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HomeMy WebLinkAboutPlan Review Comments PRE 12-022 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M   DATE: March 21, 2012     TO: Rocale Timmons, Planner     FROM: Arneta Henninger, Plan Review     SUBJECT: Tran Short Plat 1201 Hoquiam Avenue NE (NE 12TH Street and Hoquiam Avenue NE) PRE 12-022 Parcel 0323059174      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 a 3-lot short plat, located at the northwest corner of the intersection of Hoquiam Ave NE and NE 12th St in Section 3, Township 23N, Range 5E. The following comments are based on the pre-application submittal made to the City of Renton by the applicant for multi-family development. Water This site is located in the City of Renton Water service area. The project is not located in the Aquifer Protection Zone. The parcel is located in the 565 water pressure zone. There is an existing 10” DI watermain located to the south of the parcel. See City of Renton water drawing W – 2051. The city will be discussing who will serve this property with KC Water District 90. 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; two hydrants if the fire flow goes up to 1,500 gpm. Existing hydrants may be counted toward the requirements as long as they meet current code, including 5-inch storz fittings. System Development Charges (SDC) are based on any and all water meters. These City of Renton fees, if it is determined that the city will serve this site, are collected at the time a construction permit is issued. Sanitary Sewer This site is located in the City of Renton sewer service area. Sanitary sewer is not available in NE 12th St or in Hoquiam Ave NE. This project needs to extend the sanitary sewer main from the existing sewer located at the south end of Elma Ave NE (south of NE Sunset Blvd; see City of Renton S 3247). Note that a 12” DI water main (W3214) is east of the manhole. The new sewer needs to be extended to the east and south ending in a manhole in Hoquiam Ave NE. 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 There are storm drainage facilities in Hoquiam Ave NE. The project is required to comply with the City of Renton Amendments to the 2009 King County Surface Water Design Manual. 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. Plans will be reviewed in detail prior to issuance of a construction permit, following the land use process. 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 Street improvements including curb, gutter, 8’ sidewalk, and 8’ planter strip adjacent to curb will be required to be installed across the full frontage of Hoquiam Ave NE. Additional right-of-way dedication will be required to meet these criteria. The project will be required to install frontage improvements on NE 12th St with a 5’ sidewalk, 8’ planter strip, and 18’ of pavement, assuming that this is right-of-way. Per City of Renton code, all lot corners at intersections of dedicated public rights-of-way shall have a dedicated public radius of fifteen feet. 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. 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. 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.