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HomeMy WebLinkAboutEx25_Advisory_Comments DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: September 1, 2021 TO: Clark Close, Senior Planner FROM: Michael Sippo, Civil Engineer III SUBJECT: Utility and Transportation Comments for the Seattle Bread of Life 3005 and 3009 Park Ave N, Renton WA 98056 LUA21-000299 I have reviewed the application for the the Seattle Bread of Life located at 3005 and 3009 Park Ave N, Renton WA 98056 (APN’s 334210-1395 & 1400) and have the following comments: EXISTING CONDITIONS The site is approximately 0.36 acres in size and consists of two parcels that contain an existing church and parish office/preschool fronting Park Ave N to the east. The church and parish office/preschool building are both located on the 334210-1395 parcel whereas the 1400 parcel is undeveloped and serves as a yard and play area for the buildings. The undeveloped 1400 parcel fronts N 30th St to the south and consists of yard, play area and trees. The 1395 parcel is square in shape and the 1400 parcel is rectangular in shape. The existing parish office/preschool and church building are accessed from Park Ave N. Both properties contain curb, gutter and sidewalk along the street frontages and the site slopes from east to west, dropping approximately 12 feet. The properties are bordered to the south by N 30th St, to the east by Park Ave N and commercial buildings across the street, and to the west and north by single family residential homes. The project site contains regulated slopes. Water Water service is provided by the City of Renton. The development is within two service areas: • The Kennydale 308 hydraulic zone: There is an existing 12-inch water main in Park Ave N (water project plan no. W-2768) that can deliver a maximum flowrate of 3,200 gallons per minute (gpm). The static water pressure is approximately 40 psi at ground elevation 214 feet. • The Kennydale 435 hydraulic zone: There is an existing 8-inch water main in Park Ave N (water project plan no. W 395202) that can deliver 2500 gpm. The static pressure will be approximately 95 psi at ground elevation 214 feet. • The site is located in the Aquifer Protection Area, Zone 2. • There is an existing 12” and 8” - inch ductile iron water main located in Park Ave N (see City plan nos. W-276807, W-276809, and W-395602). • There is an existing 12” and 8” - inch ductile iron water main located in N 30th St (see City plan W-276809). • The site is currently served by two 3/4” domestic waters, one located in Park Ave N serving the 3009 building (MTR-011135) and one located in N 30th St serving the 3005 building (MTR-11231). the Seattle Bread of Life – LUA21-000 Page 2 of 7 Sewer Wastewater service is provided by the City of Renton. • There is an existing 8” -inch non-reinforced concrete gravity wastewater main located in N 30th St that runs east to west (see City plan no. S-012608). • Near the southwest corner of the site there is an existing 6” - inch concrete side sewer stub that connects into the existing sewer main located in N 30th St (see City plan no. S-012608). Storm The site topography slopes moderately from the east to west with the steeper topography near the rear of the site on at the west property line and a gentler slope near the front of the lot facing Park Ave N. Runoff from the existing site includes two existing buildings where no stormwater infrastructure currently exists on-site. Runoff from the site sheet flows west and into the backyard where it is either infiltrated into the vegetation or flows onto the neighboring adjacent property to the west. • There are no formal storm drainage facilities located within Park Ave N along the site’s frontage, however, there is an existing storm drainage main located on the west side of Park Ave N in the shoulder that runs from north to south prior to connecting into the storm drainage system along N 30th St. • There is a storm drainage conveyance system located along the site’s N 30th St frontage in the northern flowline of the curb, gutter and sidewalk. This system is comprised of 12” PVC pipe and catch basins and flows from east to west. Streets The proposed development fronts Park Ave N along the east property line and N 30th St along the south property line. • Park Ave N is classified as a Collector Arterial with an existing right of way (ROW) width of 50’ as measured using the King County Assessor’s Map. The existing street section contains two (2) approximately 11’ wide north and south -bound travel lanes with a curb, gutter and 5’ wide sidewalk on the west side of Park Ave N and a paved and gravel shoulder on the east side of the street. • N 30th St is classified as a Collector Arterial west of the N 30th St/Park Ave N intersection along the projects frontage and a Minor Arterial east of the intersection. West of the intersection and along the site’s frontage there is an existing right of way (ROW) width of 60’ as measured using the King County Assessor’s Map. The existing street section contains two (2) approximately 11’ wide east and west-bound travel lanes with a curb, gutter and 5’ sidewalk on the north side of the street. The south side of the street across from the site contains a parking lane and curb, gutter, planter strip and sidewalk. • There is a 4-way stopped controlled intersection at the intersection of Park Ave N and N 30th St along the projects frontage. • The section of Park Ave N along the development site is designated as a Neighborhood Greenway (Bicycle Boulevard) in the current update to the Renton Trails and Bicycle Master Plan. the Seattle Bread of Life – LUA21-000 Page 3 of 7 CODE REQUIREMENTS WATER 1. The project is not proposing a change in use and is not proposing any new additions or tenant improvements. 2. Renton Regional Fire Authority has no comments for the current proposal. 3. In the event a change of use or new additions are proposed in the future the property may be subject to: a. Installation of additional fire hydrants as required by the Renton Regional Fire Authority. The final location and number of the hydrants shall be determined by the Fire Authority based on the final site plan. b. Installation of a separate domestic water meter and service line (minimum 1- inch in size) to the buildings if a change in use is required. The sizing of the domestic water meters shall be done in accordance with Chapter 6 of Uniform Plumbing Code. A double check valve assembly (DCVA) is required behind the domestic water meter if the buildings are 3-story or more. c. Installation of pressure-reducing valve downstream of each water meter as required by the UPC if the water supply pressure is over 80 psi. d. Installation of a “Storz” adapter on the existing hydrants, if they are not already equipped with one. e. System development charges (SDC’s) at a rate applicable to the time at issuance of a Civil Construction Permit. SEWER 1. The project is not proposing a change in use and is not proposing any new additions or tenant improvements. 2. In the event a change of use or new additions are proposed in the future the property may be subject to: a. Extension of new 6” or 8” - inch side sewers from the site and connect to the existing main in N 30th St. The applicant may need to extend the existing 8-inch sewer main in Park Ave N depending on the location of the site access. b. A 15-foot utility easement will be required for any sewer main that is not located within the public right-of-way. c. The existing side sewers serving the subject parcel will be required to be capped and abandoned during site development. New side sewers shall be installed to serve each individual building. The existing sewer stubs can be used for the development if the proposed layout provides gravity service to the stubs and are in a condition available for re-use. d. System development charges (SDC’s) at a rate applicable to the time at issuance of a Civil Construction Permit. SURFACE WATER 1. The project is not proposing a change in use and is not proposing any new additions or tenant improvements. 2. In the event a change of use or new additions are proposed in the future the property may be subject to: the Seattle Bread of Life – LUA21-000 Page 4 of 7 a. Flow control: to Figure 1.1.2.A – Flow Chart in the 2017 RSWDM to determine what type of drainage review is required for this site. A drainage study complying with the 2017 City of Renton Surface Water Manual will be required. Based on the City’s flow control map, this site falls within the Peak Rate Flow Control Standard (Existing Conditions). The site is located in the East Lake Washington drainage basin and West Kennydale sub basin. Drainage report and drainage plans based on 2017 City of Renton Surface Water Manual are required to be provided. b. Water Quality: If the new plus replaced pollution generating impervious surface exceeds 5,000 SF, the applicant will be required to provide basic water quality treatment. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Special inspection from the building department is required. c. On-site BMPs satisfying Core Requirement #9 will be required for the site to the maximum extent feasible. On-site BMPs shall be evaluated in order of preference by feasibility as described in Section C.1.3 of the 2017 RSWDM. Appropriate flow control BMPs will be required to help mitigate the new runoff created by this development. d. Any new storm conveyance installed on or off-site shall be designed and sized in accordance with standards found in Chapter 4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming developed conditions for onsite tributary areas and existing conditions for any offsite tributary areas. e. Geotechnical Report: Information concerning the soils, geology, drainage patterns, vegetation present, water table and soil permeability, with recommendations of appropriate on-site BMP options with typical designs for the site from the geotechnical engineer, shall be submitted with the application. The geotech report should include an on-site infiltration test to clearly show if the site is suitable or unsuitable for infiltration. The geotech report should discuss critical areas in the site and if there any wet season construction restrictions. f. The site is located in Zone 2 of the City’s Aquifer Protection Area (APA). In Zone 2 of the City’s APA, stormwater open conveyance systems, such as ditches and channels, and water quality facilities may require a liner per sections 6.2.4 and 1.2.4.3 of the RSWDM. g. System development charges (SDC’s) at a rate applicable to the time at issuance of a Civil Construction Permit. TRANSPORTATION 1. The project is not proposing a change in use and is not proposing any new additions or tenant improvements. A traffic memorandum date July 16, 2021 by Transportation Engineering Northwest (TENW) was submitted with the land-use application. a. The analysis indicated that the Bread of Life Christian Church would occupy an existing 3,256 square foot (SF) building formerly used by the Kennydale United Methodist Church with a seating capacity of 99 seats and contains 3 on -site the Seattle Bread of Life – LUA21-000 Page 5 of 7 parking stalls. By utilizing the methodology in the ITE Parking Generation manual, the church is estimated to have a peak parking demand of 24 vehicles on a Sunday morning based on 50 attendees. Peak parking demand on a weeknight with church activities is estimated to be 14 vehicles based on 30 attendees. b. The Church will use the adjacent King County Park-and-Ride lot (76 stalls) as a primary parking source which is located on the southeast corner of Park Avenue N and N 30th Street. If Church parking on the adjacent King County Park -and- Ride lot is discontinued in the future, the Church has a parking agreement with the Renton School District to utilize the nearby McKnight Middle School for off- site parking. c. Trip generation utilizing the methodology documented in the Institute of Transportation Engineers (ITE) Trip Generation manual, the church is estimated to generate 120 vehicle trips on Sunday with 53 trips occurring during the Sunday morning peak hour based on 99 seat capacity. On a weekday, the church is estimated to generate 44 vehicle trips per day with 3 trips during the street peak hour (4:00-6:00 p.m.) and 16 vehicle trips during the church peak hour after 6:00 p.m. d. While the project is not anticipated to generate significant amounts of traffic during peak hours there was no discussion as to how the Americans with Disabilities Act of 1990 (ADA) will be accommodated, specifically for ADA vehicle parking. Per RMC 4-4-080 (F)(8)(g) Accessible Parking as Stipulated in the Americans with Disabilities Act (ADA) requires that “Accessible parking shall be provided per the requirements of the Washington State Barrier Free Standards as adopted by the City of Renton.” The table within the Code states that if the “Total Parking Spaces in Lot or Garage” contains between 76 and 100 vehicles then the “Minimum Required Number of Accessible Spaces” required is four (4), one of which shall be van accessible. As stated in the traffic memorandum, the King County Park and Ride lot contains a total of 76 parking spaces. Therefore, due to insufficient accessible parking located on-site or within the King County Park and Ride lot the applicant must install four (4) paved and signed ADA complaint parking stalls and provide an Accessible Route of Travel (ART) from the King County Park and Ride lot to an ADA compliant building entrance. The ART shall meet current City and ADA standards and will require, at a minimum, the reconstruction of three (3) curb return ramps at the intersection of Park Ave N and N 30th St. The siting, location, and engineering design of the ADA compliant parking stalls and ART shall be reviewed by CED staff via a Right-of-Way use permit or similar permitting mechanism. In the event the King County Park-and-Ride lot becomes unavailable, the applicant shall provide the City a revised Parking Agreement with the Renton School District that provides for the use of a minimum of one (1) ADA van accessible parking stall at McKnight Middle School. 2. In the event a change of use or new additions are proposed in the future the property may be subject to: a. In accordance with RMC 4-6-060, if the site improvements and/or proposed building additions exceed an overall valuation is greater than $150,000, the project site(s) shall be required to meet the City’s Complete Streets Standards. the Seattle Bread of Life – LUA21-000 Page 6 of 7 The following summarizes the required improvements if the project exceeds this threshold. b. Park Ave N is classified as a Collector Arterial with an existing right of way (ROW) width of 50’ as measured using the King County Assessor’s Map. i. The existing street section contains two (2) approximately 11’ wide north and south-bound travel lanes with a curb, gutter and 5’ wide sidewalk on the west side of Park Ave N along the site’s frontage and a paved and gravel shoulder on the east side of the street. There is a 4-way stopped controlled intersection where Park Ave N and N 30th St intersect along the property’s frontage. To meet the City’s complete street standards for collector arterial streets, the minimum ROW width would be 83 feet requiring a ROW dedication of up to 16.5 feet. ii. CED staff in conjunction with Transportation Division concurrence has previously determined a street section for Park Ave N that includes a pavement width of 32 feet (measured from the existing west curb line in Park Ave N), 8-foot planting strip, 5-foot sidewalk and 0.5-foot curb. Therefore, the Transportation Division would support a request for modification from Code required frontage improvements. This would result in a total ROW width of 57 feet, requiring 7 feet of ROW dedication depending on final survey. On-street parking could be provided along the development side of Park Ave N to include one parking lane with no additional ROW dedication above the 7 feet. Approval of a street modification request would be required to reduce the width of ROW dedication from 16.5 to 7 feet. The applicant may request a modification and submit an application to the City for the modification of the street frontage improvements as outlined in City code 4-9-250(D). iii. Park Ave N. is designated a bike route in the Renton Trails and Bicycle Master Plan (Project 24) with a greenway planned on Park Ave N. fronting the subject proposed development site. The greenway could include traffic calming improvements in the roadway, pavement markings, and signing. A plan of improvements has yet to be determined and there is currently no funding available for them. Improvements associated with the greenway may be required as determined through the land-use approval process. c. N 30th St is classified as a Collector Arterial with an existing right of way (ROW) width of 60’ as measured using the King County Assessor’s Map. i. The existing street section contains two (2) approximately 11’ wide west and east-bound travel lanes with a curb, gutter and 5’ wide sidewalk on the north side of N 30th St along the site’s frontage and a parking lane and curb, gutter, planter strip and sidewalk on the south side of the street. To meet the City’s complete street standards for collector arterial streets, the minimum ROW width would be 83 feet requiring a ROW dedication of up to 11.5 feet. ii. CED staff has determined that it may support a street section for N 30th St that includes a pavement width of 32 feet (measured from the existing south curb line in N 30th St), 8-foot planting strip, 5-foot sidewalk and 0.5- foot curb. Therefore, CED may support a modification from Code required frontage improvements. This would result in a total ROW width of 69 feet, the Seattle Bread of Life – LUA21-000 Page 7 of 7 requiring no additional ROW dedication depending on final survey. On- street parking would still be provided along the south side of N 30 th St. Approval of a street modification request would be required to reduce the width of ROW dedication from 11.5 to 0 feet. The applicant may request a modification and submit an application to the City for the modification of the street frontage improvements as outlined in City code 4-9-250(D). iii. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The transportation impact fee that is current at the time of building permit application will be levied.