HomeMy WebLinkAbout03313 - Technical Information Report - Small Project Narrative � � Corrt L'esigrt(ru.
CORE 14711 N.E.29th Plac
\ / DESIGN Bellevue,Washington 98007
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PARK TERRACE SH(�l�i YL� l � i Al�i�
RENTON, WASHINGTON
prepared for
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Project Manager: Robert H. Stevens, P.E. � ---
PyAs�ac�• e'`
Date: h�iarch, 2006 �� '���`�' L� _._-m-►
Revised: April, 2006
Core :�To.: 04026
ENGINEERING PLANNING SURVEYING
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1. PROJECT O�'FRVIE«':
The Park Terrace short plats are located at the intersection of�1E 7''' Place (SE 121'`
Street) and Duvall Place I�'E (138th Ave. SE). See Exhibit 1 for the Vicinity Map. The
history of the site is long. The Park Tenace Plat was originally subdivided in 1960.
Sanitary sewer was not initially extended to the property and a number of the lots «-ithin
the subdivision were not developed. In early 2006, sanitary sewer was extended to th� i
site, allowing construction on the previously undeveloped properties. A boundary lin
adjustment between the original lots 9, 10 and ll was recorded on February 1�� �'nn�
(recording number 20060210900007, please see exhibit 2). This boundary lin�
adjustrnent made way for two short plats, creatively called Park Terrace Short F'i��
Park 1e1,��1t�n C�?;�1-? �� 11 1 1`l C!1!l1l(i�i ���}�1�1;'C:' C�li��!'i il� 1rC 1�1�� ill,��, �, ,,�-,� �r��v : �� �1:,;,
Frontage improvements and stoini drainage impro��ements ���ill be constructeei ;� ��������_ :!��.
frontage of these projects as well as further to the west to provide a more presentable rurh
appeal to these }�ro�erties. Please see exhibit � for a reduced si7e }�resentation of this
t,lan.
Short Ylat 1 will divide Parcel A into 2 lots (see eahibit 3). "The iinper��ious area for the
lots will total 6,570 sf(Lot 1 =2,770 sf; Lot 2 = 3,800 sf(including a 20 foot «-ide
emergency vehicle access on lot 2 to get within 150 feet of the most distant corner of the
lot)). The impervious area for the frontage improvements associated with these tvvo lots
is 982 sf. The total impervious area for Short Plat 1 is therefore 7,633 sf. As defined in
the 2005 King County Surface VVater Design '_�Ianual. Section l.l.2.1, this area «�ould fall
tinder tlle Small Pi-oject DrainaQe Revic��.
Short Plat 2 ���ill divicic Parcel B into 2 lots (see e�xhibit =�). The inlpervious area for thc
lots will total 5,170 sf(Lot ] = 2,�95 sf; Lot 2 = 2,575 sfl. The impervious area for the
frontage improvenients associated �a�ith tllese t«-o lots is 4,689 sf. The total inlpen-ious
area for Short Plat 1 is therefore 9.Q�9 sf. As defined in the 20�5 Kin� Countv S�u-fac�
�t'ater Desi�n �lanual, Section l.l.Z.1, tl�is area ���ould fall un�ier the Small Project
Drainage Review.
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, ?. CONDITIO'�S AND REQUIRE'�1E\TS St;�9:�1�R�':
Tl�e Administrative Short Plat Report and Decisions far both Short Plats dated Januai-y
24, 2006 outlines 5 coliditions which must be� met far each Sl1ort Plat. '�
1. The app�-oval of tlae pf-eli»zinary sl7ort plat shctll be contirtgertt i�po�i the appr�oti•al
and recording of tlze Park Terrace Lot Line Adjust»aent (L UA05-0139, LLA� and I
that the recording of the frnal short plat map shall not occur prior to the '
recording of the lot line adjustment. '
The lot line was recorded on February 10, 2006, recording number 20060210900007.
'. A revised conceptual landscape plan shall be submittecl prior to final plat
a��proval detailing out the proposed vegetation species arid the planting
specifrcatio�is.
A final landscape plan will be submitted along with the frontage improvement plan
«-hich provides planting specifications.
3. T12e applieant sl�all pat° tlre ��ec�uir•e�l Tr•�riisportatiorr ��litigation Fee crt the rc�te of
�?5.00 per net new ave�-age daily trip associated with the project. The
Tra�ispo�-tation Mitigation Fee shall be paid prior to the recor�ling of the short
pint.
The Transportation I��litigation Fee shall be paid prior to the recording of the short
plat.
�1. 7'he upl�licu�lt slrcrll pu1� cr Fri�e ,llfti��ltion FEe b�rsc�rl��ar �r rut� of,��88.00��er �rel,�
single fC11711I1' IOl 1VIrI1 CI"2CJ11�IVeir f01"rllP eIISllllb reside�rce. Tlie fee shnll be paid
��rior to tl�e recorclirr�of'tlre°short 1�l�rt. '�,
The Fire Mitigation Fee shall be paid prior to the recording of the short plat.
_S. The short plat shall be rec�uired to comply �vith tlre 2005 King Cou��ty Surfc�ce
Water Design Manual. A clrainage»a�•rative complying tit�ith the reqttirei�iertts of ',
the 2005 Ki�ag County•Sa�rface Watei•Design Manital shall be submitted prio�-to �'
final plat approval. �
This narrative is satisfaction of this condition. ��I
3. OFF-SITE ANALYSIS:
Upstream Tributary Area
The subject properties receive only minor sheet flow from lot 8. A ditch north of the
property cuts off any flow from the north and a roadside ditch along Duvall Place NE
cuts off any flow from the east. The Duvall Place roadside ditch does receive a base flow
of draina�,e frrn1� �� (,-inch �ipe (presumahl��r���f and f��tin�� drainc) fi-�m l��t �.
llo�snstream Anal�sis
The onsite drainage can be analyzed as rivo separate basins. The Duvall Place roadside
ditch, which in reality is an upstream basin, drains to the south and«�ill be described as
the South Basin. The onsite drainage sheet flows to the west and is captured either by the
roadside ditch along the north margin of NE 7th Place or a shallow swale along the west
edge of the parcel C of the boundary line adjustment. This basin will be described as the
West Basin.
South Basin I
The roadside ditch along the west edge of Duvall Place?vE and along the east edge of the
short plats drains to the south until it comes to the intersection with NE 7ih Place. It is
drained to the south under Iv'E 7`h Place to a roadside ditch on south side of the street.
The roadside ditch continues to flow south to lot 16 (72� Duvall Place NE). At the south
end of the frontage of this property, the roadside ditch and culvert have been filled, thus
directing the flows to the front yard of 729 Duvall Place 1�TE. The previous owner of lot
17 was cited by the County for illegal fill in the late 1980's. It is not known if the fill ��-as
removed, however Lot 16 remains lo���er than lot 17. The road ditch fronting Lot 17 was
apparently filled during the constntction of the house on lot 17 (723 Duvall Place NE) in
2000. The water in the front yard of lot 16 has, since 2000, been pumped away froin the
low point in the front yard to the rear yard, across the rear yard of Lot ]7 to a stornl drain
inlet in the frontaQe of Duvall Ave. NE. Though not submitted to Kin� Colmty as a
contplaint, this issue h�s bee» a difticult issue for the o�v�ncr ��f lots 1 Ci and ne�t� o���ner of
Lot 1,.
As part of the short plat process, the City is requiring that the existing drainage problem I
be addressed. It is proposed to divert the upstream flows from this area by intercepting
the flow from the Duvall Place roadside ditch upstreain of NE 7`r Place and discharging
to the West Basin. �
West Basin
The onsite stormwater sheet flows to the west and south. A shallow� swale along the west
property line of lot 11 directs most of the sheet flow to the roadside ditch along the north
edge of 1�'E 7th Place. This ditch flows to the west to Duvall Avenue 1VE where it enters
the tightlined conveyance system of Du��all. The conveyance system directs the water to
the south, ultimately joining up with the stormwater of the South Basin, well within '/4 '�
mile downstream. I
4. FLOVV CONTROL BMP ANALYSIS:
Small Project Drainage Reviews are required to address flow control BMPs by means of
"dispersing, infiltrating , or otherwise reducing or preventing development-related
increases in runoff at or near the sources of those increases" as described in Appendix C
of the 2005 KCSWDM. Since the lots on these short plats will be less than 22,000 sf,
these lots will need to adhere to Section 1.3.1, Small Lot BMP Requirements. With the
aid of Figure C.1.3.A Flowchart for Determining Application of Flow Control BMPS, it
is shown that the BMP options available to these lots are to "apply one or more of the
following to impervious area>_10%of lot for lots sizes 11,000 sf:"
1. Limited Infiltration.
2. Basic Dispersion
3. Rain Garden
4. Permeable Pavement
5. Rainwater Harvesting
6. Vegetated Roof
7. Reduced Impenious Surface Credit
8. Native Growth Retention Credit
The preferred alternative for flo«�control BMP is the Reduced Impervious Surface
Credit. As described in Section C2.9, "for lots that are smaller than 22,000 square feet, i
any recorded limit on total impervious surface less than a norm of 4,000 square feet or
the maximum allowed by the lot's zoning, whichever is smaller, qualifies for a restricted
footprint credit equal to the difference in square footage." The City of Renton R-8
zoning for these lots does not have a"total allowed impervious area" restriction but King
County R-S zoning requires a maxin�um of 75% of the lot area be iinpervious. In order to
stay within the small site drainage requirements, each short plat must construct no more
than 10,000 sf, so the lots will be straddled ��vith an even more oilerous requirement to
stay within this squar-e footage. The areas presented in the follo�ving table present the
--�
areas that the architect will propose with the building permits(as presented in Section 1,
Project Overview) plus the allowed square footage to stay within 10,000 square feet '
The allowed and proposed impervious areas are presented in the following table:
Lot Size Max. Allowed (75%) 10% Allowed Impervious �
Impervious Coveragel Reduction Coverage2
Short Plat 1
Lot 1 7,637 sf 5,727 sf 5,154 sf 3,994 sf
Lot 2 7,777 sf 5,832 sf 5,249 sf 5,024 sf
Frontage 982 sf
Impervious
Total 10,000 sf
Impervious
Short Plat 2
Lot 1 5,349 sf 4,011 sf 3,610 sf 2,656 sf
Lot 2 6,243 sf 4,682 sf 4,214 sf 2,655 sf
Frontage 4,689 sf ,
Impervious
Total 10,000 sf
Impervious ,
1. Ma�cimum Allowed(75%) Impervious Coverage refers to the coverage allowed I
per King County Zoning Code.
2. Allowed Impervious Coverage refers to the restricted coverage for these specific
lots to stay within the required 10,000 square feet total impervious coverage for
the project.
We propose to condition the approval of these short plats to the allowed impervious
coverage as presented above.
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, C.1.3 APPLICATION OF FLO«'COI�TROL BD1PS
FIGURE C.1.3.A FLOWCHART FOR DETERI�ZINING APPLICATIO:V OF FLOW CONTROL BMPS
Is the project on a s/tdlat Ye Is it feasible and
smaller than 22,000 square feet? applicable to
implement full Yes No further BMPs
Appty one or more of the following to impervious area dispersion for the required. Nate:
s10%of site,'lot for slte/lot sizes<11,000 sf and�20°/a of roof area as per Any proposed
slte'lot for slteilot sizes between 11,000 and 22,000 sf(For Section C.2.1? connection of roof
projects located in critical aquifer recharge areas these downspouts to
impervi�us area amounts double): No local drainage
1. LtmRed InftRration(Section C.2.3) system must be
2. Basic Dlspersion(Section C.2.4) Is it feasible via perforated
3. Rain Garden Section C.2.5 and applicable
( ) pipe connection
4. Permeable Pavement(Section C2.6) No to implement Yes per Section
5. Rainwater Harvesting{Section C.2.7) full iniiltration �2 1�
No 6. Vegetated Roof(Section C.2.8) of the roof
7. Reduced Impervious Servfce Credit(Section C.2.9) runoff as per
8. Native Growth RetenUon Credit(Section C2.10) Section C.2.2?
I Notea: �
j No flow control BMPs are required for new pervlous suHsces. �
� Water uali Im acta are ade uatel addressed wilh the above flow conVoi BMPs.
i
� Is it feasibie I,
The project must be a s/teJlot �
groater than or equal to 22,000 square fcet? and applicable to
i _ impiement full Yes No further BMPs I
disperaion on
al' target/mpervlous � required. Note: I
aurface as per Any proposed
Section C.2.1? connection of roof
I One or more of the followfng BMPs must be implemented dawnspouts to
for target impervious surface not addressed with fuil No local drainage
dispersion or with fuil infiltration of roof runoft: system must be
1. Full Inflltratlon Section C.2.2 Is it feasible and I
( ) via perforated
2 Limited Inflltration(Section C2.3) No applicable to implement P���nnectfon �
3. Basic Dispersion(Section C.2.4) fuli infiltratfon of ihe p�r Section �
4. Rain Garden(Section C.2.5) roof runoH as per C.2.11.
5. Permeable Pavement(Section C.2.6) Section C.22?
6. Ralnwater Harvesting{Section C.2.7) Yes
7. Vegetated Roof(Section C2.8) Is there any remaining target
B. Reduced Impervfous Service Credit (Section C.2.9) Yes impervious surlace not addressed No
9. Native Growth Retentlon Credit Section C.2.10 with full dispersion or with full
i infiltration oi roof runoff?
i
o e: -- III
Flow control BMPs are required for all new pervious surface when it exceeds 35,000 sf. Flow control BMPs must be applied in tfie I
following order of preference: � ,
?. The feasibility and applicability of full dispersion as detailed in Section C.2.1 must be evaluated for all new pervious surfaces. ',
2. For those pervious surtaces not addressed in Requiremeni 1 above, one or more of the following BMPs must be implemented: I
Basic Disperolon(Section C.2.4) '
Raln Garden Section C.2.5
Note:
I The following extra water quality provisions muet be implemented if tfie project results in 5,000 sf or more of additional pollutlon
,generating Impervious surtace from which runoff is not fully dispersed in accordance with Section C.2.1:
1. Reduce existing or proposed pollution generating impervious surface so that the 5,000 sf threshold is not triggered.
i 2. Provide water quality facilities designed by a licensed civil engineer in accordance with Section 1.2.8 of the SWDM.
2005 Surface Water Design Manual—Appendix C i/24/2005 �
G17
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