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HomeMy WebLinkAboutC_601 Monster Road Land Use Comments-Innova Response Letter_180522.pdf INNOVA architects Inc. Phone (253) 572-4903 950 Pacific Avenue, Suite 450 – Tacoma, WA 98402 Page 1 Letter of Comment Response May 22, 2018 City of Renton Community Development 1055 South Grady Way Renton, WA 98057 Project: 601 Monster Road SW Subject: Land Use Review Comments, Review #1 Permit: LUA18-000237 SA-A, ECF, MOD, MOD Site: 601 Monster Road SW – Renton, WA – Parcel 242304-9008 Dear Staff: This letter is in response to your review comments dated May 2, 2018 regarding the above referenced project. The comments in italics below are in the same format as was provided in your comment letter and are typed verbatim. Our responses are shown in bold after each comment. The Planning Division of the City of Renton accepted the above master plan application for review on April 3, 2018. During our review, staff has determined that additional information is necessary in order to proceed further. The following will need to be corrected and submitted before August 2, 2018 so that we may continue the review of the above subject application Planning Department Contact: Jill Ding, Senior Planner 1. Access is proposed over parcel 9188000131, which is owned by the City's Community Services Dept. An easement over parcel 9188000131 is required. Staff has discussed the proposed access over this parcel with Community Services, one of the requirements for accessing over this parcel will be the provision of a minimum of 5 parking spaces (dedicated for access to the park across the street) as well as a paved pedestrian walkway and landscaping. Please revise the site plan application materials to include the required parking, walkway and landscaping. Response: The client is in process of defining a draft easement for city approval to allow access over this parcel. We are proposing continued use of an existing driveway that has been in place for decades and now requires easement due to realignment of Monster Road that had occurred many years ago. Please find attached the revised Site Plan A0.1 implementing the requested parking stalls for city park use. A recorded easement will be presented to the city prior to permit issuance and this easement will also be added to the site plan. INNOVA architects Inc. Phone (253) 572-4903 950 Pacific Avenue, Suite 450 – Tacoma, WA 98402 Page 2 2. The parking area on the eastern side of the project site does not comply with the City's landscaping requirements for parking lots. Please update the parking and landscape analysis as well as the site and landscape plans to provide the code required parking lot landscaping in this area. Response: The eastern parking area has been revised to incorporate the required landscape islands. All data has been adjusted to reflect this adjustment. Of note, we understand from the city this is a rejection to the requested modification to reduce required landscape in this existing parking area. Please see revised site plan A0.1 and landscape plans. 3. A maximum of 139 parking spaces are permitted on the project site for the uses proposed. The proposal for 145 parking spaces exceeds the maximum number permissible. Please revise the site plan materials to remove 6 spaces from the project site. Response: With the landscape island additions to the eastern parking area, stalls have been reduced to be in compliance with maximum number permissible. Please see revised site plan A0.1 for updated parking calculations and total stalls reduced to 139. 4. Please find attached a memo from Rohini Nair, addressing revisions that are required for her to complete her review. Please update the applicable Civil Plans and studies to address her comments. If you have any questions regarding these comments, feel free to contact Rohini at 425-430-7298. Response: Comment noted Engineering Department Contact: Rohini Nair, Civil Engineer III Recommended revision for Land Use, but required revisions for construction permit submittal. 1. The survey provided should correctly show all utilities internal to the site and also on the existing frontages. The existing public sewer main on Monster Road SW (north of the site) and the public sewer main from the sewer manhole facility ID MH0129 to sewer manhole facility ID MH0131 should be shown correctly. The proposed building appears to encroach on the sewer main connecting the MH0129 and MH0131. Building should not encroach or be within 10 feet of the sewer main of sewer manhole. To address this concern, the developer can add a new public sewer manhole at a distance of 10 feet away from the building and abandon and remove the existing sewer manhole and the portion of public sewer main (within the site) that will be within 10 feet of the building. Or, an equivalent alternative may be proposed to the City. Response: We have received an updated survey which is now incorporated into the new plans being submitted. This new survey shows the existing on site sewer as requested. Existing sanitary sewer manholes and pipes which are found to not be needed for the new development will be removed. See sheet C5.0 for the proposed utilities. INNOVA architects Inc. Phone (253) 572-4903 950 Pacific Avenue, Suite 450 – Tacoma, WA 98402 Page 3 2. The water main at the south side of the building does not have 10 feet separation from the building. The water main should be located minimum 10 feet away from the building. There should be minimum 15 feet wide public easement for the public water main. Response: This is now shown on the new drawings. See sheet C5.0. 3. Stormwater -If the parcel owners of the parcels sharing the shared storm facility gives you written document agreeing to the increase of impervious surface in your parcel with the understanding that it will affect any increase of impervious area in their respective parcels, then the existing facility can be used for the flow control facility needs of the project. If the written document from the owners of the adjacent parcels that are involved in the shared facility agreement is not provided to the City, a flow control facility meeting the requirements of the 2017 City of Renton Surface Water Design Manual will be required to be provided within the subject site. Response: Our prior basin study submittal showed that our proposed increase of 1.47 acres was within the original allowed area calculations for the storm pond because some of the included parcels draining to the pond had not used their allocated areas. That initiated a response from the city indicating acceptance of that logic if we obtain written documentation from the parcel owners within the regional storm facility who would have to essentially give up rights to that original allocation. Rather than asking parcel owners to give up such right, we have instead analyzed the pond volume capacity, pump capacity and have determined that the pond and pumps are adequate in capacity to hold the increased volumes from our site. Please see the detailed and thorough report from INNOVA Architects Dated May 22, 2017 which is being submitted in response to this question. 4. Stormwater - TIR Core Requirement# 9 - the applicant must properly assess the feasibility of the basic dispersion BMP because it is not deemed infeasible by underlying fill soils. Usage of BMP’s for the DCT Industrial 601 Monster Road site was determine using Section C.1.3.2 “Large Lot BMP” requirements and Table C.1.3.A “On-Site BMP Application Rates”. We calculated the area that is subject to BMPs using that table (See attached calculation) which results in an area of 41,769 s.f. (See spreadsheet in TIR). That area will be used on site for BMPs. Because the final design is not complete, the final BMP allocation is also not complete. However, the final design will allocate 41,769 s.f. of either roof area or paving area to incorporate one of the BMPs. Most likely this will be a result of a combination of using impervious area in the auto parking stall areas and or a combination of using area of roof to hydrate rain gardens in the landscape areas, or to use roof collection for irrigation purposes. In either case the area is calculated and the BMP that will be used is either one of or a combination of the items mentioned above 5. Stormwater- TIR The stormwater water quality facility sizing calculations should be provided. Mention which Enhanced Basic water quality menu option from the 2017 RSWDM is provided. The coalescing plate oil/water separator is a special requirement and it is in addition to the Enhanced Basic water quality facility. Response: The water quality sizing calculations for the stormfilter cartridge facility has been added to the TIR. See attached updated TIR. INNOVA architects Inc. Phone (253) 572-4903 950 Pacific Avenue, Suite 450 – Tacoma, WA 98402 Page 4 6. The site plan should include the frontage street cross section with the ROW dedication width clearly shown and labelled. • An 8 feet wide sidewalk is to be provided along the Monster Road (Principal Arterial) north frontage of the site. The 8 feet wide planter should be provided between the 0.5 feet wide curb and sidewalk. Include a cross section in the plan that shows and labels the width of the ROW dedication along with the other street frontage elements. Response: The frontage street cross section has been revised at the north of the site along Monster Road (Principal Arterial) to these meet these dimensions and define the required ROW dedication. Please see revised Site Plan A0.1 and civil frontage improvement drawings. • Along Monster Road collector street (east of the site) - at the location where there is a grade concern, the sidewalk can be located immediately behind the curb with safety railing at back of sidewalk. This should transition to a section that includes the planter between the curb and sidewalk at the locations where there is no grade concern. The maximum allowed slope back of sidewalk is 4H: 1V. Sixteen (16) feet wide half street pavement width is required from the buttons in the street, 0.5 feet wide curb, planter and sidewalk- (a) at location of grade concern the 6 feet wide sidewalk can be provided adjacent to the curb with a pedestrian safety railing and (b) at location where there is no grade concerns, the 8 feet wide landscaped planter should be provided between the curb and a 8 feet wide sidewalk. The street section should be included in the plans. Response: The frontage street cross section has been revised at the east of the site along Monster Road (Collector) to meet these dimensions. Due to the extent of grade concern, the 6’ sidewalk width adjacent to curb has been utilized the entire length of the eastern frontage. This allows slopes to be reasonable and not require guardrail per Section 1015 of the 2015 IBC. Where the slopes reduce at the north of this frontage length, we begin to be pinched in width and confined by existing utility vaults. Please see revised Site Plan A0.1 and civil frontage improvement drawings. Information Comment 1. The available fire flow is no longer a concern since Renton Fire Authority has changed its earlier comments. Response: Comment noted, thank you for closing this item of concern. (End of Comments) With this Comment Response Letter please also find any and all new or revised documents in the provided link. If you have any questions, please call me at (253) 572-4903. Sincerely, Brian Ludwig, LEED AP Director of Industrial Development INNOVA Architects Inc.