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HomeMy WebLinkAboutC_Decision_and_Advisory_Notes_Addressed_Carpenter_171115 PLAT CONDTIONS WERE ADDRESSED AS FOLLOWS: J. DECISION: The Carpenter Short Plat, File No. LUA14-001200, SHPL-A, is approved and is subject to the following conditions: 1. A detailed landscape plan shall be submitted at the time of Construction Permit application for review and approval by the Current Planning project manager. The detailed landscape plan shall include, but not limited to, a plant list and two trees within the front yard area of Lot 3. The 10-foot landscaped strip shall be installed prior to final short plat recording and the front yard trees shall be installed prior to Building Final Occupancy. A detailed landscape plan was submitted and approved for the project. The Plan was subsequently revised after an arborist report concluded that some of the trees on the approved landscape plan could not be saved. 2. A final Tree Retention plan in compliance with the City’s adopted Tree Retention and Land Clearing Regulations shall be submitted at the time of Construction Permit application for review and approval by the Current Planning project manager. Done. 3. Project construction shall be required to comply with the recommendations provided in the Geotechnical Engineering Study prepared by Earth Solutions NW, LLC, dated August 21, 2014. Done. 4. The existing access easement serving 3623 Lincoln Avenue NE shall be amended to include shared access to Lots 2 and 3. A new 21’ wide easement will be recorded to include access to Lots 2 and 3. 5. A note requiring the access to Lot 2 from the shared driveway shall be recorded on the face of the final short plat map. Done. 6. A note shall be recorded on the final short plat map stating that the future residence to be constructed on Lot 3 shall be equipped with a fire sprinkler system. Done. 7. The short plat plan shall be revised to provide the required 5-foot separation between the private street and the adjacent property line. The revised short plat plan shall be submitted prior to final plat approval for review and approval by the Plan Review section. Done. 8. Grading plans shall be submitted at the time of Utility Construction Permit application which show grading near the property boundary to prevent stormwater discharge from flowing onto the adjacent property. These grading plans shall be subject to the review and appr oval of the City’s Plan Review Section. Done. Decision and Advisory Notes.doc1200 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administrative land use action. Because these notes are provided as information only, they are not subject to the appeal process for the land use actions. Planning: 1. Construction activities shall be restricted to the hours of 7:00 am to 8:00 pm, Monday through Friday. Work on Saturdays shall be between the hours of 9:00 am and 8:00 pm. No work shall be permitted on Sundays. Noted, and presumably enforced by the City inspector assigned to this project. 2. RMC 4-4-030C.2 limits haul hours between the hours of 8:30 am and 3:30 pm, Monday through Friday unless otherwise approved by the Department of Community and Economic Development. Noted, and presumably enforced by the City inspector assigned to this project. Technical Services: 1. Note the City of Renton land use action number and land record number, LUA14 001200 and LND 20 0611, respectively, on the final short plat submittal. The type size used for the land record number should be smaller than that used for the land use action number. Done. 2. The 2’ wide dedication of right of way for this short subdivision requires a separate Deed of Dedication document; provide a reference to said dedication on the submittal and a space for the recording number of said dedication on said submittal. The Deed of Dedication document includes both a legal description exhibit and a map exhibit on the dedicated parcel. The legal description exhibit should be prepared, stamped, dated and signed by the applicant’s surveyor. The surveyor should also prepare the map exhibit. The dedication process requires an updated Plat Certificate dated within 45 days of approval of said dedication. Talk to the Project Manager if there are questions or further information is needed. Done—submitted for review. 3. Provide short plat and lot closure calculations. Done. 4. Remove references to utility meters, trees, ditches, rockery, curb cuts and other items not required for short plat approval, but currently noted on the short plat drawing. Done. 5. Remove the building setback boundary lines from the proposed lots. Setback lines will be determined when permits are issued for said lots. Done. 6. References to proposed net density and max allowable density, zoning and critical areas and buffer are not needed. Remove them from said drawing. Done. 7. Remove the property owner and engineer/surveyor blocks from the submittal. Done. Decision and Advisory Notes.doc1200 8. See the addresses on the attachment for inclusion in the final short plat submittal. Done. 9. Note all easements, covenants and agreements of record on the drawing. Done. 10. Note any relevant researched resources on the short plat submittal. Done. 11. Note the plat name and lot/tract numbers of the adjoining properties to the south, north and west of the subject property. Done. 12. The City of Renton Administrator, Public Works Department, is the only city official who signs the final short plat document. Provide an appropriate approval block with signature line. Pertinent King County approval blocks also need to be noted on the drawing. Done. 13. All vested owner(s) of the subject final short plat need to sign the final short plat drawing. Include notary blocks as needed. Done. 14. Include a declaration block on the drawing, titled “OWNERS’ DECLARATION”, not “CERTIFICATION” or other. Done. 15. Note that if there are new easements, restrictive covenants or agreements to others (City of Renton, etc.) as part of this subdivision, they can be recorded concurrently with the final short plat. The final short plat submittal and the associated document(s) are to be given to the Project Manager as a package. The recording number(s) for the associated document(s) are to be referenced on the final short plat drawing. Provide spaces for the recording number(s) thereof. Noted. 16. Include a note regarding the existing access/utility easement recorded under King County Rec. No. 8207220042, which provides access to lots 3 & 2. Under the terms of that easement the affected short plat owners are responsible for an equal share of the maintenance costs with the other properties using said easement road. This would now include the owners of Lots 2 and 3. There shou ld be a note to that effect on the face of the short plat. Done. Also, a new 21’ wide easement will be recorded to include access to Lots 2 and 3. 17. This reviewer is not certain that there needs to be a new private easement for ingress, egress, utilities, etc. shown on lot 2 for the benefit of the future owners of lot 3 in light of the existing easement mentioned above. If so add a note defining the rights associated with the easement at issue. Add the word “Private” juxtaposed to the ACCESS/UTILITY text associated with the easement. Since new “private” easements shown aren’t “granted and conveyed” until the benefited and/or burdened lots are conveyed to others add the following language on the face of the short plat drawing: “DECLARATION OF COVENANT: The owners of the land embraced within this short plat, in return for the benefit to accrue from this subdivision, by signing hereon covenant and agree to convey the beneficial interest in the “new” Decision and Advisory Notes.doc1200 private easement(s) shown on this short plat to any and all future purchasers of the lots, or of any subdivision thereof. This covenant shall run with the land as shown on this short plat.” The preceding statement obligates the seller of the lots created to “expressly grand and convey” the lots “together with and/or subject to” any new private easement(s) delineated on the short plat in the conveying document. Done. 18. The private access and utility easement requires a “New Private Easement for Access and Utilities Maintenance Agreement” statement. Done. 19. Remove the City of Renton “SEAL” from the final short plat submittal. Done. Water: 1. The proposed development is within the City’s water service area and in the Kennydale 320 hydraulic zone. The static water pressure is about 43 psi at elevation of 220 feet. There is an existing 12 inch water main in Lincoln Ave NE, ending at the intersection with NE 36th Street (see City water project plan no. W 400) that can deliver 2,600 gpm. Noted. 2. Provide 8 inch diameter water main near the north property line, from the existing 12 inch main on Lincoln Ave NE and upto the west property line of the subdivision. Done. 3. Installation of a fire hydrant near the connection of the new water main with Lincoln Ave NE. Done. 4. Installation of a 1 inch domestic water service and meter to the new lots. Done. 5. There is an existing 1 inch domestic water meter on Lincoln Avenue which serves the property west of the site, 3623 Lincoln Ave NE. It is assumed that this service currently is located in the proposed 20 feet wide ingress/egress easement. If not, it will have to be located in the easement. Done, it will be reconnected to the new 8” main. 6. The development is subject to payment of a water system development charge (SDC) fee of $3,090.00 (2015 rate) and a water meter installation fee of $3,310.00 92015 rate)for each 1 inch meter. These fees, as well as any related permit fees, are subject to yearly increase, and the fee current at the time of permit issuance will be applicable and collected at permit issuance. The meters will be installed by the City. Noted. 7. Civil plans for the water main improvements will be required and must be prepared by a registered professional engineer in the State of Washington. Done. Sewer: 1. All lots of the short plat will be served by the city of Renton sewer service. Done. Decision and Advisory Notes.doc1200 2. The submitted plans show the extension of 8” diameter sewer main on Lincoln Ave NE frontage upto the south property line. A sewer man hole is provided at the end of the sewer main extension. Noted. 3. Individual side sewers are required to serve each lot. Done. 4. Service details will be reviewed with the utility construction permit. Done. 5. Sanitary Sewer System Development Fee (SDC) is based on the size of the domestic water meters. The current SDC fee for 1” sewer is $2,135.00. This fee is subject to yearly increase, and the fee current at the time of permit issuance will be applicable and collected at permit issuance. Noted. Surface Water: 1. A preliminary TIR/ drainage report prepared by Encompass Engineering has been submitted with the land use application. Based on the City’s flow control map, this site falls within the Flow Control Standard Forested Site Conditions. The applicant engineer has mentioned in the report that a detention vault is proposed to serve the flow control requirements of the project. The report includes that the project will add less than 5,000 square feet of new pollution generation impervious surface and therefore water quality facility is not triggered. However, the calculations were not included. Individual lot storm water BMP’s are applicable on the lots. If infiltration trenches are proposed, they should be aligned parallel to the slope. The final drainage report/ TIR and drainage plans submitted during the utility construction permit should be based on the 2009 Surface Water Design Manual Amendment to the 2009 King County Surface Water manual. Done—under construction. 2. A geotechnical report prepared by Earth Solutions NW LLC. was submitted by the applicant. The geotech report mentions that infiltration of stormwater is feasible on the site. The report recommends a rate of 0.13 inches per hour or less to be used in the design of the infiltration facilities. The infiltration scheme was subsequently rejected by City staff. A detention vault is under construction. 3. The site should be graded near the property boundary such that discharge from the subject site does not run off into the adjacent property. Done. 4. The Surface Water System development charge (SDC) fee for storm water is applicable on the project. The 2015 rate for this fee is $1,350 per lot. This fee is subject to yearly increase, and the fee current at the time of permit issuance will be applicable and collected at permit issuance. Noted. 5. The final drainage report (TIR) submitted during the utility construction permit should mention Decision and Advisory Notes.doc1200 that the drainage report is based on the City of Renton’s Amendments to the 2009 king County Surface Water Drainage Manual. Done. 6. The wording of the Section 1.2.3 Core Requirement #3 : Flow Control can be reworded to mention that pavement is removed in certain locations and pavement is added at other portions in the Public ROW. Done. 7. All the 6 Special requirements should be mentioned in the final drainage report. Done. Transportation/Streets: 1. Lincoln Street is a residential street with existing ROW width of 60 feet. The project is proposing a 26 feet wide paved street, with 0.5 feet wide curb, 8 feet wide planter, and 5 feet wide sidewalk on the frontage. City standards include a maximum slope of 4H:1V at the back of sidewalk. The project will widen approximately 8 feet of pavement (as per City pavement standards) on the opposite side of the street, retaining wall may be applicable. Minimum separation of 2 feet is required between the face of the wall and the travel paved surface edge. Easements may be applicable for the retaining wall construction. The pavement widening will taper at 13:1 to meet with the existing pavement. 2 feet of ROW dedication is proposed on Lincoln Ave frontage. Done—the project is under construction. 2. Lots 1 and 2 are proposed to get direct access from Lincoln Ave NE by means of individual driveways. Driveways shall meet requirements of RMC 4 4 060. Lot 3 is proposed to gain access from Lincoln Ave NE by means of a 20 feet ingress and egress easement. The paved width shall meet City code and meet fire department requirements. Done. 3. All electrical, phone, and cable services and lines serving the proposed development must be under ground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector prior to recording the plat. Noted. 4. The transportation impact fee s applicable on new houses at the building permit stage. The fee is based on the applicable fee at the time of building permit application and payment is due at the time of issuance of the building permit. Noted. 5. A minimum of 5 feet separation is required between any access and property line. Noted. 6. Fixed objects that may be situated in the location of the proposed access must be relocated, after obtaining owner approval. Noted. 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. Done. Decision and Advisory Notes.doc1200 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. Done. Fire: 1. The fire impact fees are applicable at the rate of $495.10 per single family unit. This fee is paid at time of building permit. Noted. 2. The fire flow requirement for a single family home is 1,000 gpm minimum 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 would be required. A minimum of 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. It appears there is adequate fire flow in this area. A minimum of one new hydrant is required. Noted. 3. Fire department apparatus access roadways are required to be a minimum of 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Fire access roadways shall be constructed to support a 30 ton vehicle with 75 psi point loading. Access is required within 150 feet of all points on the buildings. Access as proposed appears adequate. Applicant previously requested and was granted a variance to the roadway width from 20 feet to 16 feet with the dwelling on Lot 3 to be fire sprinklered. Noted—note to this effect is on the short plat.