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HomeMy WebLinkAbout16-0414 PRE16-000234 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000234.Rocale\16-0414 PRE16-000234 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: April 14, 2016 TO: Rocale Timmons, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Aberdeen Short Plat – 1824 Aberdeen Avenue NE PRE 16-000234 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 of the application for the 1824 Aberdeen Short Plat located at 1824 Aberdeen Avenue NE. The King County Parcel Number is 3343901606. The applicant is proposing to subdivide the lot into two parcels. One of the subdivided lots would contain the existing home and the other would contain a new home. WATER COMMENTS 1. Water service is provided by the City of Renton. It is in the Highlands service area in the 435’ hydraulic pressure zone. The approximate static water pressure is 59 psi at a ground elevation of 298’. 2. There is an existing 16” ductile iron water main west of the site along the eastern edge of Aberdeen Avenue NE that can deliver 4,200 gallons per minute (gpm). Reference Project File WTR2702825 in COR Maps for record drawings. 3. There is an existing water service serving the existing home on Lot 1. Since this home will remain, no new water service is needed for this lot. Aberdeen Short Plat – PRE16-000234 Page 2 of 4 April 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000234.Rocale\16-0414 PRE16-000234 Civil Pre-App Comments.docx 4. A new water service will be needed to serve Lot 2. The service line will extend from the main in Aberdeen Avenue NE through Lot 1 to the new home on Lot 2. The service line for Lot 2 would need to be contained in a utilities easement where it passes through Lot 1. 5. No water main extensions would be required. 6. No additional fire hydrants would be required. FYI: There are three existing fire hydrants in the parcel vicinity. One is located approximately 70’ southwest of the site along the eastern frontage of Aberdeen Avenue NE. One is located approximately 190’ south of the site at the NE corner of Aberdeen Avenue NE and NE 18th Street. One is located approximately 130’ northwest of the site along the western frontage of Aberdeen Avenue NE. 7. Lot 2 will require a separate 1” water meter for service. The service line and meter would be installed by the City of Renton. The current (2016) fee to install this service line and meter would be $3,310.00. The current System Development Charge (SDC) for a 1” meter would be $3,245.00. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. 2. There is an existing 8” PVC sewer running south to north in Aberdeen Avenue NE west of the site. Reference Project File WWP2702825 in COR Maps for record drawings. 3. There is an existing side sewer serving the existing home on Lot 1. Since this home will remain, no new sewer service is needed for this lot. 4. A new sewer service will be needed to serve Lot 2. The service line will extend from the new home on Lot 2 through Lot 1 to the main in Aberdeen Avenue NE. The service line for Lot 2 would need to be contained in a utilities easement where it passes through Lot 1. 5. No sewer main extensions would be required. 6. The development would be subject to a system development charge (SDC) for sewer service. The SDC for sewer service is based on the size of the domestic water service. The current SDC for sewer service with a 1” water meter installation is $2,242.00. 7. This site is in Aberdeen Avenue NE and West Kennydale Special Assessment Districts (SAD). Lot 2 will be assessed a fee of $1,050.00 for connection to the public sewer due to its location in the West Kennydale SAD. The Aberdeen Avenue NE SAD does not require any additional connection fees. STORM DRAINAGE COMMENTS 1. There is no stormwater conveyance system along the Aberdeen Avenue NE frontage. Drainage from the site either infiltrates or sheet flows towards the southwest. There is an existing 18” Aberdeen Short Plat – PRE16-000234 Page 3 of 4 April 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000234.Rocale\16-0414 PRE16-000234 Civil Pre-App Comments.docx corrugated polyethylene storm drain located along the western frontage of Aberdeen Avenue NE that flows from south to north. 2. Refer to Figure 1.1.2.A – Flow Chart to determine what type of drainage review is required for this site. The site falls within the City’s Flow Control Duration Standard (Forested Conditions) and is within the May Creek Drainage Basin. The site is located in Zone 2 of an aquifer protection area. Drainage plans and a drainage report complying with the adopted 2009 King County Surface Water Design Manual (KCSWDM) and the 2010 City of Renton amendments will be required. 3. Flow Control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along the Aberdeen Avenue NE frontage will be required to conform to the City’s street standards. Drainage improvements will also be required for the shared driveway. 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. The development would be subject to system development charges (SDC). The current SDCs are $1,485.00 per lot. Fees are payable at the time of permit issuance. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee is $2,951.17 per single family home. Fees are payable at the time of permit issuance. 2. Aberdeen Avenue NE is a neighborhood collector arterial. Per RMC 4-6-060, the minimum right of way width for a neighborhood collector arterial is 83’. The minimum paved roadway width is 46’ including 30’ of travel lanes (2 lanes) and 8’ of parking on both sides. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required. The King County Assessor’s Map shows an approximate current right of way width of 60’ for Aberdeen Avenue NE. 3. The City’s Transportation and Economic Development departments have reviewed the street requirements as they pertain to Aberdeen Avenue NE in the vicinity of this parcel. The City has determined that a residential street section is more appropriate than a neighborhood collector arterial street section for this section of Aberdeen Avenue NE. A residential street section requires a right of way width of 53’. The minimum roadway width is 26’ including 20’ of travel lanes (2 lanes) and 6’ of parking on one side. A 0.5’ curb, 8’ planter, and 5’ sidewalk are required. No right of way dedication would be required. Since there are no other existing street improvements in the area, the City can support a fee-in- lieu for the aforementioned residential street improvements. Per Code Interpretation CI-78, the fee-in-lieu of amount would be $101/LF of frontage along Aberdeen Avenue NE. The fees would go towards future street improvements in the project vicinity. More information on this Aberdeen Short Plat – PRE16-000234 Page 4 of 4 April 14, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000234.Rocale\16-0414 PRE16-000234 Civil Pre-App Comments.docx decision can be found in an email to Mr. Chan from Development Engineering Manager Brianne Bannwarth dated January 22, 2016. The applicant will need to submit a street modification request as part of the building permit to modify the required roadway section from a neighborhood collector arterial to a residential street. The email from Brianne should be included with the request. 4. The shared driveway shall conform to the standards found in RMC 4-6-060. Shared driveways shall be wholly in a tract. Shared driveways can be no more than 200’ in length. The paved surface shall be a minimum of 16’ though the Fire Department may require a paved surface of up to 20’. The curb cut for the shared driveway must be a minimum of 5’ from the property line. 5. Street lighting analysis is required to be conducted by the developer along Aberdeen Avenue NE. Required street lighting shall be to City of Renton standards. 6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. GENERAL COMMENTS 1. The SDCs listed are for 2016. The fees that are current at the time of the utility permit application will be levied. Please see the City of Renton website for current SDCs. 2. Retaining walls that are 4’ or taller from bottom of footing will require a separate building permit. Structural calculations and plans prepared by a licensed engineer will be required. 3. The survey and all civil plans shall conform to the current City of Renton survey and drafting standards. Current drafting standards can be found on the City of Renton website. 4. A final survey that is stamped and signed by the professional land surveyor of record will need to be provided. All existing utilities need to be surveyed and shown. Please reference COR Maps for mapping and records of existing utilities in the project vicinity. 5. Separate plan submittals will be required for construction permits for utility work and street improvements. All plans shall be prepared by a licensed Civil Engineer in the State of Washington. 6. When utility plans are complete, please submit four (4) copies of the plans, two (2) copies of the drainage report, an electronic copy of each, the permit application, an itemized cost of construction estimate, and application fee to the counter on the sixth floor.