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HomeMy WebLinkAboutEx22_Advisory NotesDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA22-000291 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 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 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. 6. 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. Development Engineering: (Contact: Nathan Janders, 425-430-7382, njanders@rentonwa.gov) 1. See Attached Development Engineering Memo dated November 3, 2022. Fire Authority: (Contact: Corey Thomas, 425-276-9582, cthomas@rentonrfa.org) 1. Environmental Impact Comments: a. Fire impact fees are applicable at the rate of $5.92 per square foot of restaurant space and $1.25 per square foot of retail space. This fee is paid at time of building permit issuance. 2. Fire Code Comments: a. The preliminary fire flow is 2,000 gpm. A minimum of two fire hydrants are required. One within 150-feet and one within 300-feet of the building. One hydrant is required within 50-feet of all fire department connections for standpipes and sprinkler systems. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA22-000291 b. Approved fire sprinkler, standpipe and fire alarm systems are required throughout the buildings. Dry standpipes are required in all stairways. Direct outside access is required to the fire sprinkler riser room. Fire alarm system is required to be fully addressable and full detection is required. Separate plans and permits required by the fire department. c. Fire department apparatus access roadways are required within 150-feet of all points on all buildings. Fire lane signage required for the on-site roadways. Required turning radius is 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. Technical Services: (Contact: Stephanie Rary, 425-430-6592, srary@rentonwa.gov) 1. Add “WA” in front of “RENTON PARK, LLC” to reflect the owner’s entire entity name. 2. Update the contacts for the City for Building and Fire to Development Services Department: Building Contact: Rob Shuey and City of Renton Fire Prevention to Renton Regional Fire Authority. 3. The legal description on the Civil Construction Plans is missing the part that reads as follows: “Together with those certain beneficial restrictions as contained within document entitled “Declaration of Restrictions” recorded December 10, 2019 under Recording Number 20191210001654.” 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. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: November 3, 2022 TO: Clark Close, Senior Planner FROM: Nathan Janders, Development Engineer SUBJECT: Topgolf Phase II 780 Logan Ave N LUA22-000291 I have reviewed the application for the Topgolf Phase II project located at 780 Logan Ave N and have the following comments: EXISTING CONDITIONS The site is comprised of existing parcel 0886610010, is approximately 596,013 square feet in size and is rectangular in shape. The site currently contains a newly constructed premier golf entertainment complex with up to 508 surface parking stalls as part of the phase 1 development associated with the Master Plan approval. The site is fronted by Logan Ave N to the west, N 8th St to the north, Park Ave N 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 and in the Downtown 196 Pressure Zone. There is an existing 12-inch water main (308 pressure zone) located in N 8th St that can deliver a maximum flow capacity of 4,800 GPM (see water plan no. W-31490E). There is an existing 16-inch water main (196 pressure zone) located in Park Ave N that can deliver a maximum flow capacity of 8,600 GPM (see water plan no. W-19220A). There is an existing 12-inch water main (308 pressure zone) located on the parcel within an easement that can deliver a maximum flow capacity of 4,800 GPM (no record drawings available, see active construction permit C20000631). SEWER: The proposed development is within the City’s sewer service area. There is an existing private 8- inch gravity wastewater main on the parcel with a 6-inch stub to the building pad (no record drawing available, see active construction permit C20000631). STORM: There is an existing 8-inch and 12-inch private stormwater stub to the building pad (no record drawing available, see active construction permit C20000631). The storm stubs drain to an existing biopod that was sized assuming 100% pollution generating impervious surface in the phase II area where the proposed project is located. STREETS: The proposed development fronts Logan Ave N to the west, Topgolf Phase II– LUA22-000291 Page 2 of 7 November 3, 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 multiple existing fire hydrants within 300 feet of the property along N 8th St, Park Ave N and within an easement on the parcel. 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 2,000 GPM. 4. The proposed conceptual plan depicts an extension of the 12-inch water main (308 zone) through the site connecting to the existing 16-inch water main (196 zone) in Park Ave N with a three valve cluster. The proposed concept is acceptable. a. At the valve cluster in Park Ave N, the 308 pressure zone valve on the 12-inch main is to be normally closed. b. 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 fire sprinkler stub a with a detector double check valve assembly (DDCVA) is required for backflow prevention to the 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. The proposed conceptual plan depicts a DDCVA in an outside underground vault which is acceptable. 6. 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. The proposed conceptual plan depicts the FDC within 50 feet of a new fire hydrant which is acceptable. 7. Installation of a separate water meter for the commercial portion of the 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 depicts a 2-inch commercial water service and meter with an RPBA backflow which is acceptable. Meters and backflow prevention shall be installed in accordance with City standard plans. The water service for the meter should be taken Topgolf Phase II– LUA22-000291 Page 3 of 7 November 3, 2022 from the new 12-inch main extension within the site due to the meter location and length of water service. b. Water meters should be placed within the ROW in the planting strip or soft surface. Meters located outside of the ROW are required to be in an easement. 8. Per the Uniform Plumbing Code, a pressure reducing valve (PRV) is required downstream of the water meter when the water pressure exceeds 80 PSI. a. Applicant shall show the proposed location of the PRV on the utility plans submit with the civil construction permit. 9. 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. 10. 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, and $72,000 per 3-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. Individual sewer stubs from the sewer main and individual side sewers are required for the commercial use of the 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 a building sewer for each tenant space connecting to the existing on-site private 6-inch sewer stub. Staff has reviewed the conceptual layout and determined it is acceptable. 2. A grease interceptor is required on services line(s) if a commercial kitchen is proposed. a. The proposal depicts a grease interceptor collecting waste from each tenant space which is acceptable. 3. 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, and $56,000 per 3-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 Topgolf Phase II– LUA22-000291 Page 4 of 7 November 3, 2022 STORM DRAINAGE 1. A geotechnical report dated October 29, 2019, completed by GeoEngineers, 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. The report does not support the use of infiltration due to low permeability soils and shallow groundwater table starting at 4 feet below ground surface. 2. Navix, with the Land Use Application, submitted a Preliminary Drainage Plan and Technical Information Report (TIR), dated July 26, 2022. Based on the City of Renton’s flow control map, the site falls within the Peak Rate Flow Control Standard Area matching Existing Site Conditions and is within the East Lake Washington 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 preliminary TIR refers to the TIR approved as part of the phase 1 construction under civil construction permit C20000631 in multiple areas. The previously approved TIR was designed in accordance with the 2017 RSWDM, however, the 2022 RSWDM is current and must be followed. Where the applicant indicates that the proposed design is consistent with prior assumptions made in the C20000631 TIR, additional confirmation and analysis is included in the proposed projects TIR to indicate that the 2017 RSWDM is consistent with the 2022 RSWDM for the subject section. 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 refers to the downstream analysis performed as part of phase I and includes the TIR approved as part of C2000631. Staff concurs that the prior downstream analysis is acceptable for use. 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 of civil construction permit application. The project is claiming to be exempt due to less than a 0.15 CFS increase. i. The report refers to the TIR approved as part of C20000631 which accepted a flow control exemption for a 0.15 CFS exemption. Given that the proposed project area was included in the prior analysis and the proposed project land use does not differ from the prior assumptions, staff concurs that the exemption is acceptable. 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 runoff being routed to the existing site catch basins and building drains being connected to the existing storm stub. A conveyance capacity analysis is included showing that the stubs have sufficient capacity to convey the new runoff. i. The report refers to the TIR approved as part of C20000631 in which the conveyance system for the east basin of the site was designed assuming a 100% Topgolf Phase II– LUA22-000291 Page 5 of 7 November 3, 2022 impervious area for the phase II construction. The report indicates that further conveyance capacity analysis is not needed as the proposal does not exceed the original design parameters. Staff concurs with the assessment. f. Construction Stormwater Pollution Prevention, Core Requirement #5: The proposal does not include a CSWPP and ESC plan. The preliminary TIR includes a CSWPP and indicates that an ESC plan will be developed. i. A final 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 includes a maintenance and operation manual. h. Financial Guarantees and Liability, RSWDM Core Requirement #7: All drainage facilities constructed or modified for projects must comply with the financial guarantee requirements and the liability requirements of the City. The preliminary TIR indicates that a bond quantity worksheet and all required documents will be provided at a future date. i. A bond quantity worksheet shall be included with the TIR as part of the civil construction permit. Financial guarantees and liability requirements shall be met prior to civil construction permit issuance. i. 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 existing BioPod water quality facility meets the requirement. i. The report refers to the TIR approved as part of C20000631 in which the east basin water quality facility was designed assuming the future phase II area to be 100% impervious surface. The report indicates that further water quality measures are not needed as the proposed land use is consistent with that assumed in the design of the existing water quality facility. Staff concurs with the assessment. j. 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 an analysis of the large lot BMP’s concluding that none are feasible. i. Staff concurs with the assessment which is consistent with the analysis conducted in the TIR approved as part of C20000631. 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 Topgolf Phase II– LUA22-000291 Page 6 of 7 November 3, 2022 PM peak, then applicant should contact the City to get information of the locations where traffic analysis is required. a. A TIA dated October 2022 was prepared by TranspoGroup and submit with the land use application. The TIA discussed traffic impacts at a horizon year of 2031. The report evaluates the Level Of Service (LOS) at two subject intersections, N 8th St/Park Avenue N and N 6th St/Park Avenue N. Further the report considers additional internal trips from the Phase 1 TopGolf site and their utilization of the proposed site access point. The level of service at the subject intersections was found to operate at a LOS C without the project at the horizon year and with the project the intersections were found to operate at a LOS C. The TIA concludes that the LOS is within the City’s published standard and mitigation measures, other than payment of transportation impact fees, are not required. b. At the request of City staff, left turning movements from Park Ave N are allowed into the site while a left turn out of the site onto Park Ave N is not allowed. In order to accommodate a left turning movement into the site, a portion of the existing landscaped median must be removed. The TIA analyzes intersections according to the requested access and the conceptual siteplan shows the modifications to Park Ave N that facilitate a left turn lane; however, the siteplan does not depict channelization that would restrict a left turning movement out of the site. Applicant shall provide channelization to restrict the turning movement on the site plan submit with the civil construction permit. c. Additionally, the TIA discusses that the 95% que analysis at the site access is not anticipated to exceed one vehicle. The proposed median modifications to construct a left turn lane provide a 50-foot que length and 80-foot taper which is sufficient to allow queuing of at least two vehicles. The que analysis is not included in the report, however, staff concurs with the assessment and que length proposed. d. The TIA analysis assumes the installation of a 114 unit hotel, however, this is not depicted in the proposed site plan. Given that the LOS impact does not result in further mitigation it is ok to include, however, future development of the hotel area will likely require a separate TIA. 2. Frontage improvements are required for all new construction with valuation in excess of $175,000. The proposed development fronts N 8th St to the North, Park Ave N to the East, Logan Ave N to the west and private property to the south. a. A modification was submit and approved as part of LUA18-000094 for the master site plan and phase 1 construction. The modification approved retaining the existing street frontage along the entire parcel provided the required dedication is provided in addition to conditions such as replacing broken elements and raising the landscape strip to be flush with the sidewalk. Dedication and compliance with the conditions of approval is being completed under the active civil construction permit C20000631. 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 street modifications as noted above retained the existing improvements therefore compliance with the street lighting standard is not required. 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. Topgolf Phase II– LUA22-000291 Page 7 of 7 November 3, 2022 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. Per RMC 4-6-060 site access shall be a minimum of 125 feet from an intersection. a. The proposed site access is more than 125 feet which is 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. 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.