HomeMy WebLinkAboutERC Report and Exhibits_Renton Dental ArtsDEPARTMENT OF COMMUNITY
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ERC Report_Renton Dental Arts
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE: June 26, 2017
PART ONE: PROJECT BACKGROUND
Project Name: Renton Dental Arts
Project Number: LUA17-000289, ECF, SA-A
Project Manager: Jill Ding, Senior Planner
Owner: Nicolette Anderson, BNY Mellon Wealth Management, 1201 Third Avenue, Suite
5010, Seattle, WA 98101
Applicant: Franklin Ng, Architectural Werks, Inc., 11416 9th Avenue NE, Suite 200, Kirkland, WA
98033
Contact: Mark A. Sandler, Benchmark Development Company, 5020 141st Avenue SE, Bellevue,
WA 98006
Project Location: 17816 108th Avenue SE (Parcel No. 322305-9054)
Project Summary: The applicant is requesting Hearing Examiner Site Plan approval, Environmental
(SEPA) Review, a Parking Modification, and a Street Modification for the construction
of a new 7,796 square foot building proposed to house a dental office. The project
site totals 36,927 square feet in area and is located within the Commercial Arterial
(CA) zone and Urban Design District D. Access to the site is proposed via one curb cut
off of 108th Avenue SE. A surface parking lot with a total of 49 spaces (10 more than
the maximum permitted by City code) and associated landscaping is proposed. A 60-
foot conservation easement located on the eastern portion of the project site
(adjacent to the surrounding single family residentially zoned properties) would not
be impacted as a result of the proposed project. An existing W endy's building would
be removed from the project site. No critical areas are mapped on the project site.
Exist. Bldg. Area SF: 3,095 sf (to be
removed)
Proposed New Bldg. Area: 7,796 sf
Site Area: 36,927 sf (0.85 ac)
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
City of Renton Department of Community & Economic Development Environmental Review Committee Report
RENTON DENTAL ARTS LUA17-000289, ECF
Report of June 26, 2017 Page 2 of 4
ERC Report_Renton Dental Arts
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 with a 14-day Appeal Period.
B. Mitigation Measures
1. None recommended
C. Exhibits
Exhibit 1 Environmental Review Committee Report
Exhibit 2 Geotechnical Report, prepared by Geotech Consultants, Inc., dated April 11,
2017
Exhibit 3 Preliminary Technical Information Report (TIR) prepared by PacLand, dated May
2017
Exhibit 4 Traffic Analysis Report, prepared by Jake Traffic Engineering, Inc., dated May 2,
2017
Exhibit 5 Site Plan
Exhibit 6 Landscape Plan
Exhibit 7 Grading and Drainage Control Plan
Exhibit 8 Architectural Elevations
Exhibit 9 Advisory Notes
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, prepared by Geotech Consultants, Inc., dated April 11, 2017
(Exhibit 2) was submitted with the project application. According to the geotechnical report (Exhibit
2), the topography of the project slopes gently from east to west with a total elevation change of
12 feet across the site.
Subsurface conditions were explored through the drilling of three borings on the project site.
Samples were taken using a truck mounted, hollow-stem auger drill. The borings were conducted in
the area of the proposed building and encountered 2.5 to 4.5 feet of medium-dense, gravelly silty
sand fill overlying native, medium-dense, silty sand. The underlying native soils became dense to
very dense at 5.5 to 6 feet below existing ground surface. Very dense silty sand extended to the
maximum-explored depth of 15.9 feet. Perched groundwater seepage was observed on top of the
City of Renton Department of Community & Economic Development Environmental Review Committee Report
RENTON DENTAL ARTS LUA17-000289, ECF
Report of June 26, 2017 Page 3 of 4
ERC Report_Renton Dental Arts
native soils at depths of 2.5 to 3.5 feet in Borings 2 and 3. Several perched groundwater layers were
also observed in more permeable layers within the underlying silty sand at depths ranging from 8.5
to 13 feet.
The report concludes that the site is compatible with the planned development and the native soils
or structural fill placed on top of native soils should provide adequate support for conventional
foundations. The report included recommendations regarding earthwork and structural fill,
foundations and retaining walls, seismic design, retaining walls, drainage, excavations and slopes,
pavement sections, and utility support and trench backfill. It is anticipated that the City’s currently
adopted erosion control, construction, and drainage regulations would adequately mitigate for any
impacts that could result from the proposed development; therefore no further mitigation is
recommended.
Mitigation Measure: None recommended.
Nexus: Not Applicable.
2. Water
a. Storm Water
Impacts: A Preliminary Technical Information Report (TIR) prepared by PacLand, dated May 2017
was submitted with the project application (Exhibit 3). The site falls within the Flow Control
Duration Standard (matching forested site conditions). Runoff currently passes through an existing
stormwater detention/treatment system, before entering the municipal stormwater system in
108th Avenue SE. After crossing over 108th Avenue SE and running underneath the Fred Meyer strip
mall, across SE Carr Road, stormwater is discharged into Panther Creek.
The project proposes to utilize a detention vault for storage and modular wetland system for water
quality treatment. The proposed grading would direct water from the east side of the site toward
the west side of the site. Stormwater would collect into catch basins along the east and south side
of the building and be conveyed via pipe to the northwest corner of the site to the stormwater
treatment structure. After treatment, stormwater would be directed to a detention vault, which
would provide flow control before being released into the existing storm water system in 108 th
Avenue SE.
The sizing and design of the proposed flow control facility, water quality treatment facility, and on -
site BMPs would be reviewed for compliance with the adopted 2017 City of Renton Surface Water
Design Manual; therefore no further mitigation is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Transportation
Impacts: A Traffic Analysis Report, prepared by Jake Traffic Engineering, Inc., dated May 2, 2017
was submitted with the project application (Exhibit 4). The submitted report concludes that the
proposed redevelopment of the site from a fast food use to a dental office is anticipated to result in
a net decrease of 1,020 net new daily trips. As the proposed project is anticipated to result in a net
decrease in trips generated, a full traffic impact analysis is not required. The proposed project
would be responsible for the construction of frontage improvements along 108th Avenue SE. It is
anticipated that the construction of these improvements would adequately mitigate traffic
generated by the project; therefore no further mitigation is recommended.
City of Renton Department of Community & Economic Development Environmental Review Committee Report
RENTON DENTAL ARTS LUA17-000289, ECF
Report of June 26, 2017 Page 4 of 4
ERC Report_Renton Dental Arts
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
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.
Renton Dental Arts
17816 108th Ave SE
Renton, Washington, 98055
Technical Information Report
Commercial Redevelopment
1505 Westlake Ave. N T 206.522.9510
Suite 305 F 206.522.8344
Seattle, WA 98109 www.pacland.com
Prepared By: Chris Dowd
Reviewed By: Luke Randles, P.E.
Prepared: May 2017
SEAL:SHEET NUMBER:SHEET TITLE:170317816 108th Ave SE
Renton, WA 98055JOB NUMBER:DRAWN:CHECKED:DATE:REVISIONS:PROGRESS SETP
R
E
L
IM
I
N
A
R
Y
Renton Dental Arts
05/15/2017New Building
PROJECT DEVELOPER:
BENCHMARK
DEVELOPMENT
COMPANY
MARK A. SANDLER
5020 141ST AVE SE
BELLEVUE, WA 98006
P: 425-747-8055
E: MARK_SANDLER@COMCAST.NET
NORTH
JMLSITE PLANA1.1January-19-15
GRADING AND DRAINAGE PLANCITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSRENTON DENTAL ARTS17816 108TH AVE SERENTON DENTAL ARTS1505 Westlake Ave. N.Suite 305Seattle, WA 98109T (206) 522-9510F (206) 522-8344WWW.PACLAND.COMA-NNNNNNNAAANNNNNNN
C:LUA:PR:NE 1/4 OF S 32, T 23 N, R 5 E, W.M.PRELIMINARYNOT FOR CONSTRUCTIONKnow what'sbelow.before you dig.CallR
0"
1ST FLOOR
28' - 0"
MAX HEIGHT
-4' - 0"
CITY SIDEWALK
GREY STONE VENEER
TAN METAL FASCIA
WOOD GRAIN
PANEL SIDING
GREY METAL SIDING
SIGN PER OWNER (SEPERATE PERMIT)
CANOPY W/
SIGNAGE BY OWNER
VERTICAL DECORATIVE METAL
TRELLIS. PAINTED BROWN
DOWNSPOUT
DOWNSPOUT
DOWNSPOUT DOWNSPOUT
CANOPY CANOPY
CANOPY1 1/2" / 12"1 1/2" / 12"SIGN PER OWNER
(SEPERATE PERMIT)
FUTURE SOLAR PANELS
BY OWNER
CORRUGATED METAL ROOFING
ON CANOPY. PAINTED BROWN,
TYP.METAL CAP
METAL CAP
EXTERIOR SCONCE LIGHT, TYP.TYP.7'-0"WALL MOUNTED CANOPY
DOWN LIGHTS, TYP.
EXTERIOR CAN LIGHTS IN
SOFFIT ABOVE WALKWAY
FUTURE SOLAR PANELS
BY OWNER
DECORATIVE STEEL TRELLIS
24'-5"
19'-2"
DOWNSPOUT
BEYOND
TYP.
4'-6"
6" GUTTER
8' - 0"
BOTTOM OF CANOPY
9' - 0"
BTM. OF CANOPY
13' - 0"
MEZZANINE ROOF
17' - 3 1/2"
SCREEN WALL
TAN METAL FASCIA
FLASHING,TYP.
6" GUTTER
GREY METAL SIDING
FROSTED GLAZING, TYP.
STANDING SEAM TAN
METAL ROOF
0"
1ST FLOOR
28' - 0"
MAX HEIGHT
-4' - 0"
CITY SIDEWALK
CANTILEVERED METAL
CANOPY PAINTED BROWN,
TYP.
GREY STONE VENEER,
TYP.
ROOF EDGE, STANDING SEAM
TAN METAL ROOF
WOOD GRAIN PANEL
SIDING
GREY METAL SIDING
CANOPY
DOWNSPOUT
STONE CAP, TYP.
SIGN PER OWNER
(SEPERATE PERMIT)
1 1/2"
12"
COVERED PEDESTRIAN
WALKWAY
CORRUGATED METAL
ROOFING ON CANOPY.
PAINTED BROWN, TYP.
METAL CAP
EXTERIOR SCONCE
LIGHT, TYP.
ROOF CRICKET
SIGN PER OWNER
TYP.7'-0"WALL MOUNTED CANOPY DOWN
LIGHTS, TYP.
8' - 0"
BOTTOM OF CANOPY
TAN METAL FASCIA
PRIMARY ENTRANCE
TOWER
4'-0" 32'-0"8'-0" 9'-4" 4'-0" 6'-0" 2'-0"
65'-4"
9' - 0"
BTM. OF CANOPY
FLASHING,
TYP.
6" GUTTER
FROSTED GLAZING, TYP.4'-0"4'-0"GROUND LEVEL
WALL AREA
SHEET NUMBER:
SHEET NAME:
JOB NUMBER:
DRAWN:
CHECKED:
DATE:
SEAL:NOT FOR CONSTRUCTIONPRELIMINARYPROJECT DEVELOPER: BENCHMARK DEVELOPMENT COMPANYMARK A. SANDLER5020 141ST AVE SEBELLEVUE, WA 98006P: 425-747-8055E: MARK_SANDLER@COMCAST.NETA4.1
SCHEMATIC DESIGN
EXTERIOR
ELEVATIONS
1703Renton Dental Arts17816 108th Ave. SERenton, WA 98055JML
FWHN
05/15/2017
SCALE: 3/16" = 1'-0"1 SOUTH ELEVATION
SCALE: 3/16" = 1'-0"2 108TH AVE. SE ELEVATION (WEST)
0 1 10 2025
0 1 10 2025
REVISIONSBUILDING GLAZING REQUIREMENT (RMC)
MINIMUM FACADE GLAZING REQUIRED = 50% OF BUILDING FRONTAGE BETWEEN 4'-8' ELEV.
WEST:
GROUND LEVEL TOTAL WALL AREA: 261.4 SF (50% = 130.7 SF)
GROUND LEVEL TRANSPARENCY: 167.0 SF OR 63.9% - COMPLIES
BUILDING CANOPY LENGTH REQUIREMENT (RMC)
WEST (108TH AVE. SE/ SIDEWALK FRONTAGE):
GROUND LEVEL TOTAL WALL LENGTH: 65'-4" (49'-0 = 75%)
GROUND LEVEL CANOPY OVERHANG LENGTH: 53'- 9 1/4" OR 82.3% - COMPLIES
0"
1ST FLOOR
28' - 0"
MAX HEIGHT
-4' - 0"
CITY SIDEWALK
CANTILEVERED CANOPY.
PAINTED BROWN, TYP.
GREY STONE VENEER
FACIA & STANDING SEAM TAN
METAL ROOFWOOD GRAIN
PANEL SIDING
GREY METAL
SIDING
GREY METAL SIDING
1 1/2" / 12"CANOPY CANOPY CANOPY
TRIM TO MATCH CANOPY, TYP.
STANDING SEAM TAN
METAL ROOF
METAL CAP
CORRUGATED METAL
ROOFING ON CANOPY.
PAINTED BROWN, TYP.
EXTERIOR SCONCE
LIGHT, TYP.TYP.7'-0"9' - 0"
BTM. OF CANOPY
13' - 0"
MEZZANINE ROOF
17' - 3 1/2"
SCREEN WALL
DOUNSPOUT
SCUPPER
FACIA & STANDING SEAM TAN
METAL ROOF
FLASHINGFLASHING, TYP.
0"
1ST FLOOR
-4' - 0"
CITY SIDEWALK
CANTILEVERED
CANOPY. PAINTED
BROWN, TYP.
GREY STONE VENEER
FACIA & STANDING
SEAM TAN METAL ROOFWOOD GRAIN
PANEL SIDING
1 1/2"
12"
CANOPY
TRIM TO MATCH
CANOPY, TYP.
CORRUGATED METAL
ROOFING ON CANOPY.
PAINTED BROWN, TYP.
GREY METAL
SIDING
9' - 0"
BTM. OF CANOPY
FLASHING, TYP.
0"
1ST FLOOR
28' - 0"
MAX HEIGHT
-4' - 0"
CITY SIDEWALK
1 1/2"
12"
1 1/2"
12"
MECHANICAL UNITS PER
MECHANICAL, TYP.
NEW FOUNDATION NEW SLAB ON GRADE
VESTIBULE
EXTERIOR MECHANICAL
9' - 0"
BTM. OF CANOPY
13' - 0"
MEZZANINE ROOF 1/4"/12" SLOPE
17' - 3 1/2"
SCREEN WALL
RENTON
DENTAL ARTS FIRECLG.9'-6"GIRDER TRUSS
SLOPED PAN JOIST RIGID INSULATION
ON STEEL DECKING DOWNSPOUT
4'-6"
4'-6"
FLASHING
CANOPY
BEYOND
SHEET NUMBER:
SHEET NAME:
JOB NUMBER:
DRAWN:
CHECKED:
DATE:
SEAL:NOT FOR CONSTRUCTIONPRELIMINARYPROJECT DEVELOPER: BENCHMARK DEVELOPMENT COMPANYMARK A. SANDLER5020 141ST AVE SEBELLEVUE, WA 98006P: 425-747-8055E: MARK_SANDLER@COMCAST.NETA4.2
SCHEMATIC DESIGN
EXTERIOR
ELEVATIONS &
SECTION
1703Renton Dental Arts17816 108th Ave. SERenton, WA 98055JML
FWHN
05/15/2017
3/16" = 1'-0"1 NORTH ELEVATION
3/16" = 1'-0"2 109TH AVE. SE ELEVATION (EAST)
0 1 10 2025
0 1 10 2025
REVISIONS
0 1 10 2025
3/16" = 1'-0"3 SECTION
0"
1ST FLOOR
28' - 0"
MAX HEIGHT
-4' - 0"
CITY SIDEWALK 1 1/2" / 12"1 1/2" / 12"12'-0"8' - 0"
BOTTOM OF CANOPY
9' - 0"
BTM. OF CANOPY
13' - 0"
MEZZANINE ROOF
17' - 3 1/2"
SCREEN WALL
SECONDARY BUILDING
ENTRANCE TOWER
PRIMARY BUILDING &
SITE ENTRANCE TOWER
0"
1ST FLOOR
28' - 0"
MAX HEIGHT
-4' - 0"
CITY SIDEWALK
1 1/2"
12"
8' - 0"
BOTTOM OF CANOPY9' - 0"
BTM. OF CANOPY
13' - 0"
MEZZANINE ROOF
17' - 3 1/2"
SCREEN WALL
PRIMARY BUILDING & SITE
ENTRANCE TOWER
TAN METAL
GREY METAL
BROWN PAINT
WOOD GRAIN
PANEL
GREY STONE
VENEER
SHEET NUMBER:
SHEET NAME:
JOB NUMBER:
DRAWN:
CHECKED:
DATE:
SEAL:NOT FOR CONSTRUCTIONPRELIMINARYA4.1.1
SCHEMATIC DESIGN
COLOR
EXTERIOR
ELEVATIONS
1703Renton Dental Arts17816 108th Ave. SERenton, WA 98055BMW
FWHN
05/15/2017
REVISIONS
SCALE: 3/16" = 1'-0"1 SOUTH ELEVATION
SCALE: 3/16" = 1'-0"2 108TH AVE. SE ELEVATION (WEST)
0 1 10 2025
0 1 10 2025
0"
1ST FLOOR
28' - 0"
MAX HEIGHT
-4' - 0"
CITY SIDEWALK
9' - 0"
BTM. OF CANOPY
13' - 0"
MEZZANINE ROOF
17' - 3 1/2"
SCREEN WALL
SERVICE ENTRANCE REAR ENTRANCE1 1/2" / 12"0"
1ST FLOOR
-4' - 0"
CITY SIDEWALK
9' - 0"
BTM. OF CANOPY
13' - 0"
MEZZANINE ROOF
1 1/2"
12"
1 1/2"
12"
SHEET NUMBER:
SHEET NAME:
JOB NUMBER:
DRAWN:
CHECKED:
DATE:
SEAL:NOT FOR CONSTRUCTIONPRELIMINARYA4.2.1
SCHEMATIC DESIGN
COLOR
EXTERIOR
ELEVATIONS
1703Renton Dental Arts17816 108th Ave. SERenton, WA 98055BMW
FWHN
05/15/2017
REVISIONS
SCALE: 3/16" = 1'-0"1 NORTH ELEVATION
SCALE: 3/16" = 1'-0"2 109TH AVE. SE ELEVATION (EAST)
0 1 10 2025
0 1 10 2025
FIRE & EMERGENCY SERVICES DEPARTMENT
M E M O R A N D U M
DATE:June 5, 2017
TO:Jill Ding, Associate Planner
FROM:Corey Thomas, Plans Review Inspector
SUBJECT:Dental Arts/Wendy remodel to office building
Environmental Impact Comments:
1. The fire impact fees are currently applicable at the rate of $1.26 per
square foot of additional medical/dental office space. Fees are paid at
time of building permit issuance.
Code Related Comments:
1. An approved fire alarm and fire sprinkler systems are required to be
extended into the proposed additions and throughout the entire existing
building. Separate plans and permits are required to be submitted to the
Renton Fire Department for review and permitting. Alarm systems are
required to be fully automatic and manual systems and fully addressable.
Direct outside door required to the fire sprinkler riser room. Threshold for
fire alarm systems is 3,000 square feet or greater. Thresholds for fire
sprinkler systems are 5,000 square feet or greater and any building that
has four or more non-ambulatory patients.
2. Fire department apparatus access roadways are adequate as
they exist.
3. There are three existing hydrants within 300-feet of the proposed
building that up to code. One new fire hydrant shall be installed within
50-feet of the fire department connection to the fire sprinkler system. A
water availability certificate is required from Soos Creek Water District to
confirm the required fire flow of 1,500 gpm is available at this site.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:June 6, 2017
TO:Jill Ding, Planner
FROM:Brianne Bannwarth, Development Engineering Manager
SUBJECT:Utility and Transportation Comments for Renton Dental Art
17816 108th Ave SE
LUA 17-000289
I have reviewed the application for the Renton Dental Art at 17816 108th Ave SE (APN(‘s) PID #('s)) and
have the following comments:
EXISTING CONDITIONS
The site is approximately 0.90 acres in size and is rectangular in shape. The site currently contains and
existing single story Dairy Queen Fast-food Restaurant and associated parking lot area.
Water Water service is provided by Soos Creek Water and Sewer District The site is located outside of
an Aquifer Protection Area.
Sewer Wastewater service is provided by Soos Creek Water and Sewer District
Storm There is an existing storm drainage system in 108th Ave SE (SR-515). The existing property
contains a series of private stormwater facilities, which includes a private detention tank which
discharges into the public conveyance system in 108th Ave SE.
Streets 108th Ave SE is a Principal Arterial Street with an existing right of way (ROW) width of 95-ft as
measured using the King County Assessor’s Map. Existing frontage improvements consist of a
0.5-ft curb and a 5-ft sidewalk.
109th Ave SE is a Residential Street with an existing right of way (ROW) width of 30-ft as
measured using the King County Assessor’s Map. No frontage improvements are installed along
109th Ave SE.
Renton Dental Art – LUA17-000289
Page 2 of 4
CODE REQUIREMENTS
WATER
1. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer
District. The water availability certificate should include the information that the fire flow
requirement of the Renton Fire Department for this project is available. A copy of the approved
water plan from Soos Creek Water and Sewer District shall be provided to the City prior to
approval of the Civil Construction Permit.
SEWER
1. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer
District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be
provided to the City prior to approval of the Civil Construction Permit.
SURFACE WATER
1. A geotechnical report, dated April 11, 2017, completed by Geotech Consultants, Inc for the site
has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion
control measures will need to be in place prior to starting grading activities on the site. The report
discusses the soil and groundwater characteristics of the site provide recommendations for
project design and construction. Geotechnical recommendations presented need to be address
within the project plans.
a. An infiltration test on site shall be performed in accordance with Section 5.2.1 of the
RSWDM as the project proposes to use the Low Impact Development Performance
Standard identified in Section 1.2.9.1.B.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated May 2017, was
submitted by PacLand with the Land Use Application. Based on the City of Renton’s flow control
map, the site falls within the Flow Control Duration Standard area matching Forested Site
Conditions and is within the Black River Drainage Basin. The development is subject to Full
Drainage Review in accordance with the 2017 City of Renton Surface Water Design Manual
(RSWDM). All core requirements and the six special requirements are discussed in the Technical
Information Report. The following stormwater improvements are required and shall be discussed
within the TIR:
a. Applicant shall submit an updated Bond Quantity Worksheet using the City of Renton’s
worksheet with the revised TIR to be submitted with the Civil Construction Permit
Application.
3.The development is required to provide enhanced water quality treatment prior to discharge.
Project water quality treatment will consist of conveyance to a Modular Wetland System
preceding the proposed detention system prior to connection to the existing 24-inch concrete
stormwater main located in 108th Ave SE.
a. Presettling shall be provided per Section 6.5.1 of the 2017 RSWDM.
4. Any proposed detention and/or water quality vault shall be designed in accordance with the
RSWDM that is current at the time of construction permit application. Separate structural plans
will be required to be submitted for review and approval under a separate building permit for the
detention and/or water quality vault.
Renton Dental Art – LUA17-000289
Page 3 of 4
a. The use of the proposed Oldcastle StormCapture detention vaults requires the applicant
to submit an adjustment request in accordance with Section 1.4.5 of the City
Amendments to the 2017 RSWDM as it does not meet the height requirements identified
in Section 5.1.3 of the RSWDM.
5. Appropriate On-BMPs will be required to help mitigate the new runoff created by this
development. The submitted application proposes to use the performance standard noted in
Section 1.2.9.1.B of the RSWDM in order to combine both the flow control requirement (Core
Requirement #3) and the On-site BMP requirement (Core Requirement #9) into one facility.
Performance Standards are the stormwater discharge shall match development durations to pre-
developed durations for the range of pre-developed discharge rates from 8% of the 2-year peak
flow to 50% of the 2-year peak flow. The final drainage plan and drainage report must be
submitted with the civil construction permit application.
a. Technical Information Report submitted with the civil construction permit application
shall provide facility sizing calculations showing that the performance standards have
been meet by the proposed facility. Preliminary drainage report only shows compliance
with 50% of the 2-year peak flow to 50% of the 2-year peak flow.
b. Implementation of the On-site BMPs shall be in accordance with 1.2.9.1.D.
6. Surface water system development fee is $0.641 per square foot of new impervious surface, but
not less than $1,608.00. This is payable prior to issuance of the civil construction permit.
TRANSPORTATION
1. The proposed development fronts 108th Ave SE (SR-515) along the west property lines. 108th Ave
SE is classified as a Principal Arterial Road. Existing right-of-way width in 108th Ave SE is
approximately 95 feet. 108th Ave SE (SR 515) is classified as Principal Arterial. Minimum right-of-
way for this street designation is 113 ft. To meet the City’s complete street standards, street
improvements including a pavement width of 76-feet, a 0.5-foot curb, an 8-foot planting strip
behind the curb, an 8-foot sidewalk (shared pedestrian/bicycle), street trees and street lighting
will be required. To build this street section, dedication of 9-feet of right-of-way fronting the site
will be required for future road widening. Applicant wishes to request a modification from street
improvements to retain the existing curb and gutter location along 108th Ave SE. The modification
review will be discussed under separate cover.
2. Existing right-of-way width in 109th Ave SE is approximately 33 feet. 109th Ave SE is classified as a
residential access road. Minimum right-of-way for this street designation is 53 feet. To meet the
City’s complete street standards, street improvements including a pavement width of 20-feet, a
6-foot parking lane on one side, a 0.5-foot curb, an 8-foot planter strip, a 5-foot sidewalk, street
trees and street lighting will be required to be constructed in the right-of-way fronting the site
per City code 4-6-060. To build this street section, dedication of 10-feet of right-of-way fronting
the site will be required for future road widening. Applicant wishes to request a modification from
street improvements to retain the existing frontage improvements along 109th Ave SE. The
modification review will be discussed under separate cover.
3. Parking lot construction shall be in accordance with City code 4-4-80G and the recommendations
outlined in the provided Geotechnical Report.
4. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
5. A traffic analysis dated May 2, 2017, was provided by Jake Traffic Engineering, Inc. The site
generated traffic volumes were calculated using data from the Institute of Transportation
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Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided,
the proposed development would average decrease of 1,020 net new daily vehicle trips. Weekday
peak hour AM trips would generate a reduction of 81 new vehicle trips. Weekday peak hour PM
trips would generate a reduction of 50 net new vehicle trips. As detailed in the report the
proposed project is not expected to lower the levels of service of the surrounding intersections
included in the traffic study. The proposed development is expected to generate less than 20 net
new vehicle trips during the AM and PM peak hours therefore a Traffic Impact Analysis is not
warranted.
6. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.1 and 104.2.
a. The maximum width of any driveway shall not exceed 30-feet.
b. Driveways shall be located a minimum of 5-feet from property lines.
c. Maximum driveway slope is 8%.
7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay
Requirements.
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 civil construction permits for utility and street improvements will require separate plan
submittals. All civil 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.