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HomeMy WebLinkAboutC_Response Letter_Logan Six_230807.pdf PO Box 1478 ⬧ Everett, WA 98206 ⬧ Phone: (425) 303-9363 Email: info@insightengineering.net February 9, 2023 Nathan Janders, Development Engineer 1055 S. Grady Way Renton, WA 98057 (425) 430-6400 Re: Logan 6 - LUA22-000283 IECO No. 22-1157 Dear Nathan, The project referenced above is revised in response to the review comments dated September 2, 2022. The review comments are numbered on the letter and have been addressed in italics as follows: 1. The water system is insufficient as shown and does not provide sufficient information to determine feasibility of the proposal as follows: a. Projects that have a fire flow in excess of 2,500 GPM require a looped water main around the buildings. Public water mains on private property require a 15-foot public easement centered over the pipe and the building must be set back 10 feet from the water main. Per conversations with the city, looping the water main is not required for this project. b. Based on the project information submitted, Renton Regional Fire Authority has determined that the fire flow to be 3,750 GPM. Noted. c. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) is required for backflow prevention to the building. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/contractor. The DDCVA shall be installed on the private property in an outside underground vault per City Standard Plan 360.2. The DDCVA may be installed inside the building if it meets the conditions per City Standard Plan 360.5 for the installation of a DDCVA inside a building. The location of the PO Box 1478 ⬧ Everett, WA 98206 ⬧ Phone: (425) 303-9363 Email: info@insightengineering.net DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. Comment noted. A fire sprinkler stub is currently shown with the proposed DDCVA located within the yard. d. Installation of off-site and on-site fire hydrants. The location and number of hydrants will be determined by the RRFA based on the final fire flow demand and final site plan. A hydrant is required within 50 feet of the building’s fire sprinkler system fire department connection (FDC). A minimum of four fire hydrants are required for the building. One within 150-feet and three within 300-feet of each of the proposed building. There are some existing hydrants within 300-feet of the proposed building that may count towards the requirement provided they meet current codes. Fire hydrants must meet maximum spacing of 300 feet on center. Existing fire hydrants are shown across the street on Logan Ave N as well as across N 4th St. An existing hydrant that has been shown previously is onsite at the corner of Logan and 4th. A proposed hydrant has been placed in the frontage of 4th St to be within 50’ of the sprinkler room and FDC. An additional proposed hydrant has been added to from N 3rd St at the southwest corner of the site. Please refer to the revised plans for the locations. Fire hydrants will be further detailed in the civil permit stage. e. All residential domestic water meters shall have a double check valve assembly (DCVA) installed behind the meter on private property if the building has 3 stories or more. DCVA has been added to the residential water meter. f. All commercial water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property. RPBA has been added to the commercial water meter. g. At a minimum the following water main improvements must be provided and shown. Note, additional improvements may be required based on final configuration. i. Show proposed and existing location of fire hydrants. Please refer to the revised plans for existing and proposed fire hydrant locations. ii. A water main extension is required to loop the water system around the building. The existing water mains in Logan Ave N and N 4th St. are acceptable for creating a loop, however, the existing 6-inch water main in Burnett St. N is undersized and cannot support the flow. Therefore, to create a looped water main, the applicant shall extend a 12-inch water PO Box 1478 ⬧ Everett, WA 98206 ⬧ Phone: (425) 303-9363 Email: info@insightengineering.net main from Logan Ave N to the existing 12-inch water main in N 4th St. by means of an extension east through N 3rd St turning north in Burnett St. N. Per conversations with the city, looping the water main is not required for this project. iii. It is not clear where the DDCVA will be located, interior or exterior. If the DDCVA is to be inside, add a note on the civil plan indicating such and update the architectural plans to conceptually indicate where the fire riser room will be located. If the DDCVA is to be outside, show the proposed location of the vault/FDC. The DDCVA will be placed outside the building at the northeast corner of the site. The fire riser room will be in the northeast corner of the building. The FDC is shown along the exterior wall of the riser room. iv. Backflow prevention is required on both the domestic (DCVA) and commercial (RPBA) water meters. Backflow prevention assemblies are required to be on private property. Indicate where the backflow devices are proposed, interior or exterior. If the backflow device(s) are to be inside, add a note on the civil plan indicating such and update the architectural plans to conceptually indicate where they will be positioned. If the backflow device(s) are to be outside, show the proposed location ensuring that it is on private property. Backflow protection for residential and commercial will be located inside the building. A note has been added to the civil plans. See sheet C2.0. 2. A sewer stub for the commercial and residential portions of the building is required. Sewer stubs shall comply with COR std. plan 406.1 and RMC 4-6-040. a. The proposed plan depicts an 8-inch sewer main entering the building. This portion of the sewer main shall be replaced with sewer stubs connected directly to the main extension within N 4th St. The main has been extended and the sewer stubs now connect directly to the main. See revised sheet C2 3. An Oil/Water Separator (OWS) is required to connect the covered parking lot to sewer. A pump may be needed to bring the basement garage flows to the surface level for gravity drainage. a. Show and/or indicate the proposed location of the OWS and pump (if needed). Provided by others. PO Box 1478 ⬧ Everett, WA 98206 ⬧ Phone: (425) 303-9363 Email: info@insightengineering.net 4. A transportation scoping memo was provided in lieu of a TIA. Applicant shall provide a TIA and make the following considerations: a. TIA should be based on the current ITE manual, 11th edition. The scoping memo references the 10th edition. Provided by others. b. TIA should include the following subject intersections: i. Logan Ave N / N 4th St. ii. Logan Ave N / N 3rd St. iii. Logan Ave N / N 6th St. iv. Logan Ave N / N 8th St. v. Burnett Ave N / N 3rd St. vi. Burnett Ave N / N 4th St. vii. Park Ave N / N 4th St. viii. Park Ave N / N 3rd St. ix. Park Ave N / N 6th St. x. Park Ave N / N 8th St. Provided by others. c. TIA should include the following pipeline projects i. Topgolf Phase II – LUA22-000291 ii. Southport West – LUA22-000284 Provided by others. d. TIA traffic distribution should be adjusted such that the trips leaving the project headed north are split evenly between Park Ave N and Logan Ave N. Provided by others. 5. A street modification is required for each street that is not conforming to City Standards. The proposal shows all streets as being sub-standard and a modification is required. Listed below are the recommended modifications. a. Logan Ave N is classified as a Principal Arterial street with an existing right-of- way (ROW) width of approximately 100 feet. To meet the City’s complete street standards for Principal Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 66 foot paved road (33 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. Dedication of approximately 1.5 feet will be required pending final survey. i. The City is in support of a modified section that includes retention of the existing improvements provided 1.5 feet of dedication is provided. PO Box 1478 ⬧ Everett, WA 98206 ⬧ Phone: (425) 303-9363 Email: info@insightengineering.net 1. The applicant shall submit a street modification for the recommended section and update the plans as appropriate. Plans have been updated per recommendations listed. b. N 3rd St classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 110 feet. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. The parcel is not parallel to the roadway centerline and thus a minimum dedication to install improvements as determined by final survey will be required. i. The City is in support of a modified section that includes retention of the existing curb-curb width with a 0.5 foot curb, 8 foot planting strip, 8 foot sidewalk and 2 foot clear space are required. Dedication as needed for the listed improvements will be required. 1. The applicant shall submit a street modification for the recommended section and update the plans as appropriate. Plans have been updated per recommendations listed. c. N 4th St classified as a Principal Arterial street with an existing right-of-way (ROW) width of approximately 42 feet. To meet the City’s complete street standards for Principal Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline shall be required and include a minimum 54 foot paved road (27 feet each side), a 0.5 foot curb, an 8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk and storm drainage improvements. The parcel is not parallel to the roadway centerline and thus dedication of approximately 24.5-28.5 feet will be required pending final survey. i. The City is in support of a modified section that includes retention of the existing curb-curb width, however a 0.5 foot curb, 8 foot planting strip, 8 foot sidewalk and 2 foot clear space are required. Dedication as needed for the listed improvements will be required. 1. The applicant shall submit a street modification for the recommended section and update the plans as appropriate. Plans have been updated per recommendations listed. PO Box 1478 ⬧ Everett, WA 98206 ⬧ Phone: (425) 303-9363 Email: info@insightengineering.net 6. In April of 2022 a new surface water design manual was adopted. The TIR included with the submittal has been prepared for compliance with the 2017 surface water design manual. a. The applicant shall update the TIR such that it is compliant with the 2022 surface water design manual. TIR has been updated. Please feel free to contact me with any questions or comments you may have. Sincerely, Brian Kalab, P.E.