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HomeMy WebLinkAboutComment Response Letter.pdfNovember 14, 2022 Alex Morganroth City of Renton 1055 South Grady Way Renton, WA 98057 Re: “On Hold” Notice / PR22- 000160 Towns on 12th, LUA22- 000180 , ECF, PP, SA-H CORE Project No. 22102 Dear Alex: The purpose of this letter is to provide a response to the review comments for “On Hold” Notice / PR22- 000160 Towns on 12th, LUA22- 000180 , ECF, PP, SA-H dated March 2, 2022. We have addressed each comment and revised the plan/documentation accordingly. This letter contains the review comments immediately followed by our response to each in bold lettering. 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. Response: The applicant has worked with the city regarding this requirement and the water design has been revised. The looping is no longer required around the buildings. A 15-foot water easement is understood and buildings are setback as required from the main. b. Based on the project information submitted, Renton Regional Fire Authority has determined that the fire flow to be 3,000 GPM. Response: Noted. c. Installation of a fire sprinkler stub a with a detector double check valve assembly ( DDCVA) is required for backflow prevention to buildings over 4 units. The sizing of the fire sprinkler stub and related piping shall be done by a registered fire sprinkler designer/ November 14, 2022 Alex Morganroth Page 2 J:\2021\21008\Submittals\2022-11-28 resubmittal\Comment Response Letter.docx 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 DDCVA inside the building must be pre- approved by the City Plan Reviewer and Water Utility. Response: Revisions have been made to the site plan so there are no buildings with more than 4 units, therefore no FDCs are required. 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 three fire hydrants are required for each building. One within 150 -feet and three within 300- feet of each of the proposed buildings. There are some existing hydrants within 300 - feet of the proposed homes. Response: The applicant has worked with the city regarding this and fire hydrants and coverages are shown. e. At a minimum the following water main improvements must be provided and shown. Note, additional improvements may be required based on final configuration and lot layout. i. Show proposed location of fire hydrants. Hydrants shall be connected to a minimum 10- inch looped water main within the development instead of the 8- inch proposed. Response: The applicant has worked with the city regarding this and the water design has been modified. Please see revised plans. ii. Show proposed location of FDC on all buildings over 4 units. Response: Site design revisions make this no longer applicable. iii. The proposed 8-inch water main extension from NE Sunset BLVD to the site shall be a minimum 12-inch. Response: The applicant has worked with the city regarding this and the water design has been modified. Please see revised plans. 2. Adequate separation between utilities as well as other features shall be provided. 7 -ft minimum horizontal and 1-ft vertical separation between storm and other utilities is required with the exception of water lines which require 10-ft horizontal and 1.5-ft vertical. November 14, 2022 Alex Morganroth Page 3 J:\2021\21008\Submittals\2022-11-28 resubmittal\Comment Response Letter.docx a. The proposal does not provide adequate separation along all utility lines. In particular an approximate 100 foot stretch of sewer main between SSMH5 and SSMH4 utility separation is not met between water, sewer and stormwater pipes. Response: The applicant has worked with the city regarding this and the utility design has been modified to meet separations in nearly all locations. Please see revised plans. 3. Neither a cross section or details for NE Sunset BLVD are shown on the plans. It appears that the proposal is to retain the existing curb -curb width on NE Sunset BLVD, however, a street modification would be required. No street modification was submit with the land use application. a. Clearly show the proposed street section for NE Sunset BLVD and either: i. Provide a street modification for the proposed street section. Pre-application comments indicated that an acceptable modified section would be to retain the existing paved width and provide a 0.5 foot curb, an 8-foot planting strip, an 8- foot sidewalk, 1-foot clear space at back of walk and street trees. Dedication may be needed for the listed improvements and would be based on final survey. Response: The modified road section for Sunset is included in the revised plans. The revised road section shown was discussed with city staff at an on-site meeting and agreed upon. ii. Provide half street improvements as identified in RMC 4-6-060 for a Principal Arterial street including, from the ROW centerline, a 33-foot paved road, a 0.5 foot curb, an 8- foot planting strip, an 8-foot sidewalk, a 2-foot clear space at back of walk and street trees. Dedication would be required as needed for the listed improvements and would be based on final survey. Response: The modified road section for Sunset is included in the revised plans. The revised road section shown was discussed with city staff at an on-site meeting and agreed upon. 4. Residential Access roads shall have a minimum 53 foot right- of-way that includes a 26 foot paved road with, on either side, a 0.5 foot curb, an 8 foot planting strip, a 5 foot sidewalk and street trees. a. Portions of the Residential Access road (Road A) provide a street section that is lesser than the Residential Access road standard defined above. Unless approved through a modification the complete street section shall be provided. Response: Site design has been revised to accommodate this. The following comments represent additional information or corrections that should be made when considering site layout: November 14, 2022 Alex Morganroth Page 4 J:\2021\21008\Submittals\2022-11-28 resubmittal\Comment Response Letter.docx 1. Installation of a separate water service and meter (minimum 1 -inch) for each townhome unit. The sizing of the meter shall be in accordance with the most recent edition of the Uniform Plumbing Code. 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 and/ or if a residential fire sprinkler system is used. a. Several proposed buildings are shown to have a single service and multiple meters ( see unit 67/ 68 for reference). Each townhome unit shall have a separate service and meter. Response: The applicant has worked with the city regarding this and the water design has been modified. Please see revised plans. 2. The proposed outside drop for the sewer main at the existing 60 -inch manhole ( facility ID MH0370) located in NE Sunset BLVD should be changed to an inside drop. Response: Revised to an inside drop. 3. The preliminary TIR includes calculations for the proposed biopod facility. However, the biopod requires a correction factor in accordance with table 6.2.1.A to be used. As the correction factor can lead to an increase in facility size the preliminary sizing should be recalculated. a. Revise water quality calculations using the correction factor in section 6.2.1.A and adjust the facility size accordingly. Response: Preliminary TIR has been revised. 4. The proposed cul- de-sac should have an 8-foot planting strip and 5-foot sidewalk at the back of curb such that it is consistent with the residential access road it is connected to. Response: Revised, please see updated civil plans. 5. Fire truck turning radius is 25 foot inside, 45 foot outside. a. Revise access points such that turning radius is met at all locations. Response: Revised, please see updated civil plans. Sincerely, CORE DESIGN, INC. Holli H. Heavrin, P.E. Project Engineer, Project Manager