HomeMy WebLinkAboutSR_HEX_VMC_Emergency_Service_Tower_070703City of Renton
PUBLIC
HEARING
Department of Planning / Building / Public Works
PRELIMINARY REPORT TO THE HEARING EXAMINER
A. SUMMARY AND PURPOSE OF REQUEST:
Public Hearing Date: July 3, 2007
Project Name: Valley Medical Center Emergency Services Tower
Owner/Applicant: Valley Medical Center, 400 S 43" Street, Renton, WA 98055
Contact: James R. Hobbs, NBBJ, 223 Yale Avenue N, Seattle, WA 98109
File Number: LUA-07 -045, SA-H, ECF Planner: Jill K. Ding, Senior Planner
Project Description: The applicant is requesting Hearing Examiner Site Plan approval for the construction
of a 7-story (111-foot tall) 146,000 square foot Emergency Services Tower on the
south side of the Valley Medical Center main hospital. The project site is located
within the Commercial Office (Public) (CO(P)) zoning designation. The project would
include a 2 level parking garage with parking for 304 parking spaces, the emergency
department for the hospital, an Intensive Care Unit, additional patient rooms, and a
relocated helipad. The project would be built in 3 phases to allow for continuous
operation of the existing emergency department.
Project Location: 400 S 43" Street (parcel nos. 8857670100, 8857670010, and 8857670030)
City of Renton P/B/PW Department
Valley Medical Center Emergency Services Tower
Preliminary Report to the Hearing Examiner
LUA·07·045, SA·H, ECF
PUBLIC HEARING OA TE: July 3, 2007 Page 2 019
B. EXHIBITS
The following exhibits are entered into the record:
Exhibit No.1: Yellow file containing: application, proof of posting and publication, environmental
Exhibit No. 2:
Exhibit No. 3:
Exhibit No. 4:
Exhibit No. 5:
Exhibit No. 6:
Exhibit NO.7:
Exhibit No. 8:
Exhibit No. 9:
Exhibit No. 10:
review and other documentation pertinent to this request.
Neighborhood Map.
Site Plan (dated 3/2/2007).
South, East, and West Elevations (dated 3/2/2007).
North Elevation (dated 3/2/2007).
Landscape Plan sheet L5.10 (dated 3/2/2007).
Landscape Plan sheet L5.11 (dated 3/2/2007).
Landscape Plan sheet L5.12 (dated 3/2/2007).
Zoning map sheet 13 east Y, (dated 2/28/2007).
ERC Mitigation Measures
C. GENERAL INFORMA TlON:
1.
2.
3.
Owner of Record:
Zoning Designation:
Valley Medical Center, 400 S 43'd Street, Renton, WA 98055
Commercial Office (Public) (CO(P))
4.
5.
6.
7.
8.
Comprehensive Plan
Land Use Designation:
Existing Site Use:
Neighborhood Characteristics
North:
East:
South:
West:
Access:
Site Area:
Project Data:
Existing Building Area:
New Building Area:
Total Building Area:
Commercial Corridor
Valley Medical Center Hospital
Vacant -Residential ·1 dwelling unit per acre (R·1 )/Commercial Office
(CO)
Valley Freeway (State Route 167)
Medical Offices -Commercial Office (CO)
Medical Offices -King County
Via existing driveways onto S 43'd Street and Talbot Road S
1,055,589 square feet (24 acres)
Area
371,750 sq It
146,000 sq It
517,750 sq It
comments
N/A
N/A
N/A
D. HIS TORICAUBA CKGROUND:
Action
Zoning
Comprehensive Plan
Annexation
Conditional Use Permit
Conditional Use Permit
Site Plan Review
Conditional Use Permit
Conditional Use Permit
HEX staff rpt 07-045.doc
Land Use File No.
N/A
N/A
N/A
CU86-085
CU86-089
SA87-097
CU87-098
CU89-006
Ordinance No.
5100
5099
1743
N/A
N/A
N/A
N/A
N/A
Date
11/1/2004
11/1/2004
41711959
10/28/1986
7/20/1987
12/9/1987
2/1/1988
3/15/1990
City of Renton PIBIPW Department .preliminary Report to the Hearing Examiner
Valle~ Medical Center Emergencl: Services Tower LUA-07-045, SA-H, ECF
PUBLIC HEARING DATE: July 3, 2007 Page 30f9
Site Plan Review SA88-027 N/A 8/12/1988
Site Plan Review SA89-018 N/A Withdrawn
Site Plan Review SA89-047 N/A 7/10/1989
Conditional Use Permit CU89-063 N/A 4/15/1991
Site Plan Review SA89-113 N/A 11/22/1989
Site Plan Review SA89-138 N/A 12/22/1989
Site Plan Review SA90-027 N/A 3/12/1990
Site Plan Review LUA90-016 N/A 4/4/1990
Site Plan Review LUA90-100 N/A 2/11/1991
Site Plan Review LUA90-151 N/A 4/9/1991
Site Plan Review LUA93-016 N/A 9/28/1993
Environmental (SEPA) Review LUA96-005 N/A 6/25/1996
Site Plan Review LUA98-129 N/A 10/19/1998
Site Plan Review LUA99-091 N/A 7/6/1999
Site Plan Review LUA03-091 N/A 11/12/2003
Site Plan Review LUA04-040 N/A 5/21/2004
Site Plan Review LUA06-094 N/A 10/17/2006
E. APPLICABLE SECTIONS OF THE DEVELOPMENT REGULA TlONS (RMC TITLE IV):
1, Chapter 2 Land Use Districts
Section 4-2-020: Purpose and Intent of Zoning Districts
Section 4-2-070: Zoning Use Table
Section 4-2-130,A: Industrial Development Standards
2, Chapter 3 Environmental Regulations and Special Districts
Section 4-3-050: Critical Areas Regulations
3, Chapter 4 Property Development Standards
Section 4-4-030: Development Guidelines and Regulations -General
Section 4-4-070: Landscaping Regulations
Section 4-4-080: Parking, Loading, and Driveway Regulations
Section 4-4-090: Refuse and Recyclables Standards
Section 4-4-095: Screening and Storage Height/Location Limitations
4, Chapter 6 Streets and Utility Standards
5, Chapter 9 Procedures and Review Criteria
Section 4-9-200: Site Plan Review
6, Chapter 11 Definitions
F. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
G. DEPARTMENT ANAL YSIS:
1_ PROJECT DESCRIPTION/BACKGROUND
The proposed Emergency Services Tower would be located on the south side of the main hospital. The
proposed project is a seven floor (146,000 square foot) addition to an existing 3-story building, The first
floor of the proposed addition is dedicated to parking for 140 cars and would be at the same grade as the
first floor of the main hospital. Staff and parking elevators would connect to this level. The second floor
would be dedicated to parking for 115 cars and is at the same elevation as the second floor of the
hospital. Mechanical ventilation fans for the garage and electrical transformers and switch gear room will
be along the south edge of floor 2, The third floor would contain the new Emergency Department and a
HEX staff rpt 07-045,doc
City of Renton PIBIPW Department
Valley Medical Center Emergencv Services Tower
PUBLIC HEARING DATE: July 3, 2007
Preliminary Report to the Hearing Examiner
LUA-07-045, SA-H, ECF
Page 4 019
parking deck to the west of the Emergency Department with 50 parking spaces, The fourth floor would
contain the new Intensive Care Unit with 30 patient rooms, The fifth, sixth, and seventh floors would be
designed for 30 patient rooms on each floor, The sixth and seventh floors are intended to remain
unfinished until needed at a future date,
The existing helipad is proposed to be relocated to the roof of the proposed addition area. A new helipad
would require a Hearing Examiner Conditional Use Permit, however per an Administrative Determination
issued by the Development Services Director "activities of existing established conditional uses directly
related to the use that has already been established, such as new construction ... shall not require
additional Conditional Use Permit review." Therefore, the relocation of the approved helipad to the roof of
the addition area would not require a new Conditional Use Permit review.
The proposed addition would result in the exterior of the hospital resembling a "beacon" and a "light". At
four stories taller than the existing hospital building, the addition would become the primary view of the
campus from the south and west.
Extensive regrading is proposed across much of the southern portion of the campus along with
reconfiguration of the existing loop road and vehicular access. There will be a new patient entry on the
east and a new ambulance entry on the south. There are no changes proposed to the existing curb cuts
onto and off of the project site.
2, ENVIRONMENTAL REVIEW
Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21 C, 1971 as amended),
on June 4, 2007, the Environmental Review Committee issued a Determination of Non-Significance,
Mitigated for the project. The DNS-M included 4 mitigation measures. A 14-day appeal period commenced
on June 13, 2007 and ended on June 27, 2007. No appeals of the threshold determination were filed.
3. ERC MITIGATION MEASURES
Based on an analysis of probable impacts from the proposed project, the following mitigation measures
were issued for the Determination of Non-Significance -Mitigated:
1. The applicant shall comply with the recommendations found in the geotechnical report prepared by
GeoEngineers, dated January 24,2007.
2. The applicant shall be required to provide a Temporary Erosion and Sedimentation Control Plan
(TESCP) designed pursuant to the Department of Ecology's Erosion and Sediment Control
Requirements outlined in Volume II of the Stormwater Management Manual. This condition shall be
subject to the review and approval of the Development Services Division.
3. The applicant shall pay a Traffic Mitigation Fee in the amount of $75 for each new net daily trip prior
to the issuance of the building permit. It is anticipated that the proposed project would result in the
payment of $133,110.00 (1,774.8 net new daily trips x 375 = $133,110.00).
4. The applicant shall pay a Fire Mitigation Fee based on $0.52 per new square foot of building area
prior to the issuance of the building permit. The fee is estimated at $132,600.00 ($0.52 x 255,000
square feet = $132,600.00).
4. STAFF REVIEW COMMENTS
Representatives from various city departments have reviewed the application materials to identify and
address site plan issues from the proposed development. These comments are contained in the official
file, and the essence of the comments has been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of the report.
HEX staff rpt 07-045.doc
City of Renton PIB/PW Department
Valley Medical Center Emergency Services Tower
Preliminary Report to the Hearing Examiner
LUA-Or-045, SA-H, ECF
PUBLIC HEARING OA TE: July 3, 2007 Page 5 of 9
5, CONSISTENCY WITH SITE PLAN APPROVAL CRITERIA
As per RMC 4-9-200,E, the Reviewing Official shall review and act upon site plans based upon
comprehensive planning considerations and the following criteria, These criteria are objectives of good
site plans to be aimed for in development within the City of Renton. However, strict compliance with any
one or more particular criterion may not be necessary or reasonable. These criteria also provide a frame
of reference for the applicant in developing a site, but are not intended to be inflexible standards or to
discourage creativity and innovation. The site plan review criteria include, but are not limited to, the
following:
(A) CONFORMANCE WITH THE COMPREHENSIVE PLAN, ITS ELEMENTS & POLICIES
The Comprehensive Plan Land Use Map designation for the project property is Commercial
Corridor (CC). It is the intention of City objectives and policies that Commercial Corridor
areas evolve from "strip commercial" linear business districts to business areas
characterized by enhanced site planning incorporating efficient parking lot design,
coordinated access, amenities, and boulevard treatment.
The following Comprehensive Plan policies are applicable to the proposal:
Land Use Element
Policy LU-362, Office sites and structures should be designed (e.g. signage; building height, bulk
and setback; landscaping; parking) to mitigate adverse impacts on adjacent land uses. The
proposed emergency services tower is located on the south end of the project site away from the
residential land uses to the north and the smaller medical offices located to the west of the project
site.
Policy LU-363. Parking provided on-site, in parking structures, and either buffered from adjacent
uses or incorporated into pedestrian-oriented street design, is preferred. The proposed project
would replace existing surface parking with an emergency services tower, which includes
structured parking.
(6) CONFORMANCE WITH LAND USE REGULATIONS
The subject site is zoned Commercial Office (Public) (CO(P)). The Commercial Office Zone (CO)
is established to provide areas appropriate for professional, administrative, and business offices
and related uses, offering high-quality and amenity work environments.
Development Standards
Lot Coverage -The maximum building lot coverage in the CO zone for projects with under
building parking is 75% of the total lot area. The building footprint of the existing hospital including
the proposed addition totals 141,218 sq. ft. on the 1,055,589 sq. ft. site results in a 13.4 percent
lot coverage. The project is in compliance with this requirement.
Setbacks -The CO zone requires a minimum front yard and side yard along a street setback of
30 feet due to the proposed addition being over 80 feet in height. No side or rear yard setbacks
are required as the project area does not abut a residential zone. A 1 a-foot landscaped freeway
frontage setback is required where the project site abuts the Valley Freeway (SR 167). The
proposed addition would comply with all of the setback requirements.
Landscaping -The CO zone requires that when a commercially zoned lot is adjacent to a
commercial or office zoned property that a 15-foot wide sight-obscuring landscape strip be
provided along the street frontage. The project site abuts 2 street frontages, Talbot Road Sand S
43" Street and would be required to have a 15 foot sight-obscuring landscape strip along each
street frontage. A conceptual landscape plan was submitted with the project application. An
existing 115-foot landscape strip is proposed to remain along the project's Talbot Road S frontage
and is vegetated with existing lawn, ivy, and deciduous trees. Three Austrian Pine, one Daybreak
Yoshino Cherry, and Hahn's Ivy are proposed to be installed. Along the project site's S 43' Street
HEX staff rpt 07-045.doc
City of Renton PIBIPW Department .preliminary Report to the Hearing EXaminer
LUA-07-045, SA-H, ECF Valley Medical Center Emergency SeNices Tower
PUBLIC HEARING DATE: July 3, 2007 Page 6019
frontage a minimum of 24 feet of on-site landscaping is proposed. The existing lawn, ivy, and
deciduous trees are proposed to remain and additional 12 Daybreak Yoshino Cherry, Hahn's Ivy,
4 Austrian Pine, Zabel Laurel, Dwarf Pampas Grass, and Hahn's Ivy are proposed to be installed.
The proposed conceptual landscape plan would provide an excess of 15 feet of landscaping with
the retention of existing trees and the addition of new trees that would screen the proposed
addition from the adjacent commercial and office properties and would comply with the City's
landscape requirements.
The City's parking regulations have additional landscaping requirements for surface parking lots,
however the proposed project would remove existing surface parking and replace it with
structured parking, therefore this section would not apply.
All landscaped areas must be fully irrigated unless 100 percent drought tolerant vegetation is
installed. At the time of building permit submittal a detailed landscape plan shall be submitted for
review and approval by the Development Services Division project manager.
Building Height-The CO zone allows a maximum building height of 250 feet. The proposed
addition would have a maximum height of 111 feet, which would comply with the building height
requirements.
Parking, Loading, and Driveway Regulations -The parking regulations require a specific num ber
of off-street parking stalls be provided based on the proposed use. One space is required for
every three beds, plus one per staff doctor, plus one for every three employees. The applicant
submitted a parking summary prepared by Walker Parking Consultants, which had been
submitted with the review for previous applications on this site (LUA04-040, and LUA06-094).
Based on the information provided in the parking study a total of 2,025 parking stalls are required
for the entire hospital campus. Previous approvals to the site resulted in a total of 2,241 approved
parking stalls being located on the project site, which is 216 more than the parking study indicates
would be required. The proposed project would result in the removal of an existing 155 surface
parking spaces and the addition of 304 spaces within the new parking garage for a net addition of
149 parking spaces on the project site, which would result in a total of 2,390 parking spaces on
the site.
RMC 4-9-250D provides that where practical difficulties exist in the implementation of the
regulations, a modification from the standards may be granted, provided the proposal addresses
the following criteria:
a. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment; and
The proposed addition area would include parking within the building, which furthers the
City's goal of expanding structured parking in the City and reducing the amount of surface
parking lots. The surplus parking stalls will free up existing surface stalls for future
redevelopment by the applicant.
b. Will not be injurious to other property(s) in the vicinity; and
The proposal to increase the num ber of parking stalls would not be injurious to other
properties in the vicinity as it would ensure that patrons of the hospital would park on-site
and would not impede other properties parking spaces. In addition, as the extra parking
stalls would be contained within the structure the surrounding properties would not have to
look at additional surface parking lots.
c. Conform to the intent and purpose of the Code; and
See previous discussion under a.
d. Can be shown to be justified and required for the use and situation intended; and
The proposed parking spaces would concentrate more of the parking for the hospital
HEX staff rpt 07-045.doc
around the proposed Emergency Department addition, which is more convenient for patrons
of the hospital as well as freeing up existing surplus surface parking spaces for future
redevelopment to meet the needs of the hospital.
City of Renton PIBIPW Department
Valley Medical Center Emergency Services Tower
Preliminary Report to the Hearing Examiner
LUA-07-045, SA-H, ECF
PUBLIC HEARING DATE: July 3, 2007 Page 7 of 9
e, Will not create adverse impacts to other property(s) in the vicinity.
See previous discussion under b.
Of the 2,390 parking spaces proposed, a minimum of 34 of those are required to comply with the
Americans with Disabilities Act (ADA) requirements. The proposed site plan indicates that 91 of
the 2,390 parking spaces provided would be ADA compliant, which complies with this
requirement.
The minimum parking stall dimensions required in the CO zone for standard, structured parking
stalls is 8 feet 4 inches in width by 15 feet in length and for compact stalls is 7 % feet in width by
12 feet in length. Compact stalls shall not account for more than 50 percent of the total number of
parking spaces. The proposed parking stalls would comply with these requirements.
(C) MITIGATION OF IMPACTS TO SURROUNDING PROPERTIES AND USE
Commercial and Office zoned properties primarily surround the subject property. It is not
anticipated that the proposed development would adversely impact the surrounding properties.
Staff anticipates the project to add value to the site and further enhance area. The proposed
addition to the hospital would allow the hospital to better serve its patients.
Construction activities would result in short-term noise, dust and traffic impacts on surrounding
properties limited to the project's construction. The applicant has submitted a Construction
Mitigation Plan with the land use application outlining measures to be employed for minimizing
dust, noise and traffic impacts during construction. The Construction Mitigation Plan would also be
submitted prior to the issuance of any building or construction permit to verify the truck/haul routes
and note any other provisions related to construction activities.
(D) MITIGATION OF IMPACTS OF THE PROPOSED SITE PLAN TO THE SITE
The scale, height and bulk of the proposed buildings are appropriate for the site and are
anticipated to be architecturally compatible with existing and future development in the vicinity.
The site is 24.2 acres and the proposed building would have a building lot coverage of 13.4
percent of the site. In addition, landscaping is proposed around the perimeter of the site along
public street frontages.
The proposed addition would result in the exterior of the hospital resembling a "beacon' and a
"light". At four stories taller than the existing hospital building, the addition would become the
primary view of the campus from the south and west. The scale of the buildings will be broken up
through the use of vertical and horizontal modulation, articulation, and the variation of materials
(including cast in place concrete, white and gray metal panels, and windows). The building height
of each of the addition is 7 stories and 111 feet.
Existing landscaped areas located along the street frontages surrounding the project site are
proposed to be enhanced with additional vegetation. The existing landscaping includes deciduous
trees, which currently screen the existing hospital, additional evergreen trees are proposed to be
installed to further screen the proposed addition area from the surrounding streets and properties.
The refuse and recyclable deposit area would be located inside the building. The City's refuse and
recyclable standards would require a minimum of 4 square feet per 1,000 square feet of building
gross floor area for a refuse area and a minimum of 2 square feet per 1,000 square feet of
recyclable area. Based on a total gross floor area of 518,000 square feet for the addition and the
existing building a minimum of 2,072 square feet would be required for a refuse area and a
minimum of 1,036 square feet would be required for a recyclable area for a total of 3,108 square
feet. The applicant submitted an analysis of the proposed refuse and recyclable areas and
indicated that the existing and new refuse and recyclable deposit areas would substantially
exceed the minimum total of 3,108 square feet. There are numerous soiled holding areas on each
floor of the new and proposed buildings. Each department would have at least one trash and
recyclable area, which eventually have their contents transferred to the loading dock area. In the
loading dock area, items are placed in a com pactor; recycle containers or infectious waste
containers.
HEX staff rpt 07-04S.doc
City of Renton PIBIPW Department
Vaf/ey Medical Center Emergency Services Tower
PUBLIC HEARING DA TE: July 3, 2007
Preliminary Report to the Hearing EXaminer
LUA-07-045, SA-H, ECF
Page 80f9
Potential erosion impacts that could occur during project construction would be adequately
mitigated by City Code requirements for approval of a Temporary Erosion and Sedimentation
Control Plan (TESCP) pursuant to the King County Surface Water Design Manual (KCSWDM)
and a Construction Mitigation Plan prior to issuance of Construction Permits. In addition, the City's
Environmental Review Committee imposed a mitigation measure on the project requiring
compliance with the 2005 Department of Ecology Storm water Management Manual for erosion
and sediment control.
(E) CONSERVATION OF AREA-WIDE PROPERTY VALUES
The proposal is expected to increase property values in the vicinity of the site as the proposal
would update the appearance of Valley Medical Center. In addition additional landscaping is
proposed to supplement the existing landscaping located along the Talbot Road Sand S 43'd
Street frontages.
(F) SAFETY AND EFFICIENCY OF VEHICLE AND PEDESTRIAN CIRCULATION
The proposed development is anticipated to generate additional traffic on the City's street system.
Approximately 2,517.78 new average daily trips are estimated to be generated by the proposed
development. To mitigate for the increased traffic anticipated on the City's street system, the
City's Environmental Review Committee imposed a mitigation measure on the project requiring
the payment of a Traffic Mitigation Fee in the amount of $75 per each new net daily trip attributed
to the project (estimated at $74,925.00) prior to the issuance of a building permit.
Access to the site would remain in its current configuration off of Talbot Road Sand S 43'd Street.
Some adjustments are proposed to allow vehicles to safely travel around the perimeter of the
proposed addition as well as access the parking structure. In addition, a gated ambulance access
along the south side of the proposed fac;:ade would provide ambulance access to the emergency
department. It appears that vehicles would be permitted to circulate safely throughout the subject
property.
Concrete pedestrian walkways are proposed internally around the proposed buildings with a
crosswalk connection to the existing public sidewalks on Talbot Road Sand S 43" Street.
It appears that there would be adequate separation between pedestrians and vehicles providing
safety and efficiency for pedestrian and vehicular circulation.
Construction truck hauling hours are limited to between 8:30 a.m. to 3:30 p.m. under the
Development Guidelines Ordinance in order to avoid conflicts with peak hour traffic. The Traffic
Planning Section will review construction-related impacts prior to issuing final construction
permits.
(G) PROVISION OF ADEQUATE LIGHT AND AIR
The proposed addition is designed appropriately to allow adequate light and air circulation to the
existing building and the site. The design of the addition will not result in excessive shading of the
property. In addition, there is ample area surrounding the building to provide for normal airflow.
Exterior onsite lighting, including security and parking lot lighting, would be regulated by code.
Compliance with this code (RMC 4-4-075) ensures that all building lights are directed onto the
building or the ground and can not trespass beyond the property lines. According to code, parking
lot lighting fixtures are to be non-glare and mounted no more than 25 feet above the ground. This
is to help minimize the impact onto adjacent properties. The applicant indicated in the SEPA
Checklist that the lighting from the proposed addition would not result in any safety hazards or
interfere with views. Staff does not anticipate that exterior lighting would become an issue
provided code requirements are met.
(H) MITIGATION OF NOISE, ODORS AND OTHER HARMFUL OR UNHEALTHY CONDITIONS
It is antiCipated that the most significant noise, odor and other potentially harmful impacts would
occur during the construction phase of the project. The applicant has submitted a Construction
HEX staff rpt 07-04S.doc
City of Renton PIBIPW Department
Valley Medical Center Emergency SelVices Tower
PUBLIC HEARING DATE: July 3, 2007
Preliminary Report to the Hearing Examiner
LUA-07-045, SA-H, ECF
Page 90f9
Mitigation Plan that provides measures to reduce construction impacts such as noise, control of
dust, traffic controls, etc,
The proposed development is not anticipated to generate any harmful or unhealthy conditions,
There would be noise impacts associated with an emergency department and associated hospital
operations,
(I) AVAILABILITY OF PUBLIC SERVICES AND FACILITIES TO ACCOMMODATE THE
PROPOSED USE
Fire Department and Police staff have indicated existing facilities are adequate to accom modate
the subject proposal, subject to the applicant's payment of the necessary impact fees, As imposed
by the ERC, the applicant will be required to pay a Fire Mitigation fee in the amount of $0,52 per
square feet of new addition area prior to the issuance of building permits,
A surface water memo prepared by Magnusson Klemencic, dated March 29, 2007 was submitted
with the application materials, No drainage analysis was submitted with the site plan application
as the applicant requests a deferral of the Storm water Technical Information Report until permit
submittal is made, The memo states that the project would add less than 0,5 acres of impervious
surface to the site, Flow control and water quality treatment would be provided in accordance with
the 1990 King County Surface Water Design Manual. The detention volumes are anticipated to
be less than 1,000 cubic feet and the existing storm water conveyance system would be utilized
for storm drainage conveyance along with new conveyance piping,
The City's Plan Review Section has reviewed the submitted drainage report and concurs with the
conclusions that the proposal would not trigger detention, The Technical Information submitted
with the application is sufficient for review at this time, A storm and surface water drainage plan
and report (in accordance with the 1990 King County Surface Water Manual) is required for the
Hospital addition at the time of Utility Construction Permit application, The project is exempt from
providing storm water detention, The proposed storm-filters are acceptable to provide water
quality treatment for pollutant generating surfaces,
The project site is located within the City of Renton water service area, There is an existing 12-
inch water main looping the existing facilities, The modeled fire flow available at the site is
approximately 4600 gpm, The proposed project is located within the 350-water pressure zone,
The site is outside the Aquifer Protection Area,
According to the Fire Department the preliminary fire flow required for the proposal is 1,750 gpm,
Two hydrants would be required to serve the project. One hydrant is required within 150 feet and
one additional hydrant is required within 300 feet of the structure, Any existing sub-standard fire
hydrants will be required to be upgraded and/or retrofitted with a quick disconnect Storz fitting,
Approved fire sprinkler, fire alarm, and standpipe systems are required for the proposed addition,
No Water System Development Charge is required as it was previously paid,
The project is located within the City of Renton sewer service area, The property is currently
served by an 8" public sewer line, No Sewer System Development Charge is required as it was
previously paid,
(J) PREVENTION OF NEIGHBORHOOD DETERIORATION AND BLIGHT
The proposal would result in the development with coordinated site improvements including
landscaping, parking, and lighting, It is anticipated that the proposed development would
contribute to the surrounding properties by updating and expanding the existing hospital. No
deterioration or blight is expected to occur as a result of this proposal.
H_ RECOMMENDA TlON:
Staff recommends approval of the Valley Medical Center Emergency Services Tower, Project File No,
LUA-07-045, SA-H, ECF.
EXPIRATION PERIODS:
Site Plan Approvals (SA): Two (2) years from the final approval date,
HEX staff rpt 07-04S.doc
(CO)
(CO)
.llti ~
I'
(R-8)
(CO)
PROJECT
. AREA
~~ .. .~
(////////1
S 43RD ST
, r---
(CO) (CO)
(CO) 1 (jJ
o a:: (CO)
(R-8)
(R-S)
----,----
co
~ .________I
CARR ?-\) (CO)
~
r'\
(J)
r'\
~
RESIDENTIAl
0-"-1"'· ~"~~TOIPU
COMMERCIAl "'"-----,--
nbb] ===-=~ ... ,
~
~~
':'~-"'T.
~
~ --1-....
(CO) DEVElOPMENT PlANNING f = CITY OF RENTON· .
HEfGHBORHOOD
DETAILMAP
. (CO) I (FMAY -1 2007 .
(CO)
MIJ(J