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HomeMy WebLinkAboutPRE12-061 Plan Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: August 15, 2012 \g June 14, 2010     TO: Rocale Timmons, Planner     FROM: Jan Illian, Plan Review     SUBJECT: Taylor Preliminary Plat 17709 - 116th Ave SE PRE 12-061      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. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water Water service will be provided by Soos Creek Water and Sewer District. A water availability certificate will be required to be submitted to the City with the site plan application. Sanitary Sewer Sewer service will be provided by Soos Creek Water and Sewer District. A sewer availability certificate will be required to be submitted to the City with the site plan application. Storm Drainage 1. There is a drainage conveyance system along the south side of SE Petrovitsky. There is no drainage conveyance in 116 Ave SE. 2. A drainage plan and drainage report will be required with the site plan application. The report shall comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report. Based on the City’s flow control map, this site falls within the Flow Control Duration Standard, Forested Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 3. 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. 4. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of the site exceeds one acre. 5. Surface Water System Development fees are $1,012 per each lot. This is payable prior to issuance of the construction permit. Transportation/Street 1. Existing right-of-way width in 116th Ave SE is 60 feet. This street has been identified as a minor arterial. To meet the City’s new complete street standards, street improvements including 18 feet of paving from centerline, curb and gutter, 8-foot planter strip, 5-foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. To build this street section, 4 feet of right-of-way will be required to be dedicated to the City. 2. Existing right-of-way width fronting the site in this section of SE Petrovitsky is 72 feet. This street has been identified as a principal arterial. To meet the City’s new complete street standards, street improvements including 33 feet of paving from centerline, curb and gutter, 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right-of-way fronting the site per City code 4-6-060. Staff will support a modification allowing the existing concrete walk to remain matching the alignment on the entire street. Additional street trees may be required to be planted behind the walk. Right-of-way dedication is still required to match the width to the west of the property which may be up to 15-feet of dedication after survey verification. 3. SE 177th Place is an existing dead-end roadway to the eastern lot line of the subject property that shall be required to be extended. The city’s complete streets standards for a residential access include 26 feet of pavement, 8-foot planting strip, and a 5-foot sidewalk within a 52-foot right-of-way. A modification would be supported by staff for 26-feet of pavement with a thickened edge on the north side, 6-foot planting strip including curb and a 5-foot sidewalk for a total of right-of-way cross-section of 37 feet to match the existing improvements for the rest of the block. 4. There are two private streets proposed. According to City of Renton Code private streets may only serve a maximum of four parcels not directly accessing public streets for emergency access. Staff will support a modification to allow both to be dedicated as public streets with right-of-way meeting the private street design section of 26-feet of right-of-way and 20-feet of pavement. “No Parking” signs for both sides of the street shall be posted. Dedication of the 26-foot wide right-of-way is subject to the City standard radius dedications at intersections. 5. A traffic impact analysis will be required when estimated vehicular traffic generated from a proposed development exceeds 20 vehicles per hour in either the AM (6:00 - 9:00) or PM (3:00 –6:00) peak periods. A peak hour volume of 20 vehicles per hour would relate to daily volume of approximately 200 vehicles per day. Generally this includes residential plats of 20 lots or more and commercial sites that generate 20 vehicles per hour. The developer shall select a registered professional engineer with adequate experience in transportation planning and traffic engineering. Traffic Analysis Guidelines are included with the pre-application materials. 6. Current traffic mitigation fees are $717.75 per new single-family lot. These fees are payable prior to recording of the plat. A fee increase is anticipated in 2014. General Comments 1. All construction 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. When the utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application and an itemized cost of construction estimate and application fee at the counter on the sixth floor. All subdivisions shall provide water, sewer and storm stubs to each new lot prior to recording of the plat.