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HomeMy WebLinkAboutC_On Hold Letter_Logan Six_220908_v1 September 8, 2022 Andrew Kovach 2115 Colby Ave Everett, WA 98201 SUBJECT: "On Hold" Notice PR22-000229 Logan Six, LUA22-000283, ECF, SA-H Dear Mr. Kovach, The Planning Division of the City of Renton accepted the above master application for review on August 11, 2022. During review of the submitted project documents, staff has determined that multiple issues related to need to be addressed in order to proceed further with the review. Please see the attached memorandum prepared by Nathan Janders, Development Engineer, and dated September 2, 2022 for a description of items needing to be addressed before review may continue. In addition to the issues noted in the memo, the applicant shall address the following items: - Per RMC 4-2-060 Zoning Use Table - ‘Live-work’ units are not a permitted use in the UC zone. - Per RMC 4-3-100 Urban Design Regulations, Structured Parking Garages – Parking structures shall provide space for ground floor commercial uses along street frontages at a minimum of seventy five percent (75%) of the building frontage width. - Minimum setback along N 4th St is 15 feet and maximum is 20 feet. At this time, your project has been placed “on hold” pending receipt of the updated project documents identified above and in the attached memo. The maximum time for resubmittal shall be within ninety (90) days of this notice, unless an extension is approved by the Current Planning Project Manager. Please contact me at (425) 430-7219 if you have any questions. Sincerely, Alex Morganroth Senior Planner cc: 302 Magnolia Apartments (Owner) Matt Hanbey (Party of Record) Duwamish Tribe (Party of Record) Kelli Sheldon, Department of Ecology (Party of Record) Attachment: Memorandum prepared by Nathan Janders and dated September 2, 2022 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 2, 2022 TO: Alex Morganroth, Senior Planner FROM: Nathan Janders, Development Engineer SUBJECT: Logan 6 340 Logan Ave N LUA22-000283 I have reviewed the application for the Logan 6 project located at 340 Logan Ave N and have the following comments: The following comments represent additional information or corrections that are required to be made: 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. b. Based on the project information submitted, Renton Regional Fire Authority has determined that the fire flow to be 3,750 GPM. 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 3 60.2. 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 DDCVA inside the building must be pre-approved by the City Plan Reviewer and Water Utility. 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. 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. f. All commercial water meters shall have a reduced pressure backflow assembly (RPBA) installed behind the meter on private property. g. At a minimum the following water main improvements must be pro vided and shown. Note, additional improvements may be required based on final configuration. i. Show proposed and existing location of fire hydrants. 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 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. 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. 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. 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. 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). 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. 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. c. TIA should include the following pipeline projects i. Topgolf Phase II – LUA22-000291 ii. Southport West – LUA22-000284 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. 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. 1. The applicant shall submit a street modification for the recommended section and update the plans as appropriate. 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. 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. 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.