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ERC_Determination_Agency_Ltr_200127
Enclosure cc: King County Wastewater Treatment Division Larry Fisher, WDFW Ramin Pazooki, WSDOT, NW Region Boyd Powers, Department of Natural Resources Andy Swayne, Puget Sound Energy US Army Corp. of Engineers Karen Walter, Fisheries, Muckleshoot Indian Tribe John Greene, King County Transit Wendy Weiker, Puget Sound Energy Laura Murphy, Muckleshoot Cultural Resources Minnie Dhaliwal, City of Tukwila Jailaine Madura, Seattle Public Utilities Matthew Feldmeyer, Renton School District Misty Blair, Department of Ecology US Army Corp. of Engineers Brantley Bain, Renton School District Duwamish Tribal Office Boyd Powers, Dept. of Natural Resources Jim Ishimaru, King County Transportation Steve Osguthorpe, City of Newcastle KC Dept. of Permitting and Environmental Review Stephanie Jolivette, Office of Archaeology & Historic Preservation January 27, 2020 Washington State Department of Ecology Environmental Review Section PO Box 47703 Olympia, WA 98504-7703 Subject: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION Transmitted herewith is a copy of the Environmental Determination for the following project reviewed by the Environmental Review Committee (ERC) on January 27, 2020: SEPA DETERMINATION: Determination of Non-Significance (DNS) PROJECT NAME: Duvall & 17th LLC Dental Office PROJECT NUMBER: PR19-000471 / LUA19-000300 Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 10, 2020, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. Please refer to the enclosed Notice of Environmental Determination for complete details. If you have questions, please call me at (425) 430-6598. For the Environmental Review Committee, Jill Ding Senior Planner DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT Planning Division 1055 South Grady Way, 6th Floor | Renton, WA 98057 | 425-430-7200, ext. 2 www.rentonwa.gov PLEASE FOLLOW THE DOCUMENT CENTER LINK TO SEE ASSOCIATED PROJECT DOCUMENTS. IF YOU NEED ADDITIONAL ASSISTANCE YOU MAY CONTACT THE CITY OF RENTON, DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200, EXT. 2. DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION. OF ENVIRONMENTAL DETERMINATION ISSUANCE OF A DETERMINATION OF NON-SIGNIFICANCE (DNS) POSTED TO NOTIFY INTERESTED PERSONS OF AN ENVIRONMENTAL ACTION DNS: THE CITY OF RENTON ENVIRONMENTAL REVIEW COMMITTEE (ERC) HAS DETERMINED THAT THE PROPOSED ACTION DOES NOT HAVE A SIGNIFICANT ADVERSE IMPACT ON THE ENVIRONMENT. DATE OF NOTICE OF ENVIRONMENTAL DETERMINATION: January 27, 2020 PROJECT NAME/NUMBER: PR19-000471 Duvall & 17th LLC Dental Office / LUA19- 000300 PROJECT LOCATION: 1625 Duvall Ave NE (APN 5169700129) APPLICANT/PROJECT CONTACT PERSON: Ben Hruska, Broderick Architects/55 S Atlantic St #301, Seattle, WA 98112 / ben@broderickarchitects.com LOCATION WHERE APPLICATION MAY BE REVIEWED: Applicant documents are available online through the City of Renton Document Center website. See also http://bit.ly/2Ls5ke3 PROJECT DESCRIPTION: The applicant is requesting Site Plan Review, Environmental (SEPA) Review, two street standards Modifications, and a refuse and recycling Modification for the construction of a 5,463 square foot medical/dental office with underground parking for 13 vehicles. The net area of proposed medical/dental office would total approximately 3,000 square feet. The project site totals 8,417 square feet and is located within the Commercial Arterial (CA) zoning designation and Urban Design District D. An existing office building is proposed for removal. Access to the site is proposed via driveway access off of NE 17th St. Frontage improvements including curb and gutter, a landscape strip and sidewalk are proposed along the site's Duvall Ave NE and NE 17th St street frontages. A modification to the street standards has been requested along the site's NE 17th Street frontage to relocated 3 feet of the 8-foot wide landscape strip required between the curb and sidewalk to the back of sidewalk. The requested street modification would allow for a 3-foot landscape buffer between the sidewalk and proposed building. The other street standards modification requests to retain the existing curb line along Duvall Ave NE. The requested refuse and recycling modification would reduce the required enclosure width from 12 feet to 9 feet and the height from 11 feet to 7 feet 10 inches. Sensitive Slopes are mapped on the project site. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on February 10, 2020, together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by City of RMC 4-8-110 and information regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLIC HEARING: A public hearing is tentatively scheduled for February 11, 2020 at 10:00 AM before the Renton Hearing Examiner in Renton Council Chambers on the 7th floor of Renton City Hall, located at 1055 South Grady Way. If the Environmental Determination is appealed, the appeal will be heard as part of this public hearing. CONTACT PERSON: Jill Ding, Senior Planner; Tel: (425) 430-6598; Email: jding@rentonwa.gov NOTICE DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE(DNS)PROJECTNUMBER:PR9-000471/LUA19-000300APPLICANT:BenHtuska,BroderickArchitects/55SAtlanticSt#301,Seattle,WA98112PROJECTNAME:DuvalI&17thLLCDentalOfficePROJECTDESCRIPTION:TheapplicantisrequestingSitePlanReview,Environmental(SEPA)Review,twostreetstandardsModifications,andarefuseandrecyclingModificationfortheconstructionofa5,463squarefootmedical/dentalofficewithundergroundparkingfor13vehicles.Thenetareaofproposedmedical/dentalofficewouldtotalapproximately3,000squarefeet.Theprojectsitetotals8,417squarefeetandislocatedwithintheCommercialArterial(CA)zoningdesignationandUrbanDesignDistrictD.Anexistingofficebuildingisproposedforremoval.AccesstothesiteisproposedviadrivewayaccessoffofNE17thSt.Frontageimprovementsincludingcurbandgutter,alandscapestripandsidewalkareproposedalongthesite’sDuvallAveNEandNE17thStstreetfrontages.Amodificationtothestreetstandardshasbeenrequestedalongthesite’sNE17thStreetfrontagetorelocated3feetofthe8-footwidelandscapestriprequiredbetweenthecurbandsidewalktothebackofsidewalk.Therequestedstreetmodificationwouldallowfora3-footlandscapebufferbetweenthesidewalkandproposedbuilding.TheotherstreetstandardsmodificationrequeststoretaintheexistingcurblinealongDuvallAveNE.Therequestedrefuseandrecyclingmodificationwouldreducetherequiredenclosurewidthfrom12feetto9feetandtheheightfrom11feetto7feet10inches.SensitiveSlopesaremappedontheprojectsite.PROJECTLOCATION:1625DuvalIAveNE(APN5169700129)LEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(EIS)isnotrequiredunderRCW43.21C.030(2)(c).ThisDeterminationofNon-SignificanceisissuedunderWAC197-11-340.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onFebruary10,2020.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.DATEOFDECISION:January27,2020_____________________________________01/27/2020____________________________________________________GreggZimmerman,AdministratorDatePublicWorksDepartmentC-_Laa-i01/27/2020_______KellyBeymer,Administrator\..JDateCommunityServicesDepartmentSIGNATURES:LU111/-101/27/2020RickMjAarshall,AdministratorDate\-‘RentonRegionalFireAuthorityA1/27/2020C.E.Vincent,AdministratorDateDepartmentOfCommunity&EconomicDevelopment DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC_Report_Duvall_ Dental_Office Edit ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC Meeting Date: January 27, 2020 Project File Number: PR19-000471 Project Name: Duvall and 17th LLC Dental Office Land Use File Number: LUA19-000300, SA-A, ECF, MOD Project Manager: Jill Ding, Senior Planner Owner: Duvall & 17th LLC, 4111 E Madison St, Suite 438, Seattle, WA 98112 Applicant/Contact: Ben Hruska, Broderick Architects, 55 S Atlantic St, suite 301, Seattle, WA 98134 Project Location: 1625 Duvall Ave NE, Renton, WA, 98059 Project Summary: The applicant is requesting administrative Site Plan Review, Environmental (SEPA) Review, two street standards Modifications, and a refuse and recycling Modification for the construction of a 5,463 square foot medical/dental office with underground parking for 13 vehicles. The net area of proposed medical/dental office would total approximately 3,000 square feet. The project site totals 8,417 square feet and is located within the Commercial Arterial (CA) zoning designation and Urban Design District D. An existing office building is proposed for removal. Access to the site is proposed via driveway access off of NE 17th St. Frontage improvements including curb and gutter, a landscape strip and sidewalk are proposed along the site's Duvall Ave NE and NE 17th St street frontages. A modification to the street standards has been requested along the site's NE 17th Street frontage to relocate 3 feet of the 8-foot wide landscape strip required between the curb and sidewalk to the back of sidewalk. The requested street modification would allow for a 3-foot landscape buffer between the sidewalk and proposed building. The other street standards modification requests to retain the existing curb line along Duvall Ave NE. The requested refuse and recycling modification would reduce the required enclosure width from 12 feet to 9 feet and the height from 11 feet to 7 feet 10 inches. Sensitive Slopes are mapped on the project site. Exist. Bldg. Area SF: N/A Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 2,982 5,463 Site Area: 8,417 Total Building Area GSF: 5,463 STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Environmental Review Committee LUA19-000300, SA-A, ECF, MOD Report of January 27, 2020 Page 2 of 4 ERC_Report_Duvall_ Dental_Office Edit 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. Exhibits Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Rendering Exhibit 5: Geotech Report, prepared by Associated Earth Sciences, Inc., dated March 8, 2018 Exhibit 6: Technical Information Report, prepared by Terra Forma Design Group, dated October 7, 2019 Exhibit 7: Trip Generation Memo, prepared by Transportation Engineering Northwest, dated October 15, 2019 Exhibit 8: Drainage Control Plan Exhibit 9: Generalized Utility Plan Exhibit 10: Advisory Notes Exhibit 11: Transportation Concurrency C. 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: The applicant submitted a Geotech Report, prepared by Associated Earth Sciences, Inc., dated March 8, 2018 (Exhibit 5) with the project application materials. The subject property is currently developed with an existing residence, which was converted to an office. The topography of the project site is relatively flat, except where there are some slopes along the north and east portions of the project site. A modular block retaining wall with a maximum height of 6 feet is located along the east property line. The modular block wall extends around the northeastern corner of the property where it abuts an existing 6-foot high rockery. Twin ecology block retaining walls with a height of 8 feet, are also located along the southern property line where there is a grade change between the project site and the property to the south. Between the two ecology block walls there is a cast in place concrete retaining wall with a maximum height of 11-12 feet. The total relief across the project site is approximately 7 feet. Approximately 2,423 cubic yards of material would be removed from the project site during project construction. The central portion of the site would be excavated for the construction of the building and underground parking area. The grades along the east and north portion of the site would be lowered to near street level. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Environmental Review Committee LUA19-000300, SA-A, ECF, MOD Report of January 27, 2020 Page 3 of 4 ERC_Report_Duvall_ Dental_Office Edit Three test borings were conducted on the project site to depths of 2.5 to 5 feet. The sediments generally consisted of medium dense to very dense, granular glacial sediments. The natural sediments were overlain in places with fill. The report concludes that the onsite soils are suitable for the proposed development. Recommendations were provided for site development, including site preparation and fill, foundations, lateral wall pressures, floor support, drainage, storm water infiltration, and project design and construction monitoring. It is anticipated that the City’s clearing and grading regulations would adequately mitigate any construction related earth impacts, therefore no further mitigation is recommended. Mitigation Measures: None recommended. Nexus: N/A 2. Water a. Storm Water Impacts: The applicant submitted a Technical Information Report (TIR), prepared by Terra Forma Design Group, dated October 7, 2019 (Exhibit 6). Onsite vegetation consists of lawn and a couple non-significant trees. The existing surface water runoff generally sheet flows towards NE 17th Street. There are currently no onsite drainage facilities. The existing onsite impervious area totals 2,820 sf. Based on the City of Renton’s flow control map, the site falls within the City’s Flow Control Duration Standard Matching Forested Site Conditions and is within the May Creek Drainage Basin. The project is subject to a Full Drainage review in accordance with the 2017 City of Renton Surface Water Design Manual (RSWDM). The TIR (Exhibit 6) discusses all 9 core requirements and all 6 special requirements. The proposed project would result in a total of new and replaced impervious area of 5,587 square feet, with 2,767 square feet of new impervious area and 1,609 square feet of onsite pollution generated impervious area. According to the submitted TIR, the proposal would result in a 0.12 CFS, which would exempt the project from providing a flow control facility. As the proposal would result in less than 5,000 square feet of pollution generating impervious surface, the proposal would be exempt from providing a water quality facility. The proposed drainage system would consist of underground stormwater drains, which would predominately discharge to the existing storm system in NE 17th Street The project proposal would be required to comply with the 2017 City of Renton Surface Water Design Manual. It is anticipated that the City’s adopted storm water regulations would adequately mitigate new surface water impacts. Mitigation Measures: None recommended. Nexus: N/A 3. Transportation Impacts: The applicant submitted a Trip Generation Memo, prepared by Transportation Engineering Northwest, dated October 15, 2019 (Exhibit 7). According to the memo, the project proposal would generate 11 new weekday trips with one new AM peak hour trip and one new PM peak hour trip. As the proposal would generate fewer than 20 new AM or PM peak hour trips, a formal traffic study was not required. It is anticipated that the payment of required transportation impact fees would mitigate for new trips generated by the project proposal, therefore no further mitigation is recommended. Mitigation Measures: None recommended. City of Renton Department of Community & Economic Development Duvall and 17th LLC Dental Office Staff Report to the Environmental Review Committee LUA19-000300, SA-A, ECF, MOD Report of January 27, 2020 Page 4 of 4 ERC_Report_Duvall_ Dental_Office Edit Nexus: N/A D. 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 February 10, 2020. 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. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Duvall and 17th LLC Dental Office Land Use File Number: LUA19-000300, SA-A, ECF, MOD Date of Meeting January 27, 2020 Staff Contact Jill Ding Senior Planner Project Contact/Applicant Ben Hruska Broderick Architects 55 S Atlantic St, suite 301, Seattle, WA 98134 Project Location 1625 Duvall Ave NE, Renton, WA, 98059 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Site Plan Exhibit 3: Landscape Plan Exhibit 4: Rendering Exhibit 5: Geotech Report, prepared by Associated Earth Sciences, Inc., dated March 8, 2018 Exhibit 6: Technical Information Report, prepared by Terra Forma Design Group, dated October 7, 2019 Exhibit 7: Trip Generation Memo, prepared by Transportation Engineering Northwest, dated October 15, 2019 Exhibit 8: Drainage Control Plan Exhibit 9: Generalized Utility Plan Exhibit 10: Advisory Notes Exhibit 11: Transportation Concurrency NO. DATE DESCRIPTIONA1.0DUVALL AVE NE OFFICE BUILDINGFOR JERROLD BAILETSITE PLANTHIS DOCUMENT REPRESENTS A PROPRIETARY DESIGN OWNED BY THE ARCHITECT AND SHALL NOT BE USED ON OTHER PROJECTS OR ADDITIONS TO THIS PROJECT OR FOR COMPLETION OF THIS PROJECT BY OTHERS EXCEPT BY PRIOR ARRANGEMENT IN WIRTING COPYRIGHT © 10/13/10 BY BRODERICK ARCHITECTS, PLLC1625 DUVALL AVE NE • RENTON, WA 98059SCHEMATIC DESIGN 11/21/1917.033 Plot Date: 11/21/19 3:58 PM Ben 15.002 Duvall Ave NE Office Building AC21.pln424422424 4 2 6 UP1VAN234COMPACT5COMPACT678COMPACT9COMPACT1011121320.0'20.0'15' PARTIALLY SIGHT OBSCURING LANDSCAPED VISUAL BARRIER (WEST PROPERTY LINE, PROVIDED IN ADDITION TO ELEVATED GRADES & SCREEN WALLS) 10' STREET FRONTAGE LANDSCAPING BUFFER, INCLUDES STREET TREES (NORTH & EAST STREET FRONTAGES) 10' PERIMETER PARKING LOT LANDSCAPING BUFFER (PROVIDED IN ADDITION TO BERMS AND SCREEN WALLS) PERVIOUS AREAS TO BE LANDSCAPED N E 17 T H S T DUVALL AVE NELANDSCAPED BERM LANDSCAPED AREA ALONG WEST PROP. LINE, W/ ELEVATED FIN. GRADE 4' TO 8' ABV. PARKING RESIDENTIAL LOT COMMERCIAL LOT SCREEN WALL W/ CMU (TO MATCH BUILDING) & TRELLIS LEGEND: PARKING LOT W/ BUILDING ABV. LANDSCAPED BERM PROP. LINE, TYP. CMU SCREEN WALL W/ TRELLIS TRASH ENCL. CLEAR VISION AREA UP LOT AREA: 8,388 SF UP6' DEDICATION AREA: 455 SF N E 17 T H S T DUVALL AVE NEGRADE PLANE CALCULATIONS NORTH: (424.3 + 422.5) ÷ 2 = 423.40 EAST: (422.5 + 423.7) ÷ 2 = 423.10 SOUTH: (423.7 + 426.2) ÷ 2 = 424.95 WEST: (426.2 + 424.3) ÷ 2 = 425.25 1696.70 ÷4 GRADE PLANE (ELEV.) = 424.18 BOUNDING BOX FOR GRADE PLANE CALCS UP 6' LOT COVERAGE: 2,982 sq ft(CROSS-HATCHED) IMPERVIOUS AREA: 5587 SF (DARK SHADED) ELEV. 422.5' ELEV. 423.7'ELEV. 426.2' ELEV. 424.3'PROJECT DESCRIPTION: DUVALL AVE NE OFFICE BUILDING FOR JERROLD BAILET. NEW 3000 SF OFFICE BUILDIN OVER PARKING FOR 15 VEHICLES PARTIALLY COVERED BY THE BUILDING. THE PROJECT REPLACES A 2370 SF OFFICE BUILDING BUILT IN 1943. THE NEW BUILDING AND PARKING WILL BE SET INTO THE EXISTING GRADES SURROUNDED WITH CMU SCREEN WALLS. PROJECT ADDRESS: 1625 DUVALL AVE NE RENTON, WA 98059 PARCEL NUMBER: 516970-0129 LEGAL DESCRIPTION: MARSHALL JOS P TRS S 80 FT E OF LN BEG NXN OF N LN OF S 100 FT & W MGN 138TH AVE SE TH W 130 FT ALG N LN SD S 100 FT TO TPOB OF SD LN TH S 01-57-22 W TO S LN TR 12 LESS ST HWY LESS RD PER DEED 20070405000286 OWNER: JERROLD BAILET 4111 E. MADISION ST, SUITE 438 SEATTLE, WA 98112 206.909.5545 ARCHITECT: BRODERICK ARCHITECTS 55 S. ATLANTIC STREET, SUITE 301 SEATTLE, WA 98134 206.682.7525 206.682.7529 (F) CONTACT: BEN HRUSKA ben@broderickarchitects.com STRUCTURAL ENGINEER: PND ENGINEERS 1736 4TH AVE S SEATTLE, WA 98134 907.561.1011 CONTACT: JESSIE GOBELI PE, SE jgobeli@pndengineers.com.com CIVIL ENGINEER: TERRAFORMA DESIGN GROUP INC. 5027 51ST AVE SW SEATTLE, WA 98136 206.923.0590 CONTACT: PEDRO DEGUZMAN PE pedro@terraformadesigngroup.com TRAFFIC CONSULTANT: TENW 1140 SE 8th ST #200 BELLEVUE, WA 98004 425.466.7072 CONTACT: AMY WASSERMAN amy@tenw.com LANDSCAPE ARCHITECT: JAY MAGRUDER LANDSCAPE ARCHITECT 18 W. FULTON ST SEATTLE, WA 98119 206.818.3176 CONTACT: JAY MAGRUDER jaymagruder@aol.com (E) FH (E) FH (E) FH (E) FH (E) FH (E) FH (E) FH (E) FH (E) FH (E) FH (E) FH (E) FH SITE 1625 DUVALL AVE NE UP1VAN234COMPACT5COMPACT678COMPACT9COMPACT1011121328.9' 9.6' DEDICATION 15.0' SETBACK30.0' (1/2 OF 60' R.O.W.)10.0' UTIL.EASEMENT20.0' (E) R.O.W.51.5' (1/2 OF 103' MIN. R.O.W.) 6.8'BENCH0.18' ℄ OF R.O.W.℄ OF R.O.W.(E) RIP RAP RET. WALL (E) 5' SIDEWALKRPPA (N)WM TRANS- FORMER ROOF O.H.ROOF O.H.ROOF O.H.ROOF O.H.(E)WM (N) FDC REMOVE (E) CONC. BLOCK WALL REMOVE (E) RIP RAP WALL REMOVE (E) CONC. BLOCK WALL HATCHING INDICATES (N) ASPHALT PER CIVIL PLANS (N) CB (E) CB (E) CB (E) CB (E) SDMH (E) SDMH 130' TO (E) FH FROM THIS PT. 24' TO (E) FH FROM THIS PT. 229' TO (E) FH FROM THIS PT. (E) CONC. GEO-BLOCK WALL(E) CHAINLINK FENCE(E) CHAINLINK FENCE UP 8.5'1.5'8.2'8.2'1.5'8.5'8.5'1.6'5.9'11.0'1.3'9.5'8.6'7.9'1.8'8.2'1.5'8.5'8.5'1.5'8.5'8.5'20.0'24.0' 2-WAY DRIVE AISLE 17.7'15.0' SETBACK*15.0' SETBACK(ADJ. TO RESIDENTIAL) 6.0'24.0' 2-WAY DRIVEWAY 6.0'0.2'69.6'26.8'12.3'21.7'7.6'36.0' 15.7'18.8'26.4'17.2'10.8'1.8' 22.1' 11.3'80.0'15.0'56.2'32.3' +419.0' @ GARAGE, ENTRY LOBBY 42 0NEW CONCRETE PARKING AREA UNDER BUILDING HATCHING INDICATES EXTENTS OF BUILDING FOOTPRINT (PRINCIPAL ARTERIAL)DUVALL AVE NEN E 1 7 T H S T . BUILDING ENTRY ELEV. ELEV. MECH. WASTE/ RECYC. STOR N 88º06'25" W, 103.20'S 01º53'35" W, 80.0'N 88º06'25" W, 90.56'NEW 4' SIDEWALK(N) ADA CURB RAMP PER CIVIL PLANS 4 20 NEW CONTOUR, TYP. EXISTING CONTOUR TO BE RE-GRADED, TYP. LOW CMU WALL W/ CONC. CAP, TYP. BOTH SIDES OF ENTRYFORE COURT FEATURE PLANTING AREA LANDSCAPED BERM CMU RET. WALL W/ TRELLISCMU RET. WALL W/ TRELLISCMU RET. WALL W/ TRELLIS CMU SCREEN WALL CMU SCREEN WALL LANDSCAPED BERM LANDSCAPED AREA LANDSCAPED AREA NEW 8' W.PLANTING STRIPMECH. EXIST. CONC BLOCK WALL, RECONTOUR TOP TO STEP DOWN W/ NEW GRADES EXISTING BUILDING TO BE REMOVEDN 04º51'49" E, 69.48'NEW, ADJUSTED PROPERTY LINE AFTER R.O.W DEDICATION NEW 5' SIDEWALK R=25.0' A=7.89' D= 18º05'13" FEATURE PLANTING AREA N 4 4 º 0 8'5 7" W , 12.6 1' EXISTING PROPERTY LINE BEFORE R.O.W DEDICATION 420 420 NEW 5' SIDEWALK NEW 5' W. PLANTING STRIP NEW 5' W. PLANTING STRIP NEW 8' W. CONC.SIDEWALK(N) STREET LIGHT EXISTING CURB AND GUTTER NEW CURB AND GUTTER PER CIVIL PLANS LANDSCAPED BERM SETBACK LINE SETBACK LINE(N) ADA CURB RAMP PER CIVIL PLANS NEW 4' SIDEWALKREMOVE (E) RIP RAP WALL 424 422426 424 42 2 4 1 8 4 1 8 4 1 8 42 6 424 416422422422422 418 1" = 20' REQUIRED LANDSCAPING DESIGNATIONS 0 10'20'40'1" = 20' LOT COVERAGE, IMPERVIOUS, AVERAGE GRADE 0 10'20'40' PROJECT NOTES 1" =200' NEIGHBORHOOD 0 200'400'1/8" = 1'-0" SITE PLAN 0 4'8'16' JURISDICTION: CITY OF RENTON ZONING: CA URBAN DESIGN DISTRICT: D LOT AREA: ±8,388 SF (AFTER R.O.W. DEED) LOT COVERAGE: 75 % ALLOWABLE, 36% PROPOSED (2,982 SF) SETBACKS: • 15' ADJ. TO RESIDENTIAL (WEST) • 15' ON FRONT LOT & SECONDARY FRONT LOT (E & N) EXCEPTION REQUESTED AS PUBLIC ORIENTED SITE DESIGN • 0' ADJ. TO COMMERCIAL (SOUTH) BUILDING HEIGHT: 50 FEET ALLOWABLE, 24.16 FEET PROPOSED PRIMARY USE: 3000 SF OFFICE (353 SF GRND FLR + 2647 SF UPPER FLR) PARKING: 13 STALLS REQUIRED, 13 STALLS PROPOSED 2925 SF OFFICE @ 4.5 STALLS / 1000 SF 90º STALL SIZES: TYPE DEPTH WIDTH # PROVIDED FULL SIZE - STRUCTURED PRKG 16'-0" 8'-4" 9 COMPACT (50% MAX.) 15'-0" 7'-6" 4 WASTE & RECYCLING: NOT ALLOWED IN SETBACKS OR WITHIN 50' OF RESIDENTIALLY ZONED PROPERTY. COLLECTION POINTS CAN'T OBSTRUCT PED./VEH. TRAFFIC OR PROJECT INTO R.O.W., SCREENING CONSISTENT W/ PRIMARY STRUCTURE, 6' TALL SCREENING REQ'D, SIZE TO ENCLOSE CONTAINERS W/ EASY ACCESS, FULL ENCLOSURE W/ ROOF & SELF- CLOSING FLUSH PANEL STEEL DOORS URBAN DESIGN EXCEPTIONS: PER SECTION 4-3-100, ADMINISTRATOR CAN MODIFY MIN. STDS IF OVERALL PROJECT MEETS INTENT OF THE URBAN DESIGN SECTION OF THE ZONING CODE PLANNING NOTES 1625 DUVALL AVE NE • RENTON, WA 98059NO. DATE DESCRIPTIONL117.033 Plot Date: 10/18/19 9:39 AM Ben 15.002 Duvall Ave NE Office Building AC21.plnDUVALL AVE NE OFFICE BUILDINGFOR JERROLD BAILETSCHEMATIC DESIGN 10/18/19 LANDSCAPE PLANThis document represents a proprietary design owned by the architect and shall not be used on other projects or additions to this project or for completion of this project by others except by prior arrangement in writing. Copyright © Friday, October 18, 2019 at 9:39 AM by Broderick Architects, pllcUP1VAN234COMPACT5COMPACT678COMPACT9COMPACT1011121320.0'20.0'15' PARTIALLY SIGHT OBSCURING LANDSCAPED VISUAL BARRIER (WEST PROPERTY LINE, PROVIDED IN ADDITION TO ELEVATED GRADES & SCREEN WALLS) 10' STREET FRONTAGE LANDSCAPING BUFFER, INCLUDES STREET TREES (NORTH & EAST STREET FRONTAGES) 10' PERIMETER PARKING LOT LANDSCAPING BUFFER (PROVIDED IN ADDITION TO BERMS AND SCREEN WALLS) PERVIOUS AREAS TO BE LANDSCAPED N E 17 T H S T DUVALL AVE NELANDSCAPED BERM LANDSCAPED AREA ALONG WEST PROP. LINE, W/ ELEVATED FIN. GRADE 4' TO 8' ABV. PARKING RESIDENTIAL LOT COMMERCIAL LOT SCREEN WALL W/ CMU (TO MATCH BUILDING) & TRELLIS LEGEND: PARKING LOT W/ BUILDING ABV. LANDSCAPED BERM PROP. LINE, TYP. CMU SCREEN WALL W/ TRELLIS TRASH ENCL. CLEAR VISION AREA UP 1" = 20' REQUIRED LANDSCAPING DESIGNATIONS 0 10'20'40'206.818.317618 WEST FULTON ST. SEATTLE, WA. 98119JAY A. MAGRUDERLANDSCAPE ARCHITECT 1625 DUVALL AVE NE • RENTON, WA 98059NO. DATE DESCRIPTIONA1.117.033 Plot Date: 10/29/19 2:32 PM Ben 15.002 Duvall Ave NE Office Building AC21.plnDUVALL AVE NE OFFICE BUILDINGFOR JERROLD BAILETSCHEMATIC DESIGN 10/29/19 STREET VIEWSThis document represents a proprietary design owned by the architect and shall not be used on other projects or additions to this project or for completion of this project by others except by prior arrangement in writing. Copyright © Tuesday, October 29, 2019 at 2:32 PM by Broderick Architects, pllcView from Driveway along 214th St. SE View from SE, Duvall Ave NE View from NW, NE 17th St. View from Duvall Ave NE, near Intersection associated earth sciences incorporated Associated Earth Sciences, Inc. 911 5th Avenue Kirkland, WA 98033 P (425) 827 7701 F (425) 827 5424 Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report DUVALL AVENUE NE DENTAL BUILDING Renton, Washington Prepared For: Duvall and 17th, LLC Project No. 170437E001 March 8, 2018 T ERRA F ORMA DESIGN GROUP C I V I L E N G I N E E R I N G & L A N D S C A P E A R C H I T E C T U R E 5027 51st Avenue SW, Seattle, WA 98136 phone 206.923.0590 website www.terraformadesigngroup.com TECHNICAL INFORMATION REPORT _________________________________________________________________ DUVALL AVE. NE OFFICE BUILDING LOCATION: 1625 Duvall Avenue NE Renton, WA 98059 ISSUE DATE: October 7, 2019 PREPARED FOR: Duvall & 17th LLC PREPARED BY: Terraforma Design Group, Inc. 5027 51st Avenue SW Seattle, WA 98136 TDG No. 19037 10/7/2019 TENW Transportation Engineering NorthWest Transportation Planning | Design | Traffic Impact & Operations 11400 SE 8th Street Suite 200, Bellevue, WA 98004 | Office (425) 889-6747 MEMORANDUM DATE: October 15, 2019 TO: Jill Ding City of Renton FROM: Amy Wasserman TENW SUBJECT: Renton Office – Trip Generation PRE17-000639 TENW Project No. 5999 This memorandum summarizes the preliminary traffic information for the proposed Renton Office project located at 1625 Duvall Ave NE in Renton, Washington. This memo includes a project description and trip generation estimate. We are requesting your review and approval of this information and confirmation that a traffic impact analysis will not be required for this project. Project Description The Rental Office site is located on the southwest corner of Duvall Ave NE and NE 17th Street (1625 Duvall Ave NE, see site vicinity map in Attachment A). The proposed project would include a new 3,000 square foot (SF) building to be used as general office. The existing site includes a 2,370 SF single family home that has been converted for use as an office building, which would be removed with the proposed project. The project proposes a driveway on NE 17th Street that would provide access to 13 on-site parking stalls. A preliminary site plan is provided in Attachment B. The project is expected to be occupied in 2020. Trip Generation The trip generation estimates for the proposed and existing uses were based on methodology documented in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th edition, for Land Use Code (LUC) 712 (Small Office Building). The net new trip generation was calculated by subtracting the trips from the existing office to be removed from the trips generated by the proposed office. The resulting net new weekday daily, AM and PM peak hour trips are summarized in Table 1. A detailed trip generation estimate is included in Attachment C. Table 1 Trip Generation Summary Net New Trips Generated Time Period In Out Total Weekday Daily 5 6 11 Weekday AM Peak Hour 1 0 1 Weekday PM Peak Hour 0 1 1 Renton Office Trip Generation Memorandum TENW October 15, 2019 Page 2 As shown in Table 1, the proposed project is estimated to generate 11 net new weekday daily trips with 1 net new trip occurring during the weekday AM peak hour (1 entering, 0 exiting), and 1 net new trip occurring during the weekday PM peak hour (0 entering, 1 exiting). Next Steps The proposed Renton Office project would generate less than 20 net new trips during the weekday AM and PM peak hours. Therefore, based on the CityÊs guidelines, no additional traffic analysis is required for this development. We look forward to your review and approval of our trip generation estimates and consensus that no additional traffic analysis is necessary. If you have any questions, please feel free to contact me at (425) 466-7072 or amy@tenw.com. cc: Ben Hruska, Broderick Architects Attachments Renton Office Trip Generation Memorandum ATTACHMENT A Vicinity Map Renton Office Trip Generation Memorandum ATTACHMENT B Preliminary Site Plan Renton Office Trip Generation Memorandum ATTACHMENT C Trip Generation Estimate ITE Land Use Units 1 LUC 2 In Out In Out Total Daily Proposed Use: Office (Small Office Building)3,000 SF 712 50%50%16.19 24 25 49 Less Existing Use: Office (Small Office Building)2,370 SF 712 50%50%16.19 -19 -19 -38 Net New Daily Trips = 5 6 11 AM Peak Hour Proposed Use: Office (Small Office Building)3,000 SF 712 83%17%1.92 5 1 6 Less Existing Use: Office (Small Office Building)2,370 SF 712 83%17%1.92 -4 -1 -5 Net New AM Peak Hour Trips = 1 0 1 PM Peak Hour Proposed Use: Office (Small Office Building)3,000 SF 712 32%68%2.45 2 5 7 Less Existing Use: Office (Small Office Building)2,370 SF 712 32%68%2.45 -2 -4 -6 Net New PM Peak Hour Trips = 0 1 1 Notes: 1 SF = Gross Square Feet. 2 Institute of Transportation Engineers, Trip Generation Manual, 10th edition Land Use Code. Renton Office Weekday Trip Generation Summary Directional Distribution Trips GeneratedTrip Rate or Equation EVLTPS4°55'35"W 374.66'416418418418420422424426 426424 420 422 424NE 17TH STREETDUVALL AVENUE NE RAY RESIDENCE4615 NE 17th StPARCEL# 770310-0010VALVOLINE INSTANT OIL CHANGE1545 DUVALL AVE NEPARCEL# 516970-012380.00'S1°53'35"W R=25.00'A=40.61'D=93°03'57"N17° 1 6 ' 1 6 " E 43.1 8 ' N4°51'49"E 12.08'N88°06'25"W90.56'N88°06'25"W103.48'S88°06'25"EPROJECT DATASTORMWATER CRITERIA PER THE 2017 RENTONSURFACE WATER DESIGN MANUALFLOW CONTROLONSITE INCREASE IN RUNOFF DISCHARGE VS THEHISTORIC (FORESTED) CONDITIONS FOR 100YRSTORM EVENT (15 MIN TIMESTEPS) = 0.09 CFS*SINCE < 0.15 CFS, EXEMPT FROM FLOWCONTROL.WATER QUALITYSINCE < 5000 SF OF ONSITE POLLUTIONGENERATION IMPERVIOUS SURFACE, WATERQUALITY IS WAIVED.LEGENDC1.2DRAINAGECONTROLPLANT ERRAF ORMA DESIGN GROUP, INC. NO. DATE DESCRIPTION 17.007 PLOT DATE: 7/31/17 Michele Hill 17.007 HKM Warehouse 170728 AC20.pln 1625 DUVALL AVENUE NE, RENTON, WA 98059 DUVALL AVE. NE OFFICE BUILDING FOR JERROLD BAILETTDG JOB# 1903710/7/19PERMIT SUBM. 10/7//19 EVLTPS4°55'35"W 374.66'416418418418420422424426426 424 420 422 424NE 17TH STREETDUVALL AVENUE NE NEW R/W LINE RAY RESIDENCE4615 NE 17th StPARCEL# 770310-0010VALVOLINE INSTANT OIL CHANGE1545 DUVALL AVE NEPARCEL# 516970-012380.00'S1°53'35"W R=25.00'A=40.61'D=93°03'57"N17° 1 6 ' 1 6 " E 43.1 8 ' N4°51'49"E 12.08'N88°06'25"W90.56'N88°06'25"W103.48'S88°06'25"EEX. FIREHYDRANTGOVERNING AGENCIESPROPERTY INFOVICINITY MAPPROJECT TEAMPROJECT DATALEGENDC1.1UTILITIESPLANT ERRAF ORMA DESIGN GROUP, INC. NO. DATE DESCRIPTION 17.007 PLOT DATE: 7/31/17 Michele Hill 17.007 HKM Warehouse 170728 AC20.pln 1625 DUVALL AVENUE NE, RENTON, WA 98059 DUVALL AVE. NE OFFICE BUILDING FOR JERROLD BAILETTDG JOB# 1903710/7/19PERMIT SUBM. 10/7//19 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 2 LUA19-000300 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: Jill Ding, 425-430-6598, jding@rentonwa.gov) 1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and wh ere 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. 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. 5. 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 December 19, 2019 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonrfa.org) 1. Fire impact fees are currently applicable at the rate of $1.99 per square foot of commercial medical office space. No charge for parking garage areas. Credit will be granted for the removal of the current office building area. Fee is paid at time of building permit issuance. 2. The preliminary fire flow is 1,500 gpm. A minimum of one hydrant is required within 150 -feet of the structure and one other hydrant is required within 300-feet of the structure. One hydrant is also required within 50-feet of the fire department connection to the fire sprinkler system. Existing hydrants may count towards these requirements if they meet the distance requirements and meet current code including 5-inch storz fittings. It appears adequate fire flow is available in this area. ADVISORY NOTES TO APPLICANT Page 2 of 2 LUA19-000300 3. Approved fire sprinkler and fire alarm systems are required throughout the buildings. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. Fire alarm systems are required in all buildings that exceed 3,000 square feet per city ordinance. Fire sprinkler systems are required for all buildings over 5,000 square feet per city ordinance. See also Section 903.2.2 for ambulatory care facilities. Any ambulatory care above the ground floor requires the building to have an approved fire sprinkler system. 4. Fire department apparatus access roadways are adequate from the existing public streets. 5. The building shall be equipped with at least one elevator in order to meet the size requirements for a bariatric size stretcher per city ordinance. Car size shall accommodate a minimum of a 40 -inch by 84- inch stretcher. Applicant has not shown compliance with this code in the current submittal. 6. Medical gas storage and medical gas piping systems shall be installed per Section 5306 of the fire code. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. None at this time. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. None at this time. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. See attached Memo. Building: (Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov) 1. None at this time. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: December 17, 2019 TO: Jill Ding, Planning FROM: Nathan Janders, Plan Reviewer SUBJECT: Duvall & 17th LLC Dental Office 1625 Duvall Ave NE LUA19-000300 I have reviewed the Land Use Application submittal for the Duvall & 17th LLC Dental Office project at 1625 Duvall Ave NE (KC Parcel ID: 5169700129) and have the following comments: EXISTING CONDITIONS The Site is approximately .18 acres in size and is rectangular in shape. The existing site was being used as an office building (converted SRF). Water Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the Highlands 565 Pressure Zone. There is an existing 6-inch water main in NE 17th St that can deliver a maximum capacity of 800 gallons per minute (GPM) (reference water plan no. W-025201). There is an existing 12-inch water main in Duvall Ave NE that can deliver a maximum capacity of 4,000 GPM (reference water plan no. W-03150F). The approximate static water pressure is 56 PSI at the elevation of 424 feet. The site is located outside of the the Aquifer Protection Area. Sewer Sewer service is provided by the City of Renton. There is an existing 8-inch PVC, gravity, wastewater main located in Duvall Ave NE (reference city plan no. S-0293). The project is in the Honey Creek Special Assessment District (SAD). Storm The existing property does not contain on site stormwater facilities. There is an existing 12-inch conveyance system in NE 17th St that convey runoff to an existing 24-inch conveyance system in Duvall Ave NE (reference city project file no. SWP2702952). Duvall & 17th LLC Dental Office – LUA19-000300 Page 2 of 7 December 17, 2019 Streets The project fronts Duvall Ave NE and NE 17th St. Duvall Ave NE is classified as a Principal Arterial street with an existing right of way (ROW) width of 86-96 feet as measured using the King County Assessor’s Map. Current frontage along Duvall include an existing 5-foot sidewalk and ADA ramp at the corner of Duvall AVE NE and NE 17th St. NE 17th St is classified as a Residential Access street with an existing ROW width of 59 feet. There are no frontage improvements along NE 17th St. CODE REQUIREMENTS 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 J of the City’s 2012 Water System Plan. 2. The following developer’s installed water main improvements are required to provide domestic water and fire protection service for the development per City Code and Development standards (RMC 4-6-010B) include, but are not limited to: a. Installation of off-site and on-site fire hydrants, if necessary. The location and number of hydrants will be determined by the Fire Authority based on the final fire flow demand and final site plan. b. Installation of a fire sprinkler stub a with a detector double check valve assembly (DDCVA) for backflow prevention to each building. 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 no. 360.2. The DDCVA may be installed inside the building if it meets the conditions as shown on City’s 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. c. Installation of a domestic water meter. 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. d. The meter vault shall be located within public right-of-way or within an easement on private property. e. Installation of a with a backflow prevention assembly on private property behind the domestic water meter. A reduced-pressure principle backflow prevention assembly (RPBA) is required for commercial water use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 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. f. A separate water service and meter is required for landscape irrigation. A DCVA per COR Standard Plan 340.8 is required downstream of the meter. i. Proposal indicates re-use of the existing water meter for irrigation purposes and indicates installation of a DCVA. Duvall & 17th LLC Dental Office – LUA19-000300 Page 3 of 7 December 17, 2019 3. Adequate horizontal and vertical separation 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. 4. A public easement with a minimum 15-foot width shall be provided for all public water mains, including up to the meter, on private property. The easement shall be centered over the water main, meter and hydrant. 5. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 6. The development is subject to applicable water system development charges and meter installation fees based on the size of the water meters. The 2019 SDC fees are noted below. a. Water system development charges for the proposed 1.5-inch domestic water service is $20,250.00 per meter. b. There is no credit or fee for the existing ¾-inch meter as it is being re-used for irrigation service. c. The total water SDC fee is $20,250.00. This is payable at construction permit issuance. 7. Drop-in meter fee is $750.00 per 1.5-inch meter. This is payable at issuance of the building permit. SEWER 1. Sewer service may be obtained by means of sewer stubs connected to the existing 8-inch sewer main located in Duvall Ave NE. All new sewer stubs and side sewers shall conform to the standards in RMC 4-6-040 and City of Renton Standard Details. The proposal indicates a new side sewer connection to the existing sewer stub. 2. An 8-inch Sewer main extension in NE 17th St extending from the existing 8-inch main in Duvall Ave NE to the western property line will be required. Sewer main extensions shall be in accordance with RMC 4-6-040. 3. There is no record of the property being connected to the sanitary sewer system and is assumed to be on septic. The existing on site septic system serving the existing structure shall be decommissioned in accordance with King County Department of Health and City of Renton standards. 4. Drainage from all parking under cover and any floor drains inside the building shall be routed to the sanitary sewer system after passing through a City approved commercial grade oil/water separator. a. The proposal has under cover parking and will need to provide an oil/water separator. 5. The project is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 1-1/2 inch meter is $15,500.00. b. SDC fees are payable at construction permit issuance. c. If the existing property is connected to sewer, a credit will be provided for the existing side sewer service based on the size of the existing domestic water meter. 6. The project is within the Honey Creek Sewer Interceptor Unit Special Assessment District and is subject to applicable SAD fees. a. SAD fee is $0.05 per square foot of property for commercial use b. No interest is applied to this SAD Duvall & 17th LLC Dental Office – LUA19-000300 Page 4 of 7 December 17, 2019 SURFACE WATER 1. A geotechnical report dated March 8, 2018, completed by Associated Earth Sciences Inc., 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. Geotechnical recommendations presented in this report do not support the use of infiltration due to non-permeable soils. 2. A TIR by Terraforma Design Group Inc. dated October 7, 2019, is included with the land use application. Based on the City of Renton’s flow control map, the site falls within the City’s Flow Control Duration Standard Matching Forested Site Conditions and is within the May Creek Drainage Basin. The project is subject to a Full Drainage review in accordance with the 2017 RSWDM. The TIR discusses all 9 core requirements and all 6 special requirements. a. Flow Control, RSWDM Core Requirement #3: If there is less than a 0.15-cfs increase between the developed 100 year conditions and the historical site 100 year conditions the project is exempt from the facility requirement. The TIR and WWHM report indicate a developed 100 year runoff of 0.12 CFS and therefore claim an exemption to the facility requirement. i. Frontage improvements (sidewalk, etc.) constructed are considered part of the project and must be considered during evaluation of all requirements. For example, new/replaced impervious areas calculation to qualify for an exemption from flow control must include proposed “off-site” sidewalk areas. b. Conveyance, RSWDM Core Requirement #4: All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total tributary area (onsite and offsite) that the storm systems serve. The proposal indicates two conveyance paths from the site. One will convey stormwater from the parking area and rooftops into the existing conveyance system within NE 17th St with 6-inch pipe. The second will convey rooftop drainage into an existing manhole in Duvall Ave NE with 4 - inch pipe. The conveyance system will receive runoff from non-roof-top pollution generating impervious surface and the TIR indicates that spill control will be within an on-site catch basin. The following shall be fully addressed as part of the Civil Construction Permit Application: i. TIR shall include conveyance calculations in accordance with RSWDM section 1.2.4.3. ii. For private systems conveying surface flows, the minimum pipe size per table 4.2.1.A1 of the RSWDM is 8-inch. The minimum pipe size for roof drains shall be 6-inch. iii. Pipe material and minimum cover shall be in accordance with RSWDM table 4.2.1.A2. iv. Spill control devices in accordance with section 1.2.4.3.G shall be shown on the civil construction plans. c. Erosion and Sediment Control, RSWDM Core Requirement #5: All proposed projects that will disturb the site must provide erosion and sediment controls. The TIR indicates erosion control measures will be provided with a future submittal and neither a CSWPP or TESC plan were included with the land use application. i. A CSWPP in accordance with RSWDM section 1.2.5 shall be included with the civil construction permit application. d. Maintenance and Operations, RSWDM Core Requirement #6: Maintenance and operation of all drainage facilities is either private or public and must be maintained in accordance with the maintenance standards in Appendix A of the RSWDM. The Duvall & 17th LLC Dental Office – LUA19-000300 Page 5 of 7 December 17, 2019 proposed stormwater conveyance system and facilities shall be privately maintained as indicated in the TIR. The TIR indicates that an operation and maintenance manual will be provided with a future submittal. i. An operation and maintenance manual in accordance with RSWDM section 1.2.6 shall be included with the civil construction permit application. e. Financial Guarantees and Liability, RSWDM Core Requirement #7: A construction surety device, as calculated from the bond quantity worksheet, and insurance is required for civil construction. The TIR indicates that the bond quantity worksheet will be provided with a future submittal. i. A bond quantity worksheet will be required to be submit with the civil construction permit application. f. Water Quality Facilities, RSWDM Core Requirement #8: All proposed projects must provide water quality facilities to treat runoff from pollution generating impervious surface. The project proposes to construct less than 5,000 square feet of new and replaced pollution generating impervious surface and less than ¾ acre of new pollution generating pervious surface; therefore the proposal is exempt from a water quality as indicated in TIR. g. On Site BMPS, RSWDM Core Requirement #9: All proposed projects must provide on site BMPs to the maximum extent feasible. The proposed project is on a single lot less than 11,000 square feet and therefore must comply with the Small Lot BMP Requirements outlined in RSWDM section 1.2.9.1. A preliminary drainage plan and TIR has been included with the land use application. The project proposes to utilize soil amendments only and identifies all other BMPs as infeasible. i. Basic dispersion appears to be feasible in the proposed western landscaped area. This BMP shall be evaluated further by the applicant and will be evaluated more critically at the time of civil construction permit application. h. Special requirements 1-6: Based on the project proposed, these requirements are not applicable. 3. The current Surface Water Standard Plans shall be used in all drainage plan submittals. The current City of Renton Standard Details is available online on the City of Renton website. 4. The 2019 Surface water system development fee is $0.72 per square foot of new impervious surface, but no less than $1,800.00. This is payable prior to issuance of the construction permit. This fee is subject to change based on the calendar year the construction permit is issued. TRANSPORTATION 1. Frontage improvements are required for all new construction with valuation in excess of $150,000. The proposed project fronts NE 17th St along the north property line and Duvall AVE NE along the east property line. a. Duvall Ave NE is classified as a Principal Arterial street with an existing right of way (ROW) width of 86-96 feet as measured using the King County Assessor’s Map. To meet the City’s complete street standards for Principal Arterial streets, minimum ROW is 103 feet. Dedication of approximately 7-17 feet fronting the site will be required pending final survey. Per City code 4-6-060, half street improvements shall include a pavement width of 66 feet (33 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8- foot sidewalk, street trees and storm drainage improvements. A street modification was submit with the land use application that retains the existing curb line, installs code required frontage improvements at back of curb and provides code required dedication. Duvall & 17th LLC Dental Office – LUA19-000300 Page 6 of 7 December 17, 2019 Proposed frontage as shown on the submitted plan indicates retention of the existing curbline, an 8-foot planting strip, a 5-foot sidewalk and street trees. i. Staff supports the street modification submitted with the land use application. b. NE 17th St is classified as a Residential Access street with an existing ROW width of 59 feet. Per City code 4-6-060, half street improvements shall include a pavement width of 32 feet (16 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, a 5-foot sidewalk, street trees and storm drainage improvements. A street modification was submit with the land use application that divides the code required 8-foot planting strip into one 5-foot section and one 3-foot section on either side of the sidewalk. Proposed frontage as shown on the submitted plan indicates installation of a 0.5 foot curb, a 5- foot planting strip, a 5-foot sidewalk, a 3-foot planting strip and street trees. i. Staff supports the street modification submitted with the land use application. 1. Street lighting improvements are not required if: 1) two (2) to four (4) units for residential 2) zero (0) to five thousand (5,000) square feet commercial 3) or zero (0) to ten thousand (10,000) square feet industrial. a. Based on information provided in application, the project is exempt from street lighting upgrades. b. There is an existing street light along the project frontage on Duvall Ave NE. The proposal indicates installation of a new light to replace the existing. Lighting plans showing the proposed relocation and associated wiring will be required to be included with the civil construction permit application. 2. A Traffic Impact Analysis (TIA) per City standards is required if the new development will generate new vehicular traffic exceeding 20 vehicles per hour in either the AM and PM peak periods. The proposal includes a trip generation memo prepared by TENW on October 15, 2019 that indicates 11 net new weekday trips with 1 net new trip occurring during the weekday AM peak and 1 net hew trip occurring during the weekday PM peak. a. The report classifies the existing and proposed use as ‘Small Office Building’; while this is appropriate for the existing use proposed use should be classified as ‘Medical Dental Office Building’. Staff checked the trip generation based on the ‘Medical Dental Office Building’ and found that during the weekday AM peak hour, the project would generate approximately 4 net new trips (3 inbound and 1 outbound). During the weekday PM peak hour, the project would generate approximately 4 net new trips (1 inbound and 3 outbound). b. Based on information provided in application a TIA will not be required. 3. Driveways shall comply with the standard details current at time of application and RMC 4-4- 080. The proposal indicates a single driveway approximately 26 feet wide. 4. Paving and trench restoration within the City of Renton right of way shall comply with the City’s Restoration and Overlay requirements. 5. The 2019 transportation impact fees for a medical office is $23.72 per square foot. A credit for the previous square footage will be issued for the existing building. Transportation impact fees are due at the time of building permit issuance. GENERAL COMMENTS 1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. Duvall & 17th LLC Dental Office – LUA19-000300 Page 7 of 7 December 17, 2019 2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls. 3. 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. 4. All civil construction 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: https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014. 5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 6. A demo permit is required for the demolition of the existing building(s). The demo permit shall be acquired through the building department. 7. Fees quoted in this document reflect the fees applicable in the year 2019 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. Page 1 of 3 PROJECT LUA19-000300 Duvall & 17th Dental Office 1625 Duvall Ave NE, Renton City of Renton Department of Planning / Building / Public Works ENVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET POLICE RELATED COMMENTS 2 Police Calls for Service Estimated Annually CONSTRUCTION PHASE To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. The site will need security lighting and any construction trailer should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective thief and will demonstrate that this area is private property. Construction trailers should be kept locked when not in use, and should also have a heavy-duty deadbolt installed with no less then a 1-1/2” throw when bolted. Any construction material that contains copper should be removed from the construction site at the end of each working day. Glass windows in the trailer should be shatter-resistant. I also recommend the business post appropriate “No Trespassing” signs on the property while it’s under construction. This will aid police in making arrests on the property after hours if suspects are observed vandalizing or stealing building materials. The use of off- duty police officers or private security guards to patrol the site during the hours of darkness is also recommended. A Business Trespass Authorization Agreement, allowing the police to trespass upon your behalf, can be completed and submitted to the Renton Police Department. For a copy of the authorization form, please contact Sandra Havlik at Shavlik@rentonwa.gov or 425-430-7520. COMPLETED BUILDING Access Control Access control is the ability to decide who gets in and out of your business. It’s important to direct all foot and vehicle traffic towards the main entrance of the building. The Urban Design submitted to the City of Renton does show that the main entry will be highlighted as the focal entry point to the building, directing path of travel towards a well-lit prominent entry point, through the use of lighting, landscaping and special paving. Excess entry doors should be designed so that they automatically lock when closed and only serve as emergency exits. Windows should be designed so that they can’t be used as entry points for people, although some could be equipped to be utilized as emergency exits if needed. Page 2 of 3 Doors/Glass All exterior doors should be made of solid metal or metal over wood, with heavy-duty deadbolt locks, latch guards or pry-resistant cylinders around the locks, and peepholes. All strike plates should have 2-1/2 to 3” wood screws. If glass doors are used, they should be fitted with the hardware described above and additionally be fitted with a layer of security film. Security film can increase the strength of the glass by up to 300%, greatly reducing the likelihood of breaking glass to gain entry. Security It’s not uncommon for a commercial business to experience theft and/or vandalism during the hours of darkness or when the business is closed. It would be recommended that an auxiliary security service be used to patrol the property during those times. Any alternative employee entrances should have coded access to prevent trespassing. Exterior doors should be checked routinely to insure they are not being propped open. Lighting Lighting is collectively considered to be one of the most important security features. Good lighting has been documented to deter crime and produce a more secure environment. Good lighting also enhances the effectiveness of CCTV systems. All areas of parking and pedestrian travel need to have adequate lighting. This will assist in the deterrent of theft from motor vehicle (one of the most common property crimes in any city) as well as provide safe pedestrian travel for employees and customers. Based on plans submitted to the City of Renton, Broderick Architects noted several considerations for adequate pedestrian and parking lot lighting, increased lighting for safety and wayfinding, as well as in and around the facility. Plans should also indicate that the company has or will consult with lighting experts on proper selection and placement that adhere to the standards of the Illuminating Engineering Society (IES) as well as CPTED standards. Landscaping The “Broken Window Theory” says, “An ordered and clean environment – one which is maintained – sends the signal the area is monitored and that criminal behavior will not be tolerated.” All trees should be trimmed six to eight feet up from the ground. Shrubs should be pruned to no more than three feet tall. This will help eliminate areas of concealment for suspicious persons. Trees and shrubs which are not maintained can cause safety issues. Since the planned landscaping will be in its “infant” stages once the business is completed I do not anticipate this being an issue within the first few months. However, regular maintenance should be planned and landscaping monitored to stay within the above mentioned guidelines. Duvall & 17th Dental Office plans indicate generous landscaping between sidewalks and the building, as well as “landscaping screeners” around parking areas, on trellises, and enhanced and extensive landscaping surrounding the main entry point. The front of the building will also include a curved sidewalk, forecourt with bench seating designed to be marking it as an inviting entry area separated from the busy street. As noted above, landscaping must be well maintained to prevent overgrowth and/or create areas that could Page 3 of 3 be considered unsafe if individuals or criminal activity can go unseen by passerbies or security doing patrols of the area. Benches are to be included at the main entrance of the “community space” for seating. The main entry will also include a covered vestibule. While trying to incorporate an inviting community space you may also be inviting “loitering” to some who will use your space for sleeping, gathering, cover during undesirable weather and/or those with possible criminal intent. Benches should be designed that they are comfortable for limited sitting, however, do not provide the comforts of stretching out and sleeping. A possible suggested design is attached for reference: Territoriality/Signage Territoriality refers to measures that reinforce a message of ownership over the business. The most straight-forward examples of territoriality are signs restricting access, directing customers to the main entry doors and reception areas, as well as posting the businesses hours of operation. The public needs to be made aware at all times of what space is private and what space is public. Signs and graphics can also assure staff and the public that their safety is being monitored. Likewise, potential perpetrators may be deterred by a notice that they are under surveillance. Proper No Trespassing signs should be posted in conspicuous locations throughout the outside of the buildings (including parking areas) so enforcement action can be taken if needed. Defining clear borders is another step that reinforces territoriality. A low fence or hedge around the edge of the property may not physically stop a trespasser, but it helps identify where public space ends and private space begins. Maintenance further reinforces territoriality. Any unkempt part of the property will soon send a message that no one is particularly concerned about or possessive of that part of the business. If the area remains neglected, it will also seem ideal for misbehavior or loitering. For further and more specific safety recommendations, I highly encourage that Duvall & 17th LLC have a Renton Police Crime Prevention Representative conduct a security survey of the premises once construction is complete. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: January 22, 2020 TO: Jill Ding, Senior Planner FROM: Brianne Bannwarth, Development Engineering Manager SUBJECT: Traffic Concurrency Test – Duvall & 17th LLC Dental Office; LUA19-000290 The applicant is requesting administrative Site Plan Review, Environmental (SEPA) Review, a street standards Modification, and a refuse and recycling Modification for the construction of a 5,463 square foot medical/dental office with underground parking for 13 vehicles. The net area of proposed medical/dental office would total approximately 3,000 square feet. The project site totals 8,417 square feet and is located within the Commercial Arterial (CA) zoning designation and Urban Design District D. An existing office building is proposed for removal. Access to the site is proposed via driveway access off of NE 17th St. Frontage improvements including curb and gutter, a landscape strip and sidewalk are proposed along the site's Duvall Ave NE and NE 17th St street frontages. A modification to the street standards has been requested along the site's NE 17th Street frontage to relocated 3 feet of the 8-foot wide landscape strip required between the curb and sidewalk to the back of sidewalk. The proposed development would generate a reduction of approximately 12 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 4 net new trips (3 inbound and 1 outbound). During the weekday PM peak hour, the project would generate approximately 4 net new trips (1 inbound and 3 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4 -6-070.D as follows: Transportation Concurrency Test – Duvall & 17th LLC Dental Office Page 2 of 3 January 22, 2020 Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2020. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 201 9 is 1,712 trips, which provides sufficient capacity to accommodate approximately 4 additional trips from this project. A resulting 1,708 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The applicant has submitted a street modification that will be reviewed as part of the land use application. The project will be required to complete frontage street improvements prior to Certificate of Occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to Certificate of Occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. Transportation Concurrency Test – Duvall & 17th LLC Dental Office Page 3 of 3 January 22, 2020 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI -65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements.