HomeMy WebLinkAboutC_Site_Plan_Response_Letter_200207_v1.pdf
IHB
Architects
Architecture * Planning * Feasibility * Project Management Imad H. Bahbah, Principal
July 15, 2019
Matthew Herrera, AICP - Senior Planner
City of Renton
Community & Economic Development
1055S. Grady Way,
Renton , WA 98057-3232
425.430.6593
Re: Sunridge Townhomes 2 - Site Plan Review - Response Letter
This letter and supporting materials serve as the response to the PRELIMINARY Renton
Site Plan Review.
Project Information and Submittal:
Address 122xx SE Petrovitsky Rd., Renton WA, 98058
Document List:
●Letter of Response - New
●Project Narrative - Updated
●Land Use Master Plan Application - Updated
●Pre-App Meeting Notes
●Owner’s Policy of Title Insurance - New
●Site Plan - Updated
●Civil Construction Plans - New
●Sewer Availability
●Storm Drainage Report
●Water Availability
●Arborist Report
●Site Plan Analysis - New
●SEPA Checklist - New
●Neighborhood Detail Map - New
●Landscape Plan - New
●Floor Plans - New
●Elevations - New
●Colored Renderings - New
●Utilities Plan - New
●Geotech Report - New
●Tree Retention Plan - No Change
●Trash Enclosure Plan
Comment Responses
Responses to city’s comments shown in bold.
Good Morning Rick,
The following items will need to be corrected or provided before we can accept the application.
The numbers reflect items listed in the attached site plan review submittal requirements
checklist.
1. (Preapp Meeting Summary) - Accepted
2. (Waiver Form) - See attached
3. Make the following corrections:
a. The proposed land use is residential;
Done
b. Comp plan designation – Residential High Density;
Done
c. Attach legal description per pg.2;
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Updated - See attached file
d. pg.2 Owner signature notarized or authorization to sign for owner.
Refer to the revised Land Use Application
4. I’ll follow up with an invoice when provide corrected items. 2019 fees include the following:
a. Administrative Site Plan Review $2,570;
b. SEPA Checklist $1,540.00;
c. Street Modification $250.00
d. Technology Fee: 5-percent of total.
5. Provide response to each bulleted item on Project Narrative or N/A
Refer to Updated Project Narrative
6. No SEPA Checklist was submitted. Provide completed and signed environmental checklist.
Use Washington State Department of Ecology version of checklist.
Updated - see new SEPA Checklist
7. You will need a modification to keep the current curb line along Petrovitsky. See preapp
comments for details.
Noted
8. No Density Worksheet was submitted. Download from Digital Records Library on City
Website, complete, and submit.
Refer to included Density Worksheet
9. Provide copies of all easements identified in title report.
Refer to the included Owner’s Policy of Title Insurance, Policy # 5011453-2853166
10. Waive
11. No construction mitigation description was submitted. See submittal requirements checklist
for item description. Now attached.
12. No design overlay district report was submitted. Provide a written description of how the
project meets the RMC 4-2-115 Residential Design and Open Space Standards for R10-R14.
Refer to new design overlay district report.
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13. No affidavit of public information sign was provided. Sign must be posted prior to accepting
the application. Download from Digital Records Library on City Website, complete, and submit.
Refer to new affidavit.
14. No neighborhood detail map was provided.
Refer to new Neighborhood detail map.
15. Waive
16. Waive
17. Waive
18. Site Plan corrections:
a. Driveways must be setback at least 5-feet from side property line;
Updated.
b. Provide recorded access easements from Sunridge Phase 1 and abutting east parcel.
Refer to easement diagram on updated Site Plan
c. Both arrow ends of the ROW dedication need to be visible.
Updated.
d. One area of the site plan shows 10-feet of ROW dedication and 9.5 feet in another area.
The drainage plan shows a consistent 9.5 foot ROW dedication. Provide consistent ROW
dedication on all sheets.
Updated.
e. Label the existing sidewalk that will be removed and replaced with 8-foot wide landscape
planter.
Updated.
19. No architectural elevations were provided. See item 19 for list of requirements to be noted
on elevations.
Refer to included elevations.
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20. 10-foot wide street frontage landscaping width to be located on the north side of sidewalk
between buildings. ROW planter strip south of sidewalk is 8-feet wide.
Refer to updated Site Plan.
21. No landscape analysis, lot coverage, and parking analysis was submitted. See item 21
description for list of requirements to be noted.
Refer to the updated Site Plan analysis sheet. This will include all items required in item
22. No floor plans were submitted. See item 22 description for list of requirements.
Refer to updated floor plans of both buildings.
23. Survey needs PLS stamp.
Please see atatched.
24. Plan does not tell me what is staying or going. See item 24 description for list of
requirements to be shown on plan. Plan needs to be prepared by certified arborist or landscape
architect.
Refer to new landscape plans.
25. No tree retention worksheet was submitted. Download from Digital Records Library on City
Website, complete, and submit.
Refer to new tree retention worksheet.
26. Arborist report needs to provide all bulleted items in #26 description list.
Aborist report list is under #25. Below is the bulleted response.
●ID Scheme - See attached arborist report and Landscape plan
●Tree size and species - See attached arborist report
●Reasons for tree removal: as we are developing on a vacant lot, trees will need to
be removed for our project to work. Nevertheless, tree condition, size and
description in included in the arborist report. New plants with detail of protection,
maintenance, location will be according to the landscape plan.
●Tree relocation will not happen. However, new trees, shrubs, and groundcover will
be provided according to the Landscape plan
27. Waive
28. Waive
29. Waive
30. Waive
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31. Waive
32. Geotech report is for neighboring site to the west. Provide updated report for project site.
Refer to new Geotech Report.
33. Waive
34. No utilities plan was submitted.
Refer to sheet C1, updated Civil plans
a. Include a street cross section of SE Petrovitsky Road with the street frontage elements and
labeling the widths of each element, existing ROW width, ROW dedication, and the future ROW
width.
Refer to sheet C4, updated Civil plans
b. Undergrounding of all existing utilities in the frontage is required. No vaults to be located in
the sidewalk.
Understood.
c. Include all hatch marks, all shadings, and all symbols in the legend.
Understood & implemented.
d. Label the driveway approach type.
Understood & implemented.
e. See item 34 description for list of requirements to be shown on plan.
Understood & implemented.
35. Drainage Plan
Refer to sheet C3, updated Civil Plans
36. Drainage Report
Attached.
a. TIR shall meet all the requirements of the 2017 Renton Surface Water Design Manual
(RSWDM).
b. Include all the figures, include the design and sizing calculations for the detention facility
and the water quality facility. Include the WWHM model input and output information.
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c. Provide the conveyance pipe sizing analysis per the section 1.2.4.1. of the 2017 RSWDM.
Show the pipe sizing information.
d. TIR shall mention that the Flow Control standard is Forested site conditions.
e. Include the flow chart that determines the type of drainage review required.
f. Include the downstream analysis that extends minimum one mile downstream of the project
site (per RSWDM). Describe the Special Requirements 4, 5 to meet the requirements of the
2017 RSWDM.
g. Mention all the on-site BMPS including Soil Amendment and Perforated pipe.
h. Provide and show the water quality elements consistently in the TIR and in all the plan
sheets.
i. Show and label the detention facility and the water quality facility and the stormwater lines
with flow direction arrows clearly in the plans.
FOR ALL ITEMS 36 a-i, see Drainage Report / TIR attached.
j. The TIR mentions that the permeable pavement should not be provided but the drainage
plan notes say that permeable pavement must be used. Provide consistent information in all
plans and documents.
See updated Civil Plans.
37. No Grading Plan was submitted. See item 37 description for list of requirements to be
shown on plan.
See updated Civil Plans.
38. No screening detail for refuse/recycling was submitted. See item 38 description for list of
requirements to be shown on plan.
Refer to new Trash Enclosure Plan.
39. No traffic study or trip generation memo was submitted. Provide information of the net new
peak hour trips (in AM Peak, PM peak) estimated from the proposed development (use the
rates from the current ITE Trip Generation Book). If the net new trips in either peak time is 20
or more, then traffic impact analysis is required. A 10 unit townhouse development is not
estimated to generate 20 or more number of new peak hour trips. Provide information of the
estimated number of AM peak and PM peak hour trips due to the project.
Low rise residential townhomes allow for 8.58 or 9 trips peak AM, PM (11units x 0.78 =
8.58)
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40. Submit at least two (2) three-dimensional color renderings of the project. One street side
and one from open space.
Refer to file labeled “Color Renderings” accompanying the updated set.
We hope this information is helpful
Sincerely,
Imad Bahbah, Principal Architect
IHB Architects 206-849-9158
Cc: Imad Bahbah, Principal Architect
VY Properties, LLC, Owner contact
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