Loading...
HomeMy WebLinkAboutC_601 Monster Road Land Use Comments-Innova Response Letter_180706.pdf INNOVA architects Inc. Phone (253) 572-4903 950 Pacific Avenue, Suite 450 – Tacoma, WA 98402 Page 1 Letter of Comment Response July 06, 2018 City of Renton Community Development 1055 South Grady Way Renton, WA 98057 Project: 601 Monster Road SW Subject: Land Use Review Comments, Second “On Hold” Notice 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 June 27, 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 application for review on April 3, 2018. The project was placed on hold on May 2, 2018 and was taken off hold May 31, 2018. At the Environmental Review Committee (ERC) Meeting on Monday (June 25, 2018), the ERC has determined that additional information is necessary in order to proceed further. The following will need to be corrected and applicable revised plans and reports shall be submitted before September 27, 2018 so that we may continue the review of the above subject application: 1. Please provide a Cleanup Action Plan regarding the soil contamination undergoing cleanup on the project site. Response: Please see the enclosed Memorandum from Floyd Snider dated July 3, 2018 in response to this comment. 2. Within the landscape planter required between the curb and sidewalk, street trees and ground cover are required to be planted. Please revise the conceptual landscape plan to include the required street trees Response: Due to the existing underground utilities it is not feasible to plant street trees between the existing curb and sidewalk, this area will however, be planted with lawn. See the revised landscape plans. Note: A few street trees can be provided if the sidewalk remains at the back of the curb however, the existing underground utilities generally span the entire area between the curb and right-of-way line. 3. Along the east property line, where the 8-foot wide landscape strip is proposed at the back of sidewalk, this 8-foot landscape strip is required to be within the public right-of-way and shall contain street trees and ground cover and may require additional right-of-way dedication. Please INNOVA architects Inc. Phone (253) 572-4903 950 Pacific Avenue, Suite 450 – Tacoma, WA 98402 Page 2 revised the landscape, civil, and site plans to reflect the correct street section with the stations to reflect the changes in the sections and street trees. A 16-foot pavement width is required on Monster Road SW (Collector Street) from the curb to the westernmost buttons in the pavement. Show and label all the street elements and the distances in the cross section. At locations where there is no grade concern, the landscape planter is required between the curb and sidewalk. Please include the location and corresponding cross section. Label the right-of-way dedication in the cross section and plan. Response: Along the east property line, there is grade concern nearly the entire length. There is a short segment near the east driveway entrance where grade change begins to reduce but it would seem unusual to shift the sidewalk alignment for a+/-60-foot segment. This same segment is where existing utility vaults reside and maintaining the sidewalk at back of curb minimizes any impact to these utilities. Please see the revised landscape, civil and site plans. 4. Along the north and east property lines (where the project site abuts the public right-of-way) a minimum 10-foot onsite landscape strip (comprised of a mix of trees, shrubs, and ground cover) is required along the street frontage. Please revise the submitted landscape, civil, and site plan materials to reflect the 10-foot onsite landscape strip. Response: We have updated the site plan to ensure this 10-foot minimum onsite landscape depth is maintained where abutting the public right-of-way. Please see the revised landscape, civil, and site plans. 5. The refuse and recyclable service area, currently shown on the northeastern portion of the project site shall be relocated to the rear of the proposed building, to screen it from public view Response: The refuse and recyclable service area has been relocated to the south end of the project site screened from public view. Please see revised site plan. 6. A 14,680 square foot storage yard has been shown on the southwest corner of the project site. In accordance with RMC 4-4-095F.3, outdoor storage uses shall provide sight-obscuring fences or solid walls a minimum of six feet (6') in height, berming, and/or landscaping as determined by the Administrator to achieve adequate visual or acoustical screening. Outside storage shall not be permitted in any required setback area. Products or materials covered by buildings with roofs but without sides shall be considered outside storage and subject to the screening provisions of RMC 4-4-095F.3. Please revised the landscape, civil, and site plan application materials to comply with these requirements Response: A six-foot (6’) green vinyl coated chain link fence with slats has been added along the westerly side of the outdoor storage area. The storage area is effectively screened to the north by the proposed building and to the south and east by a significant grade depression and existing dense vegetation. Please see revised site plan. 7. The submitted TIR and the Report and Analysis on the Shared Drainage Facility plan state that an existing private regional stormwater facility would be utilized for flow control for the project proposal. In addition, the submitted civil plans show a placeholder location for stormwater INNOVA architects Inc. Phone (253) 572-4903 950 Pacific Avenue, Suite 450 – Tacoma, WA 98402 Page 3 detention vault within the site which would be provided if the shared stormwater facility with the adjacent parcels does not meet the requirements of the agreement with the adjacent parcels. The shared stormwater facility is currently subject to a private agreement that outlines maximum impervious surface requirements for each property sharing the facility. Based on the information submitted by the applicant, the proposal would exceed the maximum impervious surface total allocated to the subject property. The applicant shall be required to either record and provide to City a revised private agreement (signed be all property owners with a shared interest in the regional stormwater facility) or shall be required to provide the additional stormwater flow control facility (detention vault that was shown as placeholder in the plan) on the project site in compliance with the 2017 City of Renton Surface Water Design Manual. Response: It appears there has been some confusion between the original 1994 Technical Information Report (TIR) and the “Regional Detention Facility Pump Station Agreement and Reciprocal Easements.” Specifically, the recorded “Regional Detention Facility Pump Station Agreement and Reciprocal Easements” focuses only on the construction, maintenance, shared costs, easements, insurance, operator and record keeping of the Shared Drainage Facility. The proposed project will not be making any change/revision or modification to the “Regional Detention Facility Pump Station Agreement and Reciprocal Easements.” The recorded document will continue to remain in force, as is, thereby not requiring signatures. The original 1994 technical information report (TIR), a separate document, has the assumed future surface areas within it. The original TIR only assumed areas for impervious surfaces and was not necessarily limiting the amount of impervious or pervious areas that may be conveyed to the Shared Drainage Facility. For this reason and as part of this project, Innova Architects, Inc. deemed it prudent to confirm that the existing pond and pumps were adequate for current and proposed future development. We prepared and submitted a report dated May 22, 2018, “Report & Analysis of the Shared Facility Drainage Plan for the Regional Storm Pond Near Monster Road S.W. Renton WA.” Our reason for analyzing this pond is due to several changes in areas that have increased beyond the assumptions made in the original report. Specifically: A. The addition of the City roadways draining to the pond was not in existence at the time of the original report. B. Other property owners have increased their impervious areas beyond the assumptions made in the original report. C. And now, the owner of this project wishes to expand the impervious area beyond the assumptions made in the original report. Therefore, Innova Architects analyzed the Regional Pond using all the new available information. Our recent analysis included the original assumptions made for two particular properties which have not yet built out their impervious area using the assumptions made in the original report. Additionally, we included all pervious and INNOVA architects Inc. Phone (253) 572-4903 950 Pacific Avenue, Suite 450 – Tacoma, WA 98402 Page 4 impervious areas on the existing parcels, as well as our project’s proposed pervious and impervious areas draining to the pond. Our report concludes that the pond capacity and pumps are adequate for not only the original assumptions but also the new impervious areas that have been added over the years, as well as the impervious area proposed by our development. We hope this provides clarification to the city for the engineering work we have done and which has been provided for your review. Please review the Report and Analysis on the Shared Drainage Facility which we have submitted and let us know if it is found acceptable or if not, please provide us with your comments on that work. 8. The fire hydrant and the Fire Department Connection FDC should be in a location that is accessible by fire department equipment. The location of the Fire Department connection should meet the requirements of City of Renton water design standards. Only when the distance of the point of connection to a City water main to the fire sprinkler riser assembly is less than 50 feet and there are no bends in the water line between the point of connection and the assembly, may the backflow prevention assembly be installed as part of the sprinkler riser assembly and be placed within the building riser room that is adjacent to an exterior wall of the building. Please revise the civil plans accordingly. Response: We had coordinated placement of the fire facilities (riser room, FDC and service hydrant) with Corey Thomas of the Renton Regional Fire Authority. With regard to the point of connection distance we have again reached out to confirm Corey would permit a wall mount PIV outside the fire riser room, retain the backflow assembly within riser room and adjust water service connection to be at the main loop just outside of the riser room thus reducing the connections to the City water main to less than 50-feet. Please see revised site plan and civil drawings. (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.