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HomeMy WebLinkAboutPlan Review Comments 12-075DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:September 25, 2012 TO:Rocale Timmons, Planner FROM:Arneta Henninger, Plan Review SUBJECT:McKnight Terrace Short Plat 1520-1522 Index Ave NE Parcel 722780-1750 PRE 12-075 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 on the east side of Index Ave NE, north of NE 13th St. and east of Harrington Ave NE in Section 4, Township 23N, 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 565 water pressure zone. Static pressure at street level is approximately 81 psi. Pressure reducing valves are required on domestic water meters that exceed 80 psi. 3. There is an existing 6” CI watermain located in Index Ave NE. See City Water drawing W – 18780A. 4. The fire flow requirement for single family homes 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. 5. 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. Existing fire hydrant can be counted toward the requirements as long as they meet current code including 5-inch storz fittings, which it does. 6. The existing 6-inch looped water main can only deliver a maximum of 1,400 gpm fire flow. Fire flow requirements for townhouse or apartment type buildings cannot be determined without additional information, but will not be less than 1,500 gpm which is not currently available at this McKnight Terrace Shor Plat – PRE 12-075 Page 2 of 3 September 26, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-075.Rocale\Plan Review Comments PRE 12-075.doc site. A minimum of two fire hydrants are required for fire flows exceeding 1,000 gpm and only one now exists. 7. Fire sprinkler and fire alarm systems are required for apartment type buildings. Direct outside access is required for fire sprinkler riser rooms. Fire alarm systems shall be fully addressable and full detection is required. 8. Buildings that exceed 30 feet in height require the installation of a backflow device. 9. System Development Charges (SDC) are based on any and all water meters. These City 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. There is an existing 8” concrete sanitary sewer main in Index Ave NE to the north of this parcel. See City of Renton S 1114. 2. There is an existing 8” concrete sanitary sewer main in Index Ave NE to the south of this parcel. See City of Renton S-1114. 3. The sanitary sewer main needs to be extended across the front of the property. 4. The project will be required to pay the Sewer System Development Charges. System Development Charges (SDC) 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 no existing storm drainage facilities in Index Ave NE. 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, Chapters 1 and 2. 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 Conditions. The drainage report will need to follow the area specific flow control requirements under Core Requirement #3. 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. 4. Plans will be reviewed in detail prior to issuance of a construction permit following land use process. 5. The project will be required to pay the Surface Water System Development Charges of $1,012 per dwelling unit if it is single family; all other use is $0.405 per square foot of new impervious, but not less than $1,012. This fee is collected prior to the issuance of the construction permit. Street Improvements 1. Street improvements including curb, gutter, 5-foot sidewalk, and 8-foot planter strip adjacent to curb will be required to be installed across the full frontage of the parcel being developed on Index Ave NE. Curb and gutter shall be installed 13 feet from centerline of the existing right-of-way. 2. If the applicant proposes to use the Public Use Area located on the east side of the parcel for access then the entire Public Use Area will be required to be paved. McKnight Terrace Shor Plat – PRE 12-075 Page 3 of 3 September 26, 2012 H:\CED\Planning\Current Planning\PREAPPS\12-075.Rocale\Plan Review Comments PRE 12-075.doc 3. An additional one feet (1’) of right-of-way is required to be dedicated. 4. Per City of Renton code, all lot corners at intersections of dedicated public right-of-ways shall have a dedicated public radius of 15 feet. 5. 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. 6. The Traffic Mitigation Fee of $75 per net new average daily trip (approximately $750 per each new lot if project is a short plat) shall be paid prior to the recording of the short plat. A Traffic Impact Fee is currently under action by the Renton City Council. 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.