Loading...
HomeMy WebLinkAboutArch Response to Comments1 Architectural Response Letter, dated 01.30.2017 RE: “On Hold” Notice Permit Application #: LUA16-000864, ECF, PP, PPUD Project Address: 701-707 Sunset Boulevard NE Preparer/Contact: Jacob Young Contact info: 206.853.8055 Response: PPUD City Staff: Clark Close (425)430-7289 Date Rec: December 13, 2016 1. Adequate sight distance should be provided at the street intersections. The buildings will be required to be located outside the sight triangles or clear vision area. Response: Structures are located at least 25ft from the intersection with Sunset Boulevard NE. Overhangs located within this area are at least 10ft above grade. 2. Adequate corner curb turning radii are to be provided at the internal street and alley intersections to meet fire department requirements. Fire department apparatus access roadways are required to be minimum 20 feet wide fully paved, with 25 feet inside and 45 feet outside turning radius. Adequate turning movements for fire vehicles would not infringe upon pedestrian sidewalks. Response: Civil engineer to respond. 3. All internal roads to serve the Planned Urban Development project shall be private alleys located within a tract or tracts. Update the Civil Sheets and the Architectural Sheets to reflect the revised preliminary plat layout. An inverted crown section is to be provided on all private alleys. As a public benefit, staff is recommending that the alley be constructed into a Woonerf (living street), which views the street as a social space, or shared space, rather than just a channel for vehicular mobility. The construction details and specification should be shown in the plans. In general, an alley is constructed of a minimum 4 inches thick HMA over minimum 6 inches of crushed rock for the pavement layer thickness. However, staff is also suggesting the incorporation of pavers into the overall design. Response: The requested woonerf has been incorporated into the design and is depicted on sheet A1.1. Refer to civil engineering response for additional details. 4. A Homeowners Association will be required to be established to ensure maintenance and repair of the private alleys, sidewalks and open space is paid for by future residents. Update the Draft Legal Documents accordingly. Response: As stated in Draft Legal Documents section 4.3.6, the duties of the Association include maintenance and repair of common areas and all exterior maintenance on lots within the development. Per section 5.1.1 of the same, the Association is also granted authority to levy assessments as necessary to pay for such maintenance. 2 5. The proposed access location from Sunset Blvd NE (approximately 86 feet north of the south property line to the center of the drive aisle) will require the access to be restricted to a right-in right- out only driveway with c-curbing on Sunset Blvd NE (this is because the access is located in the portion of Sunset Boulevard which has the left turn only lane marking). If the applicant wants the City to review full access for the project, then the access location will have to be proposed further north (away from the end of the left turn only lane on Sunset Boulevard NE). If the applicant wishes to proceed with the relocated access option, a revised sketch labeling the distances from the nearby street intersection and from the end of the left turn only lane should be submitted for review. If the driveway access is relocated further to the north, full access to Sunset Blvd NE will require the construction of a two-way left turn lane in front of the site. Response: The access drive to the site has been relocated further to the north as requested. The requested dimension from the centerline of the revised access location to the street intersection has also been added to Sheet A1.1. Refer to the civil engineering response for additional details. 6. The minimum easement width for water main is 15 feet instead of the 10 feet shown in the current submittal. No buildings or walls are allowed in water easement. Response: Civil engineer to respond. 7. In order to meet the fire flow demand, a minimum 12-inch diameter water main is required throughout the side instead of the 10-inch diameter water main shown. Response: Civil engineer to respond. 8. The 12-inch diameter water main must extend to the south property line of the site. As shown in the plans it terminates just south of Lot 10. Response: Civil engineer to respond. 9. A fire hydrant will be required near the dead end portion of the water main. A minimum of four fire hydrants are required. One within 150 feet and three within 300 feet of the proposed buildings. Existing hydrants can be counted toward the requirement as long as they meet current code, including 5 inch Storz fittings. Fire flows that exceed 2,500 gpm require a looped main around/through the proposed buildings or complex of buildings which is not in place at this time and will require water main extensions/replacements. Response: Civil engineer to respond. 10. Minimum 4-inch diameter water main extension is required in front of Lots 1-4. Again, a minimum 15-foot wide easement is required around the water main. Response: Civil engineer to respond. 3 11. Each building (with an individual owner) shall be served by individual domestic water meters directly in front of the lots. Double check valve assembly (DCVA) is required at the domestic water meters since the building height exceeds 30 feet. A pressure reducing valve will be required on the downstream of each water meter because the water pressure is over 80 psi. Response: Civil engineer to respond. 12. The domestic water meters should not be located in the driving surface as shown in the current plans. A 5-foot by 5-foot easement is required for the individual water meters. Water meters shall be located in planting strip or in a location that is not a vehicular travelled surface. Response: Civil engineer to respond. 13. The proposed Sunset Blvd NE street section does not include the required 0.5 width for the curb. The required ROW dedication will have to be revised to provide the 0.5 feet wide curb. Staff has also requested one (1) foot clear width back of the sidewalk to be within the ROW. City standards include a maximum slope of 4H:1V to a distance of 4 feet back of the sidewalk. Provide an updated street section that shows and labels the required ROW width correctly. Also, minimum 6 inches crushed rock layer is to be provided below the HMA layer in the pavement. Response: The street dedication has been revised to accommodate the curb and clear area back of the sidewalk. Calculations have been updated to reflect this revision. Refer to civil engineering response for additional details. 14. The sewer main should not be located beneath the stormwater facility. Relocate the sewer in the plans or adjust the stormwater facility. Response: Civil engineer to respond. 15. The sewer main should not be located in the sidewalk. Please show it within the pavement or paver portion of the alley. A minimum 15 feet wide easement would be required to provide for the sewer main. No buildings or walls are allowed within the sewer easement. Response: Civil engineer to respond. 16. The sewer main should at a minimum extend to the property lines. Response: Civil engineer to respond. 17. All lots should be served by individual sewer stubs. Response: Civil engineer to respond. 4 18. The TIR mentioned that Reduced Impervious Surface Credit is provided for Flow Control BMP. The TIR incorrectly refers to the project as a “Large Lot High Impervious Site.” The proposed project is a preliminary plat PUD and proposes individual small lots, so the stormwater flow control BMP for the individual lots needs to be provided. Response: Civil engineer to respond. 19. The City Amendment of the 2009 KCSWDM includes 6 Special Requirements. The Stormwater TIR should mention all the 6 Special Requirements. Response: Civil engineer to respond. 20. All internal roads, alleys, surface parking for guests shall be located with a tract or tracts. Likewise, the retaining walls being constructed to support the private road and utilities should also be included in the tract(s) controlled and maintained by the Homeowners Association and not be the individual owners of the lots. Response: Civil engineer to respond. 21. A geotechnical report based on the detailed requirements of RMC 4-8- 120D.7 Table 18 is required. Including, but not limited to, information regarding water table and soil permeability with recommendations of appropriate flow control BMP options with typical designs for the site from the geotechnical engineer, slope stability analysis, soil suitable/unsuitable for infiltration, recommendations regarding the construction in protected and regulated slopes given a major portion of the site is located in a high erosion hazard area and the entire site is located in the high landslide area. Response: Civil engineer to respond. 22. In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy-two inches (72”). Terracing is the act of forming hillside into a number of level flat areas (terraces) between retaining walls, which is often used when the maximum height of a single retaining wall is insufficient. Please refer to retaining wall standards (RMC 4-4-040) for additional information. For example there shall be a minimum three-foot (3’) landscaped setback at the base of retaining walls abutting public rights-of-way. A modification request under the Planned Urban Development application would be required to deviate from Renton Municipal Code. In approving a planned urban development, the City may modify any of the standards of chapter 4-2 RMC, RMC 4-3-100, chapter 4-4 RMC, RMC 4-6-060 and chapter 4-7 RMC, except as listed in subsection B3 of RMC 4-9-150. All modifications shall be considered simultaneously as part of the planned urban development. Response: Civil engineer to respond regarding retaining wall height. Refer to the landscape plans, sheets L-01 and L-02, for landscaped areas at the bases of retaining walls. 5 23. No buildings or walls should encroach into the existing public utilities (water and sewer) easement located on the west side of the parcels (KC Recording Nos. 7709060790, 7709060791 and 7709060794). Response: No buildings or walls are proposed within the easements. 24. A strong component of the public benefit will include a great lighting plan and signage package for the internal private alley (woonerf). Please provide. Response: It is proposed that lighting in the woonerf will be provided by modern sconce-style fixtures mounted on the side of structures fronting the woonerf. Refer to Figure 2b in the Urban Center Packet for an example. Similar fixtures will also be used on units facing Sunset Boulevard NE (Figure 1a) to provide continuity throughout the development. Signage in the woonerf will consist of unit numbers and wayfinding signage. Such signs will be designed to complement the modern aesthetic of the development and may include individually die-cut unit numbers. Exact lighting and signage product selection will be made at a later date. 25. Private alleys do not have to be excluded from density. Revise and resubmit the density worksheet based on the changes to the street classification and the amount of right-of-way required along Sunset Blvd NE. Response: Find attached a revised Density Worksheet per the above comment. Calculations on Sheet A0.0 have also been updated.