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HomeMy WebLinkAboutPRE-APP Comments PREAPPLICATION MEETING FOR Wofford Residential Development 2600 Block of NE 26th Place PRE 15-000698 CITY OF RENTON Department of Community & Economic Development Planning Division October 29, 2015 Contact Information: Planner: Jill Ding, 425.430.6598 Public Works Plan Reviewer: Vicki Grover, 425.430.7291 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 environmental permits. 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 making all of the required copies. 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 modification 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 COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 28, 2015 TO: Jill Ding, Planner FROM: Vicki Grover, Plan Reviewer SUBJECT: Wofford Residential Development 2600 block of NE 26th Place PRE 15-000698 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 located at parcels 3343902061, 3343902124, & 3343902120. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. Water The proposed development is within the City of Renton’s water service area and in the 435-hydraulic zone. The development is within Zone 2 of the City’s aquifer protection area. There is an existing 8-inch main within a City-owned utility easement in NE 26th Place and along the south property line of tax lot 3343902061 and also across tax lot 3343902062 (refer to City water project plan no. W- 2162). The 8-inch water line can deliver 2,000 gallons per minute and the static water pressure is about 73 psi at ground elevation of 264 feet. If there are any lot line changes, the location of the 8-inch water main will need to be accounted for in an easement. If the property lines are left as they currently are, a 7.5 ft. set back from the edge of the easement for all structures is required. The following water improvements will be required to provide water service to the proposed residential subdivision: 1. Installation of a fire hydrant within 300 feet of each proposed lot. 2. Installation of a new 1-inch minimum domestic water service line and meter to each lot. 3. Installation of a residential fire sprinkler is the proposed dwellings exceed 3,600 sq-ft or if otherwise required by Fire Prevention Department. 4. Subject to payment of applicable water system development charges and of water meter installation fees. Sanitary Sewer Wofford Residential Development Pre-App 15-000698 Page 3 of 5 October 28, 2015 3 1. The site is within the City of Renton’s sewer service area. There is an existing 16-inch diameter PVC interceptor line running east-west from Aberdeen Avenue NE along NE 26th Place within the same City-owned utility easement as the water line. 2. If there are any lot line changes, the location of the interceptor line will need to be accounted for in an easement. If the property lines are left as they currently are, a 7.5 ft. set back from the edge of the easement for all structures is required. 3. There are two stubs for the parcels 3343902124 & 3343902120; however, parcel 3343902061 does not have an existing sewer stub due to the site’s topography. This parcel may require a grinder pump in order to connect to the existing sewer. 4. The Sanitary Sewer System Development Charges (SDC) are based on the size of each domestic water meter(s). These fees are collected at the time a construction permit is issued. This project falls within the boundaries of the Kennydale Interceptor Special Assessment District (SAD). The SAD fee is $666.88 per single family house and a frontage charge of $5,266.25 per lot. TRANSPORTATION/STREET 1. The current transportation impact fee rate is $2,214.44 per new single family house. The transportation impact fee that is current at the time of building permit application will be levied. Payment of the transportation impact fee is due at issuance of the building permit. 2. Road Classification – Aberdeen Avenue NE / Collector Arterial. 3. Referring to RMC 4-6-060J. Private Streets – 26 ft. easement with a 20 ft. pavement width; no sidewalks; drainage improvements per City Code are required, slope not to exceed 15%; the cross sections shall be 4- inches of HMA over 6-inches of CSTC. An easement is required to create a private street. Applicant shall submit an application to the City requesting a modification of the private street requirements as outlined in City code 4-9-250C5d. This proposal does not meet 2 of the minimum 6 lots abut ting a public right of way; the applicant could request for 20 ft. of pavement width and stripe it for 16 ft. for regular vehicular traffic but would still have the 20 ft. required for fire access; this modification would require 5 ft. of additional property from the 2 lots along the north side of the current private access off of Aberdeen Ave. NE. 4. Referring to RMC 4-6-060H Dead End Streets – length of street from 500 ft. to 700 ft. requires a 90 ft. cul- de-sac and a fire sprinkler system for each house. The requirement for a turnaround or a cul-de-sac may be waived by the Administrator with the approval of Fire and Emergency Services. 5. All storm drainage improvements are required to be constructed per RMC 4-6-060. 6. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 7. Street lighting may be required depending on the final access/road layout. Storm Drainage 1. There is a drainage conveyance system running east-west from Aberdeen Avenue NE along NE 26th Place within the same City-owned utility easement as the water and sewer lines. 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. 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 Site Conditions and is in the May Creek Drainage Basin. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. Refer to Figure 1.1.2.A – Flow Chart to determine the type of drainage review required by the City of Renton 2009 Surface Water Design Manual Amendment. The final drainage plan and drainage report must be submitted with the utility construction permit application. 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. The report shall include information to determine if the site is suitable for infiltration and a design infiltration rate. 4. If there are any lot line changes, the location of the 24-inch storm water pipe will need to be accounted for in an easement. If the property lines are left as they currently are, a 7.5 ft. set back from the edge of the easement for all structures is required. 5. Surface water system development fee is $1,350.00 for each new single family residence. 6. A Construction Stormwater Permit (NPDES) from the Department of Ecology is required when clearing and grading exceeds one acre. General 1. Fees quoted in the pre-application document are for the 2015 calendar year. Fees change every calendar year. 2. 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. 3. Separate permit and fees will be required for the water meter installation, side sewer connection and storm water connection. Wofford Residential Development Pre-App 15-000698 Page 5 of 5 October 28, 2015 5 Fire Comments 1. 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. There are no existing fire hydrants within the required distance. 2. 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. 3. Fire department apparatus access roadways are required to be a minimum of 20-feet wide fully paved or gravel constructed to meet fire department loading requirements and designed by a licensed soils engineer. Turning radius are 25-feet inside and 45-feet. Fire access roadways shall be constructed to support a 30-ton vehicle with 75-psi point loading. Approved apparatus turnarounds are required for dead end roads exceeding 150-feet. An approved 90-foot diameter cul-de-sac type turnaround is required for dead end streets over 300-feet long. Existing private roadway does not meet minimum fire code width standards. Proof of access easements shall be provided or obtained. All homes on dead end streets that exceed 500-feet shall be equipped with an approved residential fire sprinkler system.