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HomeMy WebLinkAbout16-0602 PRE16-000360 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000360\16-0602 PRE16-000360 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 2, 2016 TO: Jill Ding, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Navona Short Plat PRE 16-000360 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 Navona Short Plat. The site address is 3802 Monterey Place NE. The King County Parcel Number is 3345700183. The applicant is proposing to subdivide the lot into two parcels for the construction of new single family homes. WATER COMMENTS 1. Please obtain a water availability certificate from Coal Creek Utility District and provide it with the utility permit submittal. 2. Review of the water plans will be conducted by Coal Creek Utility District and the City of Renton Fire Department. 3. Plans approved by Coal Creek Utility District shall be routed to the City for final review prior to permit issuance. SEWER COMMENTS 1. Please obtain a sewer availability certificate from Coal Creek Utility District and provide it with the utility permit submittal. 2. Review of the sewer plans will be conducted by Coal Creek Utility District. Navona Short Plat – PRE16-000360 Page 2 of 4 June 2, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000360\16-0602 PRE16-000360 Civil Pre-App Comments.docx 3. Plans approved by Coal Creek Utility District shall be routed to the City for final review prior to permit issuance. STORM DRAINAGE COMMENTS 1. There is no existing storm drainage infrastructure west of the site along the Monterey Place NE frontage or on-site. The site slope and drains to the northwest. The majority of the site contains slopes in excess of 15% with some areas in excess of 25%. Drainage from the majority of the site sheet flows towards the northwest. The southwest portion of the site sheet flows west onto Monterey Place NE. 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). The site falls within the East Lake Washington basin. 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 each lot per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along the Monterey Place NE frontage will be required to conform to the City’s street standards. 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. Monterey Place NE is classified as a residential collector arterial. Per RMC 4-6-060, the minimum right of way width for a collector arterial with two lanes is 83’. The minimum paved roadway width is 46’ with 30’ of travel lanes (2 lanes) and 8’ parking lanes on each side. 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 Monterey Place NE. A right of way dedication of approximately 11.5’ would be required along the project frontage to provide half the right of way width of 41.5’. Final right of way dedication width shall be determined by survey. Upon further review of this section of Monterey Place NE, staff is recommending a modified street section. Staff recommends 22’ of travel lanes (2 lanes) and 5’ bike lanes on each side. Each side of the road shall contain 0.5’ curb, 8’ planter, 5’ sidewalk, and 1’ clear space behind the sidewalk. The required right of way width for this modified street section is 61’. A right of way dedication of approximately 0.5’ would be required along the project frontage to provide Navona Short Plat – PRE16-000360 Page 3 of 4 June 2, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000360\16-0602 PRE16-000360 Civil Pre-App Comments.docx half the right of way width of 30.5’. Final right of way dedication width shall be determined by survey. 3. The applicant is encouraged to submit a formal street modification request to use the modified street section. If a street modification request is not received, the street section required by RMC 4-6-060 will be applicable. 4. Per RMC 4-4-080, the maximum width of a single loaded garage driveway is 9’ and the maximum width of a double loaded garage driveway is 16’. If a garage is not present, the maximum driveway width is 16’. Driveways shall not be closer than 5’ to any property line. 5. No street lighting is required as the project is smaller than four residential units. 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.