HomeMy WebLinkAboutC_ERC_Determination Mitigation Measures_170629DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
DETERMINATION OF NON-SIGNIFICANCE
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER: LUA17-000289, ECF, MOD, SA-H
APPLICANT: Franklin Ng, Architectural Werks, Inc., 11416 9th Avenue
NE, Suite 200, Kirkland, WA 98033
PROJECT NAME: Renton Dental Arts
PROJECT DESCRIPTION: 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 Wendy's
building would be removed from the project site. No critical areas are mapped on the project
site.
PROJECT LOCATION: 17816 108th Avenue SE (Parcel No. 322305-9054)
LEAD AGENCY: The City of Renton
Department of Community & Economic Development
Planning Division
MITIGATION MEASURES:
None recommended.
ADIVISORY NOTES:
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 actions.
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
Renton Dental Art – LUA17-000289
Page 4 of 4
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.