HomeMy WebLinkAboutEx_15_Advisory_Notes
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 1, 2023
TO: Alex Morganroth, Senior Planner
FROM: Nathan Janders, Development Engineering Manager
SUBJECT: Logan 6
340 Logan Ave N
LUA22-000283
I have reviewed the application for the Logan 6 project located at 340 Logan Ave N and have the
following comments:
EXISTING CONDITIONS
The site is comprised of existing parcel 1823059264, is approximately 47,081 square feet in size and is
rectangular in shape. The site is currently vacant and covered with grass and small shrubs. The site is
fronted by N 4th St to the north, Logan Ave N to the west, N 3rd St to the south and private property to the
east.
WATER: The proposed development is within the City’s water service area and in the Valley 196 pressure
zone. There is an existing 12-inch water main in Logan Ave N (Record drawing: W-061002) that
can deliver a maximum flow rate of 3,900 gallons per minute (GPM). There is an existing 12-
inch water main located in N 4th St (record drawing: W-366708) that can deliver a maximum
flow capacity of 2,800 GPM. There are two (2) existing 12-inch Boeing high pressure water mains
within easements on the east and west side of the property. The static water pressure is
approximately 70 PSI at a ground elevation of 34 feet.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 8-inch
gravity wastewater main in N 4th St east of the parcel (record drawing: S-071818).
STORM: There is an existing 12-inch stormwater main on the east side of Logan Ave N and along a portion
of both N 4th St and N 3rd St (see record drawings R-366733 and R-366732). There is no record
of an on-site conveyance system or features. The site has a central high point along the length
of the property that slopes to relatively flat grade along the property boundaries.
STREETS: The proposed development fronts Logan Ave N along the west property line, N 3rd St along the
southern property line, N 4th St along the northern property line and private property to the
east. Logan Ave N is classified as a Principal Arterial street. Existing right-of-way (ROW) width,
according to the King County Assessor Map, is 100 feet consisting of 56 foot paved road, and on
the project side, a 0.5 foot curb, 8 foot planter, 5 foot walk, and approximate 7 foot clear space
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at the back of walk. N 3rd St is classified as a Principal Arterial street. Existing ROW width is
approximately 80 feet consisting of an approximate 30 foot road and on the project side, a 0.5
foot curb with clear space at the back of curb. N 4th St is classified as a Principal Arterial street.
Existing ROW width is approximately 42 feet consisting of an approximate 45 foot road and on
the project side within an easement, a 0.5 foot curb and 8 foot walk.
WATER
1. Civil plans for the water main improvements are required and must be prepared by a professional
engineer registered in the State of Washington. Refer to City of Renton General Design and
Construction Standards for Water Main Extensions as shown in Appendix K of the City’s 2019
Water System Plan. Adequate horizontal and vertical separations between the new water main
and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be
provided for the operation and maintenance of the water main. Retaining walls, rockeries or
similar structures cannot be installed over the water main unless the water main is installed inside
a steel casing.
a. A 12-inch water main extension is required in N 3rd St extending from the existing main
in Logan Ave to the subject properties eastern extent. A fire hydrant shall be installed
at the end of the main to act as a blow off.
2. There are existing fire hydrants within 300 feet of the property along Logan Ave and N 4th St.
3. Based on the review of project information submitted, Renton Regional Fire Authority has
determined that the fire flow demand for the proposed development is 2,500 GPM.
4. Projects that have a fire flow in excess of 2,500 GPM require a looped water main around the
building. 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.
5. Installation of a separate domestic water service and meter is required for the residential portion
of the new building. 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 per City Standards. The
DCVA may be located inside the building if the location is pre-approved by the City Development
Engineer and City Water Utility Department. The backflow prevention assembly must be located
adjacent to and behind a building exterior wall.
a. The proposal depicts the water meter behind the sidewalk on private property. Water
meters should be located within the ROW or in a public utility easement.
b. The proposal does not depict a DCVA. Applicant shall indicate on the plans submit with
the civil construction permit if the DCVA is to be installed interior or exterior. If interior
an architectural plan shall be provided depicting the mechanical room, if exterior the
construction plans shall depict the DCVA on private property.
6. Installation of a separate water meter for the commercial portion of each new building. All
commercial domestic water meters shall have a reduced pressure backflow assembly (RPBA)
installed behind the meter on private property per City Standards. The RPBA shall be installed
inside an above ground, heated enclosure per City Standard Plan 360.2. The RPBA may be located
inside the building if a drainage outlet for the relief valve is provided and the location is pre-
approved by the City Plan Reviewer and City Water Utility Department. The backflow prevention
assembly must be located adjacent to and behind a building exterior wall.
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a. The proposal depicts the water meter behind the sidewalk on private property. Water
meters should be located within the ROW or in a public utility easement.
b. The proposal does not depict a RPBA. Applicant shall indicate on the plans submit with
the civil construction permit if the RPBA is to be installed interior or exterior. If interior
an architectural plan shall be provided depicting the mechanical room, if exterior the
construction plans shall depict the RPBA on private property.
7. Meter sizing shall be based on Uniform Plumbing Code meter sizing criteria. Sizing calculations
shall be provided to the City. Meters 3” or larger, shall be installed in a concrete vault located
outside of the building per COR Standard Plan 320.4. By-pass piping, valves, and associated piping
shall be purchased and installed by the developer / contractor under City observation for meters
3” or larger. The meter vault shall be located within public ROW or within an easement on private
property.
8. The existing Boeing water mains on property must be protected during the construction of the
existing building(s) and construction of the new development.
a. Staff recommends, as a condition of approval, that the applicant provide a Utility
Protection Plan (UUP) designed by a professional engineer to protect the existing Boeing
water mains during the construction of the improvements. The plan shall be coordinated
with Boeing and provided as part of the civil construction permit application.
9. Installation of a fire sprinkler stub a with a detector double check valve assembly (DCDA) is
required for backflow prevention to each building. The sizing of the fire sprinkler stub and related
piping shall be done by a registered fire sprinkler designer/contractor. The DCDA shall be installed
on the private property in an outside underground vault per City Standard Plan 370.2 and 350.3.
The DCDA may be installed inside the building if it meets the conditions per City Standard Plan
360.5 for the installation of a DCDA inside a building. The location of the DCDA inside the building
must be pre-approved by the City Plan Reviewer and Water Utility.
a. Proposal depicts the installation of a DDCVA on the exterior of the building which is
conceptually acceptable. FDC location shall be revised to comply with standard plan
370.2.
10. 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. A hydrant is proposed within 50 feet of the FDC which is conceptually acceptable.
11. The development is subject to applicable water system development charges and meter
installation fees based on the size of the water meters. Current fees can be found in the 2023
Development Fees Document on the City’s website. Fees will be charged based on the rate at the
time of Civil Construction Permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the project.
The 2023 water fee is $77,600 per 3-inch meter.
b. For installation of larger than 2” meters, a $220 processing fee is applied, and the
applicant must provide materials and installs.
c. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10403697&dbid=0&repo=Cit
yofRenton
SEWER
1. The development is proposing a new 8-inch sewer main extension to service the property. Sewer
mains shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details.
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a. The proposed sewer main extension is conceptually acceptable.
2. Individual sewer stubs from the sewer main and individual side sewers are required for the
commercial and residential uses of each building. All new sewer stubs shall conform to the
standards in RMC 4-6-040 and City of Renton Standard Details.
a. The proposal depicts separate stubs which is conceptually acceptable.
3. An oil/water separator (OWS) will be required for connecting the covered parking lots to sewer.
If a sub-terrain parking is incorporated and cannot achieve a gravity sewer discharge to the main,
the applicant may need to install an internal pump to bring the basement garage flows to the
surface level for gravity drain to the side sewer.
a. The proposal depicts covered parking but does not depict an OWS or connection to the
sewer system. Facilities shall be shown on the utility plans submit for a civil construction
permit including a separate document with calculations for sizing of the OWS(s).
4. A grease interceptor is required on services line(s) if a commercial kitchen is proposed.
5. The development is subject to a wastewater system development charge (SDC) fee. SDC fee for
sewer is based on the size of the new domestic water to serve the project. Current fees can be
found in the 2023 Development Fees Document on the City’s website. Fees will be charged based
on the rate at the time of civil construction permit issuance.
a. The current sewer fee is $58,400 per 3-inch meter.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=10403697&dbid=0&repo=CityofRento
n
STORM DRAINAGE
1. A geotechnical report dated January 8, 2021, completed by Cobalt Geosciences, was provided
with the Land Use Application. The report discusses the soil and groundwater characteristics of
the site and provides recommendations for project design and construction.
a. The report identifies groundwater approximately 8-12 feet below ground surface.
Additionally borings indicated that the site is underlain by fill material up to 8-10 feet
below ground surface. The report indicates that infiltration could be considered.
2. Insight Engineering Co., with the Land Use Application, submitted a Preliminary Drainage Plan and
Technical Information Report (TIR), dated February 7, 2023. Based on the City of Renton’s flow
control map, the site falls within the Peak Rate Flow Control Standard – Matching Existing Site
Conditions and is within the Lower Cedar River Drainage Basin. The report is based on a Full
drainage review and the nine Core Requirements and the six Special Requirements have been
discussed in the Technical Information Report.
a. General comment: The site falls partially within both Zone 1 and Zone 2 of the City’s
Aquifer Protection Area (APA). In Zone 1, located on the south half of the property, on
site BMP’s that rely on infiltration are prohibited, but in Zone 2, located on the north half
of the property, there is no prohibition on use of on site BMP’s that rely on infiltration.
b. Offsite Analysis, RSWDM Core Requirement #2: All proposed projects must submit an
offsite analysis report that assesses potential offsite drainage and water quality impacts
associated with development of the project site and the initial permit submittal shall
include, at minimum, a Level 1 Downstream Analysis. A level 1 downstream analysis has
been included.
c. Flow Control, RSWDM Core Requirement #3: Any proposed detention and/or water
quality vault shall be designed in accordance with the RSWDM that is current at the time
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of civil construction permit application. The project is claiming to be exempt due to the
direct discharge exemption.
i. Staff concurs conceptually with the exemption, however, the applicant shall
update the TIR at the time of civil construction permit application to
demonstrate compliance with exemption criteria #3.
d. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as
part of the project must be sized to meet RSWDM standards for the total tributary area
(onsite and offsite) that the storm systems serve. The proposal depicts a single collection
point for site runoff discharging to the existing municipal system. The preliminary TIR
states that a conveyance capacity analysis will be addressed during final design.
i. A conveyance capacity analysis shall be included with the TIR submit as part of
the civil construction permit.
e. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal
includes a preliminary CSWPP and ESC plan.
i. The project proposes to disturb more than 1 acre therefore a Construction
Stormwater General Permit (NPDES) is required to be obtained from
Washington State Department of Ecology. The NPDES permit shall be provided
prior to construction permit issuance.
f. Maintenance and Operations, Core Requirement #6: The proposal does not include a
maintenance and operations manual. The preliminary TIR states that this will be
addressed during final design.
i. A maintenance and operations manual shall be included with the TIR submit as
part of the civil construction permit.
g. Water Quality, RSWDM Core Requirement #8: All projects that add more than 5,000
square feet of pollution generating impervious surface (PGIS) that is not fully dispersed
and less than 0.75 acre of pollution generating pervious surface that is not fully dispersed
require water quality. The preliminary TIR indicates that the project is exempt from water
quality as less than 5,000 square feet of PGIS is proposed.
i. The building roof area is more than 5,000 SF. The roof area is considered PGIS
unless a leechable metals covenant is provided. Applicant shall provide a draft
copy of the leechable metals covenant with the civil construction permit
application or provide a water quality facility.
h. Onsite BMPs, RSWDM Core Requirement #9: Appropriate on-site BMPs will be required
to help mitigate the new runoff created by this development. The preliminary TIR
provides a partial analysis of BMP’s per appendix C.
i. An analysis of BMP per section 1.2.9.2.2 shall be provided with the TIR submit
as part of the civil construction permit. Analysis shall identify feasibility of each
BMP and if infeasible cite specific infeasibility criteria.
2. The development is subject to a surface water system development charge (SDC) fees. Fees will
be charged based on the rate at the time of construction permit issuance.
a. The 2023 SDC fee is $0.92 per square foot of new impervious surface but not less than
$2,300.
TRANSPORTATION/STREET COMMENTS
1. Sites that generate 20 or more net new peak hour trips (either in the AM peak or PM peak) are
required to do a traffic impact analysis. The trips should be calculated based on the guidelines of
the current ITE Trip Generation Manual. Refer to the attached policy guidelines for traffic impact
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analysis for guidelines. If the site generates 20 or more new peak hour trips in either AM peak or
PM peak, then applicant should contact the City to get information of the locations where traffic
analysis is required.
a. A TIA dated September 2023 was prepared by Kimley Horn and submit with the land use
application. The TIA discusses traffic impacts based on the proposed project traffic
volumes forecast to a horizon year of 2024. The report evaluated the Level Of Service
(LOS) at 10 subject intersections and the project entrances. The report concludes that
the LOS is within the thresholds as defined by the City’s comprehensive plan and that no
mitigation measures are required.
b. The TIA indicates that the City is planning on installing c-curb along N 3rd St between the
two lanes across the developments south garage access to prohibit left turns into the
southern garage from the southern lane of N 3rd St. The City is not installing the c-curb
and this mitigation shall be installed by the developer due to the safety risk posed by
having the driveway entrance located along this portion of the street. As such, staff
recommends as a condition of approval that the applicant provide throughcurb xlp or
other barrier, as deemed acceptable by the City, to restrict turning movements into the
driveway entrance along N 3rd St such that only vehicles turning onto N 3rd St from Logan
Ave N can enter the driveway. The applicant shall show the barrier on the plans submit
with the civil construction permit for review and approval by the development
engineering plan reviewer.
2. Frontage improvements are required for all new construction with valuation in excess of
$175,000. The proposed development fronts Logan Ave N, N 3rd St, N 4th St and Burnett Ave N.
a. Logan Ave N is classified as a Principal Arterial street with an existing ROW of 100 feet per
the King County Assessors map. To meet the City’s complete street standards for Principal
Arterial streets with 5 lanes a minimum ROW width of 103 feet is required. Per RMC 4-6-
060 half of street improvements as taken from the ROW centerline shall be required and
include a minimum 66 foot paved road (33 feet from ROW centerline), a 0.5 foot curb, an
8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and storm
drainage improvements. Dedication of approximately 1.5 feet would be required pending
final survey.
i. However, the City has reviewed this section of roadway and determined that the
existing conditions are suitable for this section provided the full dedication and a
modification are provided.
1. The proposed plan depicts retention of the street improvements and
dedication of 1.5 feet.
2. The proposal includes a modification for the alternate section. Staff has
reviewed the modification and recommends approval.
b. N 3rd St is classified as a Principal Arterial street with an existing ROW width of 80 feet per
the King County Assessors map. To meet the City’s complete street standards for Principal
Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-
060 half of street improvements as taken from the ROW centerline shall be required and
include a minimum 54 foot paved road (27 feet from ROW centerline), a 0.5 foot curb, an
8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and storm
drainage improvements. Dedication as determined necessary by final survey to install the
improvements shall be required.
i. However, the City has reviewed this section of roadway and determined that the
existing curb-curb width is sufficient. Therefore, the City would support an
alternate street section that retains the existing curbline with an 8 foot planting
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strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and storm drainage
improvements provided that a modification is provided.
1. The proposal depicts the above recommended alternate street section
and dedication.
2. The proposal includes a modification for the alternate section. Staff has
reviewed the modification and recommends approval.
c. N 4th St is classified as a Principal Arterial street with an existing ROW width of 42 feet per
the King County Assessors map. To meet the City’s complete street standards for Principal
Arterial streets with 4 lanes a minimum ROW width of 91 feet is required. Per RMC 4-6-
060 half of street improvements as taken from the ROW centerline shall be required and
include a minimum 54 foot paved road (27 feet from ROW centerline), a 0.5 foot curb, an
8 foot planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and storm
drainage improvements. Dedication as determined necessary by final survey to install the
improvements shall be required.
i. However, the City has reviewed this section of roadway and determined that the
existing curb-curb width is sufficient. Therefore, the City would support an
alternate street section that retains the existing curbline with an 8 foot planting
strip, an 8 foot sidewalk, 2 foot clear space at back of walk, and storm drainage
improvements provided that a modification is provided.
1. The proposal depicts the above recommended alternate street section
and dedication.
2. The proposal includes a modification for the alternate section. Staff has
reviewed the modification and recommends approval.
d. Frontages along N 4th St, Logan Ave N and N 3rd St recommend retention of the existing
curbline and Logan Ave N recommends retention of the existing planting strip/sidewalk.
Staff recommends as a condition of approval that any existing curb or sidewalk that is
damaged or not ADA compliant be replaced such that it complies with ADA and City
standards.
e. Burnett Ave N is classified as a Residential Access street with an existing ROW width of 60
feet per the King County Assessors map. To meet the City’s complete street standards for
Residential Access streets a minimum ROW width of 53 feet is required. Per RMC 4-6-060
half of street improvements as taken from the ROW centerline shall be required and
include a minimum 26 foot paved road (13 feet from ROW centerline), a 0.5 foot curb, an
8 foot planting strip, a 5 foot sidewalk, and storm drainage improvements. No dedication
is anticipated.
i. The proposal does not depict improvements along the Burnett Ave N frontage.
Staff recommends as a condition of approval that the plans submit with the civil
construction permit be revised to include frontage improvements as described
above and identified in RMC 4-6-060.
3. Street lighting improvements are required for projects consisting of more than four (4) residential
units. See RMC 4-6-060 for street lighting requirements.
a. The proposal does not indicate installation of street lights or provide a photometric
analysis. Staff recommends as a condition of approval that a photometric analysis shall
be included with the civil construction permit application demonstrating compliance
with the standards listed in RMC 4-6-060.I and street lights, per City standard plans,
shall be provided as needed to achieve the prescribed lighting levels.
4. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
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b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains.
c. The width of any driveway shall not exceed 30 feet exclusive of the radii of the returns or
the taper section.
d. There shall be no more than one driveway for each 165 feet of street frontage.
The proposed driveway locations are conceptually acceptable.
5. Undergrounding of all existing and proposed utilities is required on all frontages per RMC 4-6-090.
6. Paving and trench restoration within the City of Renton right of way shall comply with the City’s
Restoration and Overlay requirements.
7. The development is subject to transportation impact fees. Fees will be charged based on the rate
at the time of building permit issuance.
a. The 2023 transportation impact fee for apartments is $7,550.02 per dwelling.
b. Unless otherwise noted on the fee schedule, the 2023 transportation impact fee is
$8,031.94 per net new PM peak hour person vehicle trip.
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