HomeMy WebLinkAboutPRE_Pre-Application_Meeting_Summary_160310_v1tepartment of Community & Economic Development
Planning Division
Planner: Rocale Timmons, 425.430.7219
Public Works Plan Reviewer: Ian Fitz -James, 425.430.7288
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building 'Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or •,•....
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
T " 7 M - 111179T.7 M_
The pre -application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modcation and/or
concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
DEPARTMENT OF C®iV MUNITYCIT(UF
-�R
AND ECONOMIC DEVELOPMENT enton 0
M E M 0 R A N D U M
DATE: March 10, 2016
TO: Rocale Timmons, Senior Planner
FROM: Ian Fitz -James, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Rhododendron Ridge —11230
SE 801h Street
PRE 16-000137
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 Rhododendron Ridge located at 11230 SE
801h Street in the City of Newcastle. The applicant is proposing to direct treated stormwater runoff from
the proposed subdivision to a public stormwater system owned by the City of Renton located within the
public right-of-way of Lincoln Avenue NE and 110th Avenue SE.
Water utilities, sewer utilities, and street improvements associated with this project will not be
reviewed by the City of Renton.
STORM DRAINAGE COMMENTS
1. Please have storm drainage plans and the Technical Information Report (TIR) routed to the City
of Renton in addition to the City of Newcastle. We would like the opportunity to review and
comment on the storm drainage.
2. A drainage report complying with the adopted 2009 King County Surface Water Design Manual
and the 2010 City of Renton Amendments will be required.
3. The project site falls within the City's flow control duration standard (Forested Conditions) and is
within the Lake Washington East— Bellevue South Drainage Basin.
4. 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.
H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000137. Roca le\16-0310 PRE16-000137 Civil Pre -App
Comments.docx
Rhododendron Ridge — PRE16-000137
Page 2 of 2
March 10, 2016
5. Appropriate individual lot flow control BMPs maybe required to help mitigate the new runoff
created by this development. Please see section 1.2.3.3 of the City amendments to the
KCSWDM for the Flow Control BMP requirement.
6. Provide a geotechnical report for the site for reference. 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.
The geotechnical report should also address the conditions of the off-site area (slope) along the
proposed off-site storm drainage alignment.
The conceptual off-site grading and drainage plan shows an HDPE pipe on the ground surface
coming down the hill from the project site to the City of Renton public storm drain. Provide a
detail on how the pipe will be secured to the slope. Provide geotechnical support for the
proposed design.
8. A downstream capacity analysis evaluating the effects of the subdivision drainage on the City of
Renton storm drain will need to be included with the TIR.
9. Provide a detail on how the stormwater energy will be dissipated at the connection to the City
of Renton storm drain.
10. There is an existing 8" water main and a Coal Creek Utility District sewer in the vicinity of the
proposed storm drain. Ensure that there is appropriate separation of the new storm drain from
these existing utilities. Please reference COR maps for more detail on the location of the
existing utilities.
11. The City of Renton will require maintenance access to the storm structures shown in City of
Renton right of way. Provide detail on how you will access these structures. A typical access/
easement is 15' with a turnaround.
12. Paving and trench restoration within City of Renton right of way shall comply with the City's
Trench Restoration and Overlay requirements.
13. The development may be subject to a system development charge (SDC) of $1,485.00 per lot.
Fees are payable at the time of permit issuance.
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. 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.
3. 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.
H:\CED\Planning\Development Engineering\_Ian\PRE16-000137 Rhododendron Ridge 11230 SE 80th Street\16-0310 PRE16-
nnn927 Civil Pra-Ann Cnmmantc rinry
Rhododendron Ridge — PRE16-000137
Page 3 of 2
March 10, 2016
4. 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.
5. 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.
H:\CED\Planning\Development Engineering\_Ian\PRE16-000137 Rhododendron Ridge 11230 SE 80th Street\16-0310 PRE16-
000137 Civil Pre -App Comments.docx
DEPARTMENT OF COIV MUNITYCITY.
0
AND ECONOMIC DEVELOPMENT 3~} nt n
E M 0 R A N D lJ
DATE: March 10, 2016
TO: Pre -Application File No. 16-000137
FROM: Rocale Timmons, Senior Planner
SUBJECT: Rhododendron Ridge Storm Extension
1215114 th Ave SE
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The following comments on development and permitting
issues are based on the pre -application submittals made to the City of Renton by the applicant
and .the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). 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. The applicant is encouraged to review
all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov.
Project Proposal: The subject property is located east of Lincoln Ave NE at SE 8th St, in the City of
Newcastle. The pre -application packet indicates that the proposal is to extend a storm line west
from an approved short plat, within the City of Newcastle. The storm line would be extended
through an unimproved City of Renton right-of-way and would eventually connect to an existing
storm line in Lincoln Ave NE. Wetlands, a Type F stream, as well as sensitive and critical slopes
are located within the immediate vicinity of the proposed storm line.
Critical Areas
There was no critical area information submitted with the pre -application packet and it is
unclear the extent of impacts proposed to critical areas within the vicinity of the site.
Pursuant to RMC 4-3-050 a standard stream or lake study is required if a site contains a water
body or buffer area or is within one hundred feet (100') of a water body even if the water body
is not located on the subject property. Therefore, the applicant would be required to submit
Stream and Wetland delineation as part of formal application.
The study may be subject to secondary review at the applicant's expense.
H:\CED\Planning\Current Planning\PREAPPS\14-000678
Rhododendron Ridge Storm Extension
Page 2 of 3
March 10, 2016
Storm drainage piping is permitted within Geological Hazards as well as within the buffers for
the regulated streams and wetland as an exempt activity. Storm drainage piping is prohibited
t16 within streams and/or wetlands.
Please note the applicant would be required to provide a geotechnical report demonstrating the
proposal would not increase the threat of the geological hazard to adjacent or abutting
properties beyond pre -development conditions; the proposal will not adversely impact other
critical areas; and the development can be safely accommodated on the site. Also, to qualify for
the exemption, the report must propose appropriate mitigation for any potential impacts
identified in the report.
Additionally, necessary conveyance systems including stormwater dispersion outfall systems
within stream and wetland buffers are required to be designed to minimize impacts to the any
buffer and critical area.
if an applicant feels that the strict application Critical Area Regulations would deny all
reasonable use of the property an applicant of a development proposal may apply fora critic
areas variance, specifically, to locate within a wetland and%or stream. Variances are
determined administratively by the Community and Economic Development Administrator, as
indicated in RMC 4-9-2506.
The following decision criteria for Critical Area Variances would be required to be met:
a. That the granting of the variance will not be materially detrimental to the public welfare
or injurious to the property or improvements in the vicinity and zone in which subject
property is situated;
b. There is no reasonable use of the property left if the requested variance is not granted;
c. The variance granted is the minimum amount necessary to accommodate the proposal
objectives;
d. The need for the variance is not the result of actions of the applicant or property owner;
and
e. The proposed variance is based on consideration of the best available science as
described in WAC 365-195-905; or where there is an absence of valid scientific
information, the steps in RMC 4-9-25OF are followed.
Environmental Review
Storm water, water and sewer facilities, lines, equipment, hookups or appurtenances
including, utilizing or related to lines twelve inches or less in diameter are exe,:spt from
/ Environmental 'SEPA' Review, except for installation, construction, or alteration on lands
covered by water.
lei If SEPA is required then an environmental checklist is a submittal requirement. An
environmental determination will be made by the Renton Environmental Review Committee.
This determination is subject to appeal by either the project proponent, by a citizen of the
community, or another entity having standing for an appeal.
H:\CED\Planning\Current Planning\PREAPPS\14-000678
Rhododendron Ridge Storm Extension
Page 3 of 3
March 10, 2016
Permit Requirements
The proposal would at least require a Critical Area Exemption. If installation and/or
construction of the storm line is proposed on lands covered by water the applicant would be
subject to Environmental 'SEPA' Review and a Critical Area Variance.
There may be other approvals (modifications, variances, etc.) required depending on the scope
of the proposal. A Critical Area Exemption can be reviewed in an estimated time frame of two
weeks. All other applications can be reviewed concurrently in an estimated time frame of 6-8
weeks once a complete application is accepted. There is no fee for a Critical Area Exemption.
The application fee for SEPA Review (Environmental Checklist) is $1,000. The Critical Area
Variance application fee is $1,200. There is an additional 3% technology fee at the time of land
use application. Detailed information regarding the land use application submittal is provided in
the attached handouts.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of the
land use permits, but cannot be issued prior to the completion of any appeal periods.
Expiration: Upon variance approval, the variance is valid for two years with a possible one-year
extension.
H:\CED\Planning\Current Planning\PREAPPS\14-000678