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HomeMy WebLinkAboutPRE12-054Plan Review Comments DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: July 10, 2012     TO: Rocale Timmons, Planner     FROM: Arneta Henninger, Plan Review     SUBJECT: Utility and Transportation Comments For: HAZEN PLAT PREAP 1166 HOQUIAM AVE NE PRE 12-054 Parcel 1023059367, -9002, -9144, -9312      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 30 lots with stream /wetland proposal, located on the east side of Hoquiam Ave NE north of and in the vicinity of NE 11th Ct and south of Sunset Blvd all in Sect. 10, Twp 23N Rng 5 E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant: WATER: This site is not located in the City of Renton water service boundary; it is located in the Water District 90 area. A Certificate of Water Availability is required and shall be submitted prior to formal application. This site is not located in the Aquifer Protection Zone. The project will need to provide domestic and fire service to serve the proposed development. Per the City Fire Marshal, the preliminary 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. Lateral spacing of fire hydrants is predicated on hydrants being located at street intersections. All fire hydrants need to be brought up to current code if not existing. SANITARY SEWER: This site is located in the City of Renton sanitary sewer service boundary. There is an existing 8” sewer main in NE 11th Ct. See City of Renton sanitary sewer drawing #S-3088 for details. This project will be required to install a public owned sewage lift station to current city standards.  The station shall be located in either a Tract or Easement and shall be sized appropriately to allow proper access by the City’s Maintenance Equipment, including a full-size vactor truck.  The station shall be sized in accordance with DOE Guidelines, and shall include potential full build-out flows from within the entire basin that could drain to this station that is not currently served with public sewer.  The station shall be designed with Flyght brand submersible pumps in an appropriately sized concrete wet well, with separate valve vault, and motor control and telemetry contained within a small building. Plans need to indicate how sanitary sewer will be provided to each unit with an individual sewer service line. Per code, sanitary sewer needs to extend along the full frontage of the parcel being developed. This proposal is located in the Honey Creek Special Assessment District (SAD 8611). These fees are $250 per connection and shall be paid at the time a construction permit is issued. Sanitary Sewer System Development Fees (SDC) are based on the size of the domestic water meters. These fees are collected at the time a construction permit is issued. STREET IMPROVEMENTS: The project shall be required to install curb, gutter, sidewalk, and street lighting on the full frontage of the parcel being developed. Street improvements on Hoquiam Ave need to be 36’ face of curb to face of curb including gutter, 8’ planter strip and 5’ sidewalk along the full frontage. The proposed internal street section needs to be designed to 26’ of pavement, 8’ planter strip with a 5’ sidewalk and parking on one side only. Per City of Renton code all lot corners at intersections of dedicated public rights-of-way shall have minimum radius of fifteen feet. Street lighting shall be required to be installed per City of Renton standards and specifications. For the internal street this shall be decorative street lights, black poles spaced approximately 110 feet. Street lighting on Hoquiam Ave NE needs to meet the lighting levels average maintained illumination of 0.6 with a uniformity ratio to meet or exceed four to one (4:1). All new electrical, phone, and cable services and lines must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton public works inspector prior to recording the plat. Traffic mitigation fees apply. These fees are approximately $750 per new lot. STORM DRAINAGE: There are existing storm drainage facilities in Hoquiam Ave NE. A conceptual drainage plan and report is required to be submitted with the formal application for the project. A drainage control plan designed per the King County Surface Water Manual 2009 is required. Research shows this proposal to be in the Flow Control Duration Standard (Forested Conditions). The conceptual storm drainage plan needs to address how the roof runoff from the new lots will be handled. The Surface Water SDC fees are $1,012 per lot. These fees are collected at the time a construction permit is issued. GENERAL:  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.  All plans shall be tied to a minimum of two of the City of Renton Horizontal and vertical Control Network.  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.