This information is designed to give prospective developers, architects, engineers and contractors some general guidelines and requirements. Each development is different, so some of these comments may not apply.
- PLAN REVIEW
In addition to Building Department plan submittals and permits, the Kennewick Municipal Services Department will require a separate set of construction plans for storm sewer, water, sewer or street construction. Up to 20 working days will be required for plan reviews, after your Economic Development Department site plan approval has been obtained and construction plans have been submitted to the Municipal Services Department. Note on the plans that all utility construction must conform to the latest revision of the City of Kennewick Standard Specifications. The Municipal Services Department will require two sets of civil drawings and one set of storm calculations.
After review, if necessary, the Municipal Services Department will mail a letter requesting revisions and a red lined set of mark-ups to the engineer/architect.
The engineering/architectural firm resubmits two modified sets for a second review.
The Municipal Services Department approves plans or makes contact by phone or e-mails the applicant as to the corrections needed (this process continues until the plans have signature approval).
The construction plans are to be submitted to the Utility Coordinator. The plans must be 24” X 36” and stamped by a Licensed Professional Engineer or Architect. A space must be provided on each sheet of the plans for the City Engineer’s approval and the approval date. A utility sign off block is required on the first sheet per the attached format. The developer/builder is required to obtain the signatures on the original non-zeroxed mylar plans after all revisions are made and prior to the City Engineer approving the construction plans. Once all signatures are obtained and six paper sets of approved plans have been supplied, the Office Technician will quote permit fees and issue permits.
Prior to obtaining a Municipal Services Department permit, the contractor will be required to have a City of Kennewick business license, $2,000.00 construction permit bond and a certificate of liability insurance for 1 million dollars.
City of Kennewick Standard Specifications books are available for $57.50 or a CD is available for $1.00 and can be purchased in the Municipal Services Department, located at 1010 E. Chemical Drive.
The County Auditor’s Office has special requirements for all legal documents that need to be recorded against a property. The first sheet must have a 3” top margin and 1” side and bottom margins. All other sheets of the documents must have 1” top, bottom, and side margins. Nothing is to be written or stamped in the margins or the auditor’s office will reject the document.
A requirement of acceptance of the utilities and a condition of obtaining a certificate of occupancy, will be that record drawings be provided and that required easement documents be prepared by the owner and submitted, with a recording fee cost of $62.00 for the first page, and $1.00 for every additional page.
Show the following details on plans:
Name of project
- Engineer’s name, address and phone number
Utility signature block (on first sheet)
Existing utility locations
- North Arrow and scale of drawing (subdivisions and complicated site plans must be no smaller than 1”=20’ HRZ).
- Site location map inset for site identification
- Street names
Signing and Striping Details
All existing and proposed utility easements
- Lot lines to verify water and sewer to each lot
Proposed mailbox locations - mailboxes cannot be placed on any arterial street, or streets where driveways are restricted. Boxes will typically be located internal to the subdivision, preferably adjoining tracts, parks, or unoccupied areas. Proposed mailbox locations will be subject to review and approval of the Traffic Engineer.
- Driveway size and locations, including locations of adjacent driveways and driveways across the street.
Water service details including valves, fire lines, meter location and size
- Sewer service detail, flow direction, cleanouts and wyes into sewer mainline with sanitary sewer services. Services 6” and larger must flow into a manhole.
- Storm mains, manholes, catch basins (subdivisions)
- Fireline and details
- Lowest floor elevation on site
- Number of building stories
Show the following comments on plans:
The contractor will stamp on face of curb all utility crossings under the curb with the following code letters:
“S” - Sanitary Sewer “W” - Waterlines
“I” - Irrigation “C” - Conduits for Utilities
The marking shall locate the end of the stubbed service at a 90-degree angle to the curb to aid in locating the stub at a future date. At utility crossings that continue beyond the right-of-way; place the marking in curb directly above utility centerline.
An easement is required for all existing and proposed City facilities and for joint use driveways.
Owner must agree to maintain current grade and to keep the easement free and clear of any structures, buildings, dwellings or other obstructions (lawful fences excluded).
If sanitary or storm sewer mains are to be installed, a plan profile is required.
Trash enclosures required to be outside of city water or sewer easements.
See City Standard Specifications Section 4
The Public Works Inspector schedules water meter and box installations with the Water Department. Inquiries regarding the installation should be directed to 585-4334. Scheduling for taps, main line shutdowns, health and pressure tests and the like should be coordinated with the City Inspector assigned to the project. See City of Kennewick Standard Specifications Section 4 for contractor requirements.
Water meters should be placed as close to mainlines as possible in a landscaped or protected area and on the opposite side of the lot from power installations. A grade stake with finished grade shall be placed at the meter box installation site.
All water meters shall be single services. Service lines will be sized per City Standard Specification 4-3.
Water meter must be placed in an accessible location for reading and maintenance.
A separate metered water service must be provided to each lot.
Water meters shall enter and exit meter boxes and vaults at opposite ends of the vaults. There shall be no piping direction changes within the box or vault.
All private plumbing shall be installed outside of the meter box.
Owner/developer will be required to relocate existing meter, if new driveway is located over meter.
When a project requires a fire line and a water meter(s), each type of service will require a separate tap from the city water main.
Water/Sewer service construction is to be completed by the Developer per the requirements of City of Kennewick Standard Specifications Section 4. Inquiries regarding scheduling should be directed to the City Inspector assigned to the project. One and a half, or two inch water meters shall be served from the mainline by a 2-inch, polyethylene service line with a 2-inch copper tubing riser and corporation stop in accordance with City of Kennewick Standard Specifications Section 4 and City Standard Drawing 4-30.
Live tapping for water service installations of 3-inch and larger are to be tapped by City Crews at the Developer’s expense. The Developer shall provide approved materials and install the saddle and valve prior to tapping by the City Crew. Trench excavation, bedding and backfill are also the Developer’s responsibility. Inquiries regarding scheduling should be directed to the City Inspector assigned to the project. All 3-inch service lines will be tapped 4-inch and a 4-inch flange by flange resilient seated gate valve installed at the mainline. Per the requirements of City Standard Drawing 4-5, the maximum tap to an existing water line is not to exceed 50% of the main diameter on A.C. or P.V.C. pipe; or more than 75% of the main diameter for steel or ductile iron pipe. Maximum tap for cross not to exceed 50% of main.
Cut-in tee, water main extension and/or service line installation is to be completed by the Developer. Inquiries regarding shutdown scheduling should be directed to the City Inspector assigned to the project.
Developers will be responsible to fill and flush mainline extensions including operation of newly installed isolation valves. Health Sampling of newly installed waterlines is also the responsibility of the Developer. These procedures will be coordinated through City Inspectors in accordance with the latest City of Kennewick Standard Specifications Section 4.
Waterlines in street right-of-way shall be placed a minimum of 3 feet from the curb line. A blow off assembly is required at the end of waterline extensions. See City Standard Drawing 4-1, or 4-3.
Install a minimum of six feet of fire hydrant waterline between isolation valve and fire hydrant assembly. See City Standard Drawing 4-4.
Install watermain isolation valves at locations shown on the markup plan. Typical two at each tee and three at each cross.
A minimum 10-foot easement is required to be centered over all waterlines to be owned by the City, including fire hydrant runs to 5 feet past the hydrant.
Water / Sewer installations through internal lot easements are not acceptable for City maintained services. Route mainlines to vehicle accessible, or street locations. Where street locations are not feasible, mainlines through vehicle accessible areas may be considered.
Fire hydrants shall be placed within a landscaped, or traffic protected area. If the hydrant cannot be located in this type of area, then guard posts will be required per City Standard Drawing 4-4, Sheet 2 of 2.
Existing utility services to be abandoned shall be capped, concrete plugged, or removed prior to backfilling.
If existing valve boxes are substandard, they shall be replaced with City Standard valve boxes when adjustments are made.
If the water main is determined by the City to be a critical water system, then the contractor will be required to submit, five working days prior to scheduling a tie-in, a working schedule to the Water Department for approval, including starting time, duration and manpower.
A soft seat check valve is required, after the mainline valve, if there is more than fifty (50) feet of fire line from the backflow device to the main line valve.
A four-inch flanged valve is required at the water service mainline tee and a separate isolation valve is required ahead of the fireline check valve assembly.
Installation of a water service off a fire hydrant line requires the installation of a 6-inch isolation valve at least 6 feet from the hydrant and downstream of the water service tap.
Cross Connect Control:
Some projects may fall under the fire system retrofit program of the current Cross Connection Control requirements. Modifications to the on-site backflow prevention devices may be required. Contact the Public Works Utility Supervisor at 585-4413 for compliance information.
All buildings over two stories high require a double check valve assembly be installed downstream of the water meter.
Contact City Water Dept. at 585-4307, prior to Building Plan submittal, regarding backflow prevention requirements.
- SEWER SERVICE
See City Standard Specifications Section 3
A separate sanitary sewer service must be provided to each lot.
A sewer backwater valve is required on a sewer service if the lowest floor elevation is lower than the elevation of the upstream sewer manhole lid nearest the site, or if high sewer main velocities may create above normal air pressure within the main.
Sewer Service Pretreatment:
Developer required to submit sanitary sewer pre-treatment device plans, specifications and/or any other pertinent information relating to pre-treatment facilities, for approval to the City’s Municipal Services Department.
Pretreatment devices - to be installed on sewer service as required by KMC 14.22.020 (d) or demonstrate that sewer discharge will not exceed effluent quality requirements of the chapter.
The City requires restaurant and food preparation facilities to have an outside grease interceptor in accordance with the Uniform Plumbing Code (WAC 51-46) Appendix H. The location of the interceptor will be approved by the City Municipal Services Department for inspection access requirements. The sewer service line from the interceptor to the main will be a minimum 6-inch diameter pipe and a manhole will be required at the point the 6-inch service ties into the city’s sewer main.
Car wash, auto painting or repair and chemical recycling facilities will be required by the City to have an outside interceptor in accordance with the Uniform Plumbing Code (WAC 51-56).
The location of the interceptor will be approved by the City Municipal Services Department for inspection access requirements.
City sewer will not be utilized by food services from a vehicle. Dumping of waste into city sewer manholes will not be allowed.
- STORM DRAINAGE
See City Standard Specifications Section 5
Storm drainage shall be constructed to retain and dispose of a 25-year storm, 24-hour developed state storm. A controlled overflow, not to exceed the 10-year natural state storm is allowed. A piped overflow from all localized low points is required. The City will not accept ownership or maintenance of storm drainage ponds. If surface retention is to be used for storm drainage, the homeowners will be responsible for maintenance. If surface retention is to be used, the pond shall be designed with a minimum of 2-feet freeboard and a spillway. No allowance for infiltration is allowed with surface retention. Future houses, driveways, sidewalks and streets will be considered as impervious surfaces.
For Commercial Sites:
A commercial development must retain all storm runoff on site for a 24-hour, 10-year storm. Parking lots may not be used for temporary stormwater storage (peak flow and total event).
- STREET LIGHT REQUIREMENTS
See City Standard Specifications Section 6
At the time the developer submits utility plans to the City of Kennewick for review, they will present a separate schematic drawing of the street light installation, including proposed location of disconnect and power source, for approval. The utility plans will direct the electrical contractor to take out an Electrical Power Service Pre-Submittal for street lights, with an attached approved electrical drawing. If the required power source for street lights is not available to the site, or subdivision, the owner/developer will be required to have the power feed and transformer installed prior to the subdivision acceptance. When the utility is completed, the contractor will submit a copy of the form to the City, with the statement that the state electrical inspection was satisfactorily completed.
When an existing street light and junction box are relocated on the same circuit, due to construction, and the junction box would be in the street and/or where a new driveway, or street widening, would otherwise leave a J-Box in the driveway or widening area, the wires coming into the existing box shall be removed back to the first junction box on both sides. Remove the junction box to be abandoned and install conduit sweeps and conduit from the existing junction box site to the relocated or new junction box location and pull new wires, as required to eliminate splices. A junction box will not be left at the abandoned location in the street and no wire splices will be allowed between junction boxes.
The site utility plans shall show distance to the nearest existing street light and proposed circuit.