus of the sanitary sewer main extension. b. Public 8-inch sanitary sewer shall be extended to the north along the length of the shared private access to provide sewer service to the lots. c. A 15-foot utility easement will be required for any sewer main that is not located within the public right-of-way. 3. The existing side sewers serving the subject parcel will be required to be capped and abandoned during site development. New side sewers shall be installed to serve each individual property. a. A sewer cut and cap permit will be required for the exiting sewer stub that will not remain in service. b. A separate side sewer will be required for each building. All new sewer stubs shall be a minimum of 6” and shall run at a slope of at least 2% to the main. Any buildings which cannot achieve a gravity connection will need a private lift station(s). 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve each lot. These fees will be collected at individual lot building permit application. a. The development is proposing connection of 3 new homes and 1 existing home that was previously on septic. b. SDC fee for sewer is based on the size of the new domestic water meters to serve the project. The fees for 2021 will be increasing to $3,450 per 1” meter. c. SDC fees are payable at construction permit issuance and are not vested to the rates at land-use approval. SURFACE WATER 1. A geotechnical report, dated August 3, 2020, completed by South Sound Geotechnical Consulting, for the site has been provided. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provides Brar Short Plat – LUA21-000014 Page 5 of 8 recommendations for project design and construction. The geotechnical report notes Infiltration to assist in stormwater control will be difficult at this site. The presence of dense glacial till at fairly shallow depth will limit infiltration to lateral flow through the upper silty sand and weathered till horizons. Infiltration systems will be limited to shallow dispersion facilities as allowed by the city.” Geotechnical recommendations presented need to be address within the Civil Construction Permit Application including, but not limited to, the permanent cut and fill slope onsite shall not exceed 2:1. 2. Preliminary Drainage Plan and Technical Information Report (TIR), dated November 2020, completed by AHBL, for the site has been submitted. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the West Lake Washington – Seattle South Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine Core Requirements and the six Special Requirements have not fully been discussed in the Technical Information Report. a. Offsite Analysis, RSWDM Core Requirement #2: A level one downstream analysis shall be provided to identify if the proposed project shall meet any applicable problem-specific requirements related to downstream drainage problems. i. The level one downstream analysis field investigation has not been provided as part of the Land Use Applications as required by the RSWDM, therefore it is recommended that the application revise their land use application to include the level one downstream analysis field investigation to ensure that there is no potential erosion or other concerns that will need to be addressed by the project. b. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. The project proposes a detention vault to address the flow control requirements. The following are items that will need to be addressed as part of the Civil Construction Permit Application: i. Ensure report identifies that the flow control BMP shall be based on Flow Control Duration Standard area matching Forested Site Conditions. Project Overview, Section 1.1 Purpose and Scope, Paragraph 2, notes that Peak Rate Flow Control Standard will be met. ii. The private detention system shall be located a minimum of 10 feet from any adjacent utility and shall be outside of any public utility easement. Location of vault, and/or utilities, will need to be adjusted as needed to meet this requirement. iii. All Targeted area not able to be routed to the detention vault shall be modeled as bypass area (i.e. unmitigated flow directed to the projects downstream point of compliance). Given the confined space on-site to locate a detention facility, it recommend having the applicant revise their land use application to ensure that the storm drainage system will meet the flow control requirements and will not adversely impact the site plan configuration to locate the facility. Brar Short Plat – LUA21-000014 Page 6 of 8 iv. The project proposes to use Storm Tank, a proprietary detention system, to provide storm water detention on-site. The City has approved the use of this type of facility on a previous project (Walker Auto Dealership, C19002207) and suggest this project be reviewed and show how the detention system was able to provide access and meet the maintenance requirements. The following link will allow you access to the approved Civil Construction Plans and Technical Information Report for this project: https://edocs.rentonwa.gov/Documents/Browse.aspx?id=1401715&d bid=0&repo=CityofRenton c. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. i. Utility separation will need to be provided. This includes separation between storm drainage mains the proposed detention vault. ii. Upstream storm drainage flows will need to be captured and routed to the downstream system. This conveyance system shall be included as part of the Civil Construction Permit Application. d. Water Quality, RSWDM Core Requirement #8: Based on the residential use of the project, Basic Water Quality Treatment is required. The project TIR identifies the use of a proprietary system meeting GULD approval will be used to address basic water quality menu. This has been confirmed on the Preliminary Storm Drainage Plan submitted with the land use application that identifies the StormFilter which does meet GULD approval for Basic Water Quality. i. A full design of the proprietary system is required with the Civil Construction Permit Application. e. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report must be submitted with the civil construction permit application. i. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed during civil construction permit review. The applicant may be required to apply additional on-site BMPs to meet the minimum requirements outlined in Core Requirement #9. For instance, Reduced Impervious Surface Credit appears to be feasible on the individual lots and will need to be fully evaluated as part of the Single Family Building Permits and shall be noted as part of the TIR submitted with the Civil Construction Permit Application. 3. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 4. The development is subject to stormwater system development charge (SDC) fee. a. The 2021 stormwater SDC fee is $0.800 per square foot of new impervious surface, but no less than $2,000.00. This portion of the fee will be assessed to all new impervious surface areas (frontage, streets, private access, and sidewalks). Brar Short Plat – LUA21-000014 Page 7 of 8 Additionally, each new single family residence will be subject to a rate of $2,000 per lot. b. SDC fees are payable prior to issuance of the construction permit and are not vested to the rates at land-use approval. TRANSPORTATION 1. S 132nd Street is classified as a Collector Arterial with an existing right of way (ROW) width of 60’ as measured using the King County Assessor’s Map. The existing street section contains two (2) approximately 11-foot wide east and west-bound travel lanes with a 9’ paved shoulder along the subject property’s frontage. To meet the City’s complete street standards for collector arterial streets, the minimum ROW width would be 83 feet (2 travel lanes) requiring a ROW dedication of up to 11.5 feet. The project proposes to construct the following required frontage improvements to match the Earlington Townhomes project to the east along the entire S 132nd Street frontage: a. 11.5 feet of ROW dedication. b. The Earlington Townhomes project to the east was constructed under the 2-lane scenario. The half street section will include (1) 10-foot westbound travel lane, 1) 5-foot westbound bike lane, 8-foot parking strip (approx. halfway along frontage extending west), 0.5-foot curb, 8-foot planter strip with street trees, 8- foot sidewalk, and 2-foot clear space. c. Undergrounding of the existing and proposed electrical and communication line is required per RMC 4-6-090, Utility Lines – Underground Installation. 2. Shared driveways are allowed for access to up to 4 lots provided at least one of the four 4) lots abuts a public right-of-way, with at least sufficient frontage to comply with the zoning width dimensions, and the subject lots are not created by a subdivision of ten (10) or more lots. The project appears to meet the requirements of shared driveway requirements outlined in RMC 4-6-060J. 3. Current City of Renton standards require a turnaround for dead-end streets greater than 150 feet. Dead-end streets measured between 150 and 300-feet may utilize a hammerhead turnaround meeting the requirements for emergency services access, including a 25-foot radius and a length of 45’. Reference RMC 4-6-060H. The project proposes the required hammerhead and the design shall be approved by the Renton Regional Fire Authority. 4. Street grades shall not exceed 15 percent. 5. Project is required to meet ADA requirements for pedestrian access routes. a. An ADA access ramp from the terminus of the sidewalk on the west side of the frontage to the paved roadway shoulder shall be installed. 6. Refer to City code 4-4-080 regarding driveway regulations: a. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. b. Maximum driveway slope is 15%. Driveways which exceed 8% shall provide slotted drains at the lower end with positive drainage discharge to restrict runoff from entering the garage. c. The maximum width of a single loaded garage driveway is 9 -feet and the maximum width of a double loaded garage driveway is 16-feet. If a garage is Brar Short Plat – LUA21-000014 Page 8 of 8 not present, the maximum driveway width is 16-feet. Driveways shall not be closer than 5-feet to any property line. 7. In accordance with Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, the project will produce 3 additional PM Peak Hour Vehicle Trips (1 PM Peak Hour Trip per new single-family home). Therefore, the project will not require a traffic impact analysis. 8. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. a. Based on the proposed utility and roadway design submitted as part of the land use, full overlay of S 132nd Street along the property frontage may be required. 9. Street lighting is not required for a 4-lot short plat per the RMC 4-6-060.F.1.a. 10. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. a. The 2021 rate of transportation impact fee is $10,861.69 for each new home. b. Traffic Impact Fees are payable prior to issuance of the building permit and are not vested to the rates at land-use approval. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a. 7-ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. b. The stormwater line should be minimum 5 feet away from any other structure or wall or building. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 4. A civil construction permit for the site, utility and street improvements will require a separate plan submittal. Civil construction plans shall conform to the City Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the City’s website for submittal requirements: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. Fees quoted in this document reflect the fees applicable in the year 2021 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule.