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On Hold Letter_16-000864
DenisLawMayorCommunity&EconomicDevelopmentC.E.“Chip”Vincent,AdministratorDecember13,2016JacobYoungCitizenDesignCollaborative46EtruriaStreet,Suite201Seattle,WA98109SUBJECT:“OnHold”NoticeSunset’sEdgeTownhomes,LUA16-000864,ECF,PP.PPUDDearMr.Young:ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonNovember15,2016.Duringourreview,staffhasdeterminedthatadditionalinformationisnecessaryinordertoproceedfurther.ThefollowinginformationwillneedtobesubmittedbeforeMarch13,2017sothatwemaycontinuethereviewoftheabovesubjectapplication:•Adequatesightdistanceshouldbeprovidedatthestreetintersections.Thebuildingswillberequiredtobelocatedoutsidethesighttrianglelinesorclearvisionarea.•Adequatecornercurbturningradiusesaretobeprovidedattheinternalstreetandalleyintersectionstomeetfiredepartmentrequirements.Firedepartmentapparatusaccessroadwaysarerequiredtobeminimum20feetwidefullypaved,with25feetinsideand45feetoutsideturningradius.Adequateturningmovementsforfirevehicleswouldnotinfringeuponpedestriansidewalks.•AllinternalroadstoservethePlannedUrbanDevelopmentprojectshallbeprivatealleyslocatedwithinatractortracts.UpdatetheCivilSheetsandtheArchitecturalSheetstoreflecttherevisedpreliminaryplatlayout.Aninvertedcrownsectionistobeprovidedonallprivatealleys.Asapublicbenefit,staffisrecommendingthatthealleybeconstructedintoaWoonerf(livingstreet),whichviewsthestreetasasocialspace,orsharedspace,ratherthanjustachannelforvehicularmobility.Theconstructiondetailsandspecificationshouldbeshownintheplans.Ingeneral,analleyisconstructedofaminimum4inchesthickHMAoverminimum6inchesofcrushedrockforthepavementlayerthickness.1055SouthGradyWay,Renton,WA98057rentonwa.gov Sunset’sEdgeTownhomes,LUA16-000864,ECF,PP,PPUDPage2of4However,staffisalsosuggestingtheincorporationofpayersintotheoveralldesign.•AHomeownersAssociationwillberequiredtobeestablishedtoensuremaintenanceandrepairoftheprivatealleys,sidewalksandopenspaceispaidforbythefutureresidents.UpdatetheDraftLegalDocumentsaccordingly.•TheproposedaccesslocationfromSunsetBlvdNE(approximately86feetnorthofthesouthpropertylinetothecenterofthedriveisle)willrequiretheaccesstoberestrictedtoaright-inright-outonlydrivewaywithc-curbingonSunsetBlvdNE(thisisbecausetheaccessislocatedintheportionofSunsetBlvdwhichhastheleftturnonlylanemarking).IftheapplicantwantstheCitytoreviewfullaccessfortheproject,thentheaccesslocationwillhavetobeproposedfurthernorth(awayfromtheendoftheleftturnonlylaneonSunsetBlvdNE).Iftheapplicantwishestoproceedwiththerelocatedaccessoption,arevisedsketchlabelingthedistancesfromthenearbystreetintersectionandfromtheendoftheleftturnonlylaneshouldbesubmittedforreview,Ifthedrivewayaccessisrelocatedfurthertothenorth,fullaccesstoSunsetBlvdNEwillrequiretheconstructionofatwo-wayleftturnlaneinfrontofthesite.•Theminimumeasementwidthforwatermainis15feetinsteadofthe10feetshowninthecurrentsubmittal.Nobuildingsorwallsareallowedinwatereasement.•Inordertomeetthefireflowdemand,aminimum12-inchdiameterwatermainisrequiredthroughoutthesiteinsteadofthe10-inchdiameterwatermainshown.•The12-inchdiameterwatermainmustextendtothesouthpropertylineofthesite.AsshownintheplansitterminatesjustsouthofLot10.•Afirehydrantwillberequirednearthedeadendportionofthewatermain.Aminimumoffourfirehydrantsarerequired.Onewithin150feetandthreewithin300feetoftheproposedbuildings.Existinghydrantscanbecountedtowardtherequirementaslongastheymeetcurrentcode,including5inchstorzfittings.Fireflowsthatexceed2,500gpmrequirealoopedmainaround/throughtheproposedbuildingsorcomplexofbuildingswhichisnotinplaceatthistimeandwillrequirewatermainextensions/replacements.•Minimum4-inchdiameterwatermainextensionisrequiredinfrontofLots1-4.Again,aminimum15-footwideeasementisrequitedaroundthewatermain.•Eachbuilding(withanindividualowner)shallbeservedbyindividualdomesticwatermetersdirectlyinfrontofthelots.Doublecheckvalveassembly(DCVA)isrequitedatthedomesticwatermeterssincethebuildingheightexceeds30feet.Apressurereducingvalvewillberequireddownstreamofeachwatermeterbecausethewaterpressureisover80psi.•Thedomesticwatermetersshouldnotbelocatedinthedrivingsurfaceasshowninthecurrentplans.A5-footby5-footeasementisrequiredfortheindividualwatermeters.Watermetersshallbelocatedinplantingstriporinalocationthatisnotavehiculartravelledsurface.1055SouthGradyWay,Renton,WA98057rentonwa.gov Sunset’sEdgeTownhomes,LUA16-000864,ECF,PP,PPUDPage3of4TheproposedSunsetBlvdNEstreetsectiondoesnotincludetherequited0.5widthforthecurb.TherequiredROWdedicationwillhavetoberevisedtoprovidethe0.5feetwidecurb.Staffhasalsorequestedone(1)footclearwidthbackofthesidewalktobewithintheROW.Citystandardsincludeamaximumslopeof4H:1Vtoadistanceof4feetbackofthesidewalk.ProvidedanupdatedstreetsectionthatshowsandlabelstherequiredROWwidthcorrectly.Also,minimum6inchesofcrushedrocklayeristobeprovidedbelowtheHMAlayerinthepavement.•Thesewermainshouldnotbelocatedbeneaththestormwaterfacility.Relocatethesewerintheplansoradjustthestormwaterfacility.•Thesewermainshouldnotbelocatedinthesidewalk.Pleaseshowitwithinthepavementorpaverportionofthealley.Aminimum15feetwideeasementwouldberequiredtoprovideforthesewermain.Nobuildingsorwallsareallowedwithinthesewereasement.•Thesewermainshouldataminimumextendtothepropertylines.•Alllotsshouldbeservedbyindividualsewerstubs.•TheTIRmentionedthatReducedImperviousSurfaceCreditisprovidedforFlowControlBMP.ThehRincorrectlyreferstotheprojectasa“LargeLotHighImperviousSite.”TheproposedprojectisapreliminaryplatPUDandproposesindividualsmalllots,sothestormwaterflowcontrolBMPfortheindividuallotsneedstobeprovided.•TheCityAmendmentofthe2009KCSWDMincludes6SpecialRequirements.TheStormwaterTIRshouldmentionallthe6Specialrequirements.•Allinternalroads,alleys,surfaceparkingforguestsshallbelocatedwithinatractortracts.Likewise,theretainingwallsbeingconstructedtosupporttheprivateroadandutilitiesshouldalsobeincludedinthetract(s)controlledandmaintainedbytheHomeownersAssociationandnottheindividualownersofthelots.•AgeotechnicalreportbasedonthedetailedrequirementsofRMC4-8-120D.7Table1$isrequired.Including,butnotlimitedto,informationregardingwatertableandsoilpermeabilitywithrecommendationsofappropriateflowcontrolBMPoptionswithtypicaldesignsforthesitefromthegeotechnicalengineer,slopestabilityanalysis,soilsuitable/unsuitableforinfiltration,recommendationsregardingtheconstructioninprotectedandregulatedslopesgivenamajorportionofthesiteislocatedinahigherosionhazardareaandtheentiresiteislocatedinthehighlandslidearea.•Inanyresidentialdistrict,themaximumheightofanyfence,hedgeorretainingwallshallbeseventytwoinches(72’).Terracingistheactofforminghillsideintoanumberoflevelflatareas(terraces)betweenretainingwalls,whichisoftenusedwhenthemaximumheightofasingleretainingwallisinsufficient.Pleaserefertoretainingwallstandards(RMC4-4-040)foradditionalinformation.Forexamplethereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.Amodificationrequestunderthe1055SouthGradyWay,Renton,WA98057rentonwa.gov Sunset’sEdgeTownhomes,LUA6-000864,ECE,PP,PPUDPage4of4PlannedUrbanDevelopmentapplicationwouldberequiredtodeviatefromRentonMunicipalCode.Inapprovingaplannedurbandevelopment,theCitymaymodifyanyofthestandardsofchapter4-2RMC,RMC4-3-100,chapter4-4RMC,RMC4-6-060andchapter4-7RMC,exceptaslistedinsubsectionB3ofRMC4-9-150.Allmodificationsshallbeconsideredsimultaneouslyaspartoftheplannedurbandevelopment.•Nobuildingsorwallsshouldencroachintotheexistingpublicutilities(waterandsewer)easementlocatedonthewestsideoftheparcels(KCRecordingNos.7709060790,7709060791and7709060794).•Astrongcomponentofthepublicbenefitwillincludeagreatlightingplanandsignagepackagefortheinternalprivatealley(Woonerl).Pleaseprovide.•Privatealleysdonothavetobeexcludedfromdensity.Reviseandresubmitthedensityworksheetbasedonthechangestothestreetclassificationandtheamountofright-of-wayrequiredalongSunsetBlvdNE.Atthistime,yourprojecthasbeenplaced“onhold”pendingreceiptoftherequestedinformation.Pleasecontactmeat(425)430-7289ifyouhaveanyquestions.Sincerely,ClarkH.CloseSeniorPlannercc:Tottenham,LLC/Owner(s)Barker,Catett-Jones,Forgaard,andMoore/PartiesofRecord1055SouthGradyWay,Renton,WA98057rentonwa.gov