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HomeMy WebLinkAbout16-0817 PRE16-000549 Civil Pre-App CommentsH:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000549.Matt\16-0817 PRE16-000549 Civil Pre-App Comments.docx DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: August 18, 2016 TO: Matt Herrera, Senior Planner FROM: Ian Fitz-James, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for White Duplex Development – 1504 S. Puget Drive PRE 16-000549 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 White Duplex Development located at 1506 S. Puget Drive. The applicant is proposing to construct four duplexes for a total of eight dwelling units. WATER COMMENTS 1. Water service is provided by the City of Renton. The site is in the Rolling Hills service area in the 590’ hydraulic pressure zone. The approximate static water pressure is 85 psi at a ground elevation of 390’. Static water pressure varies based upon elevation. 2. There is an existing 12” water main south of the site in S. Puget Drive that can provide 2,770 gallons per minute (gpm). Reference COR Project File WTR2700251 for record drawings. West of the site, there is an existing 12” water main that runs north-south. Reference COR Project File WTR2700496 for record drawings. There is also an existing 16” water transmission main (490’ hydraulic pressure zone) south of the site in S. Puget Drive. Reference COR Project File WTR2700251 for record drawings. 3. An 8” water main extension from the 12” water main in S. Puget Drive to the northern property line is required to serve the site. White Duplex Development – PRE16-000549 Page 2 of 5 August 18, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000549.Matt\16-0817 PRE16-000549 Civil Pre-App Comments.docx 4. Additional fire hydrants may be necessary to comply with Renton Fire Authority requirements. Below is a summary of the existing fire hydrants in the vicinity of the site. Refer to the Fire Authority for a complete overview of hydrant requirements. a. Approximately 140’ southwest of the site’s southwest corner along the southern frontage of S. Puget Drive. (COR Facility ID HYD-S-00260). b. Approximately 130’ southeast of the site’s southeast corner along the southern frontage of S. Puget Drive (COR Facility ID HYD-S-00259). c. Approximately 210’ east of the site along the northern frontage of S. Puget Drive (COR Facility ID HYD-S-00258). 5. A separate 1” water meter is required for each duplex unit. A pressure reducing valve (PRV) is required downstream of each meter as the water pressure is over 80 psi. 6. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter COR Standard Plan 340.8. (If Necessary) 7. Water improvements shall be designed in accordance with Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separation between new water mains and other existing and proposed utilities (sewer lines, storm drains, gas lines, power and communication ducts) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries, or similar structures cannot be installed over the water main unless the water main is installed inside of a steel casing. 8. The development is subject to applicable water system development charges (SDCs) and meter installation fees based on the number and size of the meters for domestic use. The current SDC fee for a 1” meter is $3,245.00. The current fee to install the service and meter is $3,310.00. With 8 units, the water service SDC and meter installation would be $52,440.00. A credit of $3,245.00 will apply for the existing ¾” water service that is being removed. SEWER COMMENTS 1. Sewer service is provided by the City of Renton. There is an existing 8” sewer flowing east to west south of the site along the northern frontage of S. Puget Drive. Reference COR Project File WWP2700319 for record drawings. 2. There is an existing 6” sewer stub that can be reused to serve the site. Any additional sewer stub shall be a minimum of 6” and shall have a minimum slope of 2%. 3. If the lot is subdivided in a way that each unit is on its own lot (4 lots), a sewer main extension will be required into the site and each unit will be required to have its own sewer stub and side sewer. White Duplex Development – PRE16-000549 Page 3 of 5 August 18, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000549.Matt\16-0817 PRE16-000549 Civil Pre-App Comments.docx 4. The development is subject to applicable sewer system development charges (SDCs) for sewer service. The SDCs for sewer service is based on the size of the domestic water services. The current SDC for sewer service with a 1” water meter installation is $2,242.00. With 8 units, the sewer service SDC would be $17,936.00. A credit of $2,242.00 will apply for the existing sewer service that is being removed. STORM DRAINAGE COMMENTS 1. The site currently contains a single family residence with a gravel and concrete driveway. The remainder of the site is covered by grass with a few trees. The eastern portion of the site is relatively flat. The western boundary of the site and southwest corner of the site contains regulated slopes in excess of 15% sloping off site. Drainage along the northern frontage of S. Puget Drive is intercepted by type 1 catch basins east and west of the site, and routed to a 15” public piped storm drain located in the middle of S. Puget Drive. The storm drain flows from east to west. 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 Site Conditions). The site falls within the Black River Drainage 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. All core and special requirements specific to the City of Renton shall be addressed in the drainage report. 3. Flow control BMPs will be required for the site per Section 5.2 of the 2009 KCSWDM. 4. Drainage improvements along the S. Puget Drive frontage are 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. Effective January 2, 2017, the City of Renton will be adopting a new stormwater manual which will be based on the 2016 King County Surface Water Design Manual. All projects vested after January 2, 2017 will be subject to these new stormwater requirements. Please refer to RMC 4- 1-045 for information regarding project vesting. 7. The development would be subject to stormwater system development charges (SDCs). The current SDCs are $0.594 per square foot of new impervious surface area, but not less than $1,485.00. A system development fee credit will apply for existing impervious surface area. TRANSPORTATION/STREET COMMENTS 1. The current transportation impact fee is $1,546.31 per condominium dwelling unit. Fees are payable at the time of permit issuance. 2. S. Puget Drive is classified as a minor arterial. S. Puget Drive currently has five travel lanes (2 in each direction and a center turn lane) with a paved roadway width of approximately 55’. There White Duplex Development – PRE16-000549 Page 4 of 5 August 18, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000549.Matt\16-0817 PRE16-000549 Civil Pre-App Comments.docx is an existing vertical curb, 5’ planter, and 6’ sidewalk along the project frontage. This portion of S. Puget Drive is a designated bicycle route in the City’s Bicycle and Trails Master Plan. Per RMC 4-6-060, the minimum right of way width for a minor arterial with five lanes and bike lanes on both sides of the road is 103’. The minimum paved roadway width with five lanes is 66’. This includes 5’ bike lanes on each side. A 0.5’ curb, 8’ planter, and 8’ sidewalk are required on each side of the roadway. 2’ at back of sidewalk is required. Per the King County Assessor’s Map, S. Puget Drive has a current right of way width of approximately 100’. Right of way dedication of approximately 1.5’ along the S. Puget Drive frontage would be required to conform to the City’s street standards. Final right of way dedication shall be determined by survey. 3. The proposed shared driveway shall conform to the standards found in RMC 4-6-060. Share driveways shall be wholly in a tract. The shared driveway shall not be more than 200’ in length. The paved surface shall be a minimum of 20’ per Fire Authority standards. The maximum grade of the shared driveway shall not exceed 15%. Drainage improvements per City standards are required along the shard driveway. An access easement shall cover4 the entirety of the tract. 4. The applicant may submit a street modification to deviate from the required street and shared driveway standards. 5. Street lighting analysis is required to be conducted by the developer along the S. Puget Drive frontage. 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. Storm drainage detention vaults and 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. A conceptual utility plan is required as part of the land use application. 4. 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. 5. 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. 6. 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. White Duplex Development – PRE16-000549 Page 5 of 5 August 18, 2016 H:\CED\Planning\Current Planning\PREAPPS\2016 Preapps\PRE16-000549.Matt\16-0817 PRE16-000549 Civil Pre-App Comments.docx 7. 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.