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HomeMy WebLinkAboutERC_Determination_Applicant_Ltr_200127 January 27, 2020 Ben Hruska Broderick Architects 55 S Atlantic St, #301 Seattle, WA 98134 SUBJECT: ENVIRONMENTAL THRESHOLD (SEPA) DETERMINATION Duvall and 17th LLC Dental Office Building, LUA19-000300, ECF, MOD, SA-H Dear Mr. Hruska: This letter is written on behalf of the Environmental Review Committee (ERC) to advise you that they have completed their review of the subject project and have issued a threshold Determination of Non-Significance. Please refer to the enclosed ERC Report and Decision for more details. 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 more information regarding the appeal process may be obtained from the Renton City Clerk’s Office, (425) 430-6510. If the Environmental Determination is appealed, a public hearing date will be set and all parties notified. If you have any questions or desire clarification of the above, please call me at (425) 430-6598. For the Environmental Review Committee, Jill Ding Senior Planner Enclosure cc: Duvall & 17th LLC/ Owner(s) 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 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.