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HomeMy WebLinkAboutPre-App Meeting Summary DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: October 31, 2012 TO: Vanessa Dolbee, Planner FROM: Arneta Henninger, Plan Review SUBJECT: Nicoli Short Plat Lake Washington Blvd N & Park Ave N at N 40TH St PRE 12-080 PARCEL 3342700427 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 of an 8-lot short plat located south of N 40th St and adjacent to Lake Washington Blvd on the west and Park Ave N on the east, all in the NW ¼ Section 32, Township 24N, Range 5E. The following comments are based on the pre- application submittal made to the City of Renton by the applicant. Water 1. This site is located in the City of Renton Water service area. The project is located in the Aquifer Protection Zone 2. 2. The parcel is located in the 320 water pressure zone. The static pressure ranges from 91 psi at the street level on the east side to 117 psi on the west side. Domestic meters that exceed 80 psi shall install a pressure reducing device. 3. There is an existing 12” DI watermain located on the north side of this parcel. See City of Renton water drawing W – 0400. 4. There is an existing 12” DI watermain located on the east side of this parcel. See City of Renton water drawing W – 23051A. 5. Per the City of Renton Fire Marshal, 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. 6. Installation of an 8” watermain, connecting to the existing 12” main in N 40th St and looped in the new internal street, connecting to the existing 12” main in Park Ave N is required. 7. Install a new fire hydrant on the new main at intersection with N 40th St. Nicoli Short Plat PRE 12-080 Page 2 of 3 October 31, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-080.Vanessa\Plan Review Comments PRE 12-080.docx 8. System Development Charges (SDC) are based on any and all water meters. These fees are collected at the time a construction permit is issued. Sanitary Sewer 1. This site is located in the City of Renton sewer service area. 2. There is a 10” sanitary sewer main in Lake Washington Blvd. N. 3. There is an existing 8” sanitary sewer main in Park Ave N. 4. There is an existing 8” sanitary sewer main in N 40th St. 5. The project needs to install a sanitary sewer main from N 40th St into the new internal public street to approximately the west property line of the proposed Lot 4 ending in a MH to provide sanitary sewer to the new lots with individual sanitary sewer service pipes. 6. The project will be required to pay the Sewer SDC fees, which are based on any and all domestic water meters. These fees are collected at the time a construction permit is issued. Storm Drainage 1. There are storm drainage facilities in Lake Washington Blvd, Park Ave N, and N 40th St. 2. The project is required to comply with the new City of Renton Amendments to the 2009 King County Surface Water Design Manual. 3. Applicant’s engineer should research whether detention is required or if direct discharge to the lake is possible. 4. Note that if detention is required and if a pond is proposed by the applicant, the pond may NOT front Lake Washington Blvd N. Applicant may construct a vault in the front lot or switch the lots so a pond is not fronting Lake Washington Blvd N. 5. Plans will be reviewed in detail prior to issuance of a construction permit following land use process. 6. The project will be required to pay the Surface Water System Development Charges of $1,012 per dwelling unit. This fee is collected prior to the issuance of the construction permit. Street Improvements 1. Street improvements including curb, gutter, 5’ sidewalk, and 8’ planter strip adjacent to curb will be required to be installed across the full frontage of both N 40th St and Park Ave N. The curb for both N 40th St and Park Ave N shall be constructed at a distance of 16’ from centerline of the right-of-way. An additional 4’ of right-of-way will be required to be dedicated on Park Ave N. 2. Street improvements on Lake Washington Blvd include installation of new curb and gutter 18 feet from centerline of right-of-way, then an 8’ planter strip and a 5’ sidewalk at the property line. Note that additional right-of-way may be required on Lake Washington Blvd. N. 3. The internal street, which shall be public, needs to dedicate 26’ of right of-way, install a 20’ pavement section, and a 6’ sidewalk on the south side. 4. Per City of Renton code, all lot corners of dedicated public rights-of-way shall have minimum radius of fifteen feet (15’). 5. The driveway approach serving lots 7 & 8 needs to be a minimum 12’ paved. 6. All lots shall be served off of the internal street. 7. Street lights will be required to be installed on all streets; decorative street lights on N 40th St, Park Ave N, and the internal street. Lake Washington Blvd is an arterial street. The standard detail for the decorative LED light is Arterial Street Decorative Roadway Luminaire Pole, STD Plan 117.1. The lower Ped light and banner bracket arms are required because a sidewalk is required to be installed. Details may be found on the City’s web site. Nicoli Short Plat PRE 12-080 Page 3 of 3 October 31, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-080.Vanessa\Plan Review Comments PRE 12-080.docx 8. All new electrical, phone, and cable services and lines must be undergrounded. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. 9. The Traffic Mitigation Fee of $75 per net new average daily trip (approximately $750 per each new lot) shall be paid prior to the recording of the short plat. 10. NOTE: The nature of the access agreements or easements to or for the adjoining properties to the south may require changes to this proposal. General: 1. All required utility, drainage, and street improvements will require separate plan submittals prepared according to City of Renton drafting standards by a licensed Civil Engineer. 2. All plans shall be tied to a minimum of two of the City of Renton Horizontal and Vertical Control Network. 3. Permit application must include an itemized cost estimate for these improvements. Half of the fee must be paid upon application for building and construction permits, and the remainder when the permits are issued. There will be additional fees for water service related expenses. See Drafting Standards.