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HomeMy WebLinkAboutC_On Hold Letter_Towns on 12th_220622_v1 June 22, 2022 Holli Heavrin Core Design, Inc. 12100 NE 195th Street, Suite 300 Bothell, WA 98011 SUBJECT: "On Hold" Notice PR22-000160 Towns on 12th, LUA22-000180 , ECF, PP, SA-H Dear Ms. Heavrin, The Planning Division of the City of Renton accepted the above master application for review on May 25, 2022. During review of the submitted project documents, staff has determined that issues related to the utility infrastructure, specifically the water system, need to be addressed in order to proceed further. In addition, required turning radii for emergency access is not being met. Please see the attached memorandum prepared by Nathan Janders, Development Engineer, and dated June 15, 2022 for a description of items needing to be addressed before review may continue. In addition to the utilities and fire access issues noted above, the applicant shall also submit an updated tree retention plan that identifies additional landmark trees for retention. Landmark trees are the highest priority tree for retention and the retention of only three (3) landmarks trees is not acceptable. 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: Anna Drumheller (Contact) Nick Sackman (Party of Record) Lawrence Chung (Party of Record) Property Owners Attachment: Memorandum prepared by Nathan Janders and dated June 15, 2022 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: June 15, 2022 TO: Alex Morganroth, Senior Planner FROM: Nathan Janders, Development Engineer SUBJECT: Towns on 12th 3916 NE 12th St LUA22-000180 I have reviewed the application for the Towns on 12th project located at 3916 NE 12th St 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 3,000 GPM. 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/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. 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. 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. ii. Show proposed location of FDC on all buildings over 4 units. iii. The proposed 8-inch water main extension from NE Sunset BLVD to the site shall be a minimum 12-inch. 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. 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. 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. 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. 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. The following comments represent additional information or corrections that should be made when considering site layout: 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. 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. 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 se ction 6.2.1.A and adjust the facility size accordingly. 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. 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.