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HomeMy WebLinkAboutPRE16-000029 317 Hardie Townhomes Pre-App Comments AF DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 28, 2016 TO: Jill Ding, Planner FROM: Ann Fowler, Plan Review SUBJECT: 317 Hardie Townhouse 317 Hardie Ave NW PRE16-000029 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 3185600054. The following comments are based on the pre-application submittal made to the City of Renton by the applicant. WATER 1. The project is within the City of Renton’s water service area in the West Hill 300-pressure zone. There is an existing 8” water line in Hardie Ave NW (see drawing #W-2068) that can deliver a maximum flow capacity of 1,250 gallons per minute (gpm). The static water pressure is about 95 psi at ground elevation of 80 feet. 2. The City’s Fire Prevention Department has determined the preliminary fire flow demand for the development is 2,250 gpm, based on no fire sprinkler system. The fire flow demand for the development exceeds the available capacity of the existing water distribution system. 3. The applicant must reduce the fire flow demand for the development through other construction methods and with the use of fire sprinkler system to reduce the fire flow demand so that it does not exceed the capacity of the above described existing water main in Hardie Ave NW. 4. There is an existing ¾” domestic water meter serving the existing home on the subject property (utility billing account reference no. 590130). 5. Installation of an additional water meter to provide separate service to each unit of the townhome is required. The existing meter can be re-used for one of the two units. A pressure- reducing-valve (PRV) is required behind each water meter because the water pressure is over 80 psi. 6. The development is subject to a water system development charge (SDC) and meter installation fees based on the size of the meters for domestic service and the fire sprinkler system. The SDC 317 Hardie Ave Townhouse – Pre-App 16-000029 Page 2 of 3 1/28/2016 fee for water is based on the size of the new domestic water to serve the project. The current water fee for up to a 1” meter is $3,245.00 per additional residence. Credit will be given for the existing meter. SEWER 1. Sewer service is provided by City of Renton. 2. There is an existing 8” sanitary sewer main in Hardie Ave NW (see drawing #S-0070). 3. There is an existing side sewer serving the property. The existing stub is old concrete and cannot be reused as-is. The existing stub must be re-lined or replaced with a new 6-inch stub. 4. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for up to a 1” meter is $2,242.00/meter. The side sewer for this lot was cut and capped in 2005. As such, there is no credit available for the existing meter. SURFACE WATER 1. There are existing storm drainage facilities located in Hardie Ave NW. 2. 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 Peak Rate matching Existing Conditions and is within the West Lake Washington Drainage Basin. Refer to Figure 1.1.2.A – Flow chart to determine the type of drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment. 3. Appropriate individual lot flow control BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the utility construction permit application. 4. The site contains regulated slopes of >15% & <25% along the northeast and southwest portions of the parcel. 5. 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. 6. Surface water system development fee is 0.594/square foot of new impervious surface, but not less than $ 1,485.00. This is payable prior to issuance of the construction permit. TRANSPORTATION 1. Existing right of way width in Hardie Ave NW is approximately 60 feet. Hardie Ave NW is classified as a residential access street. No additional ROW dedication will be required. 2. To meet the City’s complete street standards for residential streets, street improvements including, but not limited to a minimum of 13 feet of paving from the centerline, curb and gutter, an 8-foot planter strip, a 5-foot sidewalk, and storm drainage improvements are required to be constructed in the right of way fronting the site per City code 4-6-060. 3. Refer to City code 4-4-080 regarding driveway regulations. a. A minimum separation of 5 feet is required between driveway and the property line. b. The maximum width of single loaded garage driveway shall not exceed nine feet (9') and double-loaded garage driveway shall not exceed sixteen feet (16'). c. Driveways shall not exceed 40% of the street frontage. 317 Hardie Ave Townhouse – Pre-App 16-000029 Page 3 of 3 1/28/2016 d. There shall be a minimum of 18 feet between driveway curb returns where there is more than one driveway on the property under the same ownership. e. Maximum driveway slopes shall not exceed 15% and driveways over 8% shall have slotted drains at the lower end. 4. Payment of the transportation impact fee is applicable on the construction of the single family houses at the time of application for the building permit. The current rate of transportation impact fee is $2,951.17 per single family house. The transportation impact fee that is current at the time of building permit application will be levied, payable at building permit issue. 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 four (4) copies of the drawings, two (2) copies of the drainage report, the permit application, an itemized cost of construction estimate, and application fee at the counter on the sixth floor. 3. All sewer stubs, water services and storm connections are required to be provided to each lot prior to recording of the short plat. 4. All utilities serving the site are required to be undergrounded. 5. Fees quoted in this document reflect the fees applicable in the year 2016 ONLY.