HomeMy WebLinkAboutEx15_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 7 LUA24-000364
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use action.
Because these notes are provided as information only, they are not subject to the appeal process for the land use
action.
Planning:
(Contact: Alex Morganroth, 425-430-7219, amorganroth@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock
(8:00) p.m. No work shall be permitted on Sundays.
3. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for
adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or
your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Michael Sippo, 425-430-7298, msippo@rentonwa.gov)
1. See attached Memo dated December 16, 2024
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
ADVISORY NOTES TO APPLICANT
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DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: 12/16/2024
TO: Alex Morganroth, Principal Planner
FROM: Michael Sippo, Civil Engineer III
SUBJECT: Renton Market and Piazza
233 Burnett Ave S
LUA24-000364
I have reviewed for the Renton Market and Piazza project located at parcel(s) 569600-0050, 569600-0055, 569600-
0065, 569600-0070, 569600-0120, 000720-0188. The following comments are based on the land-use application
submittal made to the City of Renton by the applicant.
EXISTING CONDITIONS
The project site totals approximately 60,000 sq. ft. (1.38 acres) of working area and is located at the location of the
Renton Pavilion and Events Center and Piazza Park and is proposing interior tenant improvements, façade
improvements, access/loading revisions, a temporary upgraded trash enclosure and canopy entrance. There is a
separately funded capital project which upgrades the adjacent Piazza and public spaces which is being designed
in tandem with this project but submitted under a separate application.
Water Water service is provided by the City of Renton.
• The proposed project is within the Valley service area in the 196’ hydraulic pressure zone. The
approximate static water pressure is 68 psi at a ground elevation of 39’.
• There is an existing 12” water main south of the site in S. 3rd Street (Reference Project File
WTR2700367).
• There is an existing 24” water main east of the site in Burnett Avenue S (Reference Project File
WTR2700900) that connects into a 12” water main (Reference Project File WTR2702181) and an
8” water main (Reference Project File WTR2701156) at the intersection of S 2nd St and Burnett Ave
S.
• There is an 8” water main that branches off of the 24” along Burnett Ave S northeast of the building
(Reference Project File WTR2702756).
• There is a 12” water main located in Logan Ave S that runs from S 2nd Street to S. 3rd Street
(Reference Project File WTR270281).
• There is also (2) 12” SPU steel water mains within Logan Ave S.
• The 12” water main serves a 4” fire service line for the building, a 1-1/2” domestic water service
line and meter for the building, and a 1” irrigation line for the property. There is an existing 4”
double detector check valve assembly (DDCVA) for the fire sprinkler supply line.
• The site is located in Zone 1 of the City’s Aquifer Protection Area (APA).
Sewer Wastewater service is provided by the City of Renton.
• East of the site, in Burnett Ave S, there is an existing 8” PVC gravity wastewater main that flows
south to north. The wastewater main is located along the east side of the street (see City Plan
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
ADVISORY NOTES TO APPLICANT
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WWP2702756). Along the west side of Burnett is a 108” concrete gravity King County
wastewater main that flows north to south (no new connections are allowed into the KC main).
• West of the site, in Logan Ave S, there is an 8” DI wastewater main that flows south to north (see
City Plan WWP2702110).
• There is an existing side 6” pvc side sewer that connects to the main in Burnett Ave S that serves
the existing building constructed in the year 2000 (see City Plan S-275601).
• There is an unmapped 6” side sewer that connects to the main and southern terminus manhole
in Logan Ave S (See City Plan S-211005).
Storm The site is located within 2 drainage basins: the Lower Cedar River – Cedar Main Urban basin and the Black
River – South Renton basin.
• Within the Lower Cedar River – Cedar Main Urban basin there is a private conveyance system
located in the parking lot north of the building that was constructed with the existing Pavilion and
parking garage projects (see City Plan TRO4102756) that ties into the public 12” conveyance
system located in Logan Ave S (see City Plan TED4002701) that conveys stormwater to the north.
• Within the Black River – South Renton basin there is a private conveyance system located in the
Piazza Park south of the building that ties into a separate 12” conveyance system located in
Logan Ave S (see City Plan TED4002701) that conveys stormwater to the west and through the
Seattle Public Utilities property.
Streets The proposed development fronts Logan Ave S along western property line, S 3rd St along the south
property line, Burnett Ave S along the east property line and a private City-owned street along the north
property line that serves bus traffic for the transit center.
• The site is accessed via 1 private commercial driveway cuts on Logan Ave S into the small
parking lot at the north side of the building.
CODE REQUIREMENTS
WATER
1. The applicant has submitted a preliminary Overall Site/Utility plan with the land use application that was
prepared by KPFF, dated October, 2024. The plan shows no new domestic and fire services and that the
project will utilize the existing water meter and connection to the City main.
a. Change of use will trigger backflow requirements. The existing backflow prevention device for the
domestic service must meet current standards as required by Washington State Department of
Health (WAC 246-290-490). In accordance with Drinking Water Regulations, the building must
have a 1.5-inch RPBA (Reduced Pressure Backflow Assembly)..
b. City records indicate that the meter may have premise isolation in the form of a 2” reduced
pressure backflow assembly located in the custodial room. If it is determined that this RPBA is
sufficient, additional requirements are triggered. However, if the existing assembly is
determined deficient then installation of a reduced pressure backflow assembly (RPBA) in an
above ground heated enclosure per COR Standard Plan 350.2 is required behind the meter. The
RPBA may be located inside the building if drainage for the relief valve is provided. Please
coordinate with the City water utility plan reviewer if you propose to locate the RPBA inside the
building.
c. The site is located in Zone 1 of the City’s Aquifer Protection Area (APA). Any revisions or updates
to the storm drainage system onsite or nearby requires meeting the Zone 1 APA regulations.
d. The site is partially located within Seattle Public Utilities (SPU) property and contains SPU 66”
and 55-1/2” water mains. Any utility or earthwork within the SPU property will require review and
approval from SPU and may be subject to additional inspection during construction.
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
ADVISORY NOTES TO APPLICANT
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2. Renton Regional Fire Authority has determined that no additional fire requirements are pertinent to this
change in use and that the existing public facilities are adequate for fire protection.
3. Refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in
Appendix J of the City’s 2021 Water System Plan if any changes to the water system are proposed.
4. Since the existing water service will be reused, no water system development charges are applicable.
SEWER
1. The applicant has submitted a preliminary Overall Site/Utility plan with the land use application that was
prepared by KPFF, dated October, 2024. The plan shows that the project will utilize the existing side sewer
and connection to the City main.
a. The project is proposing multiple commercial kitchens as a part of the proposal. The preliminary
utility plans show a new grease interceptor and plumbing connection into the north side of the
building withing the drive-aisle, pedestrian access and pedestrian access area. The interceptor
routes wastewater to the west and south where it connects into the existing side sewer located
along the west side of the building. Grease interceptor sizing shall be based on drainage fixtures
units in accordance with standards found in the latest edition of the Uniform Plumbing Code
(UPC) and reviewed during the civil construction and plumbing permit process.
b. The existing side sewer stub in Logan was constructed in 1995, is made of ductile iron, and has
been unused for an unknown period of time. A CCTV of the side sewer stub will be required. A
CIPP liner may be required depending on the condition.
c. The project is proposing a temporary dumpster/recycling area until a time when the transit center
property redevelops. Due to the temporary location and duration of the dumpster/recycling area
City staff has determined that a direct drainage to the sanitary sewer system through an oil/water
interceptor is not required at this time. In lieu of a formal connection to the City sewer, a contract
with Republic Services shall be required and provided to City staff for review and approval prior
to Certificate of Occupancy. The contract shall clearly demonstrate that the commercial carts
and/or dumpsters are water-tight and of sufficient capacity to serve the building use.
d. King County Wastewater Treatment Division submitted comments to the proposed land-use on
December 4, 2024 requesting that the City submit the construction drawings to the Division for
review. The applicant will be required to meet any applicable County health or treatment codes
and requirements and pay any fees associated with the increase of fixtures prior to Certificate of
Occupancy.
2. Since the development is proposing to utilize the water meter and is not proposing to upsize the meter to
meet additional demand, system development charges are not applicable.
SURFACE WATER
1. A preliminary Technical Information Report, dated October, 2024, was submitted by KPFF with the Land
Use Application. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control
Standard area matching Existing Conditions and is within two drainage basins, the Lower Cedar River and
the Black River Drainage Basins. Site improvements consist of pedestrian pavement replacement at the
building vestibule, utility trenching, parking lot restriping and a new concrete vehicle driveway will be
constructed on Burnett Avenue South for additional site access. Since the development is proposing
primarily interior improvements with minor modifications to the site like parking lot striping, minor walkway
improvements but results in more than 2,000 square feet of new plus replaced impervious surface it is
subject to Full Drainage Review in accordance with the 2022 Renton Surface Water Design Manual
(RSWDM).
a. The report analyzed the 9 core and 6 special requirements of the RSWDM and determined that
the project is not subject to or exempt from core requirements #2 (off-site analysis), #3 (flow
control), #4 (conveyance system), #7 (drainage facilities), #8 (water quality) and special
requirements #1 (area-specific requirements), #2 (flood hazard area delineation), #3 (flood
protection facilities), and #5 (oil control). Due to the limited scope of the project, staff
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
ADVISORY NOTES TO APPLICANT
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generally concurs with these findings and will provide final review during the civil
construction permit review process.
b. The TIR will be reviewed for conformance of the remaining core and special requirements
during the civil construction permit review process.
2. The site is located within Zone 1 of the Aquifer Protection Area (APA), and therefore open facilities such as
flow control and water quality treatment ponds, stormwater wetlands, and infiltration facilities, on-site
BMPs that rely on infiltration, and open conveyance systems such as ditches and channels are prohibited.
a. The preliminary TIR determined that due to being located within the Zone 1 of the APA that
Best Management Practices (BMP’s) involving infiltration are infeasible. Staff concurs with
these findings and will provide final review during the civil construction permit review
process.
3. Erosion control measures and construction stormwater pollution prevention measures to meet the City
requirements shall be proved for during the building permit process and outside work.
4. A Construction Stormwater General Permit from Department of Ecology will not be required since grading
and clearing of the site does not exceed one acre. A Stormwater Pollution Prevention Plan (SWPPP) is
required for this site for any outside work.
5. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City
of Renton Standard Details is available online in the City of Renton website.
6. The development is not proposing an increase to impervious surface area and is therefore not subject to a
system development charge (SDC) for stormwater.
TRANSPORTATION
1. Since the overall exterior remodel and site construction valuation will exceed $175,000, in accordance
with RMC 4-6-060, street frontage improvements and right of way dedication are required.
a. Logan Ave S and Burnett Ave S are festival streets that serve multiple functions for pedestrian
access, transit and bus stops/layover areas, and support of the Pavilion and Piazza Park. The
streets contain street trees, wide sidewalks and waiting areas, planted medians and
ornamental paving and crosswalks. City’s Transportation Division will support a modification
to retain the existing street and right of way configuration. A modification request must be
submitted and approved prior to issuance of the civil construction permit.
b. S 3rd Street is a downtown principal arterial street with a right of way width of 60’ and contains
(2) 1-way eastbound travel lanes, (1) right-turn only lane, (1) 8’ parking lane along the north
side of the street and a 12’ sidewalk with street trees in grates that abuts the Piazza Park to
the north and parking to the south. City’s Transportation Division will support a modification
to retain the existing street and right of way configuration. A modification request must be
submitted and approved prior to issuance of the civil construction permit.
c. The applicant is proposing to provide a new driveway cut from the existing driveway onto
Burnett Ave S to support larger delivery vehicles.
i. The driveway shall contain removable bollards and not be accessible to the general-
public with exception for use by delivery vehicles, garbage vehicles, fire or special
events. The application material is showing removable bollards at this location.
ii. The applicant shall clearly demonstrate during the civil construction review process
that large vehicles using the new driveway cut are capable of making the right turn
onto Burnett Ave S without affecting the median planter strip.
iii. Applicant shall provide written confirmation from King County Metro approving the
driveway location with the understanding that bus layovers will occur blocking the
driveway access at various times during the day and may require delivery vehicles to
wait until the bus finishes its layover.
iv. The new driveway cut is proposing to remove an existing City-owned street-light.
Applicant shall provide a photometric analysis that demonstrates that light levels
from the remaining City owned-street lights and building lights meets codified
lighting levels for pedestrian and street travel lanes.
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
ADVISORY NOTES TO APPLICANT
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2. Change of use requires updating the existing building and site to meet current ADA standards. On and off-
site ADA (including the street frontages), curbing, sidewalk and parking lot/drive-aisle improvements will
be reviewed in conjunction with the building permit for the project and will require a grading plan
consisting of spot elevations and slopes showing that ADA and City specifications are being met.
a. An accessible route of travel from the right-of-way and the ADA parking stalls to the building
entrance meeting current ADA standards is required.
3. Parking lot construction shall be in accordance with City code 4-4-80 (G).
a. Minimum aisle width shall be 20’ in accordance with Renton Regional Fire Authority
requirements.
4. A Traffic Impact Analysis dated October, 2024 was provided by CivTech. The site generated traffic volumes
were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual,
11th Edition, (2021). The analysis determined vehicular traffic generated from a proposed development
exceeded 20 new vehicle trips per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods.
a. Based on the calculations provided, the proposed development would average an increase of 628
new daily vehicle trips for Food Cart Pods (LUC 926) and Fast Casual Restaurant (LUC 930).
Weekday peak hour AM trips would generate an increase of 35 new vehicle trips, with 16 vehicles
leaving and 19 vehicles entering the site. Weekday peak hour PM trips would generate a increase of
105 new vehicle trips, with 60 vehicles entering and 58 vehicles exiting the site.
i. Increased traffic created by the development will not result in unacceptable levels of
service for the surrounding study intersections in the opening year and horizon year. Staff
concurs with this finding.
ii. The study states that “According to WSDOT standards, due to the low current and
expected future traffic volumes and the low-speed limit on Logan Avenue, the right-turn
lane warrant criteria is not met for the intersection”. Staff concurs with these findings.
iii. The study states that “According to WSDOT standards, due to the low current and
expected future traffic volumes and low-speed limit on Logan Avenue, the left-turn
deceleration lane warrant criteria is not met for the intersection”. Staff concurs with
these findings.
iv. The study analyzed queue storage and determined that “The recommended storage
lengths are provided for study horizon year 2031 using the total traffic projections”. Staff
concurs with these findings.
v. The study analyzed sight distance and determined that “sight visibility should be provided
at all driveways according to the distances show in Table 10. All vegetation and trees
should be maintained to allow unobstructed sight distance”. Staff concurs with these
recommendations. The applicant shall provide a sight distance analysis for review during
the civil construction review process demonstration how sight distance is met and any
measures that will need to be taken to ensure adequate sight lines.
5. The development may be subject to transportation impact fees. Fees will be assessed at the time of a
complete building permit application. The 2024 transportation impact fee for net new pm peak hour person
vehicle trips is $8,031.94 per trip.
a. Per RMC 4-1-190f: a feepayer may opt not to have the impact fees determined according to the
fee structure in the City of Renton fee schedule, in which case the feepayer shall prepare and
submit to the administrator, the RRFA, or school district, as applicable, an independent fee
calculation for the development activity for which a building permit is being sought. The
documentation submitted shall show the basis upon which the independent fee calculation
was made. An independent fee calculation shall use the same methodology used to establish
impact fees.
GENERAL COMMENTS
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942
ADVISORY NOTES TO APPLICANT
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1. All existing and proposed utility lines and poles (i.e. power, electrical, phone, and cable services, etc.) along
property frontage and within the site must be underground. The construction of these franchise utilities must
be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way
as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. Adequate separation between utilities as well as other features shall be provided in accordance with code
requirements.
a. 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.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
4. All civil construction permits for utility and street improvements will require separate plan submittals. All
utility plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil
plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal
requirements:
http://rentonwa.gov/business/default.aspx?id=42473
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2024 only and will be assessed based
on the fee that is current at the time of the permit application or issuance, as applicable to the permit type.
Please visit www.rentonwa.gov for the current development fee schedule.
7. A demo permit is required for the demolition of any existing buildings. The demo permit shall be acquired
through the building department.
Docusign Envelope ID: 771C088A-AD2F-443F-9D07-1EF19280E942