HomeMy WebLinkAboutERC Report and Exhibits US Bank Expansion.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: June 26, 2017
Project Name: US Bank Expansion
Project Number: LUA17-000324, ECF, MOD, MOD, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: Strada Da Valle LLC, 5050 1st Ave S, Suite 102, Seattle, WA 98134
Applicant/Contact: David Halinen, Halinen Law, 1019 Regents Blvd. Ste. 202, Fircrest, WA 98466
Project Location: 2500 East Valley Road
Project Summary: The applicant is requesting Environmental Review, an Urban Design Modification, a
Street Modification, and a Minor Modification to an approved Site Plan for a
proposed 2,673 square foot addition to the existing 28,065 square foot building
located at 2500 E Valley Rd (Parcel number 3023059103). The subject site is 3.08
acres (134,074 sf) and is zoned Commercial Arterial (CA). The building is currently
used as administrative offices for US Bank. The expansion would enlarge the
building’s footprint from 28,065 square feet to 30,738 square feet. Existing access is
gained via East Valley Road. The existing site contains 176 parking stalls. The
proposed development would include two enclosed truck bays, removal of 26
parking stalls, and new landscape planter strips along the north and east sides of the
building expansion. Seismic hazards are mapped on the project site. A Category III
wetland is mapped off-site within 50 feet of the property. In the project vicinity,
there are 5 significant trees, 2 of which are proposed for removal to accommodate
the addition. The applicant has requested and received an administrative
determination that the project is exempt from the required wetland buffer setbacks,
due to the existing separation from the wetland by pre-existing, intervening, and
lawfully created substantial existing improvements, per RMC 4-3-050B.1.g.
Site Area: 3.08 acres Proposed Bldg. Area Existing and New (gross): 30,738 SF
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance - Mitigated (DNS-M).
City of Renton Department of Community & Economic Development Environmental Review Committee Report
US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD
Report of June 26, 2017 Page 2 of 6
ERC Report
PART ONE: PROJECT DESCRIPTION / BACKGROUND
The applicant is requesting Environmental Review, an Urban Design Modification, a Street Modification, and a Minor
Modification to an approved Site Plan for a proposed 2,673 square foot addition to the existing 28,065 square foot
building located at 2500 E Valley Rd (Parcel number 3023059103). The property is located within the Commercial
Arterial Zone (CA) and Urban Design District D. The site is bordered by East Valley Rd to the west and Route 167 to
the east, and is 3.08 acres (134,074 sf). Abutting parcels to the north and south are also zoned CA. Properties across
E Valley Rd to the west are zoned Light Industrial (IL).
The building is currently used as administrative offices for US Bank. The expansion would enlarge the building’s
footprint from 28,065 square feet to 30,738 square feet. Associated improvements with the office addition include
infrastructure updates and landscaping. The applicant has requested a modification to maintain the existing curb,
gutter, and sidewalk improvements along E Valley Rd. The subject property contains 495.93 linear feet of frontage
(width) along E Valley Rd. The subject property consists of the existing office building, concrete parking lot and
driveway aisles, and landscaping. Existing surface grades are relatively flat. Vehicle access would remain in the
current driveway along E Valley Rd. The existing site contains 176 parking stalls. The proposed development would
include two enclosed truck bays and removal of 26 parking stalls. The proposed project would result in a total of 150
remaining parking spaces. Currently the property exceeds the maximum parking spaces permitted (126 parking
spaces) for the use.
In the project vicinity, there are 5 significant trees, 2 of which are proposed for removal to accommodate the
addition. The proposal includes new landscape planter strips along the north and east sides of the building
expansion. Seismic hazards are mapped on the project site. A Category III wetland is mapped off-site within 50 feet
of the property. The applicant has requested and received an administrative determination that the project is
exempt from the required wetland buffer setbacks, due to the existing separation from the wetland by pre-existing,
intervening, and lawfully created substantial existing improvements, per RMC 4-3-050B.1.g.
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project
impacts that are not adequately addressed under existing development standards and environmental regulations.
A. Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials:
Issue a DNS-M with a 14-day Appeal Period.
B. Mitigation Measures
Project construction shall comply with the recommendations found in the Geotechnical Report completed
by Terra Associates, Inc. (dated April 17, 2017) for the office building addition or updated reports submitted
at a later date.
C. Exhibits
Exhibit 1 ERC Report
Exhibit 2 Neighborhood Detail Map
Exhibit 3 Site Plan
Exhibit 4 Tree Retention Plan
Exhibit 5 Landscape Plan
Exhibit 6 Geotechnical Report – Infiltration prepared by Terra Associates, Inc. (dated April 17,
2017)
City of Renton Department of Community & Economic Development Environmental Review Committee Report
US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD
Report of June 26, 2017 Page 3 of 6
ERC Report
Exhibit 7 Storm Drainage Report prepared by Ted Dimof, PE, (dated May 18, 2017)
Exhibit 8 Arborist Report
Exhibit 9 Floor Plan
Exhibit 10 Exterior Elevations
Exhibit 11 Urban Design Modification Request
Exhibit 12 Construction Mitigation Description
Exhibit 13 Advisory Notes to Applicant
Exhibit 14 Critical Areas Determination Report prepared by Wetland Resources, Inc. (dated May
15, 2017)
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the
applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction
with the proposed development. Staff reviewers have identified that the proposal is likely to have the following
probable impacts:
1. Earth
Impacts: A geotechnical report (Exhibit 6), dated April 17, 2017, completed by Terra Associates, Inc. was
submitted with the application. The report discusses the soil and groundwater characteristics of the site as
well as the seismic hazards and provides recommendations for project design and construction.
The proposed addition is 2,673 SF in size. The extent of disturbance is approximately 6,236 SF. Less than 250
cubic yards of excavation and grading of site soils is proposed to prepare the building addition for its
foundation. No fill dirt is expected as part of this project. According to the report, the existing surface grades
are relatively flat. The soils observed in the test boring consisted of approximately 9.5 feet of fill overlying
native lacustrine and alluvial deposits. Groundwater was observed in the test boring below a depth of
approximately 12 feet. All of the soil samples collected below a depth of 12 feet were wet. Since the field
work occurred on April 1st, it is expected that the observed groundwater level is representative of the
seasonal high.
The project site contains high seismic hazards. A liquefaction analysis was completed as part of the study.
The results of the analysis indicate that soil liquefaction could occur during the design earthquake event. The
analysis further indicated that liquefaction could result in total settlements of three inches, one-half of
which would likely be differential in nature. The study indicated that this amount of settlement would not
structurally impair the building but would likely result in cosmetic damage to the structure. The study
provides recommendations to prevent or reduce cosmetic damage related to liquefaction induced
settlements. Due to the project site’s location within a seismic hazard area, staff recommends as a SEPA
mitigation measure that project construction comply with the recommendations found in the Geotechnical
Report completed by Terra Associates, Inc. (dated April 17, 2017) for the office building addition or updated
reports submitted at a later date.
The study notes that no significant erosions hazards exists in the project area. According to the report, the
erosion potential of the site soils in the planned development area would be adequately mitigated with
proper implementation and maintenance of Best Management Practices (BMPs) for erosion prevention and
sedimentation control in conformance with City of Renton requirements.
Mitigation Measures: Project construction shall comply with the recommendations found in the
Geotechnical Report completed by Terra Associates, Inc. (dated April 17, 2017) for the office building
addition or updated reports submitted at a later date.
Nexus: SEPA Environmental Review, RMC 4-3-050 Critical Areas Regulations and RMC 4-4-060 Grading,
Excavation and Mining Regulations
City of Renton Department of Community & Economic Development Environmental Review Committee Report
US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD
Report of June 26, 2017 Page 4 of 6
ERC Report
2. Air
Impacts: It is anticipated that temporary air quality impacts would be associated with site work and building
construction. Project development impacts during construction, including emissions from construction
trucks and equipment is anticipated to occur. When the project is completed, emissions to the air would
occur from medium-size delivery trucks traveling to and from the proposed two-bay truck garage. The small
size of the proposal and the existing concrete surface area would in itself minimize dust, traffic and
transportation impacts, erosion, mud, noise and other noxious characteristics (Exhibit 12). No further site
specific mitigation for the identified impacts from typical vehicle and construction exhaust is required.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
3. Water
a. Storm Water
Impacts: A Storm Drainage Report, prepared by Ted Dimof, PE, (dated May 18, 2017) (Exhibit 7) was
submitted with the project application. The proposal includes replacement of an existing parking lot area
with 2,673 SF of expanded building footprint. The parcel is 3.08 acres while the project limits are restricted
to an area of approximately 6,236 sf, including the concrete surface replaced specifically for the water main
relocation. The proposed project would result in a net addition of 650 square feet of impervious surface.
According to the report, the proposed building addition would have a negligible effect on the existing
drainage patterns. The existing project area drains to catch basins in the private parking lot to the southwest
and southeast of the project area across relatively flat slopes. These catch basins tie into an existing on-site
detention and water quality system that includes Lots 1 and 2 directly to the north. This on-site storm
drainage system connects and drains into a public storm main in East Valley Road from Lot 2. The existing
site area surface runoff is collected in two existing on-site catch basins and eventually routed to the public
system in East Valley Road. The project would not change the existing discharge location. Drainage from the
new roof is proposed to tie directly into the detention system via a perforated pipe connection. The
remaining replaced driveway surfaces would drain to their respective, existing on-site catch basins. No
changes are proposed to the existing stormwater conveyance system.
A revised drainage report complying with the 2017 City of Renton Surface Water Manual and City
Amendments is required. Based on the City’s flow control map, the site falls within the Peak Rate Flow
Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. The
drainage report submitted with the construction permit application shall be updated to describe how it
complies with each section of the manual and show all calculations.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
b. Wetlands
Impacts: The applicant submitted a Critical Areas Determination Report (Exhibit 14) prepared by Wetland
Resources, Inc. (dated May 15, 2017) prior to land use permit application. The purpose of the report was to
determine that the proposal was exempt from required wetland buffer setbacks due to lawfully created,
pre-existing substantial existing improvements between the proposed addition and the critical area, per
RMC 4-3-050B.1.g. The subject parcel is entirely developed, primarily with an existing office building and
associated concrete-paved impervious surfaces (driveways, parking stalls, and walkways). According to the
report, no wetlands, streams, lakes, or critical wildlife habitat are present on the subject parcel. A Category
III wetland (identified as Wetland A) is located off-site to the east of the subject parcel. The report states
that the extent of the proposed retained width of the existing impervious parking lot driveway (60-foot-total
width of concrete between Wetland A and the closest point of the proposed building addition) and the 6-
inch high vertical curb will serve as a barrier separating Wetland A from the project site on the subject
City of Renton Department of Community & Economic Development Environmental Review Committee Report
US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD
Report of June 26, 2017 Page 5 of 6
ERC Report
upland property. The report concludes that the delivery of all functions from the subject upland building
addition project site area to Wetland A will be prevented by the intervening improvements proposed to be
retained between the proposed building expansion and Wetland A. Therefore, the applicant received an
administrative determination that the project is exempt from the required wetland buffer setbacks, due to
the existing separation from the wetland by pre-existing, intervening, and lawfully created substantial
existing improvements, per RMC 4-3-050B.1.g.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
4. Vegetation
Impacts: The applicant submitted an Arborist Report (Exhibit 8) prepared by A&M Tree Service NW, Inc.
(dated March 13, 2017) with the application. The site is approximately 3.08 acres. The proposed addition is
located on the northern most portion of the site. The report identifies 5 significant trees within the parking
lot landscaping that will be impacted by the proposal, including three Acer trees and two Cedar Deodar
trees. The arborist recommends removing two Acer trees (6.5 and 10.5 caliper inches) which are directly in
the area of construction. The other three trees are proposed to be retained. The arborist recommends
pruning and monitoring the retained trees. In addition to the five trees, there are a total of 8 rhododendron
shrubs and two Hollywood Junipers located with the project vicinity. Two of the rhododendrons are
proposed to be retained in their existing locations, five are proposed to be transplanted and incorporated in
the new landscaping, and one is proposed for removal. The two Hollywood Junipers are proposed to be
transplanted. Other shrubs located in the construction area are proposed for removal. The proposal includes
new landscape planter strips along the north and east sides of the building expansion.
During construction, trees required to be retained (i.e., protected trees) would be required to comply with
the tree protection measures during construction (RMC 4-4-130H.9). The eight central components of tree
protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high
chain link construction fence with placards around the tree to be retained, protecting the tree from grade
changes, keeping the area clear of impervious surface material, restricting grading within the drip line,
providing 3” of bark mulch within the required fencing, retaining a certified arborist to ensure trees are
protected from development activities, and alternate protection/safeguards as necessary.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
5. Aesthetics
Impacts: The applicant is requesting (Exhibit 11) an Urban Design modification from the “Ground Level
Details” section of RMC 4-3-100 for transparent window/door standards. The proposed 2,673 square foot 2-
bay garage addition (Exhibit 10) to the existing 28,065 square foot office building fronts E Valley Rd to the
west and Route 167 to the east. The applicant is requesting a modification from the design standard that
requires fifty percent transparent windows and/or doors for at least the portion of the ground floor facade
that is between four feet (4') and eight feet (8') above ground on any façade visible to the public. The
applicant intends to meet the guidelines of the design code by using a number of design elements that
enhance the development, including: modulation changes on the north façade, and an offset of the addition
from the existing structure on both the east and west facades; a stepped, extended parapet with cornice
that is capped with coping proposed along the entirety of the top edge of each of the addition’s three
facades, along with accentuated cornices capped with coping of the corners of each of the facade’s walls;
new landscape strips along the addition’s north and east facades; decorative patina green metal panels set
in a storefront system on the addition’s north facade to simulate windows; and a 12-inch-high, metal
channel header above each of the two garage doors on the west façade, painted to match the patina green
of the proposed faux window panels.
City of Renton Department of Community & Economic Development Environmental Review Committee Report
US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD
Report of June 26, 2017 Page 6 of 6
ERC Report
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
6. Transportation
Impacts: The proposed project would maintain access via the existing driveway along E Valley Rd frontage.
The site also continues to provide internal vehicle connectivity to the neighboring site to the north. The site
generated traffic volumes are not anticipated to increase with the two-bay garage addition. The project site
currently has a surface parking lot with 176 parking stalls. The proposed addition would result in the
removal of 26 parking stalls, resulting in a total of 150 remaining parking spaces. Currently the property
exceeds the maximum parking spaces permitted (126 parking spaces) for the use. It is not anticipated that
the proposed project would result in additional vehicular trips to the project site as the proposal would
result in a net loss of 26 parking spaces. The project is exempt from transportation impact fees.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
7. Fire & Police
Impacts: Police and Renton Fire Authority staff indicated that sufficient resources exist to furnish services to
the proposed development; subject to the condition that the applicant provides Code required
improvements and fees.
Mitigation Measures: No further mitigation recommended.
Nexus: N/A
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this report.
The Environmental Determination decision will become final if the decision is not appealed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in
writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA
98057, on or before 5:00 p.m. on July 14, 2017. RMC 4-8-110 governs appeals to the Hearing Examiner and
additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall –
7th Floor, (425) 430-6510.
NEIGHBORHOOD DETAIL MAP Proposed US Bank Expansion 04/13/2017 SCALE: 1” = 300’ (when printed on 11” x 17” sheet ) SUBJECT PARCEL Valley Distribution Center Vacant (wetland) Sound Bldg Supply Lumber Market Strada da Valle Office Bldg B 05/17/2017RECEIVED05/23/2017 aweihsPLANNING DIVISIONEXHIBIT 2
RECEIVED05/23/2017 aweihsPLANNING DIVISIONEXHIBIT 3
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EXHIBIT 4
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EXHIBIT 5
RECEIVED
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Entire Document
Available Upon
Request
EXHIBIT 6
STORM DRAINAGE REPORT
for
US Bank Expansion
2500 East Valley Road
Renton, WA 98057
Owner and Applicant:
Strada da Valle LLC
5050 1st Ave S, Ste 102
Seattle, WA 98134
(425) 204-1045
Architect:
Cornerstone Architectural Group
Attn: Rick Utt
Kenmore, WA 98028
(206) 682-5000
Engineer:
Ted Dimof, PE
License No. 36042
Bush, Roed and Hitchings
2009 Minor Avenue E
Seattle, WA 98102
(206) 323-4144
Date: May 18, 2017
RECEIVED
05/23/2017 aweihs
PLANNING DIVISION
Entire Document
Available Upon
Request
EXHIBIT 7
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EXHIBIT 8
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RECEIVED05/23/2017 aweihsPLANNING DIVISIONEXHIBIT 9
RECEIVED05/23/2017 aweihsPLANNING DIVISIONEXHIBIT 10
6161 NE 175th Street, Suite 101
Kenmore, Washington 98028
206.682.5000
cornerstonearch.com
May 19, 2017
City of Renton Planning Division
1055 S. Grady Way, Sixth Floor
Renton, Washington 98055
Attn: Angelea Weihs, Associate Planner
Re: U.S. Bank Expansion—Strada da Valle LLC’s proposed two-bay secure pickup and
delivery truck parking garage addition project proposed at the north end of the
existing one-story office building located at 2500 East Valley Road, Renton, WA
Demonstration of (1) the Proposed Addition’s Compliance with the Particular
Provisions of RMC 4-3-100 (URBAN DESIGN REGULATIONS) That You, Ms.
Weihs, Have Advised Are Applicable and (2) Why Strada’s Request for an Urban
Design Regulations Modification of the GROUND LEVEL DETAILS Transparent
Window/Door Standards Should Be Granted
Dear Ms. Weihs:
I am the project architect for applicant Strada da Valle LLC regarding the above-
referenced U.S. Bank Expansion project. At Strada’s request, I am writing for the
following two purposes. First, I am writing to demonstrate that the design of the
proposed parking garage addition complies with the standards of RMC 4-3-100 (URBAN
DESIGN REGULATIONS) set forth in RMC 4-3-100E.5 (Building Architectural Design) that
you have advised me and Strada’s attorney David Halinen are the ones applicable to the
proposed expansion project: namely, (a) BUILDING CHARACTER AND MASSING
Standards 1 and 2, (b) GROUND LEVEL DETAILS (with the exception of that category’s
Transparent Window/Door Standards), (c) BUILDING ROOF LINES, and (d) BUILDING
MATERIALS Standards 2 through 6 for all Design Districts.
Second, I am writing to explain why Strada’s request for an Urban Design Regulations
modification concerning the GROUND LEVEL DETAILS section’s Transparent
Window/Door Standards should be approved. Strada proposes the requested
modification as the means by which the proposed addition will comply with relevant
intent statements and guidelines of RMC 4-3-100 as an alternative to compliance with
the GROUND LEVEL DETAILS section’s Transparent Window/Door Standards.
RECEIVED
05/23/2017 aweihs
PLANNING DIVISION
Entire Document
Available Upon
Request
EXHIBIT 11
Page 1 of 1
“U.S. BANK EXPANSION”
CONSTRUCTION MITIGATION NARRATIVE
(May 19, 2017)
A. Proposed Construction Dates (Beginning and Ending Dates):
Construction is proposed to begin on July 10, 2017 and end on September 29, 2017.
B. Proposed Hours and Days of Construction Operation:
Work on the project could take place from 6:00 AM to 10:00, seven days a week. Note that
because the nearest residence is more than 800 feet away from the proposed addition (to the
east across the Valley Freeway from the proposed addition), the limitations on construction days
and hours set forth in Renton Municipal Code Section 4-4-030C.3.b for construction activities
conducted in residential areas or within three hundred feet (300') of residential areas are not
applicable to the subject project.
C. Proposed Hauling/Transportation Routes:
Hauling of materials between the project site and the Valley Freeway (SR 167) is anticipated via
the SR 167 entrance/exiting ramps at SW 41st and SW 43rd Streets and via East Valley Highway
south of the project site. Hauling of materials between the project site and I-405 is anticipated
via the I-405 entrance/exiting ramps at West Valley Road and via East Valley Road (north of the
project site), SW 16th Street, Oakesdale Avenue SW, SW Grady Way, and West Valley Highway.
D. Measures to Be Implemented to Minimize Dust, Traffic and Transportation Impacts, Erosion,
Mud, Noise and Other Noxious Characteristics:
Very little site work will be involved with the proposed project because of (1) the small size of
the project site area that will be disturbed (only ±6,218 square feet), the small size of the
proposed building addition (only ±2,673 square feet, which is comparable to the square-footage
of a medium-size single-family rambler residence), (3) the very flat project site area, (4) the fact
that less than 250 cubic yards of excavation, filling, and grading is expected, and (5) the fact that
most of the project site area is within an existing concrete-surfaced parking lot. These factors
by themselves will minimize dust, traffic and transportation impacts, erosion, mud, noise and
other noxious characteristics. Further, to reduce or control erosion, the project design
contemplates installation of a sediment trap, catch basin filters at existing parking lot catch
basins, and straw wattles across an existing driveway to the project site area, all as shown on the
project’s Temporary Erosion and Sedimentation (TESC) and Drainage Plan.
E. Any Special Hours Proposed for Construction or Hauling (i.e. weekends, late nights)
See Section B (Proposed Hours and Days of Construction Operation), above.
F. Preliminary Traffic Control Plan:
Access into and out of the subject property to and from the project site is appropriate at and is
planned at both of the subject parcel’s two direct driveway connections with East Valley Road.
RECEIVED
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PLANNING DIVISION
EXHIBIT 12
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: June 21, 2017
TO: Angelea Weihs, Planner
FROM: Justin Johnson, Civil Engineer II, Plan Review
SUBJECT: US Bank Expansion
14120 160th Ave SE
LUA17-000324
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have completed a preliminary review for the above-referenced proposal located at parcel(s)
3023059103. The following comments are based on the pre-application submittal made to the City of
Renton by the applicant.
WATER
1. Water service is from the 196 zone, static pressure is about 76 psi at ground elevation of 16
feet. Existing 10-inch loop around the building can deliver 2,700 gpm. Existing 12-inch main in E
Valley Rd can deliver 5,000 gpm.
2. There is an existing 1.5-inch domestic meter and a 1.5-inch landscape meter.
3. The project is showing approximately 80 feet of 10-inch water main relocation around the
proposed building expansion.
4. Will also need a partial release of the existing easement and the dedication of a new easement
for the relocated water line.
SEWER
1. Sewer service is provided by City of Renton.
2. There is an existing 8-inch wastewater main located in East Valley Rd (see City plan no. S-020006).
EXHIBIT 13
Us Bank Expansion– LUA17-000324
June 21, 2017
Page 2 of 2
SURFACE WATER
1. There is an existing storm water system within the property.
2. A drainage report complying with the 2017 City of Renton Surface Water Manual and City
Amendments is required. Based on the City’s flow control map, the site falls within the
Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black
River Drainage Basin.
3. The drainage report submitted needs to describe how it complies with each section of the manual
and show all calculations.
TRANSPORTATION
1. East Valley Road is a collector arterial, per RMC 4-6-060 collector streets should have a minimum
ROW width of 94 feet with 41 feet wide paved width, 8 feet parking lane, 0.5 feet wide curbs, 8
feet wide landscaped planters, and 8 feet wide sidewalks. Street lighting and storm water
improvements on the public street frontages are applicable. The street improvements should
meet the requirements of RMC4-6-060 at a minimum. However, a street modification was
submitted by the applicant. The City of Renton will support the modification request submitted.
GENERAL COMMENTS
1. 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.
2. All construction utility 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
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development
must be underground. The construction of these franchise utilities must be inspected and
approved by a City of Renton inspector.
5. Fees quoted in this document reflect the fees applicable in the year 2017 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.
CITY OF RENTON
FIRE PREVENTION BUREAU
MEMORANDUM
_____________________________________________________________________________
DATE: June 22, 2017
TO: Clark Close, Senior Planner
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: Comments for US Bank
_____________________________________________________________________________
Environmental Impact Comments:
1. Fire impact fee of $0.21 per square foot of additional space shall be charged at time
of building permit issuance.
Code Related Comments:
1. Existing fire sprinkler system shall be extended into the building addition. Separate
plans and permits are required to be submitted to and obtained from the Renton Regional
Fire Authority.
2. Proposed building addition is in direct conflict with the existing established fire lane
apparatus access roadway and a new fire lane roadway shall established around the
proposed addition. Additional existing parking lot and parking spaces will have to be
relocated/eliminated in order to accommodate a new fire lane. Fire lane width is required
to be a minimum of 20-feet wide and turning radius are 25-feet inside and 45-feet
outside. Fire lane signage required per city code.
3. Existing fire hydrant appears it will need to be relocated along with perhaps the fire
department connection and backflow vault for the fire sprinkler system. Backflow vault
shall be protected from vehicular traffic or replaced with a traffic rated vault.
CT:ct
usbank
US BANK EXPANSION_Redlines_v1
Subject: Cloud+
Page Label: 1
Lock: Unlocked
Status:
Checkmark: Unchecked
Author: Justin Johnson
Date: 6/15/2017 2:00:32 PM
Color:
install catch basin inlet protection per city of renton
standards
1 (2)
Subject: Received - Planning
Page Label: 1
Lock: Unlocked
Status:
Checkmark: Unchecked
Author: aweihs
Date: 5/23/2017 1:54:08 PM
Color:
install catch basininlet protection percity of rentonstandards
RECEIVED
05/23/2017 aweihs
PLANNING DIVISION
S bitter
CRITICAL AREAS
DETERMINATION REPORT
FOR
STRADA DA VALLE LLC – U.S. BANK EXPANSION
RENTON, WA
Wetland Resources, Inc. Project #17029
Prepared by
Wetland Resources, Inc.
9505 19th Avenue SE, Suite 106
Everett, WA 98208
(425) 337-3174
Prepared for
Strada da Valle LLC
Attn: Brad Merlino
5050 1st Ave. S, Ste 102
Seattle, WA 98134
Telephone: (206) 255-8485
Prepared at the Request of:
Cornerstone Architectural Group
Attn: Rick Utt
6161 NE 175th Street, #101
Kenmore, WA 98029
Original:
April 13, 2017
Revised:
May 15, 2017
Entire Document
Available Upon
Request
EXHIBIT 14