HomeMy WebLinkAboutPlan Review Comments - PRE App 16-000108
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: February 25, 2016
TO: Rocale Timmons, Planner
FROM: Rohini Nair, Plan Review
SUBJECT: 108th Ave Subdivision
Pre- App 16-000108
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. The following comments are
based on the pre-application submittal made to the City of Renton by the applicant.
WATER
1. The subject development is within the water service area of Soos Creek Water and Sewer District.
2. The applicant shall obtain a water availability certificate from the District and submit a copy of the
certificate to the City with the land use application.
3. A copy of the water main improvements plans, approved by the District, shall be submitted to the
City as part of the City’s Utility Construction permit.
4. The number and location of fire hydrants shall be determined by the City of Renton Fire Department
as part of the review of the project plans.
SANITARY SEWER
1. The subject development is within the sewer service area of Soos Creek Water and Sewer District.
2. The applicant shall obtain a sewer availability certificate from the District and submit a copy of the
certificate to the City with the land use application.
3. A copy of the sewer main improvements plans, approved by the District, shall be submitted to the
City as part of the City’s Utility Construction permit.
SURFACE WATER
1. A drainage report complying with the City of Renton adopted 2009 Surface Water Design Manual
Amendment to the 2009 King County Surface Water manual will be required. Based on the City’s
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February 25, 2016
flow control map, the site falls within the Flow Control Duration Standard (Forested Site Conditions).
The project is required to use the Flow Control Duration Standard (forested conditions) as the
existing pre-developed condition. Refer to Figure 1.1.2.A – Flow chart, for determining the type of
drainage review required in the City of Renton 2009 Surface Water Design Manual Amendment.
Stormwater BMPs applicable to the individual lots must be provided. The drainage report must
account for all the improvements provided by the project. Stormwater improvements based on the
drainage report study will be required to be provided by the developer.
2. 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. The geotech report must
include information whether the soil is suitable for infiltration.
3. Surface water system development (SDC) fee will be applicable at the time of utility construction
permit issuance. The current SDC rate for single family residence is $1,485.00 per dwelling. The
rate that is current at the time of the utility construction permit issuance will be applicable on the
project.
4. Construction Storm Water General Permit from the Department of Ecology is required if clearing
and grading of the site exceeds one acre.
TRANSPORTATION
1. Existing right-of-way width in 108th Ave SE fronting the site is 80 feet. 108th Ave SE is classified as
Principal Arterial. RMC 4-6-060 includes a minimum ROW width of 103 feet for a five lane Principal
Arterial, with street improvements including a minimum paved width of 66 feet, with 8-foot planting
strip behind 0.5 feet wide curb, 8-foot sidewalk, storm drainage, and street lighting. However,
Transportation section mentioned that the existing curb location on 108th Ave SE is acceptable.
Therefore the existing pavement width at the existing curb location, 0.5 feet wide curb, 8 feet wide
landscaped planter, 8 feet wide sidewalk, and 2 feet wide clear space back of the side walk are to be
provided by the developer. ROW dedication on the half of the street fronting the site is required to
be provided. The right of way should be either the code required ROW width or the width of the
street frontage improvements including the 2 feet clear width back of the sidewalk (the larger of the
two widths is required to be provided by the development). Strom drainage and street lighting are
also required. A street modification request is to be submitted by the developer during the land use
application stage to provide the transportation section stated street improvements instead of the
RMC code required street improvements Final determination of specific right-of-way dedication
will be confirmed when the survey and preliminary engineering design is complete.
2. SE 190th Street- A portion of SE 190th Street is classified as a residential public street. As per RMC
4.6.060 - 26.5 feet half street ROW width is required as half street ROW on residential public streets.
The paved width of the residential street should also meet the code requirements and satisfy fire
department requirements. RMC 4.6.060 also requires 0.5 feet wide curb, 8 feet wide landscaped
planter, and 5 feet wide sidewalk of residential street. Clarification regarding the private access
portion connecting to SE 190th Street is required to be provided before additional information
regarding the access can be given. A half street public street with minimum ROW width of 35 feet,
20 feet paved width, 0.5 feet wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk on
the development side will be required to be provided on the portion of SE 190th Street that is not
currently a residential public street. Please refer to RMC 4-6-060 to obtain the half street
requirements.
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3. SE 190th Place – A public half street of minimum 35 feet ROW width, 20 feet paved width, 0.5 feet
wide curb, 8 feet wide landscaped planter, and 5 feet wide sidewalk on the development side is be
required to be provided on SE 190th Place, which is located at the south property line of the subject
site. SE 190th Place should extend to the east property line of the parcel unless the developer can
provide confirmation to the City that the adjacent east parcel 6623400110 is not developable.
4. Proposed Fire access tract – A public residential street of ROW width 47 feet is required instead of
the 30 feet wide fire access tract included with the current pre-application submittal plan.
5. Streets and driveways shall be designed as per RMC 4.6.060, RMC 4.4.080, and RMC 4.7.150.
6. Payment of the transportation impact fee is applicable at the time of building permit issuance. The
current transportation impact fee rate for single family house is $2,951.17 per home. The
transportation impact fee that is current at the time of building permit application will be levied,
payable at issuance of building permit.
7. Traffic impact study is required for projects that generate 20 or more new peak hour trips. A
development of 18 single family houses is not expected to generate 20 new peak hour trips.
8. Street lighting on the frontage and internal public streets is required to be provided by the
development.
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 the
application fee at the counter on the sixth floor.
3. All utilities serving the site are required to be undergrounded.
4. Any proposed rockeries or retaining walls greater than four feet in height will be