HomeMy WebLinkAboutEx44_Advisory_NotesDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA22-000011
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: Clark Close, 425-430-7289, cclose@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, 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. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate
ground cover over any portion of the site that is graded or cleared of vegetation and where no further
construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic
covering as specified in the current King County Surface Water Management Design Manual as adopted by
the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The
Development Services Division’s approval of this work is required prior to final inspection and approval of
the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being
cleared.
5. The applicant will be required to comply with all the code requirements of RMC 4 -3-050 Critical Areas. This
includes, but is not limited to, placing the critical area within a Native Growth Protection Easement, providing
fencing and signage, and providing the City with a site restoration surety device and, later, a maintenance
and monitoring surety device.
6. The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids,
operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined
by the drip line of any tree to be retained.
7. The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the
drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on
fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of
the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be
fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide
supervision whenever equipment or trucks are moving near trees.
8. 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: Nathan Janders, 425-430-7382, njanders@rentonwa.gov)
1. See Attached Development Engineering Memo dated September 22, 2022.
Fire Authority:
(Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org)
1. Environmental Impact Comments:
EXHIBIT 44
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA22-000011
a. Fire impact fees are applicable at the rate of $964.53 per multi-family units, retail is $1.25 per
square foot and $0.26 per square foot of office space. No fee for parking garage areas. This fee is
paid at time of building permit issuance. Credit is due for the area of existing buildings removed.
2. Fire Code Related Comments:
a. The fire flow requirement is 3,250 gpm. A minimum of four fire hydrants are required. One within
150-feet and three within 300-feet of each proposed building. One hydrant is required within 50-
feet of all fire department connections for standpipe and sprinkler systems. Existing hydrants may
be counted toward the requirements if they meet current code. Fire hydrants shall also meet
maximum spacing requirements of 300-feet on center. A looped water main is required for all fire
flows over 2,500 gpm. Applicant is showing looped 8-inch water mains on the proposed plans and
they were told that minimum 12-inch size water mains would be required on this site in order to
meet fire flow demands. Looped main shall extend along the entire south side of Building 2 and
connect at Lake Washington Boulevard. Looped main may also be required around Building A
pending detailed building plans.
b. Approved fire sprinkler, fire standpipe and fire alarm systems are required throughout the building.
Separate plans and permits required by the fire department. Direct outside access is required to the
fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system.
c. Fire department apparatus access roadways are required within 150 -feet of all points on the
building. Fire lane signage required for any on site roadways. Required turning radius are 25-feet
inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a
minimum of a 30-ton vehicle and 75-psi point loading. Minimum vertical clearance is 13-feet, 6-
inches. Fire lane signage required per code. Any propose restricted access gating systems shall meet
all fire department specifications for automatic opening gates.
d. This facility shall be equipped with an elevator to meet the size requirements for a bariatric size
stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
e. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing
shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate,
the building shall be enhanced with amplification equipment in order to meet minimum coverage.
Separate plans and permits are required for any proposed amplification systems.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
1. No comments at this time.
Community Services:
(Contact: Erica Schmitz, 425-430-6614, eschmitz@rentonwa.gov)
1. Parks Impact fee per Ordinance 5670 applies.
Police:
(Contact: Cyndie Morris, 425-430-7521, cmorris@rentonwa.gov)
1. No comments at this time.
Building:
(Contact: Rob Shuey, 425-430-7290, rshuey@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: September 22, 2022
TO: Clark Close, Principal Planner
FROM: Nathan Janders, Development Engineer
SUBJECT: Kennydale Gateway
4350 Lake Washington Blvd N
LUA22-000011
I have reviewed the application for the Kennydale Gateway project located at 4350 Lake Washington
Blvd N and have the following comments:
EXISTING CONDITIONS
The site is comprised of existing parcel 3224059049, is approximately 312,776 square feet in size and is
triangular in shape. The site currently contains existing structures and is used by the WSDOT contractor
constructing the I-405 expansion for construction trailers and laydown. The site is fronted by Lake
Washington Blvd N to the west, I-405 to the east and private property to the south.
WATER: The proposed development is within the City’s water service area and in the Kennydale 308
pressure zone. There is an existing 12-inch water main in Lake Washington Blvd N (Record
drawings: W-353102, W-353103) that can deliver a maximum flow rate of 3,700 gallons per
minute (GPM). There is an existing 12-inch water main located in an easement on the property
(record drawing: W-0400C) that can deliver a maximum flow capacity of 2,800 GPM. The static
water pressure is approximately 118 PSI at a ground elevation of 35 feet.
SEWER: The proposed development is within the City’s sewer service area. There is an existing 12-inch
gravity wastewater main on the parcel (no record drawing available). There is an existing King
County Interceptor line along the southern property line.
STORM: There is an existing 24-inch stormwater main on the east side of Lake Washington Blvd N (see
record project file SWP-27-3751). There is an existing water quality facility within an easement
(KC recording number 20110307001402) in the southwest corner of the property. The site
generally slopes from the northeast to the southwest.
STREETS: The proposed development fronts Lake Washington Blvd N along the west property line. Lake
Washington Blvd N is classified as a Collector arterial street. Existing right-of-way (ROW) width,
according to the King County Assessor Map, is 60 feet. There is an existing curb and gutter along
the entire frontage and, along a portion of the southern frontage, there is a sidewalk
(approximately 12 ft wide) and planting strip (approximately 3-8 ft wide).
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Kennydale Gateway – LUA22-000011
Page 2 of 7
September 22, 2022
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.
2. There are five existing fire hydrants within 300 feet of the property along Lake Washington Blvd
N and three existing hydrants on the property.
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 3,250 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. The proposed plan depicts
an 8-inch water main within a portion of the internal access road tying into the existing main in
Lake Washington Blvd N near then new site entrance, looping around building 3, and connecting
into the existing on-site main in the southeast corner of the parcel.
a. Conceptually, the three proposed connection points to the existing system are
acceptable.
b. The new on site main is shown to be 12-inch which is acceptable.
c. A looped water main is not shown around building 1, however, per preliminary review
RRFA has determined that the flow rate for building 1 is 2,250 GPM thus a looped main
is not required. If the building changes and RRFA determines that the flow rate
necessitates a looped water main, note that the current building layout does not
facilitate installation of it as the proximity of the building to the eastern property line
does not provide sufficient space for the required easement (15 feet) or building setback
(10 feet).
5. Installation of a separate domestic water service and meter is required for the residential portion
of each 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 does not depict domestic water services, meters or backflow prevention;
these utilities shall be shown on the utility plans submit for a civil construction permit
and, if applicable, the building permit(s).
6. 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
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Kennydale Gateway – LUA22-000011
Page 3 of 7
September 22, 2022
3” or larger. The meter vault shall be located within public ROW or within an easement on private
property.
7. 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 350.2. 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.
a. The proposal does not depict commercial water services, meters or backflow
prevention; these utilities shall be shown on the utility plans submit for a civil
construction permit and, if applicable, the building permit(s).
8. Per the Uniform Plumbing Code a pressure reducing valve (PRV) is required downstream of the
water meter(s) because the water pressure is over 80 psi.
9. The existing water main on property must be protected during the demolition of the existing
building(s) and construction of the new development unless it is designated for demolition and
disconnected from the active water main. For that portion of the existing water main that are
proposed to be removed the applicant shall request the City to grant a partial release of the
existing easement.
a. A request to release the existing easement including the release or partial release of
easement document shall be provided with the civil construction permit application. The
release of an existing public easement is a public process requiring City Council approval.
The full process outline can be found at:
https://edocs.rentonwa.gov/Documents/DocView.aspx?id=8461955&dbid=1&repo=Ci
tyofRenton
10. The existing 1-inch service shall be cut and capped at the main by City of Renton forces. A separate
water permit is required.
11. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) 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 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.
a. Proposal does not indicate installation of a fire service. Fire service to each building shall
be depicted on the utility plans submit with the civil construction permit. If the applicant
is proposing to install the DDCVA internal to the building an architectural plan shall be
included with the civil construction permit such that the City can verify the location of
the DDCVA.
12. 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. Applicant should verify proposed fire hydrant locations will be within 50 feet of the FDC
and comply with RRFA requirements for spacing and building proximity. Proposal does
not indicate location of FDC’s on each building. Applicant shall show the proposed
location of each buildings FDC on the utility plans submit with the civil construction
permit.
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Kennydale Gateway – LUA22-000011
Page 4 of 7
September 22, 2022
13. 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 2022
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 2022 water fee is $4,500.00 per 1-inch meter, $22,500 per 1-1/2 inch meter, $36,000
per 2-inch meter, $72,000 per 3-inch meter, and $112,500 per 4-inch meter.
b. Drop-in meter fee is $460.00 per 1-inch meter, $750 per 1-1/2 inch meter, and $950 per
2-inch meter. For meters larger than 2-inch, 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/browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton
SEWER
1. The development is proposing a new 8-inch sewer main extension to service the property. With
exception to a small portion of main connection to the King County Metro system (see comment
5.b for more information) the on site system shall be private. Private systems shall be designed
and installed in accordance with City and Department of Ecology standards.
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 does not depict sewer stubs. Stubs shall be shown on the utility plans
submit for a civil construction permit.
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 on the first floor of each building 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. A 15-foot public utility easement is required for public sewer on private property. An easement
over the existing sewer main from its connection point with the King County Interceptor Line and
the existing City Manhole (facility ID MH4779) is required as a condition of approval for the issued
civil construction permit C21000235.
a. The proposal depicts a connection to what is shown on the survey as an existing sewer
line, however, the sewer is not owned by the City of Renton. Private developments are
not allowed to connect directly to King County Metro. The applicant must connect to the
City of Renton sewer which is then connected to the King County Metro system.
b. If feasible, applicant shall revise the sewer connection such that it connects to the
existing City of Renton 8-inch wastewater main on site. A connection at either the
existing manhole (facility ID MH4779) or a new manhole located between the King
County Metro line and MH4779 is preferred. The sewer upstream of the last manhole
prior to connecting to the King County Metro line shall be private. If a connection to the
existing City system is not feasible applicant shall contact the City plan reviewer for
design development and coordination.
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Kennydale Gateway – LUA22-000011
Page 5 of 7
September 22, 2022
c. If the proposed structures reside over the easement, then a release or partial release of
easement will be required. An additional easement may be required such that access to
the sewer system from Lake Washington Blvd N is provided.
6. 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 2022 Development Fees Document on the City’s website. Fees will be charged based
on the rate at the time of construction permit issuance.
a. The current sewer fee is $3,500.00 per 1-inch meter, $17,500 per 1-1/2 inch meter,
$28,000 per 2-inch meter, $56,000 per 3-inch meter and $87,500 per 4-inch meter.
b. The full fee schedule can be found at:
https://edocs.rentonwa.gov/Documents/browse.aspx?id=8217302&dbid=1&repo=Cityo
fRenton
STORM DRAINAGE
1. A geotechnical report dated May 20, 2021, completed by Hart Crowsler, 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 a shallow groundwater table of approximately 2-5 feet below
ground surface and does not recommend on site infiltration.
2. Core Design, with the Land Use Application, submitted a Preliminary Drainage Plan and Technical
Information Report (TIR), dated November 12, 2021. Based on the City of Renton’s flow control
map, the site falls within the Flow Control Duration Standard Matching Existing Site Conditions
and is within the Lower May Creek 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: The following general comments shall be addressed as part of the Civil
Construction Permit Application:
b. General: The TIR has been prepared in accordance with the 2017 RSWDM. Effective June
22, 2022 the City of Renton adopted a new stormwater manual that is based on the 2021
King County Surface Water Design Manual. The project is not vested to the 2017 RSWDM
and must therefore comply with the 2022 RSWDM.
i. The TIR submit with the civil construction permit shall be updated such that it is
compliant with the 2022 RSWDM.
c. 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.
i. The downstream analysis includes a resource review but does not include a
review of the Department of Ecology section 303d list. The proposed plans
outfall to May Creek within ¼ mile of the site and May Creek is listed as a
category 5 and 2 waterbody on the 303d list. The TIR submit with the civil
construction permit application shall include a review of the 303d list and
applicable water quality mitigation measures.
d. 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
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Kennydale Gateway – LUA22-000011
Page 6 of 7
September 22, 2022
of civil construction permit application. The project is claiming to be exempt due to the
0.15 CFS increase exemption.
i. Staff concurs with the exemption.
e. 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 an two on site
systems conveying stormwater from the lot directly to the existing conveyance system in
Lake Washington Blvd N in two locations. 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.
f. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does
not include a CSWPP and ESC plan. The preliminary TIR states that these plans and reports
will be addressed during final design.
i. A CSWPP and ESC plan shall be included with the TIR and utility plans submit as
part of the civil construction permit.
g. 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.
h. 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 more than 5,000 square feet of
PGIS will be added and is proposing to use biopods to provide the required enhanced
basic water quality treatment.
i. 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
indicates that BMP’s will be designed during final engineering.
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 2022 SDC fee is $0.84 per square foot of new impervious surface but not less than
$2,100.
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
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 June 14, 2021 and a memorandum dated March 3, 2022 was prepared by
Heffron Transportation Inc. and submit with the land use application. The TIA discusses
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Kennydale Gateway – LUA22-000011
Page 7 of 7
September 22, 2022
traffic impacts and how the proposed project traffic volumes relate to the traffic
volumes assumed by WSDOT as part of the TIA prepared for the I-405 expansion and N
44th St. interchange, which included the Gateway project, at a study year of 2025. The
report evaluates the Level Of Service (LOS) analysis conducted by WSDOT and adjusted
the WSDOT data for the Gateway project to reflect the single lane roundabout and
project traffic volumes (The WSDOT report assumed a two lane roundabout and a park-
n-ride at the Gateway site). In the WSDOT report, multiple intersections along Lake
Washington Blvd N/NE 44th Street were studied including the Gateway project entrance
at the Lake Washington Blvd N/N 43rd Street intersection. WSDOT is funded and actively
constructing improvements along Lake Washington Blvd N/NE 44th Street east of the
Gateway project entrance at Lake Washington Blvd N/N 43rd Street; therefore, the
report assumed built conditions for these intersections, which are shown to operate at
a LOS of B or better, and concluded no further mitigation was needed. As noted above,
the TIA had adjusted the Lake Washington Blvd N/N 43rd Street intersection at the
Gateway project entrance; therefore, this intersection was specifically evaluated. The
report concludes that a single lane roundabout will operate with a LOS of B or better
and should be installed. Further, neither the TIA dated June 14th nor the WSDOT report
evaluated intersections West of the Gateway entrance; however, the TIA was
supplemented with a memorandum dated March 3rd that included a study of the
intersection at Lake Washington Blvd N/N 41st Street. The memorandum concludes that
the existing LOS for the subject intersection, C, will remain unaffected by the project and
no mitigation is necessary.
b. The City contracted TranspoGroup to provide secondary review of the TIA, including the
March 3rd memorandum and referenced WSDOT reports. TranspoGroup reviewed the
documents providing review comments in a letter dated July 20, 2022. The
TranspoGroup comments were provided to Heffron Transportation Inc. who provided
both a comment response letter and revised TIA, both dated August 15, 2022. These
August 15th files were provided to TranspoGroup who provided, in an email dated
August 30, 2022, verification of concurrence with the TIA results.
c. The mitigation measure is to install a single lane round-a-bout at the projects entrance
which is depicted in the conceptual utility plans.
i. The TIA indicates that the intersection at Lake Washington Boulevard
N/Seahawks Way is a right-in-right-out configuration evidenced by Table 4,
Figure A-2 and Figure A-3. Therefore, staff recommends as a condition of
approval that the Lake Washington Boulevard N/Seahawks Way intersection be
modified such that it is of a right-in-right-out configuration. A design for the
intersection improvements shall be included as part of the construction
drawings submit with the civil construction permit application.
d. Staff has recommended to the ERC committee further evaluate potential impacts at the
proposed round-a-bout and consider both the addition of a northbound approach lane
and travel lane in the round-a-bout along with the addition of a southbound dedicated
right turn lane. This recommendation is made due to the travel lane configuration
shown in the current WSDOT approved for construction drawings, the queuing length
and delay at Lake Washington Blvd N/N 43rd Street, and the volume of traffic added by
the project.
i. Current approved for construction drawings for the WSDOT I-405 widening
project dated 4/12/2021 show that Lake Washington Blvd N (or N 44th St) will
consist of two travel lanes in both the northbound and southbound direction.
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Kennydale Gateway – LUA22-000011
Page 8 of 7
September 22, 2022
The southbound configuration has a dedicated right turn onto N 43rd St while
the northbound configuration widens from a single lane to two lanes at the N
43rd St intersection (See Figure 1). WSDOT’s July 2018 study ‘I-405 Renton to
Bellevue – NE 44th Street intersection Control Analysis Report’ assumed a
multilane round-a-bout configuration at the Lake Washington Blvd N/NE 43rd
St intersection (see Figure 4: NE 44th Study Intersection Control and
Channelization-Roundabouts Alternative) and conversion of the Lake
Washington Blvd N/Seahawks Way intersection to a right-in-right-out
configuration; However, the report states that the intersection improvements
at these two locations would be constructed at a future date which is evidenced
by the construction drawings in Figure 1. A measure of intersection adequacy is
the Level Of Service (LOS) measured by average vehicle delay and average
queuing distance. Within the WSDOT report the LOS at the subject intersection
is shown to be A in both the AM and PM at a horizon year of 2025 and 2045. Of
note the LOS analysis shows a delay of 8.9/(7.0) and 8.9/(11.4) seconds
(AM/(PM)) in the northbound and southbound directions of Lake Washington
Blvd N respectively. Further the WSDOT report shows that the 95th percentile
queuing length along Lake Washington Blvd N is 100 feet in both the
northbound and southbound directions during the AM and PM hours. This
queuing length will not pose a physical impact or queuing problem to any of the
adjacent intersections and the delay is acceptable per the City’s comprehensive
plan.
The TIA prepared by Heffron Transportation Inc dated August 15, 2022
concludes that a single lane round-a-bout will provide a LOS A in the horizon
year of 2025 with a delay of 15.3/(1.9) seconds and 1.3/(3.4) seconds in the
northbound and southbound directions of Lake Washington Blvd N respectively.
Further the Heffron TIA shows that the 95th percentile queuing length along
Lake Washington Blvd N is 391/(48) feet (AM/(PM)) and 33/(134) feet in the
northbound and southbound directions of Lake Washington Blvd N respectively.
This queuing length will not pose a physical impact or queuing problem to any
of the adjacent intersections and the delay is acceptable per the City’s
comprehensive plan.
Staff is recommending that the ERC committee evaluate the addition of a
northbound approach lane and travel lane within the round-a-bout. The Heffron
Transportation Inc. TIA indicates one (1) net new AM trip and five (5) net new
PM trips northbound into the subject intersection. Estimated horizon year trips
northbound on Lake Washington Blvd N total 791 AM and 293 PM with 750 AM
and 218 PM passing through the intersection continuing northbound. This
indicates that the vast majority of trips at the intersection are background from
the surrounding neighborhood. In the current configuration on Lake
Washington Blvd N the subject intersection is stop controlled along N 43rd such
that travelers on Lake Washington Blvd N are able to travel uninterrupted. With
the addition of a single lane round-a-bout as proposed, vehicles will experience
a queuing of 391 feet and a delay of 15.3 seconds. To mitigate the delay
encountered by local residents using Lake Washington Blvd N the addition of a
second lane would result in a queuing of 100 feet and a delay of 8.9 seconds.
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Kennydale Gateway – LUA22-000011
Page 9 of 7
September 22, 2022
The second lane would allow traffic to move through the round-a-bout quicker
with less perceived delay due to long que lengths. Further, given that the
WSDOT for construction drawings have two northbound lanes starting at the
subject intersection, a second lane within the intersection would provide for a
smooth transition to the network currently under construction. The length of a
second approach lane will need to be analyzed and presented to the City for
review and final approval.
Staff is also recommending that the ERC committee evaluate the addition of a
southbound dedicated right turn lane within the round-a-bout. This would
provide the same volume of travel lanes currently under construction by WSDOT
but convert them to a round-a-bout configuration at the intersection. A slight
decrease in queuing length and no marginal change to delay would be
experienced by vehicles.
2. Frontage improvements are required for all new construction with valuation in excess of
$150,000. The proposed development fronts Lake Washington Blvd N along the west property
line.
a. Lake Washington Blvd N is classified as a Collector Arterial street with an existing right-of-
way (ROW) width of approximately 60 to 150 feet. To meet the City’s complete street
standards for Collector Arterial streets with 2 lanes a minimum ROW width of 83 feet is
required. Per RMC 4-6-060 half of street improvements as taken from the ROW centerline
include a minimum 46 foot paved road (23 feet each side), a 0.5 foot curb, an 8 foot
planting strip, an 8 foot sidewalk, 2 foot clear space at back of walk, street trees and storm
drainage improvements. Dedication of approximately 11.5 feet would be required
pending final survey.
i. However, with the development of the NE 44th St Interchange by WSDOT, an
alternate street section has been designated for this section of Lake Washington
Blvd N. North of the round-a-bout, minimum half street improvements shall
consist of a 32 foot paved roadway (16 feet from centerline) consisting of an 11
foot travel lane and 5 foot bike lane, a 0.5 foot curb, an 8 foot planting strip, a 12
foot sidewalk, street trees and storm drainage improvements. South of the
round-a-bout, minimum half street improvements shall consist of a 32 foot paved
roadway (16 feet from centerline) consisting of an 11 foot travel lane and 5 foot
bike lane, a 0.5 foot curb, an 8 foot planting strip, a 12 foot sidewalk, street trees
and storm drainage improvements such that it aligns with the existing street
frontage at the southwest corner of the property. Dedication will be required to
install the improvements and proposed round-a-bout as determined required by
survey. A street modification will be required for the roadway section.
1. Proposal includes a modification for the alternate street section. Staff
has reviewed the modification and recommends approval.
2. The proposal shows, north of the roundabout, frontage improvements
connecting to the WSDOT improvements within the Gateway projects
frontage. A portion of the WSDOT improvements in Lake Washington
Blvd N are along the Gateway projects frontage. If the improvements
installed by WSDOT do not meet the prescribed improvements as listed
above, the developer shall install improvements consistent with those
listed above.
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899
Kennydale Gateway – LUA22-000011
Page 10 of 7
September 22, 2022
3. The proposal indicates, south of the roundabout, frontage
improvements consisting of an 8-foot planter and 8-foot sidewalk.
Developer shall install improvements consistent with those listed
above.
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. A photometric analysis shall be included with the civil construction permit
application demonstrating compliance with the standards listed in RMC 4-6-060.I. The
installation of street lights will be required to comply with the illumination standards
for Collector Arterial streets.
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.
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.
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 2022 transportation impact fee for apartments is $6,717.10 per dwelling and
shopping center use is $26.58 per square foot.
b. Unless otherwise noted on the fee schedule, the 2022 transportation impact fee is
$7,145.85 per net new PM peak hour person vehicle trip.
DocuSign Envelope ID: AB259DAD-E1F4-4927-9B6D-D48F19435899