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HomeMy WebLinkAboutPRE_Pre_AppComments_Skyhorse_210427_v1DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 3, 2014 (Revised: March 14, 2016) TO: Kris Sorensen, Land Use section FROM: Rohini Nair, Plan Review Section SUBJECT: Skyhorse development Preapp 16327 SE 132nd St PRE14-001105 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 parcel numbers 145700021, 1457500023, and 1323059053. 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 Water District 90’s water service area. Water availability certificate from the Water District 90 must be provided to the City during the land use application. Approved water plans from the Water District 90 must be provided during the utility construction plan review. The project must meet all Fire Department requirements including hydrants and fire flow. SANITARY SEWER 1. The site is located in the City of Renton sewer service area. 2. Extension of 10 inch diameter sewer main from the existing 10 inch diameter sewer main south of SE 136th Street will be required. The 10 inch diameter sewer main should be extended along 166th Ave SE up to the southern property line of 13228 166th Ave SE. An 8 inch diameter sewer main extension is required from 13228 166th Ave Se till 166th Ave SE and up to SE 132nd Street. (See the attached sketch). Easement will need to be provided for the sewer extension outside public ROW. King County ROW permit will be required for work in King County ROW. Sewer main extension to serve the internal site road will also be required. Individual side sewers to serve the individual lots will be required. 3. The development is subject to a wastewater system development charge (SDC) fee. The SDC fee for Skyhorse Development Preapp– PRE14-001105 Page 2 of 3 September 3, 2014 (Revised: March 14, 2016) H:\CED\Planning\Current Planning\PREAPPS\14-001105 Kris\Plan Review Comments PRE14-001105.doc sewer is based on the size of the new domestic water to serve the new home on each lot. The sewer fee for a ¾-inch or 1-inch meter install is $2033.00 (2014 rate). The fee at the time of issuance of the building permit issuance will be applicable. 4. The Central Plateau Interceptor Special Assessment District fee (SAD) fee will be applicable on the project. The SAD fee rate when it was established in 2009 was $351.95 plus interest per lot. As of 9/2/2014, the SAD fee rate per lot is $446.44 plus additional interest per day of $0.05111. The rate that will be applicable on the issuance day of the utility construction permit will be applicable on this project. SURFACE WATER a) A drainage report complying with the City adopted 2009 King County Surface Water Manual and City Amendments will be required. Based on the City’s flow control map, the site falls within the Flow Control Duration Standard (Forested Site Conditions). The project is required to use the Flow Control Duration Standard (forested conditions) as the existing pre-developed condition. Refer to Figure 1.1.2.A – Flow chart, for determining the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. Level 2 downstream analysis will be required. Stormwater BMPs applicable to the individual lots must be provided. The drainage report must account for all the improvements provided by the project. Stormwater improvements based on the drainage report study will be required to be provided by the developer. 2. 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 geotech report must include information whether the soil is suitable for infiltration. 3. Surface water system development (SDC) fee is $1,228.00 (2014 rate) for each lot. TRANSPORTATION 1 Payment of the transportation impact fee is applicable on the single family houses at the time of building permit issuance. The current transportation impact fee rate is $1430.72 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at issuance of building permit. 2 Street/ frontage a) SE 132nd Street – is a residential street. i. The existing SE 132nd Street frontage has 60 feet ROW width. The code requires minimum 26 feet wide paved surface with 0.5 feet wide curb, 8 feet wide planter, 5 feet wide sidewalk, stormwater improvements, and street lighting. The frontage improvements are required to be provided by the developer. ii. SE 132nd extension and ROW dedication – Transportation section has plans that include the extension of SE 132nd Street. ROW dedication.is required on the north property line of parcel 1323059053. As per RMC 4-6-060, the half street ROW dedication width is 35 feet. Half street improvements include 20 feet wide paved surface with 0.5 feet wide curb, 8 feet wide planter, 5 feet wide sidewalk, stormwater improvements, and street lighting on the development side of the street. Turnaround requirements as Skyhorse Development Preapp– PRE14-001105 Page 3 of 3 September 3, 2014 (Revised: March 14, 2016) H:\CED\Planning\Current Planning\PREAPPS\14-001105 Kris\Plan Review Comments PRE14-001105.doc per RMC 4-6-060 and fire department requirements will also be applicable. The frontage improvements are required to be provided by the developer. We recommend the developer to work with the adjacent 13200 164th Ave SE owner to provide a driveway to 13200 164th Ave Se from the SE 132nd Extension instead of the currently existing driveway. b) 164th Ave SE – within the site is currently a residential street unimproved ROW with an available width of 60 feet. The required paved width is 26 feet or a paved width matching the paved width north of the location, greater of the two widths will be required. 0.5 feet wide curbs, 8 feet wide landscaped planters, 5 feet wide sidewalk, stormwater improvements, and street lighting are required on 164th Ave SE. The frontage improvements are required to be provided by the developer. 5. Since the project will be changing from 2 short plats to 1 plat, and there will be additional dedications as mentioned, there will be changes to the proposed internal access. Please refer to RMC 4-6-060 to get information regarding public street widths, street frontage improvements, turnaround requirements, and pavement layer thickness information. 6. All proposed access must also satisfy Fire Department requirements. 5. Street lighting is required on the existing and proposed external streets, and on the proposed internal public streets. 7. Traffic study guidelines mention that traffic study is required for projects that generate 20 or more peak hour trips. 8. Maximum width of single family driveways for two car garage is 16 feet. Refer to RMC 4-4-080 regarding driveway regulations. A minimum separation of 5 feet is required between driveway and the property line. Informational comment – traffic safety guidelines include a minimum spacing of 20 feet between driveways. 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. 2. When utility plans are complete, please submit three (3) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and the application fee at the counter on the sixth floor. 3. All utilities serving the site are required to be undergrounded.