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DEPARTMj;NTOF CO/IIIM.UNITY& E.;O~IOnIlICDE'\fELOPIVlEIll PLAIII!'IIIIIGOIVISION
On the 21st day of October, 2014, I deposited in the mails of the United States, a sealed envelope containing
Hearing Examiner Staff Report and Exhibits documents. This information was sent to:
(Signature of Sender): \.. Y P61111'
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STATE OF WASHINGTON ) fl +OT~l''''+1,\ (jl
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COUNTY OF KING ) -4 <.., -~l,'.I\J {; ~8L\V .:1<, ~ "" .29-11 "" ",0
I certify that I know or have satisfactory evidence that Sabrina Mirante . O,c-''''''''''''''~c,
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses aWlI-~M-~oses
mentioned in the instrument.
Notary (print): ___ ---'k.L.L1'-'%.>..>i t-. _-->f--,c,,-, .... jI--'·,"'.S;.L-----------
My appointment expires: A ~ J. q -, C l1-.~j 1J,1 ( v-
template ~ affidavit of service by mailing
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Jerry Lan~
528 Pelly Ave N
Renton. WA 98057
Park 09 LLC
1221 N 26TH St
Renton. WA 98056
MARK MAO
MY DENTAL LLC
507 Williams Ave S
Renton, WA 98055
Park 09 LLC
1221 N 26TH St
Renton, WA 98056
Park 09 LLC
1221 N 26TH St
Renton, WA 98056
iarv Riffle
16846 188th Ave SE
Renton. WA 98058
Xiaoli Stovanov
Ellumus
3600 136th PI SE, Suite 230
Bellevue, WA 98006
Denis Law -C· f _--=MaYO~r ...... ---~,.l~IrU.>ll
November 13, 2014
Xiaoli Stoyanov
Ellumus, LLC.
3600 136'h Place SE, Suite 230
Bellevue, WA 98006
City Clerk -Jason A. Seth, CMC
Re: Final Decision for My Dental Mixed-Use Site Plan and Modifications
LUA-14-001148
Dear Xiaoli Stoyanov:
Attached is your copy of the Hearing Examiner's Final Decision dated November 12, 2014, in the
above-referenced matter.
If I can provide further information, please feel free to contact me.
Sincerely,
Ene.: Hearing Examiner's Decision
cc: Hearing Examiner
Kris Sorensen, Associate Planner
Jennifer Henning, Planning Director
Van!!ssa Dolbee, Current Planning Manager
Steve Lee, Development Engineering Manager
Craig Burnell, Building Official
Sabrina Mirante, Secretary, Planning Division
Ed Prince, City Councilmember
Julia Medzegian, City Council Liaison
Mark Mao, My Dental, Applicant
Parties of Record (31
1055 South GradyWay • Renton, Washington 98057 • (425) 430-6510 I Fax (425) 430-6516. rentonwa.gov
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Jerry Lane
528 Pelly Ave N
Renton, WA 98057
Park 09 LLC
1221 N 26TH St
Renton. WA 056
MARK MAO
MY DENTAL LLC
507 Williams Ave 5
Renton. WA 98055
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Renton, WA 98056
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16846 188th Ave SE
Renton. WA 98058
Xiaoli Sloyanov
Ellumus
3600 136th PI SE, Suile 230
Bellevue. WA 98006
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BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON
RE: My Dental Mixed-Use FINAL DECISION
Site Plan and Modifications
LUA14-001148
Summary
16 The applicant requests site plan approval and approval of two development standard modifications for
the construction of a three story mixed use building composed of seven multi-family dwelling units
and 8,469 square feet of nome sid entia 1 space. One modification is to reduce the number of required
parking stalls from 31 to 24 stalls. The other modification is to reduce the width of a required
frontage landscaping strip from ten feet to six feet eight inches. The proposed site plan application is
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19 approved with conditions, the parking stall modification is approved and the landscaping
modification is approved to allow a reduction to eight feet instead of the six feet eight inches
20 proposed by the applicant.
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Testimony
Kris Sorensen, Renton planer, summarized the proposal.
Exhibits
The staff report Exhibits 1-27 identified at page 2 of the staff report itself were admitted into the
record during the hearing. The staff's power point presentation was admitted as Exhibit 28.
SITE PLAN AND MODIFICATIONS-l
FINDINGS OF FACT
2
3 Procedural:
Applicant. Park 09 LLC.
Hearing. A hearing was held on the application on October 28, 2014.
4 I.
5 2.
6 3. Project Description. The applicant requests site plan approval and approval of two
development standard modifications for the construction of a three story mixed use building
composed of seven multi-family dwelling units cover 10,345 square feet and 8,469 square feet of
nonresidential space.
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9 The seven multi-family units would be located on the top floor and loft level with a density at 24
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10 dulac. The residential units range in size from 848 sfto 1,630 sf. The proposal is located on three
parcels on the west side of Park Ave N. The parcels will be combined into a 13,948 sf site. The
proposal includes the demolition of an existing restaurant and two homes. The structure would have
an average height of 53 feet. 12 of the parking stalls would be under the upper floors of the building.
Approximately 97 percent of the site would be impervious surface. Primary access would be via a
curb cut along Park Ave N with secondary access from the public alley to the west.
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14 The applicant requests two Modifications for allowances to deviate from the parking standards and
landscaping standards (Exhibits 8 and 9). For parking, the specific request is to allow less parking
stalls for the dental office area than required by RMC 4-4-080 and additionally allow required
residential parking stalls to be shared with the non-concurrent commercial uses. A minimum of 31
stalls is required for the site; 7 stalls for the multi-family units, 3 for the retail area, and 21 for the
dental office space. The applicant requests that the dental office space be allowed 17 stalls and that 4
of the residential parking stalls be allowed for use by the dental office during the daytime hours.
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For the landscaping Modification, the applicant specifically requests that the required lO-foot wide
19 landscape area along a public street and between surface parking and a street, per RMC 4-4-070, be
20 reduced to 6 feet 8 inches in the northeast comer of the property between the public right-of-way and
surface parking stalls on the northem boundary of the site.
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4. Adequacy of Infrastructure/Public Services. The project will be served by
adequate/appropriate infrastructure and public services. The adequacy of infrastructure and services
is more specifically addressed as follows:
A. Water and Sewer Service. Sewer and water are provided by the City of Renton. Staff
have determined that no off-site improvements are necessary to serve the site and that
there is adequate system capacity.
SITE PLAN AND MODIFICATIONS-2
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B. Fire and Police. The City of Renton will provide fire and police service. Fire and police
department staff have determined that existing facilities are adequate to serve the
development. Fire impact fees will be assessed at the time of building permit issuance to
pay for proportionate share impacts to fire service.
C. Drainage. The applicant has submitted a preliminary drainage report, Ex. 24, that staff
has found to be consistent with the adopted 2009 King County Surface Water Manual
and City and The City of Renton Amendments to the KCSWM, Chapters I and 2. All
core and special requirements have been discussed in the report. The project is subject
to a Level I downstream analysis. The site has two drainage sub-basins. Runoff from
Basin A is collected in a catch basin located at northwest corner of the site and is
conveyed in a pipe system in the alley. Runoff from Basin B includes two single
family homes where no stormwater conveyance system exists. Runoff from these two
sites sheet flows to the alley. Basin B will include new sidewalk and planter strip in
Park Ave where runoff will be conveyed to a storm filter prior to discharging into the
city's storm system. The existing 0.32 acre site consists of 0.24 acres of impervious
surface area.
C. Parks/Open Space. City development standards do not impose any park or open space
requirements for the commercial portions of the project. Park impact fees will be due at
the time of building permit issuance for the residential units. City development standards
impose no open space requirements for mixed use buildings with less than ten dwelling
units.
D. Off-Site Transportation. Staff have determined that the proposal is consistent with
applicable transportation level of service standards and that the proposal will not
create any significant off-site impacts that necessitate off-site mitigation. The applicant
has prepared a traffic impact analysis, Ex. 25, that has been reviewed and approved by
staff. The traffic impact analysis determined that weekday peak hour AM will
generate 18 net vehicle trips and the PM peak hour will generate 23 net vehicle
trips based on the analysis (Exhibit 25). The proposal is estimated to generate
208 net weekday daily vehicle trips. The analysis concludes that because the
project is only estimated to generate up to 23 new peak hour trips, and because
the site access on Park Ave N will be restricted to right-in, right-out movements
via the existing center curb, no significant traffic impacts are expected and no
additional traffic analysis is warranted.
E. Parking (vehicular and bicycle). With the vehicular parking modification approved by
this decision, the proposed vehicular and bicycle parking is consistent with applicable
City parking standards as outlined in the staff report. 31 vehicular parking stalls are
SITE PLAN AND MODIFICA TIONS-3
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required by City code and this number has been reduced to 24 through approval of the
applicant's modification request. For bicycle parking stall requirements, the applicant
would be required to provide 10% of the number of required off-street parking spaces
for the commercial spaces and half a parking space for each multi-family dwelling.
This would be a total of 2.4 stalls relative to the 24 required minimum stalls for the
commercial uses, and 3.5 stalls for the 7 attached residential units. There is a
difference in the code, RMC 4-4-080F as to the location and design of stalls depending
on the use they are associated with. For non-office area bicycle parking, the location is
not required to be in a secured area, where the stalls shall be conveniently located with
respect to Park Ave N and within 50 feet of a main building entrance and visible to
cyclists from the sidewalk or building entrance. For the office and dwelling unit
related bicycle parking, stalls shall be provided for secure extended use in example
areas such as bike lockers, in building parking, and limited access fenced areas with
weather protection. The intent of the code is to provide quick parking areas for retail
uses and longer term parking areas for employees in commercial spaces and
residences.
The application identifies a bicycle rack for public use in the front of the building
along Park Ave N right-of-way but does not identifY secured parking areas for the
offices and attached dwellings (Exhibit 13). Therefore, staff recommends, and a
condition is imposed by this decision, that a bicycle parking plan and analysis be
provided to, and approved by, the Current Planning Project Manager prior to
construction permit issuance that meets the code requirements ofRMC 4-4-080F.
F. Vehicular Access and Internal Circulation. The site currently has two curb cuts from Park
Ave N to the east and access through the alley at the west. Park Ave N is a Principal
Arterial. The two existing curb cuts on Park Ave N will be consolidated into one curb cut
location. The driveway will be a right-in, right-out turn as there is a barrier in the middle
of Park Ave N. By reducing the number of curb cuts (ingress and egress points) to Park,
there is a reduction in the amount of pedestrian and vehicle cross-over in the sidewalk
corridor.
The alley provides access to the commercial uses on the east side of the block and access
to many single family homes on the west side of the block. The alley is a little different
than most alley configurations that traditionally run fully through the middle of a block.
The alley abutting the site turns 90 degrees at the northern terminus and provides access
to the residential western side of the block and Pelly Ave and to the east and Park Ave.
The proposal includes tuck under parking beneath the upper floors for 12 stalls (Exhibit
13). The other 12 surface parking stalls would be located behind the building near the
alley and on the northern border of the subject site. The rear building entries are within
close proximity of both parking areas. The front entries are not located adjacent parking
areas or a driveway. All entries open to either the sidewalk realm at the front or towards a
SITE PLAN AND MODIFICA TlONS-4
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parking area and not into an internal driveway or drive aisle which promote safety and
efficiency. The accessible stalls are proposed as the nearest stalls to the rear entry area for
easier access.
G. Landscaping. As outlined in the staff report, the proposal provides for landscaping that
5 meets City standards with the landscape modification approved by this decision.
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H. Refuse and Recycle Enclosure. The refuse and recyclables area is proposed at 160 s.f.
which is more than the minimum area required as outlined in the staff report. The area is
properly protected from weather and accessible without blocking parking areas. Screening
is identified as brick walls (Exhibit 12).
I. Transit. Transit routes are located near the subject site for both King County Metro and
Sound Transit busses. In front of the auto repair businesses to the north, along Park Ave, is
a bus stop. The stop provides connection for Metro 240 and South Transit bus lines 560
and 566. The bus lines provide connection at the Renton Transit Center to other local and
regional transit routes. On the opposite side of Park Ave N, at the intersection with N 6th
St, are stops for routes heading north on Park, including bus lines for Metro 240 and 342
and Sound Transit Routes 560 and 566.
5. Adverse Impacts. There are no significant adverse impacts associated with the project.
Adequate infrastructure serves the site as determined in Finding of Fact No.4. Impacts are more
specifically addressed as follows:
A. Compatibility. The proposal is compatible with surrounding uses. Surrounding uses on
three sides are commercial with single-family to development to the west. The single-
family development to the west is separated by an alley, the building is built away from
the west side of the lot and on-site landscaping required and proposed of the development
helps to mitigate against aesthetic impacts. Staff recommends additional tree plantings to
provide transitions between the proposed building and westerly residential single family
area and a revised planting schedule with taller proposed shrubs for screening. This
recommended condition has been adopted by this decision. Staff has also recommended
more trees and higher shrubs for other parts of the project site and these recommendations
have also been adopted by this decision. The proposed building is only three stories high
and is of exceptional articulated design that does not create any significant impression of
bulk or scale.
B. Views. According to the staff report, the proposal would not affect any view corridors,
including view corridors to shorelines or Mt. Rainier.
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C. Lighting. The applicant did not provide an on-site lighting plan. A condition of approval
will require the applicant to provide a lighting plan that adequately provides for public
safety without casting excessive glare on adjacent properties at the time of building permit
review. Down-lighting shall be used in all cases to assure safe vehicular movement in an
area where pedestrians could be walking. The lighting plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
D. Screening. As previously determined in the discussion on computability, as conditioned
the proposal provides for adequate screening to surrounding uses (most notably the
residential uses to the west) by screening through landscaping. The application does not
show surface mounted equipment on plan sets but does show roof-top equipment in the
form of heating and air conditioning related equipment (Exhibit 20). Screening is
proposed for the roof-top equipment through the use of parapets and roof top screening as
identified on the building section (Exhibit 21) and elevations (Exhibit 12). The proposed
refuse and recycling area will be screened from view by brick walls. The shielding
proposed would provide the required screening of the roof-top equipment and the refuse
and recycling area.
E. Privacy and Noise. The proposal adequately protects against noise and privacy impacts to
the residences to the west as well as its own residential units. As noted previously, the
building is built away from the residential uses to the west and is separated by an alley.
The separation and landscaping required for the proposal provides for both privacy
protection and noise reduction for the western residential uses. The proposed residential
units will be located on the top floor and loft portions of the building, away from the
pedestrian activity along Park Avenue.
F. Natural Systems Features. The proposal does not adversely affect any existing natural
system and will serve to enhance adjoining tree canopy systems. The three parcels that
combine to create the subject site are developed with structures on each site. There are no
natural systems. There are a few fruit trees that have been identified to be removed on the
properties but no street trees on Park Ave. The project proposes a few trees to be planted
(Exhibit 19). The street trees provide a type of natural system through their canopy
coverage and greening of the street and pedestrian areas. Currently, there are no street
trees in the right-of-way. Adding the landscaping along the project frontage provides a
continuity of the existing natural systems already existing in the street and pedestrian
area.
G. Loading Areas. The proposal does not indicate loading docks, which are usually areas
for commercial and industrial uses requiring larger deliveries and loading bays related to
warehouse storage type interior spaces. The proposed uses are not anticipated to require
SITE PLAN AND MODIFICATIONS-6
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regular loading bays for large deliveries and/or shipments. It is anticipated that the
proposal may have irregular delivery or shipments that are smaller in nature and would be
through Fed Ex, USPS, UPS, and similar sized trucks. Such trucks do not require loading
bays. Therefore, staff finds that loading docks would not be needed.
Conclusions of Law
I.
zone.
Authority. RMC 4-9-200(8)(2)(a) requires site plan review for all development in the CA
RMC 4-9-200(D)(2)( c) requires a public hearing before the hearing examiner because there is
adjoining residentially zoned property. RMC 4-8-080(G) classifies hearing examiner site plan review
as Type III permits and modifications as Type I permits. The site plan and modification requests of
this proposal have been consolidated. RMC 4-8-080(C)(2) requires consolidated permits to each be
processed under "the highest-number procedure". The site plan has the highest numbered review
procedures, so the site plan and modification requests must be processed as Type III applications. As
Type III applications, RMC 4-8-080(G) grants the Examiner with the authority to hold a hearing and
issue a final decision on them, suhject to closed record appeal to the City Council.
2. Zoning/Comprehensive Plan Designations. The subject property is zoned Commercial
Arterial (CA) and is comprehensive plan designation is Commercial Corridor (CC).
3. Review Criteria. Site plan review standards are governed by RMC 4-9-200(E)(3).
Modification criteria are governed by RMC 4-9-250(D). Applicable criteria are quoted below in
italics and applied through corresponding conclusions of law.
Site Plan
RMC 4-9-200(E)(3): Criteria: The Administrator or designee must find a proposed project to be in
compliance with the following:
a. Compliance and Consistency: Conformance with plans. policies, regulations and approvals.
including:
i. Comprehensive Plan: The Comprehensive Plan. its elements. goals. objectives. and
policies, especially those of the applicable land use designation; the Community Design
Element; and any applicable adopted Neighborhood Plan;
ii. Applicable land use regulations;
iii. Relevant Planned Action Ordinance and Development Agreements; and
SITE PLAN AND MODIFICATlONS-7
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iv. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-
3-100.
4. The proposal is consistent with applicable comprehensive plan policies, zoning regulations
and design regulations as outlined in Finding 23(a)-(c) of the staff report, which is adopted by this
reference as if set forth in full, including the findings and conclusions.
RMC 4-9-200(E)(3)(b): Off-Site Impacts: Mitigation of impacts to surrounding properties and
uses, including:
i. Structures: Restricting overscale structures and overconcentration of development on a
particular portion of the site;
ii. Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties;
iii. Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views
from surrounding properties;
iv. VIews: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features;
v. Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project; and
vi. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
5. As detennined in Finding of Fact No.4 and 5, the proposal will not create any significant off-
site impacts, including the impacts specifically addressed in the criteria above.
RMC 4-9-200(E)(3)(c): On-Site Impacts: Mitigation of impacts to the site, including:
i. Structure Placement: Provisions for privacy and noise reduction by building placement,
spacing and orientation;
ii. Structure Scale: Consideration of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian
and vehicle needs;
SITE PLAN AND MODIFICA TIONS-8
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iii. Natural Features: Protection of the natural landscape by retaining existing vegetation
and soils, using topography to reduce undue cutting and filling, and limiting impervious
sUlJaces; and
iv. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide
shade and privacy where needed, to define and enhance open spaces, and generally to
enhance the appearance of the project, Landscaping also includes the design and
protection of planting areas so that they are less susceptible to damage from vehicles or
pedestrian movements.
6. As determined in Finding of Fact No.4 and 5, the proposal will not create any significant on-
site impacts, including those specifically addressed in the criteria above.
RMC 4-9-200(E)(3)(d): Access and Circulation: Safe and efficient access and circulation for
all users, including:
i. Location and Consolidation: Providing access points on side streets or frontage streets
rather than directly onto arterial streets and consolidation of ingress and egress points on
the site and, when feasible, with adjaeent properties;
ii. Internal Circulation: Promoting safety and efficiency of the internal circulation system,
including the location, design and dimensions of vehicular and pedestrian access points,
drives, parking, turnarounds, walkways, bikeways, and emergency access ways;
iii. Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas;
iv. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access; and
v. Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
7, As determined in Finding of Fact No.4, the proposal provides for adequate access and
circulation as required by the criterion above.
RMC 4-9-200(E)(3)(e): Open Space: Incorporating open spaces to serve as distinctive project
focal points and to provide adequate areas for passive and active recreation by the occupants/users
of the site.
8. The proposal provides for adequate open space as required by the criterion above as
determined in Finding of Fact NO.4.
RMC 4-9-200(E)(3)(f): Views and Public Access: When possible, providing view corridors to
shorelines and Mt. Rainier, and incorporating public access to shorelines.
SITE PLAN AND MODIFICATIONS-9
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9. As detennined in Finding of Fact No.5, no view corridors to shorelines or Mt. Rainier are
adversely affected. No shorelines are in the vicinity for purposes of requiring public access.
RMC 4-9-200(E)(3)(g): Natural Systems: Arranging project elements to protect existing natural
systems where applicable.
10. Natural systems will not be adversely affected by the proposal as detennined in Finding of
Fact No. 5.
RMC 4-9-200(E)(3)(b): Services and Infrastructure: Making available public services and
facilities to accommodate the proposed use.
II. The project is served by adequate services and facilities as determined in Finding of Fact No.
4.
10 RMC 4-9-200(E)(3)(i): Phasing: Including a detailed sequencing plan with development phases
and estimated time frames, for phased projects.
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12. The project is not phased.
Modifications
RMC 4-9-2S0(D)(2): Whenever there are practical difficulties involved in carrying out the
provisions of this Title, the Department Administrator may grant modifications for individual cases
provided he/she shall first find that a specific reason makes the strict letter of this Code
impractical, that the intent and purpose of the governing land use designation of the
Comprehensive Plan is met and that the modification is in conformity with the intent and purpose
of this Code, and that such modification:
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these policies and
objectives;
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineeringjudgment;
c. Will not be injurious to other property(ies) in the vicinity;
d. Conforms to the intent and purpose of the Code;
e. Can be shown to be justified and required for the use and situation intended; and
f Will not create adverse impacts to other property(ies) in the vicinity.
13. The criterion above are met for the requested parking standard modification for the reasons
identified at page 10 of the staff report. The criterion above area also met for the landscaping
modification requested by the applicant, provided that the landscaping perimeter is reduced to 8 feet
SITE PLAN AND MODIFICATIONS-10
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instead of six feet eight inches as requested by the applicant, for the reasons identified at page 9 of
the staff report.
DECISION
The site plan, parking standard modification and landscaping modification (limited to a reduction to
eight feet) are approved subject to the following conditions:
I. The applicant shall comply with the two mitigation measures issued as part of the
Determination of Non-Significance Mitigated, dated September 26,2014.
2. The applicant shall be required to record a formal lot Combination in order to ensure the
proposed mixed use building is not built across property lines. The instrument shall be
recorded prior to building permit approval.
3. The applicant shall be required to submit a revised landscape plan to the Current Planning
Project Manager prior to building permit approval. The revised landscape plan shall
depict the following: an 8-foot wide landscape area at the northeast comer of the site
between the public right-of-way and parking stalls; a tree to be located in the landscape
area at the southwest comer near the alley adjacent stalls 20-22 (Exhibit 15); a landscaped
area to be created at the northwest comer near the alley where the parking stall number 10
(Exhibit 15) is reduced to a compact stall and a tree and groundcover planted; and
updated shrub plantings that grow taller than the proposed Oregon grape in the proposed
landscaped areas on the southern boundary.
4. The applicant shall submit bicycle parking detail demonstrating compliance with the
bicycle requirements outlined in RMC 4-4-080F. The bicycle parking detail shall be
submitted to and approved by the Current Planning Project Manager prior to building
permit approval.
5. The applicant shall be required to revise the parking plan to include the reduced stall
widths as needed to provide the 8-foot wide landscape area at the northeast comer and the
reduced stall length for the northwest parking stall where a tree is to be located. The stalls
1-10 as identified on Exhibit 15 would need to be updated.
6. The revised parking plan shall be submitted to and approved by the Current Planning
22 Project Manager prior to building permit approval or construction permit approval
whichever comes first.
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7. The applicant shall be required to submit a conceptual sign package which indicates the
approximate location of all exterior building signage (residential and commercial).
Proposed signage shall be compatible with the building's architecture and exterior
finishes. The conceptual sign package shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
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8. The applicant shall provide a lighting plan which complies with the Design District
standards. The plan shall indicate the location of exterior/ornamental lighting to be
attached to the building, and any surface parking lighting, including specifications of the
light fixtures. The lighting plan shall ensure that lighting adequately provides for public
safety without casting excessive glare on adjacent properties at the time of building
permit review. Down-lighting shall be used in all cases to assure safe vehicular
movement in an area where pedestrians could be walking. The lighting plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building
permit approval.
9. The applicant shall provide a detail of the canopies identified on the front fa<;ade which
complies with the Design District standards. The canopy plan shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
10. The applicant shall provide a seating area for two or more users near the front fa<;ade of
the building along Park Ave N which complies with the Design District standards. The
seatind shall be of durable, vandal-and weather-resistant materials that do not retain
rainwater and can be reasonably maintained over an extended period of time and that do
not impede or block pedestrian access to public spaces or building entries. The seating
location shall be indicated on a revised site plan and a detail shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
DATED this 12th day of November, 2014.
City of Renton Hearing Examiner
Appeal Right and Valuation Notices
RMC 4-8-080 provides that the final decision of the hearing examiner is subject to appeal to the
Renton City Council. RMC 4-8-1 10(E) (14) requires appeals of the hearing examiner's decision
22 to be filed within fourteen (14) calendar days from the date of the hearing examiner's decision.
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A request for reconsideration to the hearing examiner may also be filed within this 14 day appeal
period as identified in RMC 4-8-110(E)(13) and RMC 4-8-100(0)(9). A new fourteen (14) day
appeal period shall commence upon the issuance of the reconsideration. Additional information
regarding the appeal process may be obtained from the City Clerk's Office, Renton City Hall -
7th floor, (425) 430-6510.
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Affected property owners may request a change in valuation for property tax purposes
notwithstanding any program of revaluation.
SITE PLAN AND MODIFICATIONS-13
DEPARTMENT OF COMM. TV
AND ECONOMIC DEVELOPMENT
HEARING EXAMINER SITE PLAN REPORT
A. SUMMARY AND PURPOSE OF REQUEST
REPORT DATE:
Project Name:
Owner/Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Site Area:
October 21,2014
My Dental Mixed-Use
Park 09 LLC; 1221 North 26'h 5t; Renton WA 98056
Xiaoli Stoyanov; Ellumus LLC; 3600 136'h pi SE; Suite 230; Bellevue WA 98006
LUA14-001148 ECF, LLA, MOD, MOD, SA-H
Kris Sorensen, Associate Planner
The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review, Lot Combination of three parcels, and Modifications from required
standards for the number of parking stalls and for required landscaping along a
street and between a street and surface parking lot. The application is for site
improvements and the construction of a 3-story mixed-use building. The proposal
would contain 10,345 sf for residential units and 8,469 sf of non-residential space.
Seven multi-family units would be located on the top floor and loft level with a
density at 24 dulac. The residential units range in size from 848 sfto 1,630 sf. The
three parcels are located in the Commercial Arterial (CA) zoning classification on
the west side of Park Ave N and would be combined into a 13,948 sf site. The
applicant is proposing the demolition of an existing restaurant and two homes.
The structure would have an average height of 53 feet. A total of 24 parking stalls
would be provided and 12 of those would be under the upper floors of the
building. Approximately 97 percent of the site would be impervious surface.
Primary access would be via a curb cut along Park Ave N with secondary access
from the public alley to the west. There are no critical areas on site.
521, 525, and 529 Park Ave N
0.32 acres (13,948 sf) Total Building Area GSF: 18,814 sf
Project Location Map
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department oj Communi .., Economic Development
MY DENTAL MIXED USE LUI-
Hearing Examiner Site Plan Report
01148, ECF, LLA, MOD,MOD, SA-H
Page 2 of 40 Report of October 21,2014
B. EXHIBITS
Exhibit 1
Exhibit 2
Exhibit 3
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Exhibit 12
Exhibit 13
Exhibit 14
Exhibit 15
Exhibit 16
Exhibit 17
Exhibit 18
Exhibit 19
Exhibit 20
Exhibit 21
Exhibit 22
Exhibit 23
Exhibit 24
Exhibit 25
Exhibit 26
Exhibit 27
Site Plan Report
Project Narrative
Zoning and Neighborhood Map
Lot Combination Application
Advisory Notes, Review Comments
SEPA Determination
Affidavit of Public Notice
Parking Stall Modification Request
Landscaping Modification Request
Topography Survey, Land Title Survey, dated 5/30/14, GeoDimensions
Density Worksheet
2-D View Elevations, Sheets A200 and A201, Ellumus
Site Plan, "SPR Site Plan", Drawing No. C-10, 8/21/14, PacLand
Environmental Review Committee (ERe) Report
Landscape, Lot Coverage, and Parking Analysis on Sheet A1-1 Levell Floor Plan
Public Comment
3-D View Elevations, Sheet AOll, Ellumus
Tree Survey and Tree Retention Worksheet
Landscape Plan, Sheet Ll.OO, dated 8/22/14, GCM
Floor Plans, Sheets A101-105, Ellumus
Building Section, Sheet A302, Ellumus
Environmental Checklist
Construction Mitigation Plan
Technical Information Report, PacLand, August 14, 2014
Traffic Analysis, TENW, dated August 25, 2014
School Letter
Geotechnical Report, Merit Engineering, dated July 9, 2014
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Communi~ "Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
I C. GENERAL INFORMATION:
1. Owner(s) of Record:
2. Zoning Designation:
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
5. Neighborhood Characteristics:
a. North:
b. East:
c. South:
d. West:
6. Proposed Orientation:
7. Access:
8. Site Area:
D. HISTORICAL/BACKGROUND:
Action
Comprehensive Plan
Zoning
Annexation "09"
I E. PUBLIC SERVICES:
1. Existing Utilities
land Use File No.
N/A
N/A
N/A
LU,
Hearing Examiner Site PIon Report
101148, EeF, LLA, MOD,MOD, SA-H
Page 3 of 40
Park 09 LLC
1221 North 26th St
Renton WA 98056
Commercial Arterial (CA)
Commercial Corridor (CC)
Two single family residences and one 1,224 sf
restaurant on three properties.
Automotive repair and vehicle storage (CO zone)
Boeing offices (UC-Nl zone)
Automotive repair and vehicle storage (CA zone)
Single Family Residences (R-8 zone)
East facing towards Park Ave N.
Primary access from Park Ave N with secondary
access from the public alley.
13,948 sf (0.32 acres)
Ordinance No.
5099
5100
156
11/01/2004
11/01/2004
OS/23/1909
a. Water: Water service is provided to the site by the City of Renton.
b. Sewer: Sewer service is provided to the site by the City of Renton.
c. Surface/Storm Water: There is a drainage conveyance system fronting the site in Park Ave N.
Z. Streets: Park Ave N is classified as a Principal Arterial street and requires 9.5 feet of dedication on the
project side (1,234 sf) to create a 79-foot roadway cross section. There is existing curb, gutter, and
sidewalk along the Park Ave N street frontage. The alley to the west has the required right-of-way and
paving width.
3. Fire Protection: City of Renton Fire Department.
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter Z Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
HEX Report 14-001148 My Dental Mixed Use
City of Renton Deportment of Communi" ~ Economic Development Hearing Examiner Site Plan Report
~~~~~~~~~~~~_-:L::U~. . 101148, reF, LLA, MOD,MOD, SA-H
Page 4 of 40
MY DENTAL MIXED USE
Report of October 21, 2014
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120A: Development Standards For Commercial Zoning Designations
Z. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-100 Urban Design Regulations
3. Chapter 4 Property Development Standards
a. Section 4-4-030: Development Guidelines and Regulations
b. Section 4-4-070: Landscaping
c. Section 4-4-075: Lighting, Exterior On-Site
d. Section 4-4-080: Parking, Loading and Driveway Regulations
e. Section 4-4-090: Refuse and Recyclables Standards
f. Section 4-4-095: Screening and Storage. Height/Location Limitations
g. Section 4-4-130: Tree Cutting and Land Clearing Regulations
4. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
5. Chapter 7 Subdivision Regulations
a. Section 4-7-060: Detailed Procedures for Lot Line Adjustments
6. Chapter 9 Permits -Specific
a. Section 4-9-200: Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, Alternates
7. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSivE PLAN:
1. Land Use Element
2. Community Design Element
I H. FINDINGS OF FACT:
1. The applicant is requesting Hearing Examiner Site Plan Review, a Lot Combination of three parcels, and
two modifications for the construction of a 3-story, 18,814 gross sf mixed-use building with two floors
of non-residential and one floor with 7 residential units (Exhibit 2).
Z. The Site Plan Review is required for all development in the CA zone that is not exempt from
Environmental SEPA review. Hearing Examiner Site Plan Review with public hearing is required, per
RMC 4-9-2ooD.2.c, when commercial projects are adjacent to or abutting residentially zoned property.
3. The property is located within the Commercial Corridor (CC) Comprehensive Plan land use designation,
Commercial Arterial (CA) zoning classification, the City Center Planning Area, and Design District 'D'.
4. Vehicular access to the site is provided through 3 points, two on Park Ave N to the east, and a public
alley on the west side, where the alley has multiple connections to N 5th St, Pelly Ave N, and Park Ave N
(Exhibit 3).
5. The subject site is bordered by Park Ave N to the east and a public alley to the west. Existing auto repair
uses abut the site to the north and south. The subject site is located on the west side of Park Ave N,
approximately mid-block, between N 6th St and N 5th St in the North Renton neighborhood area (Exhibit
3).
HEX Report 14-001148 My Dental Mixed Use
City of Renton Deportment of Communi .. ·· 0 Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
Hearing Examiner Site Plan Report
)01148, ECF, LLA, MOO,I"!OD, SA-H
Page 5 of40
6. The three parcels would be combined through a Lot Combination; 521 Park Ave N (APN 72240000850);
525 Park Ave N (APN 72240000855); and 529 Park Ave N (APN 72240000860), for a total of 13,948 sf
(Exhibit 4). The proposed Lot Combination has been reviewed by city staff with advisory notes on the
requirements for a lot Combination approval provided in Exhibit 5.
7. The site is currently developed with a single family home on each of the two southerly parcels (APN
72240000850 and APN 72240000855); that were constructed in the 1920s and 1930s, and one single-
story restaurant on the northern parcel, where one of the homes and the restaurant have curb cuts for
driveways from Park Ave N. All structures are proposed for removal.
8. The subject project not exempt from SEPA Environmental Review, WAC 197-11-800, and went through
SEPA review by the City of Renton Environmental Committee. On September 22, 2014 a Determination
of Non-Significance Mitigated (DNS-M) was issued with two mitigation measures. An appeal period
began on September 26, 2014 and ended on October 3, 2014. No appeals have been filed (Exhibits 6
and 7).
9. The Planning Division of the City of Renton accepted the above master application for review on August
25, 2014 and determined it complete on September 4, 2014. The project complies with the 120-day
review period.
10. The applicant requests two Modifications for allowances to deviate from the parking standards and
landscaping standards (Exhibits 8 and 9). For parking, the specific request is to allow less parking stalls
for the dental office area than required by RMC 4-4-080 and additionally allow required residential
parking stalls to be shared with the non-concurrent commercial uses. A minimum of 31 stalls is required
for the site; 7 stalls for the multi-family units, 3 for the retail area, and 21 for the dental office space.
The applicant requests that the dental office space be allowed 17 stalls and that 4 of the residential
parking stalls be allowed for use by the dental office during the daytime hours.
11. For the landscaping Modification, the applicant specifically requests that the required lO-foot wide
landscape area along a public street and between surface parking and a street, per RMC 4-4-070, be
reduced to 6 feet 8 inches in the northeast corner of the property between the public right-of-way and
surface parking stalls on the northern boundary of the site.
12. The applicant requests that the front yard setback per RMC 4-2-120A "Setbacks, Minimum Front Yard"
be reduced to less than 10 feet, to a setback of zero feet, as allowed through site plan review for the CA
zone (Exhibit 2).
13. The applicant has provided commercial space on the ground floor of the building as required in the CA
zone for mixed use structures with residential units, per RMC 4-2-080 Note 18, with the minimum 30
feet depth requirement for the retail space.
14. The site is flat with an approximate 1% slope (Exhibit 10).
15. The proposal would have an approximate density of 24 dulac (Exhibit 11).
16. The proposed structure would have a flat roof. The building height would be 53 feet from the existing
grade plane at the tallest point of the roof stairs element (Exhibit 12). The structure has a parapet
extending up to 50 feet 6 inches and roof line would have a height of 48 feet.
17. The building will have 5 entrances, with 2 entrances on the public street facing side. The primary
entrance is proposed in the northern portion of the Park Ave N east facing fa<;ade (Exhibit 13). A second
entrance is also located on the east fa<;ade in the southerly area for the ground floor general retail
space. The other entrances would be located in the rear of the ground level.
18. Approximately 200 cubic yards of cut is proposed on-site and a range of approximately 300 to 457 cubiC
yards of structural fill is proposed (Exhibit 14).
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Communi" ~ Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
Hearing Examiner Site Plan Report
101148, EeF, LLA, MOD,MOD, SA-H
Page 6 of 40
19. The proposal includes 24 vehicle parking stalls and 3 bicycle parking stalls (Exhibit 15). One bicycle rack
is proposed in the front of the building. There would be 12 vehicle parking stalls in a surface parking
area. There would be 12 vehicle stalls (including 2 accessible stalls) located under the second floor of
the building in a covered parking area.
20. The subject site does not contain any City of Renton designated Critical Areas.
21. One public comment was received and no agency comments were received (Exhibit 16).
22. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments have been incorporated into the appropriate sections of this report
and the Departmental Recommendation at the end of this report.
23. The proposal requires Site Plan Review for SEPA non-exempt development in the CA zone, and requests
a reduction in the front yard setback for the zone as allowed through Site Plan Review. The following
table contains project elements intended to comply with Site Plan Review decision criteria, as outlined
in RMC 4-9-200.E:
The site is desigijatt!d Comme~ial Comdor(CCrori the Comprehensive Plan tand U~Map:· T~'purpose
of CC is.to evolve"ffiom "strip commercial" linear business districts to business areas characterized by
enhanced' site planning incorporating efficient parktng lot design, coordinated access, amenities, and
boulevard treatment .. The proposal is comPliant with the following Comprehensive Plan policies:
Objective LU-AAA: Create opportunities for intensive office uses in portions of Commercial
Corridor designations including a wide range of business, financial, and professional services
supported by service and commercial/retail activities.
Objective LU-BBB: Guide redevelopment of land in the Commercial Corridor designation
with Commercial Arterial zoning, from the existing strip commercial forms into more
concentrated forms, in which structures and parking evolve from the existing suburban
to more efficient urban with cohesive site
Policy LU-262. Support the redevelopment of commercial business districts located along
principal arterials in the City.
Policy LU-264. New development in Commercial Corridor designated areas should be
encouraged to implement uniform site standards, including:
1) Parking preferably at the rear of the building, or on the side as a second choice;
2) Setbacks that would allow incorporating a landscape buffer; Front setback without
frontage street or driveway between building and sidewalk; and
3) Common signage and lighting system.
Policy LU-266. Development within defined activity nodes should be subject to additional
design guidelines as delineated in the development standards.
Policy CD-20. Orient site and building design primarily toward pedestrians through master
planning, building location, and design guidelines.
Policy CD-23. Development should have buildings oriented toward the street or a common
area rather than toward parking lots.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Communi' ., Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
LU,
Hearing Examiner Site Plan Report
'01148, ECF, LLA, MOD,MOD, SA-H
Page 7 of 40
b. ZOIllIIllG COMPUANCE AND COIllSISTEIIICY:
The subject site is classified Commercial Arterial (CA) on the City of Renton Zoning Map. The
Commercial Arterial zone implements the Commercial Corridor land Use designation, where the purpose
of the zone is to evolve from "strip commercial" linear business districts to business areas characterized
by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design,
coordinated access, amenities and boulevard treatment with greater densities. The CA zone provides for
a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors
where residential uses may be integrated into the zone through mixed-use buildings.
Density: Per RMC 4-2-120A the alia wed density range in the CA zoning classification is a minimum of
20 dwelling units per net acre (dulac) up to a maximum of 60 duloc. Net density is calculated after
public rights-of-way, private access easements, and critical areas are deducted from the gross
acreage of the site.
A deduction of 1,234 sf from the gross 13,948 sf site is proposed for right-of-way dedication along
Park Ave N. The structure would contain 7 multi-family units on the top floor. Net density for the site,
after subtracting 1,234 sf to be dedicated for right-of-way, is 24 dulac (Exhibit 11) based on a net
12,714 sf for the site. Density complies with the range allowed in the zone.
Lat Dimensions: Per RMC 4-2-120A the minimum lat size, in the CA zone, is 5,000 square feet
The lot Combination of three parcels (Exhibit 4) would create a 13,948 sf lot which complies with the
minimum lot size. With public street right-of-way dedication area subtracted from the gross sf, the
combined lots would create a 12,714 sf lot.
Setbacks: Per RMC 4-2-120A the CA zoning c1assificatian requires a minimum front yard, and side
yard along-a-street setback of 10 feet which may be reduced to zero feet during the site plan
development review process, provided blank walls are not located within the reduced setback. There
is a maximum frant yard setback of 15 feet The CA zane has no rear or side yard setback except 15
feet if lat abuts or is adjacent to a residential zone.
There are no side yard setback requirements as the property is abutting commercial zones to the
north (Commercial Office -CO zone) and south (Commercial Arterial -CA zone). The subject site has
adjacent Residential-8 (R8) zoned single family properties to the west, on the opposite side of the
public alley. The applicant has designed the building to provide a is-foot rear setback. Additionally,
the applicant has requested a zero front yard setback along Park Ave N. Consideration of the less
than lO-foot required front yard setback is allowed if blank walls are not located within the reduced
setback area.
In evaluating the setbacks on the requested combined lot, the footprint of the mixed use structure's
roof is used for analysis (Exhibit B). The roofline provides the greatest coverage of the building on
the site because floors below the upper story are recessed further into the site from the property
boundaries, more than the top floor footprint. The roofline of the upper floor is referenced on the
Site Plan (Exhibit 13) with a dotted line, with the dimensions to the lot lines analyzed below:
r East Front Yard I West Rear Yard I North Side Yard I South Side Yard I
r Oft I 15 ft I 45 ft I 3ft I
Recommendation to allow a lesser front yard setback than the lO-foot minimum: Front yard setbacks
in the CA zone are allowed to be reduced through Site Plan Review to O-feet from if it is determined
there are no blank walls. For determining whether there is a blank wall, the front fa~ade ground floor
level is evaluated. The criteria can be found in the Urban Design Regulations for the applicable
District "D". A wall is considered blank if the wall is over 6 feet in height and there is horizontal length
greater than 15 feet that does not include a window, door, building modulation or other architectural
HEX Report 14-001148 My Dental Mixed Use
City oj Renton Department oj Communi" ~ Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
LU,
Hearing Examiner Site Plan Report
01148, ECF, LLA, MOD,MOD, SA-H
Page 8 of40
,-~ detailing. Or, the wall is considered blank if any portion of a ground floor wall has a surface area of
400 square feet or greater and does not include a window, door, building modulation, or other
architectural detailing.
The building's front fa~ade, facing east/Park Ave N, is not considered blank. The horizontal distance
of the fa~ade is approximately 82 feet in length. Of this, the majority of the fa~ade consists of glass
curtain walls (full glazed walls) and double glass doors for the two entries along the fa~ade. There are
two recessed modulations along the ground level east fa~ade, for the southerly retail storefront and
northerly primary building entries (Exhibit 17). Specifically, of the 82 feet, the southerly retail
storefront glass curtain entrance represents 42 feet, and the northern primary entrance represents
23 feet of the fa~de. The entrance glazing equates to approximately 80% of the ground level
fa~ade's.
Between the northern entry area and southern retail area there is a portion of the fa~ade that is
blank where the building elevator and one staircase is located. Measured to the first floor height of
IS-feet (Exhibit 12), and an approximate width of 17 feet, this area without windows or doors is
approximately 289 sf. The blank wall area is less than the 400 sf area used in the criteria to determine
whether a wall is blank or not.
Based on the analysis above, staff finds that the front fa~ade is not a blank wall and is anticipated to
create a more active ground level and pedestrian-friendly facade. Therefore, staff recommends that
the proposed front yard setback of zero be allowed as proposed.
The project is proposed on three existing parcels, where the proposed footprint of the building would
extend across the different property boundaries. A building cannot across property lines. The
applicant has requested a lot combination of all three parcels into one parcel. In order to ensure the
proposed mixed use building is not built across property lines staff recommends, as a condition of
approval, the applicant be required to record a formal Lot Combination prior to building permit
approval.
Building Height: Per RMC 4-2-120A building height is restricted to 50 feet, except 60 feet with
residential use, and above these allowances a conditional use permit would be require.
The applicant has provided a roofline that is the same height across the building, with the roof
modulated as it relates to setbacks and recesses in the building fa~ade. proposed structure would
have a height of 53 feet from the existing grade plane at the tallest point of the roof stairs element
(Exhibit 12). The structure has a parapet extending up to 50 feet 6 inches and roof line would have a
height of 48 feet. The proposal complies with the height requirements for mixed-use structures with
residential units in the zone.
Building Standards: Per RMC 4-2-120A the allawed lot coverage is 65 percent for proposals within the
CA classificotion.
Building coverage under the roofline of the 3-story structure would cover approximately 49 percent
of the site (Exhibit 13). The building footprint is approximately 6,811 sf and the lot is approximately
13,948 sf. Following property dedication for right-of-way, the building coverage would be
approximately 54 percent based on a lot size of 12,714 sf. For either calculation, with or without
right-of-way dedication, the lot coverage of the three-story building is less than the maximum 65
percent coverage allowance ofthe zone.
Additionally, there are no impervious coverage maximums for the zone. The proposed structure with
other associated improvements including impervious surfaces for parking area would cover
approximately 97 percent of the site.
Landscaping: Per RMC 4-4-070 ten feet of on-site landscaping is required along all public street
frontages, with the exception af areas far required walkways and driveways or thase projects with
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Communi" ~ Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
reduced setbacks.
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Page 9 of40
Staff Comment: The applicant proposes both on-site and off-site landscaped areas. The existing
parcels are developed with some landscaping and 3 identified significant trees (with diameters of 6
inches or greater) (Exhibit 18). No existing landscaping is proposed to be kept. No interior parking lot
landscaping is required as there are only 12 surface parking stalls proposed. Additionally, the
proposal does not include landscaping between the east facing building fa~ade along Park Ave Nand
the sidewalk given the reduced front yard setback (see Setback discussion above). The area between
the ground floor fa~ade and sidewalk would have a hardscape architectural paving treatment to
provide the same grade plane from sidewalk level into the entry areas (Exhibit 13).
The applicant is proposing off-site landscaping within the Park Ave N right-of-way with the
installation of an 8-foot wide planting strip for the planting of trees, shrubs and/or groundcover. The
planting strip landscaping would consist of 3 Robin Hill Serviceberry trees and Kinnikinnick as
groundcover (Exhibit 19).
On-site landscaping is proposed at the southern edge of the site and building footprint (Exhibit 19).
The two areas are approximately 135 sf and 136 sf in size. The western most area would be planted
with Kinnikinnick and Oregon grape shrubs, and the area to the east would be planted with the
Oregon grape shrubs.
Perimeter landscaping is required along street frontages, between surface parking areas and streets,
and when a proposal is abutting a residential zone. In this case, the CA zoned parcel is not abutting
residential zones and abuts commercial zoned properties to the north and south where auto repair
businesses are located. A 10-foot wide landscape strip is required at the northeast corner of the site
just north of the driveway curb cut on Park Ave N (Exhibit 19). The 10-foot landscape width is a
requirement for both surface parking areas along a street and on-site landscaping along a street
frontage. The applicant proposes landscaping in the required area, but at a width of 6 feet 8 inches
(Exhibit 9). The applicant is requesting a Modification from the lO-foot landscape requirement and is
described below.
Modification Request to reduce the Perimeter Landscape strip along a street to less than 10 feet:
The applicant is proposing reduced landscape width of 6 feet 8 inches at the northeast corner ofthe
site. The planting area would have a length of approximately 21 feet and be approximately 140 sf.
The area would be planted with a tree, evergreen shrubs, and groundcover. Pursuant to RMC 4-9-
250D, the applicant is requesting Administrative Modifications from RMC 4-4-070, Landscaping
standards, to reduce the width of required landscaping along a street frontage and surface parking
area along a street from 10-feet width to approximately 6 feet-8 inches width. The area of request
has two landscape code requirements that apply to provide sufficient screening of vehicles from the
public realm. RMC 4-4-070F.l requires a lO-foot minimum landscape width on-site along a street and
a lO-foot minimum landscape width between a surface parking area and street per RMC 4-4-070H.4.
Staff does not recommend the approval of a reduced landscape width at 6 feet 8 inches. Staff
recommends a width of 8 feet as it is a similar width standard for public planter strip areas in the
right-of-way. The applicant is encouraged to reduce the standard stall widths in the northern surface
parking row to compact stall widths in order to accommodate the 8 feet of landscaping width. The
stalls are numbers 1-10 as identified on Exhibit 15. Three standard stalls providing approximately 6
inches each would provide for an 8-foot wide landscape area.
Staff supports an allowance for more compact stalls on the site than proposed to provide for the
landscape screening. Currently, 30 percent of the proposed stalls are compact and 30 percent is the
allowance for the zone (RMC 4-4-080F.8.c). Staff would support a modification to allow more based
on the recommended conditions of approval for the project.
Staff recommends, as a condition of approval, the applicant submit an updated landscaping plan,
HEX Report 14-001148 My Dental Mixed Use
City oj Renton Department oj Commun .. ~ Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
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Hearing Examiner Site Plan Report
001148, ECF, LLA, MDD,MDD, SA-H
Page 10 of 40
depicting the 8-foot wide landscape strip at the northwest corner of the site. The revised landscape
shall be submitted to and approved by the Current Planning Project Manager prior to construction
permit issuance. Further, staff recommends that utility facilities, such as a utility box for electrical or
other utility services, be prohibited within the required landscape 8-foot wide landscape area.
Section 4-4-0BO.F.l0.d allows the Administrotor to grant modifications from the parking standards for
individual cases, provided the modification meets the following criteria (pursuant to RMC 4-9-
250.D.2):
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the proposed modification is the minimum
adjustment necessary to implement these policies and objectives.
Staff Comment: Policy direction allows modifications of required site plan elements through
Site Plan review. Policy direction for landscaping to be situated to provide buffers between
surface parking areas and the pedestrian and public realms. Policy direction also requires a
minimum amount of landscaping in the zone. The proposal would provide a landscape buffer
between the street and pedestrians and the on-site northern surface parking lot area. Staff
concurs with the applicants request that a reduction be allowed, but at a minimum width of
8-feet rather tha n the proposed 6 feet 8 inches.
b. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment; and
Staff Comment: The reduced landscape width would meet the intent of the code. The
landscaping area at a reduced width is anticipated to provide the function, appearance, and
environmental protection and maintainability intended by the code requirements. The
landscape area will provide a similar green buffer as the code requirement. The area will
provide for a tree to be planted.
c. Will not be injurious to other property(ies} in the vicinity; and
Staff Comment: The modification is not anticipated to be injurious to other properties in the
vicinity as the request does not cause intrusion into neighboring properties.
d. Conform to the intent and purpose of the Code; and
Staff Comment: The intent and purpose of the code being modified is to provide a minimum
amount of landscaping along streets and for the buffering of surface parking areas through
the use of vegetated screening. The landscape strip is anticipated to provide green vegetated
screening of the parking area and provide a minimum area of landscaping along the street
frontage.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The applicant is proposing the same mix of plantings as required for a 10-
foot wide landscape strip along a street. The planting includes a tree, shrubs, and
groundcover. The 8-foot landscape strip would provide a similar screening of the parking
area and site as is intended through the code.
f. Will not create adverse impacts to other property(ies} in the vicinity.
Staff Comment: Adverse impact to other properties in the vicinity would not be created as
the landscape area would not cause pedestrians or vehicles on the site to intrude onto
nearby properties. Required maneuvering space on-site for vehicles would not be impacted.
The number of parking stalls proposed can still be maintained by shifting some standard size
stalls to compact stalls and provide the parking needed for site users.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commun· '"'~ Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
LU
Hearing Examiner Site Plan Report
001148, ECF, LiA, MOD,MOD, SA-H
Page 11 of 40
Screening: RMC 4-4-095 has standard requirements for surface mounted equipment to be screened
from public view and standards for roof-top equipment that should be similarly screened from view.
Shielding shall cansist of roof wells, clerestories, paropets, walls or enclosures as determined by the
Administrator to meet the intent of the requirement.
Staff Comment: The application does not show surface mounted equipment on plan sets but does
show roof-top equipment in the form of heating and air conditioning related equipment (Exhibit 20).
Screening is proposed for the roof-top equipment through the use of parapets and roof top screening
as identified on the building section (Exhibit 21) and elevations (Exhibit 12). The shielding proposed
would provide the required screening of the roof-top equipment.
Parking: The parking regulations, RMC 4-4-080, require a specific number of off-street parking stalls
for bicycles and vehicles unless exempt from the requirement and requirements for drive aisle widths
and parking stall sizes. Far mixed occupancies, with 2 or 3 different uses in the same building, the
tatal requirements far aff-street parking facilities shall be the sum af the requirements for the several
uses computed separately. The following ratios wauld be applicable to the site:
Use Net Area SF Ratio Required Spaces
Attached 7 multi-Min: 1 spaces per dwelling Min: 7
dwellings in the family units Max: 1.75 spaces per Max: 13 CA zone dwelling
Retail 1,026 Min: 2.5 spaces / 1,000 SF Min: 3
Max: 5 spaces / 1,000 SF Max: 5
Dental offices 4,191 Min & Max: 5 spaces / 21
1,000 SF
Min: 31
Totals Max: 39
Staff Comment: A minimum of 31 vehicle parking stalls is required for the proposal. The applicant is
proposing a total of 24 parking stalls. The applicant requests a modification to the required number
of stalls and staffs analysis of the modification request is below (Exhibit 8). Bicycle parking is also
required, and the analysis for short-term and longer-term secured parking is provided below.
Of the 24 stalls proposed vehicle stalls, 12 would be under the secand floor of the structure behind
the front ground level building facade and the other 12 spaces would be surface parking (Exhibit 13).
The surface parking is canfigured with 10 stalls located along the northern boundary of the property
and 2 at the southwest corner of the subject site. One accessible stall is required, where two ADA
stalls are proposed in the under building parking area, near the rear building entries.
Minimum stall sizes, drive aisle, and back-out room are required. Seven of the 24 stalls are compact
spaces, or roughly 30 percent of the stalls (Exhibit 15). The compact stall sizes are dimensioned with
the required 16 feet length by 8 feet 6 inches in width. Standard stalls are dimensioned with 20 feet
in length by 9 feet in width. All parking stalls are designed with 90 degree head-in parking and 24 feet
back-out room (Exhibit 13). For the compact stalls under the northern area of the second floor, the
back-out room area includes part of the public alley which is allowed for vehicle maneuvering.
Modification Request to allow for less vehicle parking required for the dental office space and for
non-concurrent uses parking allowance: The parking modification is two requests (Exhibit 8). One is
for a reduction for the number or required stalls associated with the dental office area based on the
applicant's existing dental practice and historical experience. The other parking request is for some
stalls to be shared between residential and non-residential uses given their non-concurrent uses.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Deportment of Commun"· & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
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Hearing Examiner Sde Plan Report
001148, ECF, LLA, MOD,MOD, SA-H
Page 12 of 40
Nonconcurrent use is where the two uses sharing a stall are anticipated to need the stalls at opposite
times. In this proposal, office hour needs and residential are opposite each other.
Although it is not mentioned as further justification for a reduction in the required parking stalls,
there is available transit along the Park Ave N corridor that can provide alternative transportation to
the site. The below bullets provide more details for the two elements of the modification request:
• Dental office parking: Parking code requires a minimum and maximum of 24 stalls for the net
non-residential space. These stalls are split between the application's two commercial areas,
the 4,191 net sf of dental office area and the 1,026 sf net of retail area. Following the code,
the dental space requires 21 stalls and the retail area requires a minimum of 3 stalls as
identified in the table above. The applicant states that according to their historical
experience as a dentist, a dental office requires only 7 to 8 stalls for their 2,000 sf practice,
where only 4 stall per 1,000 sf of office should be needed for proposed dental space.
Residential parking: For the 7 residential units, 7 vehicle stalls would be required. Residential
related parking is to be located in structured parking stalls. Twelve stalls are currently
proposed as structured at the rear of the building tucked under the upper floors. The
applicant asks that 4 of the residential stalls be approved for non-concurrent uses, where the
applicant states commercial parking would be needed when the residences would not be in
the building between 9am to Spm. With 4 residential stalls used in the weekday daytime for
commercial use, this would be 4 additional stalls to meet the code required 24 stalls for
commercial uses.
Section 4-4-080.F.l0.d allaws the Administratar ta grant modifications fram the parking standards for
individual cases, provided the modificotion meets the following criteria (pursuant to RMC 4-9-
250. D. 2):
g. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Pion Land Use Element and the proposed modification is the minimum
adjustment necessary to implement these policies and objectives.
Staff Comment: Policy direction is to allow applicants to propose alternative numbers of
parking stalls based on needs through justification. Staff concurs with the applicant's
request.
h. Will meet the objectives and sofety, function, appeorance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering
judgment; and
Staff Comment: The design of the site with the number of stalls proposed is anticipated to
meet the objectives and safety and function of the proposal. There is an appropriate area for
parking vehicles. There is an appropriate amount of back-out and pull-in maneuvering space.
There is appropriate drive-aisle space for vehicles accessing the site and parking stalls.
i. Will not be injurious to other property(ies} in the vicinity; and
Staff Comment: The appropriate parking stall sizes and drive aisles are provided for. Abutting
private properties would not be used for vehicle maneuvering. There is no anticipated use of
properties in the vicinity where injury may be caused.
j. Canform to the intent and purpose of the Cade; and
Staff Comment: The number of parking stalls proposed would conform to the intent and
purpose of the Code. Modification from the parking code standards is allowed and the
applicant has provided justification for the number of parking stalls proposed.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commun"' & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
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001148, ECF, LLA, MOD, MOD, SA-H
Page 13 of 40
k. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The applicant has provided justification for the parking needs of the dental
space based on historical practice. The applicant has provided justification for the sharing of
a parking stall between residential and non-residential uses based on occupancy need.
I. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The proposal is not anticipated to create adverse impact to other properties
in the vicinity as vehicle maneuvering to and from the required parking stalls would not
require use of properties within the vicinity. Required maneuvering space to access parking
stalls is provided for.
Staff recommends approval of the parking modification request to allow for 24 total stalls on-site and
that 4 of the stalls be allowed to be shared between residential units and commercial tenants or
visitors.
Bicycle Parking: For bicycle parking stall requirements, the applicant would be required to provide
10% of the number of required off-street parking spaces for the commercial spaces and half a parking
space for each multi-family dwelling. This would be a total of 2.4 stalls relative to the 24 required
minimum stalls for the commercial uses, and 3.5 stalls for the 7 attached residential units. There is a
difference in the code, RMC 4-4-080F as to the location and design of stalls depending on the use
they are associated with. For non-office area bicycle parking, the location is not required to be in a
secured area, where the stalls shall be conveniently located with respect to Park Ave N and within 50
feet of a main building entrance and visible to cyclists from the sidewalk or building entrance. For the
office and dwelling unit related bicycle parking, stalls shall be provided for secure extended use in
example areas such as bike lockers, in building parking, and limited access fenced areas with weather
protection. The intent of the code is to provide quick parking areas for retail uses and longer term
parking areas for employees in commercial spaces and residences.
The application submitted identifies a bicycle rack for public use in the front of the building along
Park Ave N right-of-way but does not identify secured parking areas for the offices and attached
dwellings (Exhibit 13). Therefore, staff recommends, as a condition of approval, that a bicycle parking
plan and analysis be provided to, and approved by, the Current Planning Project Manager prior to
construction permit issuance that meets the code requirements of RMC 4-4-080F.
Vehicular Access: For the CA zone, per RMC 4-2-120, a connection shall be provided for site-to-site
vehicle access ways, where topographically feasible, to allow traffic flow between abutting CA parcels
without the need to use a street. Access may comprise the aisle between rows of parking stalls but is
not allowed between a building and a public street.
This section of code is intended to provide vehicular connections to abutting CA zoned parcels. The
subject site only shares a common boundary with another CA zoned site to the south with the
existing auto repair business and surface parking storage area. Both sites are abutting the public alley
to the west. Given the public alley provides the intended site-to-site vehicle access between the two
CA zoned sites, the site-to-site access requirement is met.
Signs: The applicant would be required to comply with the signage requirements outlined in RMC 4-
4-100 at the time of sign application. The applicant did not submit a signage package for the
proposed mixed use structure and therefore could not be reviewed at this time.
Therefore staff recommends, as a condition of approval, the applicant be required to submit a
conceptual sign package which indicates the approximate location of all exterior building signage
(residential and non-residential). Proposed signage shall be compatible with the bUilding's
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department oj Communi· & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
LU
Hearing Examiner Site Plan Report
101148, ECF, LLA, MOD,MOD, SA-H
Page 14 of 40
architecture and exterior finishes. The conceptual sign package shall be submitted to, and approved
by, the Current Planning Project Manager prior to building permit approval.
Loading Docks: RMC 4-4-080 provide standards for loading docks and for the CA zone, they are not
allowed on the side of a lot adjacent or abutting a residential zone.
Staff Comment: The proposal does not indicate loading docks, which are usually areas for commercial
and industrial uses requiring larger deliveries and loading bays related to warehouse storage type
interior spaces. The proposed uses are not anticipated to require regular loading bays for large
deliveries and/or shipments. It is anticipated that the proposal may have irregular delivery or
shipments that are smaller in nature and would be through Fed Ex, USPS, UPS, and similar sized
trucks. Such trucks do not require loading bays. Therefore, staff finds that loading docks would not be
needed.
Critical Areas: The site is not located within any City of Renton regulated Critical Areas.
Re/use and RecyclabJes: RMC 4-4-090 has standard requirements for both multi-family and
commercial uses. For commercial uses, refuse and recyclables areas require screening and weather
protection, and are not allowed in required setbacks and required landscape areas. For multi-family
areas, refuse and recyclables areas are to be within 200 feet of a common entrance and cannot
obstruct or be located within required parking areas.
Staff Comment: The mixed use building is proposed to have retail and dental commercial uses and
multi-family residences combining to a total of 18,814 gross sf of area. Each use has a different refuse
and recyclables requirement, where the non-residential requirements are based on square footage
and residential requirements are based on bedroom counts. The table below is based on standards
required in RMC 4-4-090:
Use Refuse area Recyclables area Subtotal Min SF required
min. min. required
Dental offices; 6,397 sf 6 sf per 1,000 3 sf per 1,000 58 sf 100 sf
gross sf gross sf
General retail; 1,087 sf 10 sf per 1,000 5 sf per 1,000 15 sf 100 sf
gross sf gross sf
7 Multi-fomily 3 sf per 1.5 sf per dwelling 32 sf 80 sf
residences dwelling
Subtatal 105s/ 100 sf (highest of
all three)
Propased Refuse and Recyclables Area 160s/
The applicant proposes a refuse and recyclable deposit area near the southern boundary of the site
that is approximately 160 sf and located at the rear of the ground floor of the structure, underneath
the second floor, and near to the rear entry areas into the building where it would be accessible to
both residents and commercial tenants (Exhibit 13). The height under the second story is
approximately 15 ft (Exhibit 21). Further, the proposed area would not block parking stalls and would
be accessible to waste haulers. Although not shown on plan sets, the Project Narrative (Exhibit 2)
states that the area would be screened by a brick walled structure.
The refuse and recyclables area is proposed at 160 sf which is more than the minimum area required.
The area is properly protected from weather and accessible without blocking parking areas.
Screening is identified as brick walls (Exhibit 12).
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department oj Commun· -Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
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Page is of 40
Commercial Space Requirement along Street Frontage: The zoning use table, RMC 4-2-060, allows
residential units in the CA zone if the structure has a minimum area far commercial space alang the
street frontage. Residential is permitted within a structure containing commercial uses an the graund
f1aar. Cammercial space must be reserved on the ground floor at a minimum of 30 feet in depth along
any street frantoge. Residential uses shall not be located on the ground floor, except for residential
entry features unless determined through the site plan review process that a particular building has
not street frontage.
Staff Comment: The application provides the required commercial space on the ground floor,
identified as the retail space. The space is oriented and faCing the street. The depth of the space is
the 30 feet (Exhibit 13) and meets the minimum depth requirement. The northern portion of the
ground floor level is for entries to for the other uses including the multi-family residential units.
Residential entry features are allowed on the ground floor. The proposal provides the required
commercial space on the ground floor and the allowance for the residential entry area on the ground
floor.
c-D~JGN REGUtATIONCOMPI.IANCE :AND'CtJ~St$fENt::Y:Th~Sit;e iSlocatecJwithifl ~e$ign PiSlflC('IY,
To ensu;e thai 5uildings ~re /oc?teclin t,IHatiQn:tq~~reet5oil{ioth~ buildingsSQft,Ci(th&.V;SipnOfthe City
of Renton can be realize~ for ahfgh-density urban environment; SO tfiat businesses enjoy visibility from
'pilbi;c',ights-of-way;"andto encourage pedestrfan actiVity th,oughou~ the. district .. As demonstrated in
the table below the proposal meets the intent of the Design Regulations on the basis of individual merit if
all conditions of approval are met.
Staff Comment: As demonstrated in the tables' below, the proposal meets the intent of the Design
Regulations on the basis of individual merit if aU. conditions of approval are met. Each standard is
evaluated and shown with a check mark jf compliant with the standard, :'N/A" for not applicable to the
proposal, and "Not compliant" where the standard is not met. Staff comments are provided following
explanation of the standard being evaluated.
i. SITE DESIGN AND BUILDING LOCA TION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban environment; so that businesses enjoy visibility
from public rights-of-way; and to encourage pedestrian activity.
1. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well as
with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encouroge variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shaJl be provided for.
Standard: The availability of natural light (both direct and reflected) and direct sun exposure
ta nearby buildings and apen space (except parking areas) shall be considered when siting
structures.
Staff Comment: The proposed structure covers approximately 60 percent of the site and
contains residential units. The rest of the site would be paved surface parking area with the
exception of a couple areas for landscaping. The structure is located next to the sidewalk
and pedestrian realm in the right-of-way, to ensure the visibility of the businesses and
building and create lively, active uses along the sidewalk area. The building is situated to
provide natural light around the site and to nearby structures. Specifically, there are
structures on adjacent or abutting properties on all sides of the subject site. The proposed
structure is situated as to not abut off site structures. There is sufficient area around the
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commun· & Economic Development
MY DENTAL MIXED USE LU
Hearing Examiner Site Plan Report
001148, EeF, LLA, MOD,MOD, SA-H
Report of October 21,2014 Page 16 of 40
structure to allow natural light and direct sun exposure to nearby buildings and open
spaces. The alley to the west, the vehicle parking areas for the associated auto repair
businesses on the north and south, and the Park Ave N right-of-way all provide some open
buffer areas around the site, where the building is not located, allowing for availability of
light and sun exposure.
Specifically, the sites to the north and the south do not have buildings near the proposed
mixed use structure. Surface parking areas for the auto businesses are located between the
proposed building and both auto repair businesses. To the west is the alley, which is a buffer
between the subject site and building and the residential zoned single family area. Based on
setback requirements for the CA and residential zone to the zone, there would be an
approximate minimum separation of 55 feet between the proposed structure and the
existing residential buildings to the west.
Standard: Buildings shall be oriented to the street with clear connections to the sidewalk.
Staff Comment: The subject site is located along Park Ave N, a principal arterial with
developed sidewalks on both sides of the street. The proposed orientation of the mixed
used, mUlti-story, structure would face Park Ave N with entries and main lobby doorways
facing the street frontage and pedestrian sidewalk area (Exhibit 13). The building has two
entries on Park Ave N, with the primary lobby entry at the northeast corner of the building,
providing access to the internal stairs and elevator. Further, the applicant has designed the
structure to be sited along the street right-of-way to bring the building and building entries
closer to the sidewalk. This location would provide a more urban atmosphere and closer
pedestrian-sidewalk relationship to the site. No buffer is proposed between the proposed
building and sidewalk.
As mentioned previously, the structure will have two stories of commercial and office use.
"
For the general retail use at the ground level in the southern portion of the structure, its
associated entry for visitors faces directly to Park Ave N (Exhibit 13). The other entry is the
primary entry to the building and is the front fa~ade entry for the second-floor dental offices
and top floor residential townhomes. Both entries provide accessible routes and entries into
and out of the building with direct connection to the principal arterial street and sidewalks.
Staff finds the building is clearly oriented to the street. Staff also finds that there clear
connections to the public realm from the building's primary entries.
Standard: Buildings with residential uses located at the street level shall be set back from the
sidewalk a minimum of ten feet (lO') and feature substantial landscaping between the
sidewalk and the building or have the ground floor residential uses raised abave street level
N/A for residents privacy.
Staff Comment: Seven multi-family units are located within the structure, but are situated
on the 3'd level of the 3-story structure. There are entries to gain access to the residential
units at the street level. Therefore, as there are no residential uses at the street level, the
standard does not apply.
2. Building Entries:
Intent: To make building entrances convenient to locate and easy ta access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them eaSily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually praminent entry.
Pedestrian access ta the building from the sidewalk, parking lots, and/or other areas shall be pravided
and shall enhance the overall quality of the pedestrian experience on the site.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commun '. & Economic Development
MY DENTAL MIXED USE LL
Hearing Examiner Site Plan Report
001148, ECF, LLA, MDD,MOD, SA-H
Page 17 of 40 Report of October 21,2014
Compliant
if
condition
of
approval is
Standard: A primary entrance of each building shall be located on the facade facing a street,
shall be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
Staff Comment: There are five entries to the building on the ground level. Two entries are
located along the east facing front fa,ade of the building facing Park Ave N. Both entry areas
are recessed into the front facades (Exhibit 13). The primary building entry is the more
northern set of doors, just south of the building's northeast corner, which provides entry to
a lobby area. The primary entry provides internal access to the second floor dental offices
and access to the residential units where visitors and residents can access the staircases
and/or elevator. The secondary front facade entry is for the ground floor retail storefront at
the southern portion of the fa,ade.
The primary entry is made more prominent through the fa,ade treatment, where the glass
curtain wall and lower concrete portion wrap around the northeast corner. The glass allows
for transparency into the lobby area. Through the glass the stairs and lobby can be visually
accessed from the street which makes it distinctive and prominent to passersby and visitors.
The corner area is oriented to be visible to vehicles passing by, visitors to the site accessing
the subject site from Park Ave N, and for passers-by on the sidewalk.
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry doors,
and/or ornamental lighting.
Staff Comment: As described above, the primary entrance faces Park Ave N. The entry area
is made prominent through architectural features such as modulating the fa,ade to have the
entry area setback from the primary horizontal plane of the ground level fa,ade, and
through the use of accent architectural features. The entry doors are part of a larger design
of the ground floor area at the northeast corner of the bUilding. The entry doors and walls
blend into the whole corner of the building through the use of glass, where the ground floor
area at the corner is designed with glass curtain walls. The glass walls around the corner
provide for visual cues that the primary entry is located in the area, especially as the glass
allows for a transparency to see into the lobby staircase and elevator areas.
Vertical fins further distinguish the primary entry area. Three vertical fins run up the second
and third floor and over the rooftop (Exhibit 17). Visually, the fins act as a cue to move a
viewers eye up and down the fa,ade. The entry sits below the fins, as if the fins are pointing
towards the entry doors.
There are no obstructions between the sidewalk and the entries on the front fa,ade as the
building is located up against the right-of-way, providing for clear access to the sidewalk.
Further, there is a canopy provided around the entry area at approximately lO-feet in height
above the sidewalk. A canopy cover distinguishes the primary entrance area, extending
around the northern corner. Lighting would be integrated into the canopy, although not
shown on submitted plan sets. Staff recommends a lighting plan and shall identify
ornamental lighting and the recommendation is described in greater detail in another
subsection.
Standard: Building entries from a street shall be clearly marked with canopies, architectural
elements, arnamentallighting, or landscaping and include weather protection at least four
and one-half feet (4-1/2') wide (illustration below). Buildings that are toller than thirty feet
(30') in height shall also ensure that the weather protection is proportional to the distance
above ground level.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commun; ... · & Economic Development
MY DENTAL MIXED USE Lt
Hearing Examiner Site PIon Report
-001148, ECF, LLA, MOD,MOD, SA-H
Page 18 of 40 Report of October 21, 2014
met Staff Comment: Two building entries are located on the Park Ave N fa~ade, both with
overhanging canopies as identified on the Elevations (Exhibit 12). There is one canopy for
both the general retail storefront area and the one for the primary entry area, with the
canopies horizontal lengths running approximately the same lengths as the glass curtain
walls behind. Both canopies are approximately 10 feet in height above the sidewalk level.
The widths are not dimensioned on the submitted plans and it is difficult to determine
whether they are 4-1/2 feet wide. The building will sit up close to the right-of-way, where
the ground floor level front fa~ade is setback from the right-of-way between 3 feet and 8
feet. The entry areas for the primary entry at the north and the retail storefront entry area
at the south are setback from the right-of-way more than 4 feet 6 inches. Above the retail
entry, the upper two floors project out towards the street and provide some additional
coverage through the use of vertical modulation of the structure. Lighting will be integrated
into the canopy, although not shown on submitted plan sets (Exhibit 22).
There is potential opportunity for a canopy to project into the public right-of-way. Such a
structure would require annual right-of-way use permit applications and approvals. Such a
canopy or covering would be evaluated on the public benefit provided. Examples of
canopies over public sidewalks are primarily in the downtown area of Renton.
The dimensions of the canopy are difficult to determine. Staff recommends, as a condition
of approval, that the canopy width be a minimum of 4 feet 6 inches in width above both
entries facing Park Ave N. The canopy width in front of the entries The plans shall be
submitted to, and approved by the Current Planning Project Manager prior to building
permit issuance.
Standard: Building entries from a parking lot shall be subordinate to those related to the
street.
Staff Comment: There are 5 building entries, two at the front along Park Ave N and three at
-/' the rear of the ground floor underneath the second story where undercover parking stalls
are located (Exhibit 13). The rear entrances are not prominent as they are buffered from
visibility by the overhanging upper floor and vehicles that would be parked nearby. The rear
entries do not have the same architectural entry features used on the front fa~ade. The east
facade entries are very prominent as described in the subsection above.
Standard: Features such as entries, lobbies, and display windows shall be oriented to a street
or pedestrian-oriented space; otherwise, screening or decorative features should be
-/'
incorporated.
Staff Comment: As analyzed previously, the street facing fa~ade is the building's front. There
are two entries, one for the ground floor general retail space, and the other for the primary
entrance to the interior area to access stairwells and the elevator. Therefore this standard is
met.
Standard: Multiple buildings an the same site shall direct views to building entries by
N/A praviding a continuous network of pedestrian paths ond open spaces that incorporate
landscoping.
Staff Comment: There is only one building proposed on the site.
Standard: Graund floor residential units that are directly accessible from the street shall
N/A
include entries fram front yards to pravide transition space fram the street or entries fram an
open space such as a courtyard or garden that is accessible fram the street.
Staff Comment: There are no residential units with direct access to the street. The 7 multi-
family units are located on the top floor.
3. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton's long-established,
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commun"· & Economic Development
MY DENTAL MIXED USE LL
Hearing Examiner Site Plan Report
001148, ECF, LLA, MOD,MOD, SA-H
Page 19 of 40 Report of October 21, 2014
existing neighborhoods ore preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
Compliant if
condition of
approval is
met
Standard: At least one of the following design elements shall be considered to promote a
transition to surrounding uses;
(a) Building proportions, including step-backs on upper levels;
(b) Building articulation to divide a larger architectural element into smaller
increments; or
(c) Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator of the Department of Community and Economic
Development or designee may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: A variety of architectural design treatments are applied to the building to
achieve a compatible transition to surrounding buildings. On the east side of the street is a
multiple-story office building and the west side of the subject site has single family homes.
Single-story auto repair facilities are located to the north and south. To break up the
apparent bulk of the proposed three-story, approximately 50-foot tall structure, there are a
number of vertical and horizontal modulations and articulations on each of the facades.
SpeCific materials are used to create a diverse yet complimentary material and color palette
that reduces the size of facades (Exhibit 17). The variety of the facades create a visually
interesting composition for the building and for its relationship with other surrounding
buildings. The apparent scale and bulk of the building would be broken up through different
architectural elements. The architectural design uses vertical and horizontal modulation.
Some of the modulation elements are recessed areas along the front fa,ade, projections of
the upper stories over the ground floor, and exterior screen.
The architectural elements of the proposed building help divide the larger architectural
elements into smaller increments and helps achieve a compatible transition to other
buildings surrounding the site. Additionally, the glass curtain walls help divide the three-
story spaces on each side of the building into smaller areas. Fa,ade elements proposed will
be fiber cement board, metal screen, glass, and wood siding. Without the fa,ade
treatments, modulation, and articulations, the building would appear more massive and
bulky, especially in relationship to nearby single family homes.
4. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and other
abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping and an
enclosure with fencing that is made of quality materials.
Standard: Service elements shall be located and designed to minimize the impacts on the
pedestrian enviranment and adjacent uses. Service elements shall be concentrated and
located where they are accessible to service vehicles and convenient for tenant use.
Staff Comment: Loading docks are not proposed but it is anticipated that the rear of the
building would be used for access to the site for tenants of the residential and non-
residential uses for loading and unloading as it is closest to rear entry doors and the
elevator. Additionally, the refuse and recycling area is located behind the front of the
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commun --& Economic Development
MY DENTAL MIXED USE Lt
Hearing Examiner Site Plan Report
001148, ECF, LLA, MOD,MOD, SA-H
Page 20 of 40 Report of October 21,2014
building and underneath the second story. The service area is out of the way of the parking
stalls but within a close proximity of the rear entries for tenants and residents. The area
under the second story in the rear of the building is approximately 15 feet in height and has
drive aisle wide enough for vehicle access to the building and refuse areas. The area is
screened from the street by the building siting and will be partly screened from the
southerly property through the use of landscaping areas on the southern boundary of the
site.
Standard: In addition to standard enclosure requirements, garbage, recycling collection, and
utility areas shall be enclosed on all sides, including the roof and screened around their
perimeter by a wall or fence and have self-clasing doors.
./' Staff Comment: Screening of the refuse area and rooftop equipment is proposed. The refuse
area would have a brick wall surround. The rooftop air conditioning units are identified on
the Building Section, Exhibit 21, and screening is identified. Rooftop screening would be
reviewed as part of the building permit process to make sure screening meets the minimum
standards of RMC 4-4-095 "Screening and storage height/location limitations."
Standard: Service enclosures shall be made of masonry, ornamental metal ar waad, or some
combinatian of the three (3).
./' Staff Comment: The applicant states that the enclosure for the refuse and recycling area
would be made of masonry and staff has previously recommended as a condition of
approval, that the design and materials of the structure be provided and approved as part of
the construction permit approval proves.
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a
N/A landscoped planting strip, minimum 3 feet wide, shall be located on 3 sides of such facility.
Staff Comment: The service area for refuse and recycling is not located near a street or
pathway or pedestrian-oriented space.
S. Gateways:
Not Applicable
ii_ PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate variaus
mades of tronsportation, including public mass transit, in order to reduce traffic volumes and other
impacts fram vehicles; ensure sufficient parking is pravided, while encouraging creativity in reducing the
impacts af parking areas; allow an active pedestrian environment by maintaining contiguous street
frontages, without parking lot siting along sidewalks and building facades; minimize the visual impact of
parking lots; and use access streets and parking to maintain an urban edge to the district
1. Sur/ace Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back
of buildings.
Guidelines: Sur/ace parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of sur/ace parking shall also be designed to accommodate
future infill development
Standard: Parking shall be locoted so that no surface parking is located between a building
./' and the front property line, or the building and side property line, on the street side of a
corner lot
Staff Comment: There is no proposed parking area between the street and the building.
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
./' Staff Comment: The vehicle parking spaces, both stalls under the building and within the
surface parking area are screened from Park Ave N. The site layout is structured in a way
that the building is located near to the street in the south of the subject site, with parking
stalls located behind the first floor and underneath the second and third floors where the
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commun·· & Economic Development
MY DENTAL MIXED USE LL
Hearing Examiner Site Plan Report
·001148, ECF, LLA, MDD,MOD, SA-H
Page 21 of 40 Report of October 21,2014
building is the buffer for stalls behind it (Exhibit 13). For stalls not underneath the structure
and located in the northern parking surface lot, the stalls are buffered from the sidewalk
and street by landscaping (Exhibit 19). The on and off-site landscaping provide a green
buffer between the parking stalls at the northern edge of the site, with the new proposed 8-
foot wide planter strip with trees and ground cover in the street right-of-way in combination
with the on-site almost 7-foot wide planter strip with proposed tree, shrubs and
ground cover (Exhibit 19). From a passer-bys view traveling in Park Ave, there would be
approximately 15 feet of plants including 2 trees between to the nearest parked vehicle on-
site. With the proposed landscaping providing a screen of surface parking stalls and the
stalls located underneath the structure in the back of the first level commercial and entry
areas, the stalls are screened from Park Ave N.
2. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encouroge the use of structured
parking; physically and visually integrote parking goroges with other uses; and reduce the overall impact
of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they sholl be designed to be
camplementory with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s} should
be used to enhance garages.
N/A Standard: Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of seventy five percent (7S%) of the building frontage width.
Standard: The entire facade must feature a pedestrian-oriented facade. The Administrator of
the Department of Community and Economic Development may apprave parking structures
that da nat feature a pedestrian arientation in limited circumstances. If allowed, the
N/A structure shall be set back at least six feet (6') from the sidewalk and feature substantial
landscaping. This landscaping shall include a combination of evergreen and deciduous trees,
shrubs, and ground cover. This setback shall be increased to ten feet (lO') when abutting a
primary arterial and/or minor arterial.
N/A Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials.
N/A Standard: The entry to the parking garage shall be located away from the primary street, to
either the side or rear of the building.
Standard: Parking garages at grade shall include screening or be enclosed from view with
N/A treatment such as walls, decarative grilles, trellis with landscaping, or a combination of
treatments.
Standard: The Administrator of the Department of Community and Economic Development
or designee may allow a reduced setback where the applicant can successfully demonstrate
that the landscaped area and/or other design treatment meets the intent of these standards
and guidelines. Possible treatments to reduce the setback include landscaping components
plus one or more of the following integrated with the architectural design of the building:
(a) Ornamental grillwork (ather than vertical bars);
N/A (b) Decarative artwork;
(c) Display windows;
(d) Brick, tile, or stone;
(e) Pre-cast decorative panels;
(f) Vine-covered trellis;
(g) Raised landscaping beds with decorative materials; or
(h) Other treatments that meet the intent of this standard.
3. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
HEX Report 14-001148 My Dental Mixed Use
City oj Renton Department of Commun· & Economic Development
MY DENTAL MIXED USE LU
Report of October 21, 2014
Hearing Examiner Site Plan Report
001148, EeF, LLA, MOD, MOD, SA-H
Page 22 of 40
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian
mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access to parking lots and garages shall be from alleys, when available. If not
available, access shall occur at side streets.
Staff Comment: The site has access from a Principal Arterial and from an alley at the west.
The alley has been reconfigured to the north, where it turns 90 degree in either direction
and connects to a residential area to the west, and also provides another connection point
./
to Park Ave N to the east. The alley is anticipated to provide some access to the parking
stalls on-site but is not the primary access point. If the alley were the only access point to
the site, it would be anticipated that there would be an increase in traffic to the Pelly Ave N
residential area which could create adverse impacts to the nearby single family zoned
properties.
Standard: The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
Staff Comment: The existing three parcels that make up the proposed subject site, in
combination, each have access from the public alley at the west, and two of the three
properties have curb cuts from Park Ave N at the east. The proposal is to have one curb cut
from Park Ave N located at the northern portion of the site instead of the existing two
./ locations, consolidating the multiple access points from two to just one. This minimizes the
number of curb cuts pedestrians have to cross, or bicyclists have to pass by, and reduces the
number of locations vehicles can exit or enter from the arterial. For the existing alley, the
proposal will continue to have access to the alley but there will be one area for access rather
than three different properties with three individual access points as currently exists.
Therefore, staff concludes, that the number of driveways and curb cuts from Park Ave N to
the subject site will be reduced through this proposal, and pedestrian circulation is
anticipated to have less impacts that may occur along the sidewalk.
iii. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Vii/age by
creating pedestrian networks and by providing strong links from streets and drives to building entrances;
make the pedestrian environment safer and more convenient, comfortable, and pleasant to walk
between businesses, on sidewalks, to and from access points, and through parking lots; and promote the
use of multi-modal and public transportation systems in order to reduce other vehicular traffic.
1_ Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity and
encouroges pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and abutting
properties shall be provided.
(a) Pathways shall be located so that there are clear sight lines, to increase safety.
(b) Pathways shall be an all-weather or permeable walking surface, unless the
applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development.
./
Staff Comment: No pedestrian pathways are proposed through the site although there are
clear connections between the public pedestrian realm and the front building entries. With
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development Hearing Examiner Site Plan Report
-001148, ECF, LLA, MOD, MOD, SA-H
Page 23 of 40
MY DENTAL MIXED USE Ll
Report of October 21,2014
N/A
N/A
the building sited near the public sidewalk, there is a direct and clear connection between
the building and public space. The proposed site plan does provide some delineation in
paving material between the paved parking area, the public sidewalk paved area, and other
areas identified as "F. architectural sidewalk" (Exhibit 13).
Standard: Pathways within parking areas shall be provided and differentiated by material or
texture (i.e., roised walkway, stamped concrete, or povers) from abutting paving materials.
Permeable materials are encouroged. The pathways shall be perpendicular to the applicoble
building facade and no greater than one hundred fifty feet (150') apart.
Staff Comment: No pathways within the surface parking area are proposed.
Standard: Sidewalks and pathways alang the facades of buildings shall be of sufficient width
ta accommadate anticipated numbers of users. Specifically:
(a) Sidewalks and pathways along the facades of mixed use and retail buildings 100
or more feet in width (measured along the facade) shall provide sidewalks at least 12
feet in width. The walkway shall include an 8 faot minimum unobstructed walking
surface.
(b) Interiar pathways shall be provided and shall vary in width ta establish a
hierorchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and na greater than twelve feet (12').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width
to accommodate the anticipated number of users.
Staff Comment: The required 5-foot wide sidewalk along the east facing front fa~ade would
meet the minimum requirement for the Park Ave N street frontage. From the private
property side of the sidewalk, additional walking area is proposed as identified on the Site
Plan (Exhibit 13) as "architectural sidewalk" which would provide a wider pedestrian area.
Standard: Mid-block connections between buildings sholl be provided.
3. Pedestrian Amenities:
Intent: To create attroctive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of activities,
at all times of the year, and under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design af prajects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Compliant if
condjtion of
approval is
met
Standard: Architectural elements thot incorporate plants, particularly at building entrances,
in publicly accessible spoces and at facades olong streets, shall be pravided.
Staff Comment: Architectural elements including bicycle racks, benches, and planters are
proposed for the site. Additionally, there will be a new configuration of the public
pedestrian realm. The existing sidewalk will be relocated closer to the building's entry and a
planter strip will be installed between the Park Ave drive lanes and pedestrian sidewalk.
Two entries are located on the front fa~ade along Park Ave N and a subordinate entry is
located on the backside of the groundfloor level underneath. Between the two entries on
the front fa~ade is a bicycle rack and on either side of the primary entry double doors are
two planter boxes (Exhibit 15). At the rear ground floor entry, facing west, is a bench seat
flanked on either side by planter boxes. Planter boxes near the primary entry and rear
ground floor entry provide additional architectural elements.
The right-of-way planting strip would be between the street travel lanes and the sidewalk.
This landscape and pedestrian buffer would be unique to the west side of Park Ave N on this
block, where there is currently no planter strip between the sidewalk and travel lanes. The
applicant could have proposed to leave the existing pedestrian environment as is along the
street, with pedestrians walking near the travel lanes of the Principal Arterial street. The
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development Hearing Examiner Site Plan Report
-001148, ECF, LLA, MOD,MOD, SA-H
Page 24 of 40
MY DENTAL MIXED USE L!
Report of October 21, 2014
applicant has chosen to provide the city's goal for the street and rebuild the street frontage
improvements with enhanced landscaping compared to what exists today.
Although the landscape strip in the public right-of-way is an off-site amenity, it is an
important site plan element that enhances the pedestrian experience along the site and
near the key front fa<;ade entries. Therefore, staff recommends, as a condition of approval,
that new street frontage improvements be installed as required. The street frontage
improvements would require an 8-foot wide planter strip and The proposed condition of
approval with the proposed site amenities would meet the intent of the standard.
Standard: Amenities such as autdaar graup seating, benches, transit shelters, fauntains, and
public art shall be provided.
(a) Site furniture shall be made of duroble, vandol-and weather-resistant materials
that do not retain rainwater and can be reasonably maintained over on extended
period of time.
(b) Site furniture and amenities shall not impede or block pedestrian access to public
spaces or building entrances.
Staff Comment: The non-landscaping related site amenities are limited to an outdoor bench
seat and bicycle rack. The bench seat is located at the building's rear entrance at the west, in
Compliant if a common entry area (Exhibit 15). The bicycle rack is located between the two entries on
Conditions the front fa<;ade (Exhibit 15). Off-site and to the north is a transit shelter for bus routes
of ApproV31 traveling south on Park Ave N. The proposal would also have planter boxes at the primary
are Met building entry and bicycle parking racks as site amenities along the front fa<;ade. To further
complement the proposed site amenities along the front building fa<;ade, staff recommends
adding a seat or bench or some alternative for pedestrians to sit. The seat shall be for two or
more potential users that are of durable, vandal-and weather-resistant materials that do
not retain rainwater and can be reasonably maintained over an extended period of time and
that do not impede or block pedestrian access to public spaces or building entrances.
Therefore, staff recommends, as a condition of approval, that a seat be located along the
front fa<;ade of the building. The seat materials, location, and detail are to be provided for
review to the Current Planning Project Manager, for approval prior to construction permit
issuance.
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum of 4.5
Compliant if
feet wide along at least seventy 75 percent of the length of the building facade facing the
Conditions street, a maximum height of 15 feet above the ground elevation, and no lower than 8 feet
of Approval above ground level.
are Met Staff Comment: The two ground floor canopies are described above in subsection Building
Entries with a staff recommended condition of approval that the width of the canopies be a
minimum 4 feet 6 inches in width, or as allowed given the close proximity of the building
fa~ade to the street right-of-way.
ill. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreatian are available to residents, warkers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
lacations. To create usable and inviting open space that is accessible to the public; and to prom ate
pedestrian activity on streets particularly at street corners.
Guidelines: Develapments lacated at street intersections shauld provide pedestrian-ariented space at the
street corner to emphasize pedestrian activity (illustration below). Recreation and common open space
areas are integral aspects of quality development that encourage pedestrians and users. These areas
shall be pravided in an amount that is adequate ta be functianal and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development Hearing Examiner Site Plan Report
-001148, ECF, LLA, MDD,MOD, SA-H
Page 25 of 40
MY DENTAL MIXED USE LI
Report of October 21, 2014
Standard: All mixed use residential and attached housing developments af ten (10) or more
N/A dwelling units shall provide common opens space and/or recreation areas.
Staff Comment: There are only 7 multi-family residential units proposed, therefore, this
section of the Urban Design Standards are not applicable.
N/A Standard: Amount of common space or recreation area to be provided: at minimum fifty (50)
square feet per unit.
N/A
Standard: The location, layout, and proposed type of common space or recreation area shall
be subject to approval by the Administrotor of the Department of Community and Economic
Development or designee.
Standard: At least one of the following shall be provided in each open space and/or
recreation area (the Administrotor of the Department of Community and Economic
Development or designee may require more than one of the following elements far
developments having more than one hundred (100) units):
(a) Courtyards, plazas, or mUlti-purpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens/pea-patches. Such
spaces above the street level must feature views or amenities that are unique to
N/A the site and are provided as an asset to the development;
(c) Pedestrian corridors dedicoted to passive recreation and separate from the
public street system;
(d) Recreation facilities including, but not limited to, tennis/sports courts, swimming
pools, exercise areas, game rooms, or other similar facilities; or
(e) Children's play spaces that are centrally located near 0 majority of dwelling units
and visible from surrounding units. They shall also be located owoy from
hazardous areas such as garbage dumpsters, drainage facilities, and parking
areas.
N/A
Standard: All buildings and developments with over thirty thousand (30,000) square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-
oriented spoce.
Standard: The pedestrian-oriented space for buildings and developments with over thirty
thousand (30,000) square feet of nonresidential uses shall include all of the following:
(0) Visual ond pedestrian access (including barrier-free access) to the abutting
N/A
structures from the public right-at-way or a non vehicular courtyard; and
(b) Paved walking sUrfaces of either concrete or approved unit paving; and
(c) On-site or building-mounted lighting providing at least four (4) foot-candles
(average) on the ground; and
(d) At least three (3) lineal feet of seating area (bench, ledge, etc.) or one individual
seat per sixty (60) square feet of plaza area or open space.
Standard: The following areas shall not count as pedestrian-oriented space for buildings and
developments with over thirty thousand (30,000) square feet of nonresidential uses:
(a) The minimum required walkway. However, where walkways are widened or
N/A
enhanced beyond minimum requirements, the area may count as pedestrian-
oriented space if the Administrator of the Department of Community and
Economic Development or designee determines such space meets the definition
of pedestrian-oriented space.
(b) Areas that abut landscaped parking lots, chain link fences, blank walls, and/or
dumpsters or service areas.
N/A Standard: Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is prohibited
within pedestrian-oriented space.
HEX Report 14·001148 My Dental Mixed Use
City of Renton Department of Commun·· & Economic Development
MY DENTAL MIXED USE
Hear;ng Exam;ner Site Plan Report
001148, EeF, LLA, MOD, MOD, SA-H
Page 26 of 40 Report of October 21, 2014
v. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scole, and uses appropriate building materials thot are suitable for the Pacific Narthwest climate. To
discourage franchise retail architecture.
1. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually 'appear to be at a human scole; and ensure
that all sides of a building, that con be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up lang blank walls, add visual interest, and enhance the character of the neighborhoad.
Articulation, modulation, and their intervals should create a sense af scale important to residential
buildings.
Standard: All building facodes shall include modulation or articulation at intervals of no
more than 40 feet.
Staff Comment: In review of the buildings elevations (Exhibit 17), all sides of the 3-story
building are modulated and have articulated elements. The building is roughly 82 feet in
length (north to south) by 79 feet in width. Vertical and horizontal modulation elements
include recessed entries, upper stories projecting beyond ground floor footprint, balconies
for five residential units, and a horizontal screen. The metal screen on the different facades
is the most prominent modulation feature on the elevations (Exhibit 12) and can be viewed
on the roof plan on the Sheet AlOS (Exhibit 20). The metal consists of slats with openings
between which provides some transparency to the building fa~ade behind. The lengths and
heights of the screen feature vary for each fa~ade, providing an architectural element that
helps to break down the bulk of the structure. The screen has openings related to windows
on the building fa~ade, which provides natural light into the interior. The below analysis
provides specifics for each fa~ade where there is modulation or articulation that meets the
guidelines and intent of the code.
• Front Facade: Along the front fa~ade, the ground level is recessed from the upper
story fa~ade and each of the two entries on the front fa~ade are recessed from the
horizontal plane of the ground level, providing required modulation on the 82
fa~ade length. Further, the second and third floors along the southern portion of the
fa~ade are modulated through the use of a balcony and upper floor screening with
screen openings shown for windows.
North facade: The ground level fa~ade is not 40 feet in length. The upper two levels
are approximately 79 feet in length, and have a projected horizontal metal screen
that provides that covers the upper story and part of the 2,d floor, roughly 40 feet in
length and 2 feet in front of the primary fa~ade (Exhibit 12). The screen breaks up
the more than 40-foot wall as required.
South facade: The ground level fa~ade is not 40 feet in length. On the upper floors,
the same type of metal screen that is used on the front and north facades, is used
on the upper two floors, although it is wider on the top floor than the second floor.
The screen is used across approximately 40 feet of the 80-foot wide upper fa~ade
length.
West facade: Vertically, each floor has a different footprint than the other, with the
ground floor under the second story, and the third floor projecting out over the
below floor approximately 2 feet (Exhibit 12). The upper story fa~ade, where the
residential spaces and lofts are located, has individual balconies with full walls and
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development
MY OENTAL MIXED USE
Report of October 21, 2014
Hearing Examiner Site Plan Report
001148, EeF, LLA, MOD,MOD, SA-H
Page 27 of 40
screening between the next door apartments (Exhibit 20). The second level
horizontally, does not have modulation, but uses full glass curtain walls to reduce
the bulkiness of the wall through transparency. The second floor is additionally
recessed from the upper floor and with the full transparency of the wall provides
meets the guidelines and intent of the standard.
Standard: Modulotions sholl be a minimum of two feet (2') deep, sixteen feet (16') in height,
and eight feet (8') in width.
Staff Comment: Analysis of the modulations are below: · Front facade: The fa~ade has different modulations depending on which floor is
being analyzed. The ground level floor has two entries that are recessed from the
horizontal plane of the fa~ade at a depth of between 3 and 5 feet with widths
between approximately 9 and 11 feet (Exhibit 13). The northern primary building
entry recess continues to the top of the bUilding, more than the required 16 feet in
height.
• North facade: The screening used to modulate the upper two floors is approximately
2 feet in depth, 40 feet in width, and approximately 25 feet in height.
~ · South facade: The screening element has a depth of approximately 2 feet, a height
where used on the upper floors of over 35 feet, and a width of 40 feet at its widest
horizontal plane on the top floor. · West facade: The top floor projects 2 feet forward of the second floor, providing the
required 2 feet depth, an approximate height of 15 feet, and the width of 80 feet.
Further, the upper floor have balcony areas for each unit with a roof overhand
which breaks up the fa~ade vertically, and the horizontal plane varies as each unit is
screened from the other with the use of the continued interior wall that separates
the units, projecting a few feet into the exterior outdoor private open space areas.
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide a
N/A variety of modulations and articulations to reduce the apparent bulk and scale of the facade;
or provide an additional special feature such as a clock tower, courtyord, fountain, or public
gathering area.
2. Graund-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale character
of the pedestrian environment; and ensure that all sides of a building within near or distant public view
have visual interest.
Guidelines: The use of material variatians such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entronce should be mode visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry paving,
street furniture (benches, etc.), and/or public art.
Standard: Human-scaled elements such as a lighting fixture, trellis, or other landscape
feature shall be provided along the facade's ground floor.
Staff Comment: The ground floor fa~ade has entries on two sides, along the public street
facing side at the east, and at the rear of the fa~ade where vehicle parking stalls are located.
Both facades have human-scaled elements as described below:
Human-scaled elements on the east fa~ade on the ground floor are provided, including
bicycle racks, planter boxes at the primary entry, and architectural paving between the
sidewalk and fa~ade to provide a continued hardscape of the area from the sidewalk to the
building entry areas. An architectural paving, different than the sidewalk paving is shown
and differentiated on the Site Plan, for the pedestrian walking area between the sidewalk
HEX Report 14-001148 My Dental Mixed Use
City of Renton Deportment of Commu & Economic Development
MY DENTAL MIXED USE Lf
Report of October 21, 2014
Hearing Examiner Site Plan Report
-001148, ECF, LLA, MOD, MOD, SA-H
Page 28 of 40
and building fapde. It is anticipated that this paving is level with the sidewalk surface to
./ provide a non-obstructed, accessible plane into the site entries from the pedestrian realm .
Lighting elements integrated with the overhead canopy are proposed by the applicant but a
lighting detail or plan is not provided. Staff recommends as a condition of approval that a
lighting plan be submitted with the construction plans showing the type of lighting styles,
projection of light, integration of lighting features into canopy and/or facades, etc. Further,
the applicant has provided for planter boxes in the primary entry area at the north of the
facade, on either side of the double doors. Short term bicycle parking racks are provided and
provide some additional physical detail to the ground floor exterior. Staff recommends in
another subsection, that a bench be provided along the front facade for pedestrians and to
prove an additional human-scaled element to the building facade.
For the rear fa~ade facing west, the ground floor has multiple entries (Exhibit X). Two entries
access the primary entry area at the north of the building, where access to the staircases
and elevator would be available. One entry is available to the commercial retail space at the
south, and it is unknown at this time whether the rear entry would be available for public
access to the retail space or if the front facade entry would be the primary public entry for
the approximate 1,000 sf retail area. Human-scaled elements including architectural paving
is provided at the rear of the building (Exhibit 13). This hardscaped area acts as a common-
space for users of the facility. Planter boxes for landscaping and a bench are provided in the
area to accent the active area.
Standard: On any facade visible to the public, transparent windaws and/or doors are
required ta comprise at least 50 percent af the portion of the ground floor facade that is
between 4 feet and 8 feet above ground (as measured on the true elevation).
Staff Comment: The east facing facade towards Park Ave N is visible to the public. Although
./ the standards only require transparency on the ground floor, all three floors provide
transparency. Along the ground floor horizontal plane of 82 feet, approximately 66 feet or
80% of the facade between 4 and 8 feet in height is transparent. This 80 percent is greater
than the minimum SO percent requirement. The facade is primarily glass curtain walls with
glass double doors for the two entries, effectively providing floor to ceiling transparency
through glazing along the approximately IS-foot high ground floor wall.
Standard: Upper portians of building facades shall have clear windows with visibility into
and out of the building. However, screening may be applied ta provide shade and energy
efficiency. The minimum amount of light transmittance for windows shall be 50 percent.
Staff Comment: All facades have openings with windows and floor to ceiling/glass curtain
walls. The south side has some smaller windows and the least amount of glazing as
compared with the other facades. At the primary building entry corner, the northeast
Compliant if corner, the upper floors do not have openings. This corner is where there is a staircase that
conditions provides access between floors (Exhibit 17). The elevations indicate that 4' by 8' grey fiber
of approval cement board will be used as the exterior finish on the corner, where the treatment wraps
are met around the north and east facades. These areas with the cement board are blank. There is
no transparency or visual relationship between the exterior and interior spaces. Staff
recommends, as a condition of approval, that the staircase area be provided one window for
each level above the ground floor on the north and east facing facades, providing for a
minimum of four windows to help break up the facades where there are no openings.
Revised elevations showing added windows shall be submitted to the Current Planning
Project Manager, and approved, prior to building permit issuance.
./ Standard: Display windows shall be designed for frequent change of merchandise, rather
than permanent displays.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development Hearing Examiner Site Plan Report
-001148, ECF, LLA, MOD, MOD, SA-H
Page 29 of 40
MY DENTAL MIXED USE
Report of October 21,2014
Staff Comment: The southern retail space on the front fa~ade is anticipated to have display
areas viewable from the pedestrian realm given the fa~ade treatment with floor to ceiling
glazing.
Standard: Where windows or storefronts occur, they must principally contain clear glazing.
Staff Comment: As described in subsections previously the front facing fa~ade towards
./ pedestrian realm has a significant amount of glazing. There is approximately 80 percent of
floor to ceiling glazing on the front fa~ade. This includes the southerly storefront area where
a retail tenant is anticipated to locate and for the building's primary entry to the internal
lobby at the northeast corner of the structure (Exhibit 17).
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are prohibited.
Staff Comment: The applicant has not indicated tinted or dark glass, highly reflective, or
./ films to be used on the glass treatments on the different building facades. Further, the
applicant states that low-glare glazing would be used (Exhibit 22). Transparency is a key
design element on all but the south fa~ade.
Standard: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian
pathways are prohibited. A wall (including building facades and retaining walls) is
considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over 6 feet in height, has
a horizontal length greater than 15 feet), and does not include a window, door,
building modulation or other architectural detailing; or
./ (e) Any portion of a ground floor wall has a sUrface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architecturol detailing.
Staff Comment: A blank wall evaluation and analysis was previously discussed to determine
if staff could recommend a lesser front yard setback than the required 10-feet for the CA
zone. It was recommended in staffs assessment, that there are no untreated blank walls
and that a zero setback should be allowed.
Standard: If blank walls are required or unavoidable, blank walls shall be treated with one or
more of the following:
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground caver, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
N/A Ic) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent af this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Staff Comment: Through evaluation of the front ground level fa~ade along Park Ave N, staff
determined that there are no blank walls. This standard is not applicable.
3. Building Raa! Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest to
the building.
Standard: Buildings shall use at least one of the following elements to create varied and
./
interesting roof prafiles:
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department oj Commur;<h, & Economic Development
MY DENTAL MIXED USE LI
Hearing Examiner Site Plan Report
-001148, ECF, LLA, MOD,MOD, SA-H
Page 30 of 40 Report of October 21, 2014
(d) Pitched or sloped roofs
(e) Buildings containing predominantly residential uses shall have pitched roofs with
a minimum slape of one to four (1:4) and shall have dormers or interesting roof
forms that break up the massiveness of an uninterrupted sloping roof.
Staff Comment: Extended parapets are shown on the elevations (Exhibit 12) that would
surround the structure and extend above the roofline. The parapets extend vertically,
approximately 4 feet 6 inches, above the roof.
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encouroge the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a building
that is attractive and of high quality. Material variation shall be used to create visual appeal and
eliminate monotony of facodes. This shall occur on all focodes in a consistent manner. High quality
materials shall be used. if materials like concrete or block walls are used they shall be enhanced to create
variation and enhance their visual appeal.
Standard: All sides a/buildings visible from a street, pathway, parking area, or open space
shall be finished on all sides with the same building materials, detailing, and color scheme, or
if different, with materials of the same quality.
Staff Comment: The fa~ade siding materials are similar on all sides of the mixed-use
structure. The materials identified (Exhibit 12) are grey cement fiber board in 4' by 8'
./ sections, glazing through windows, glazing through glass curtain walls, a horizontal metal
screen, concrete, and some horizontal wood siding. Brick is identified for screening of the
refuse and recyclables area. The 3-D elevations (Exhibit 17) identify color scheme, with the
same treatments and relative colors used on all facades.
Standard: All buildings shall use material variations such as colors, brick or metal banding,
patterns or textural changes.
./ Staff Comment: The single 3-story structure uses similar treatments but in different
amounts and variations on each of the side of the fa~ade (Exhibit 17). The variation in the
use of the horizontal metal screening applied on most of the facades is described in greater
detail in the "V. Building Architectural Design" subsection above.
Standard: Materials shall be duroble, high quality, and consistent with more traditional
./
urban development, such as brick, integrolly colored concrete masonry, pre-finished metal,
stone, steel, glass and cost-in-place concrete.
Staff Comment: The materials are of durable, high quality materials consistent with more
traditional urban development. Materials are discussed in the above sections.
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
N/A Staff Comment: Concrete partial-half walls are identified at the northeast corner of the
building, near the curb cut from Park Ave N. These are not full walls and are enhanced
through the integration of glazing for the areas above the half wall. There are no concrete
exterior walls shown.
Standard: If concrete block walls are used, they shall be enhanced with integral color,
N/A textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other
masonry materials.
Staff Comment: There are no concrete block exterior walls shown.
Standard: All buildings shall use material variatians such as colors, brick or metal banding,
./ patterns, or textural changes .
Staff Comment: See discussion above in this subsection. The building design treatments and
architectural elements provide material variations on all facades and all floors of the 3-story
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development Hearing Examiner S;te Plan Report
-001148, ECF, LLA, MOD,MOD, SA-H
Page 31 of 40
MY DENTAL MIXED USE
Report of October 21,2014
I mixed use structure.
vi. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encourage signs that are both clear and of appropriate scale for the project; encourage quality signage
that contributes to the character of the Urban Center and the Center Village; and create color and
interest.
Guidelines: Front-lit, ground-mounted monument signs are the preferred type of freestanding sign. Blade
type signs, proportional to the building facade on which they are mounted, are encouraged on
pedestrian-oriented streets. Alteration of trademarks notwithstonding, corporate signage should not be
garish in color nor overly lit, although creative deSign, strong accent colors, and interesting sUrface
materials and lighting techniques are encouroged.
Standard: Entry signs shall be limited to the name of the larger development.
Compliance Staff Comment: A sign package was not submitted with the application materials. The
not yet applicant will be required to submit a sign permit in compliance with the Signage standards
determined outlined in Design District 'D'. A sign permit would need to be reviewed and approved for
any signs proposed.
Compliance
Standard: Corporate logos and signs shall be sized appropriately for their location. not yet
determined Staff Comment: See comment above.
Compliance Standard: In mixed use and multi-use buildings, signage shall be coordinated with the overall
not yet building design.
determined Staff Comment: See comment above.
Compliance Standard: Freestanding ground-related monument signs, with the exception of primary entry
not yet signs, shall be limited to five feet (5') above finished grade, including support structure.
determined Staff Comment: See comment above.
Compliance Standard: Freestanding signs shall include decorative landscaping (ground cover and/or
not yet shrubs) to provide seasonal interest in the area surrounding the sign. Alternately, signage
determined may incorporate stone, brick, or other decorative materials as approved by the Director.
Staff Comment: See comment above.
Standard: All of the following are prohibited:
a. Pole signs;
Compliance b. Roof signs; and
not yet c. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
determined cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as area signs with only the individual letters back-lit.
Staff Comment: See comment above.
G. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as plazas,
pedestrian walkways, parking areas, building entries, and other public places; and increase the visual
attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
Standard: Pedestrian-scole lighting shall be provided at primary and secondary building
Compliant entrances. Examples include sconces on building facades, awnings with down-lighting and
if condition decorative street lighting.
of approval Staff Comment: A lighting plan was not submitted with the application nor were exterior is met lights shown on the building elevations. Staff recommends a lighting plan be submitted for
review as discussed in a previous subsection.
N/A Standard: Corporate logos and signs shall be sized appropriately for their location.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department oj Commu & Economic Development Hearing Examiner Site Plan Report
-001148, EeF, LLA, MOD, MOD, SA-H
Page 32 of 40
MY DENTAL MIXED USE
Report of October 21,2014
Compliant if
condition of
approval is
met
Standard: Accent lighting shall alsa be provided on building focodes (such as sconces) and/or
to illuminate ather key elements of the site such as gateways, specimen trees, other
significont landscoping, water features, and/or artwork.
Staff Comment: A lighting plan was not submitted with the application nor were exterior
lights shown on the building elevations. Accent lighting for the front fa,ade as they relate to
the overhead exterior pedestrian overhang/canopy is mentioned in the application but no
further detail has been provided. See above for staff recommendation.
Standard: Downlighting shall be used in all coses ta assure safe pedestrion and vehiculor
Compliant if movement, unless alternative pedestrian scole lighting has been appraved administratively
condition of or is specificolly listed as exempt from provisionslocoted in RMC 4-4-075, Lighting, Exterior
approval is On-Site (i.e., sign age, governmental flags, temporary holiday or decorative lighting, right-of-
met way-lighting, etc.}.
Staff Comment: A lighting plan was not submitted with the application nor were exterior
lights shown on the building elevations. See above for staff recommendation.
d.PLANNeO' ACTION ORf)iNANCEANO"OEVELOPMENT AGREEMENT, COMPUANCI: ANDCONISTENCY:
.~ "" .. '~ ....... . .,'.
e. OFF'SITE IMPACTS: '" 'if
Structures: Restricting overscale structures and overconcentration of development on a particular
portion of the site.
Staff Comment: The structure proposed is less building coverage and height than allowed for the
zone and does not use the maximum building envelope allowed. The proposed 3-story mixed-use
building would contain a mix of residential units, dental office, and retail space with surface level
parking stalls located under the second floor. The structure would be approximately 53 feet in height
(Exhibit 12) and the footprint of the building is proposed to have zero setback from the sidewalk
along Park Ave N (Exhibit 13). The proposal would not be an overscale structure or overconcentration
of development on the subject site as the proposal does not exceed maximum height, lot coverage,
and setback requirements.
The project combines three parcels into one parcel with one mUlti-story building. The subject site is
located between a residential single family area to the west and a Urban Center North (UCN) zoned
parcel with 5 to 7-stories tall Boeing office buildings to the east. The UCN zone allows structures up
to 10 stories on Principal Arterial streets, where the subject site is limited to a maximum of 60 feet in
height although a Conditional Use Permit could be requested for heights above 60 feet. The
proposed building provides a transition and buffer between the office zone to the east of Park Ave N
and the Principal Arterial traffic.
Circulatian: Providing desirable transitions and linkages between uses, streets, walkways and
adjacent praperties.
Staff Comment: Linkages between the street, adjacent properties, and building would be created
through the proposed site plan and building which are anticipated to provide desirable circulation to
and from the site. A new sidewalk would be constructed as part of street frontage improvements,
with a planter strip between the curb on Park Ave N and the building unlike what exists today. This
placement of the planter strip and street trees would be an improved, safer, and more desirable
sidewalk that provides connections and transition to the abutting properties to the north and south,
and to other properties along the west side of Park Ave N. For the new sidewalk abutting the subject
site, there would be one curb cut which is one less curb cut than exists on the subject site now. less
curb cuts across the sidewalk-pedestrian realm is an improvement which reduces the opportunity for
vehicle and human interaction. Vehicle linkages between CA zoned sites is a requirement, which has
been provided through the use of the alley at the west. More detail about the vehicle site-to-site
access is described in the previous subsection "b. Zoning Compliance and Consistency" Vehicular
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
Access.
LI
Hearing Examiner Site Plan Report
-001148, ECF, LLA, MOD, MOD, SA-H
Page 33 of 40
Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop
equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties.
Staff Comment: There are no loading or storage areas proposed. It is not anticipated that loading
areas would be needed for the uses, where delivery and shipping would be through Fed Ex, USPS,
and UPS type delivery vehicles that can be parked in surface parking areas and the stalls proposed on
site. For the rooftop elements, screening is provided for and identified on the submitted application
materials, and is described in a previous section "b. Zoning Compliance and Consistency" Screening
subsection for more detail. For refuse and recycling, the screening requirements are described in the
previous section "b. Zoning Compliance and Consistency" Refuse subsection.
Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive
natural feotures.
Staff Comment: There are no large attractive natural features on or near the site for which to
maintain visual accessibility. Currently, there are no existing street trees in front of the three parcels
along Park Ave N, where the proposal is to provide new street frontage improvements. The frontage
improvements would allow for a number of large growing trees to be planted and continuity of the
tree lined street. The trees provide an attractive natural feature in the public realm.
Landscaping: Using landscaping to provide transitions between development and surrounding
praperties to reduce noise and glare, maintain privacy, ond generally enhance the appearance of the
project.
Staff Comment: Staff recommends some areas for greater landscaping to provide less impact to off-
site properties. Staff recommends additional tree plantings to provide transitions between the
proposed building and westerly residential single family area and a revised planting schedule with
taller proposed shrubs for screening. This recommendation is described below and would be in
addition to the proposed landscaping identified on the applicant's landscape plan (Exhibit 19).
Analysis of the proposed off-site and on-site landscaping can be found in the previous report
subsection under "b. Zoning Compliance and Consistency" Landscaping.
Landscaping and screening is limited between the proposed building and the single family area to the
west along Pelly Ave N. Trees could provide some visual relief between the two sites, a transition that
could proVide greater privacy between the two areas. The alley between provides some distance
separation, and the setbacks of the primary structures of each zone provide for greater distance. But,
there is opportunity to provide some landscape transition between the sites with trees.
Staff has identified two areas where a tree could be located near the alley. These areas would not
significantly impact site layout or reduce the number of parking stalls. These two areas are the
proposed landscape area at the southwest corner and the most westerly parking stall in the row of
surface parking stalls on the north side of the lot. Trees properly sized for the width of the planting
areas are recommended to be planted in the areas. The landscape area at the southwest corner
would need to be updated with a proposed tree. The most northern parking stall along the alley
would have to be reduced to a compact size stall to provide planting space.
There is also opportunity to provide greater vertical screening in the areas proposed for landscaping.
The proposed compact Oregon grape shrubs may not grow above 3 feet in height. Staff recommends
that alternative taller growing shrubs be proposed in the southerly landscaping areas to provide
greater height of green screening. A revised landscape plan would be required and plantings would
need to meet the minimum size requirements of RMC 4-4'{)70.
Therefore, staff recommends, as a condition of approval, that the two areas for trees to be planted at
the northwest and southwest corners of the lot, be added to an updated landscape plan.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
Hearing Examiner Site Plan Report
-001148, ECF, LLA, MDD,MOD, SA-H
Page 34 of 40
Additionally, the updated landscape plan should provide a mix of shrubs that grow to a 4-foot height
to provide greater screening in the landscape areas on the southern boundary of the site and in the
landscape area along the street at the site's northeast corner. A revised plan shall be submitted to
the Current Planning Project Manager, and approved, prior to construction permit issuance.
No on-site fencing has been proposed. If fencing is being considered, a fence detail with the type of
materials should be provided as part of the detailed landscape plan.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness
or glare to adjacent properties and streets.
Staff Comment: The lighting on site should adequately provide for public safety without casting
excessive glare on adjacent properties. No lighting plan was submitted by the applicant. Staff
recommends, as a condition of approval, the applicant be required to provide a lighting plan that
adequately provides for public safety without casting excessive glare on adjacent properties at the
time of building permit review. Downlighting shall be used in all cases to assure safe vehicular
movement in an area where pedestrians could be walking. The lighting shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and
orientation.
Staff Comment: The building has a primary orientation towards Park Ave N with entries on the front
and rear ground level facades. The primary entry faces Park Ave N with secondary access points at
the rear, underneath the overhang of the upper floors. It is anticipated that most of the noise
impacts would occur during the construction phase of the project. The applicant has submitted a
Construction Mitigation Plan (Exhibit 23), which provides measures to reduce construction impacts
such as noise, control of dust, traffic controls, etc. In addition, the project would be required to
comply with the City's noise ordinance regarding construction hours.
Structure Scale: Considerotion of the scale of proposed structures in relation to natural
characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle
needs.
Staff Comment: The proposed 3-story mixed use building would be located on more than half of the
subject site. The applicant proposes setbacks from the north and westerly property boundaries which
provides for flow of sunlight, winds, vehicle and pedestrian movement through the site. Architectural
treatments such as the amount of glazing on each fa~ade and ground level street facing fa~ade allow
for transparency between the exterior and interior of the building and natural light to reach into
interior spaces. The structure scale is broken down through other design elements along with the
glazing features, horizontal screening on the upper facades, and vertical and horizontal modulation
of the building.
Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using
topography to reduce undue cutting and filling, and limiting impervious surfaces.
Staff Comment: The three parcels that make up the subject site are developed with structures on
each of the sites, with a total of three significant trees. Cutting and filling will be limited as the site is
developed and topographically flat. Of the 3-trees identified in the Tree Inventory (Exhibit 18). No
trees are to be retained. But with the landscaping opportunities in the planter strip along Park Ave
and on-site landscaping areas, the applicant proposes 4 trees to be planted. These trees would
establish greater tree canopy coverage than exists today, given their relative species over their
lifetimes compared to the canopy coverage that exists today. Additionally, 2 more trees would be
planted as a condition of approval. Six trees would be planted and would increase the natural
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
features coverage of the site.
Hearing Examiner Site Plan Report
1-001148, ECF, LLA, MOD, MOD, SA-H
Page 35 of 40
Although there are no significant natural landscape features to protect or retain, the proposal would
provide for new natural features and 6 new trees.
Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and
privacy where needed, to define and enhance open spaces, and generally to enhance the appearance
of the project. Landscaping also includes the design and protection of planting areas so that they are
less susceptible to damage from vehicles or pedestrian movements.
Staff Comment: Proposed landscaping is analyzed in subsections above. The landscaping plan would
provide protection of planting areas so that they are less susceptible to damage from vehicles and
pedestrian movements by installing perimeter curb.
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Location and Consolidation: Providing access points on side streets or frontage streets rather than
directly onto arterial streets and consolidation of ingress and egress points on the site and, when
feasible, with adjacent properties.
Staff Comment: The site currently has two curb cuts from Park Ave N to the east and access through
the alley at the west. Park Ave N is a Principal Arterial. The two existing curb cuts on Park Ave N will
be consolidated into one curb cut location. The driveway will be a right-in, right-out turn as there is a
barrier in the middle of Park Ave N. By reducing the number of curb cuts (ingress and egress points)
to Park, there is a reduction in the amount of pedestrian and vehicle cross-over in the sidewalk
corridor.
The alley provides access to the commercial uses on the east side of the block and access to many
single family homes on the west side of the block. The alley is a little different than most alley
configurations that traditionally run fully through the middle of a block. The alley abutting the site
turns 90 degrees at the northern terminus and provides access to the residential western side of the
block and Pelly Ave and to the east and Park Ave.
Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the
location, design ond dimensions of vehicular and pedestrian access points, drives, parking,
turnarounds, walkways, bikeways, and emergency access ways.
Staff Comment: See Location and Consolidation discussion above.
The proposal includes tuck under parking beneath the upper floors for 12 stalls (Exhibit 13). The
other 12 surface parking stalls would be located behind the building near the alley and on the
northern border of the subject site. The rear building entries are within close proximity of both
parking areas. The front entries are not located adjacent parking areas or a driveway. All entries open
to either the sidewalk realm at the front or towards a parking area and not into an internal driveway
or drive aisle which promote safety and efficiency. The accessible stalls are proposed as the nearest
stalls to the rear entry area for easier access.
Loading and Delivery: Separating loading ond delivery areas from parking and pedestrian areas.
There are no dedicated loading or delivery areas proposed on site. See previous Loading and Delivery
subsections in Off-Site impacts and "b. Zoning Compliance and Consistency" Loading subsections for
more detail. It is not anticipated that loading and delivery areas are required ofthe proposed uses.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Alternative transportation options are available with public transit stops nearby and
bicycle parking facilities required on-site. Both short-term and long-term bicycle parking areas are
required, where long-term secured areas would be for the residential units and office use, and short-
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of CommuniI-" & Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
LI
Hearing Examiner Site Plan Report
-001148, Ea, LLA, MOD,MOD, SA-H
Page 36 of 40
term bicycle racks as proposed along Park Ave N would be required for the retail use. Because it is
unclear where secured parking is located based on submitted application materials and how many
stalls are proposed for the project, staff recommends that a bicycle parking analysis and bicycle
parking plan be provided as a condition of approval by the applicant. The analysis is to include the
required bicycle parking area for the office and residential uses. This staff recommendation is located
in the Parking subsection of the report, under the heading "b. Zoning Compliance and Consistency".
Transit routes are located near the subject site for both King County Metro and Sound Transit busses.
In front of the auto repair businesses to the north, along Park Ave, is a bus stop. The stop provides
connection for Metro 240 and South Transit bus lines 560 and 566. The bus lines provide connection
at the Renton Transit Center to other local and regional transit routes. On the opposite side of Park
Ave N, at the intersection with N 6th St, are stops for routes heading north on Park, including bus lines
for Metro 240 and 342 and Sound Transit Routes 560 and 566.
Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings,
public sidewalks and adjacent properties.
Staff Comment: Pedestrians are provided safe and attractive features at the front and rear of the
building's ground floor level. Along the front, there would be a new pedestrian sidewalk in the right-
of-way, with separation between the Park Ave N travel lanes provided by an 8-foot wide planter strip
with trees. The sidewalk walking area would be extended with architectural paving to the front
fa~ade of the building. At the rear of the ground level is similar architectural paving underneath the
second floor and near the rear entry doors where a sitting area is provided. The sidewalk along Park
Ave N would provide connections from the site to next door sites and to the rest of the
neighborhood and commercial uses to the north and south of the site.
h~ O"ErHPAf~"iiitEbfP(Jif!t(!1g .l!~1J'.Spdc:es;~~eiVePs='D:istirf!j!ved?~R#:ei:t liical iidequGteJbre6i;Jorpa~ive.a~d dc:iive recremfon:11Y the"ocCiip'anf$lliJe~af the sj~,
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Staff Comment: The primary open space on the subject site is at the front fa~ade in the public realm in
the right-of-way, where a new 8-foot planter strip will be constructed between the Park Ave drive lanes
and 5-foot sidewalk. This 13-foot area in front of the building serves as a distinctive focal point for the
site. The area provides connections between the pedestrian realm and public street to the building and
its associated uses and ground level retail storefront. The public pedestrian realm provides for walking,
bicycling, and access to and from the site and for passers-by that may access a transit route nearby or are
strolling around the neighborhood.
1. VlEW$ AND "UIJLlC.IICC~:.When ;POSSi6~'l?rovidlng viei{.< cQ[rigafSto sho"e(i~ andMt RCliiJrer, lind.
incl?~porl!~iri!! p!Jbtic: acc:essta shoreli;;es::' ': .. ·.0 •••.••• .' -, '. ••
Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The
public access requirement is not applicable as the site is not adjacent to a shoreline.
); NA TURJU$YSTEMS:Aiipngirig pr.Qject.~JemeiitSflJprafect existing "lrturalsystems~jJere qpplicable;
Staff Comment: The three parcels that combine to create the subject site are developed with structures
on each site. There are no natural systems. There are a few fruit trees that have been identified to be
removed on the properties but no street trees on Park Ave. The project proposes a few trees to be
planted (Exhibit 19). The street trees provide a type of natural system through their canopy coverage and
greening of the street and pedestrian areas. Currently, there are no street trees in the right-of-way.
Adding the landscaping along the project frontage provides a continuity of the existing natural systems
already existing in the street and pedestrian area.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Deportment of Commur'''' & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
Hearing Examiner Site Plan Report
·001148, ECF, LLA, MOD,MOD, SA-H
Page 37 of 40
Police and Fire: Fire and Police Department staff has indicated that existing facilities are adequate to
accommodate the subject proposal if fire impact fees are paid and the installation of 5-inch storz
fittings for hydFants that would serve the site. Fire impact fees are currently applicable for 2014 at
the rate of $0.52 per square foot of commercial space, $0.63 per square foot of dental office and
$418.42 per multi-family unit. Payment of impact fee will be due at time of building permit issuance.
Parks and Recreation: The proposed development is anticipated to impact the Parks and Recreation
system. The applicant would be required to pay an appropriate Parks Impact Fee for each of the
multi-family residential units and not for the non-residential space. The fee would be used to
mitigate the proposal's potential impact to City's Park and Recreation system and is payable to the
City as specified by the Renton Municipal Code. For multi-family, the fee is based on 5 or more units,
where the 2014 fee is $649.62 and the 2015 fee is $944.72. Credit would be provided for existing
residential uses. Payment of impact fee will be due at time of building permit issuance.
Drainage: A Surface Water Drainage Technical Information Report has been submitted with the
application, prepared by PacLand, dated August 21, 2014 (Exhibit 24). Based on the City's flow
control map, this site falls within the Peak Rate Flow Control Duration Standard, Existing Conditions.
The site is located within the Lower Cedar River Basin.
The redevelopment is subject to Full Drainage Review in accordance with the 2009 King County
Surface Water Manual and City and The City of Renton Amendments to the KCSWM, Chapters 1 and
2. All core and special requirements have been discussed in the report. The project is subject to a
Levell downstream analysis. The site has two drainage sub-basins. Runoff from Basin A is collected
in a catch basin located at northwest corner of the site and is conveyed in a pipe system in the alley.
Runoff from Basin B includes two single family homes where no stormwater conveyance system
exists. Runoff from these two sites sheet flows to the alley. Basin B will include new sidewalk and
planter strip in Park Ave where runoff will be conveyed to a storm filter prior to discharging into the
city's storm system. The existing 0.32 acre site consists of 0.24 acres of impervious surface area.
An on site flow control facility will not be required for this project because the targeted surface will
generate no more than a 0.1 cfs increase in the existing site condition 100-year peak flow. All
storm water runoff from the site drains to a catch basin in South 6th Street and flows to the west
through a series of catch basins and 12-inch storm pipe where it discharges into the Cedar River. No
downstream flooding or erosion issues were identified in the report.
The surface water system development fee of $0.491 per square foot of new impervious surface will
apply. The fee is payable prior to issuance of the utility construction permit.
Transportation: A traffic analysis prepared by Transportation Engineering NorthWest (TENW), dated
August 25, 2014, was submitted with the site plan application and has been reviewed (Exhibit 25).
The subject site fronts onto Park Ave N and has an public alleyway at the western border. Vehicle
access to parking areas would be through the alley to the west and primarily from Park Ave N at the
east.
The existing right-of-way width in Park Ave N has less width than what is required where 9.5 feet of
right-of-way dedication is required for the proposal. The alley does not require dedication of right-of-
way or improvements. The existing right-of-way width in Park Ave N varies between 60 and 67 feet as
the eastside of Park Ave N widens from the centerline going north. Park Ave N is classified as a
Principal Arterial. Street improvements fronting this site would be required to include a pavement
width of 22 feet from the center line, curb, gutter, an 8-foot wide planter strip, a 5-foot wide
sidewalk, and street lighting meeting City's arterial street lighting levels. The northeast lot corner
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commun·· & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
would require a minimum radius of 25 feet.
LL
Hearing Examiner Site Plan Report
001148, ECF, LLA, MOD, MOD, SA-H
Page 38 of 40
Vehicle ingress and egress to the site will be primarily from Park Ave N, with right-in, right-out
turning movements as Park Ave N has a center barrier which prohibits left-turns into the site. Access
to the site is also gained from the public alley which does not completely run north to south as with
most alley configurations. One parcel to the north of the subject site, the alley turns into a T and has
90 degree turns that provide connections to Pelly Ave N to the west and to Park Ave N to the east.
The alley connects with N 5th St at the southern end of the block.
Weekday peak hour AM will generate 18 net vehicle trips and the PM peak hour will generate 23 net
vehicle trips based on the analysis (Exhibit 25). The proposal is estimated to generate 208 net
weekday daily vehicle trips. The trips are the net number after considering estimates for the
proposed retail and existing restaurant uses with pass-by trips and existing trips. Pass-by trips are
trips that are made by vehicles that are already on the adjacent street and make intermediate stops
at retail/restaurant uses on route to a different primary destination. For gross daily trips, the
breakdown between the uses and related vehicle trip generation are 231 total trips for the Dental
office space, 47 total trips for the 7 multi-family units, and 48 total trips for the Retail space.
The analysis conclusion by the consultant states that because the project is only estimated to
generate up to 23 new peak hour trips, and because the site access on Park Ave N will be restricted
to right-in, right-out movements via the existing center curb, no significant traffic impacts are
expected and no additional traffic analysis is warranted.
It is anticipated that the proposed project would result in some short term and long term impacts to
the City's street system. Traffic impact fees for the new uses based on square footage of the new
building and use will apply. Credit will be given towards the previous uses and impact fees paid at
that time. Impact fee (without credits for the existing two homes and restaurant) is estimated to be
$42,000.00. Payment of impact fee will be due at time of building permit issuance.
Schools: It is anticipated that the Renton School District can accommodate any additional students
generated by this proposal at the following schools: Hazelwood Elementary, Dimmitt School and
Renton High School (Exhibit 26)_ A School Impact Fee, based on new multifamily unit, will be required
in order to mitigate the proposal's potential impacts to Renton School District_ The fee is payable to
the City as specified by the Renton Municipal Code at time of building permit issuance. Currently the
fee is assessed at $1,339.00 for 2014 and $1,360.00 per multi-family unit.
Water and Sewer: The site is served by the City of Renton for water and sewer utilities. It has been
determined that the preliminary fire flow demand for the proposed development is 1,750 gpm and
upgrades are not anticipated to the water system to provide the required fire flow. For sewer, there
is an existing 8-inch sewer main in the alley to the rear of the lots to serve the new building. System
development fees are required for the project. Fees may change year to year. Fees below are for
2014
For water, the system development fee is based on the size of the new domestic water meter that
will serve the new building and credit will be given for existing water meters on the subject site. The
fee for a 1-inch meter installed by the City is currently $2,870.00. The fee for a 1.5-inch meter
installed by the City is currently $4,465.00 and for a 2-inch meter installed by the City is currently
$4,845.00.
System development fee for sewer is based on the size of the new domestic water to serve the
proposed project. The fee for 1-inch meter is currently $1,812.00. The fee for a 1.5-inch meter is
currently $9,060.00 and for a 2-inch meter, the current fee is $14,495.00.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department oj Commu & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
II. CONCLUSIONS:
LL
Hearing Examiner Site Plan Report
001148, EeF, LLA, MOD,MOD, SA-H
Page 39 of 40
1. The proposal complies with the Site Plan Review Criteria for approval of reduced front yard along-a-
street setback, reduced on-site landscaping along the street, and reduced number of parking stalls, if all
conditions of approval are met.
2. The proposal is compliant and consistent with the plans, policies, regulations and approvals_
3. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the
conditions of approval are complied with.
4. The proposed use is anticipated to be compatible with existing and future surrounding uses as
permitted in the CA zoning classification.
5. The scale, height and bulk of the proposed buildings is appropriate for the site.
6. Safe and efficient access and circulation has been provided for all users_
7. There are adequate public services and facilities to accommodate the proposed use.
8. The proposed location would not result in the detrimental overconcentration of a particular use within
the City or within the immediate area of the proposed use. The proposed location is suited for the
proposed use.
9. The use would not result in a substantial or undue adverse effect on adjacent properties. The
construction of a new structure would result in an overall improvement of the visual environment.
10. Adequate parking for the proposed use has been provided through the approval of the parking
modification for the number of parking stalls.
11. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated
potential effects on the surrounding area if all conditions of approval are complied with_
12. The proposed development would not generate any long term harmful or unhealthy conditions_
Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all
conditions of approval are complied with_
13. Landscaping is provided in all areas not occupied by the building or paving_
II J. STAFF RECOMMENDA TlON TO THE HEARING EXAMINER
Staff recommends approval of the Site Plan, Parking Modification, and Landscape Modification for the My
Dental Mixed Use project, File No. LUA14-001148, ECF, LLA, MOD, MOD, SA-H as depicted in the Exhibits,
subject to the following conditions:
1. The applicant shall comply with the three mitigation measures issued as part of the Determination of
Non-Significance Mitigated, dated September 26, 2014.
2. The applicant shall be required to record a formal Lot Combination in order to ensure the proposed
mixed use building is not built across property lines. The instrument shall be recorded prior to building
permit approval.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Commu & Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
Heoring Examiner Site Plan Report
-001148, ECF, LLA, MOO,MOD, SA-H
Page 40 of 40
3. The applicant shall be required to submit a revised landscape plan to the Current Planning Project
Manager prior to building permit approval. The revised landscape plan shall depict the following: an 8-
foot wide landscape area at the northeast corner of the site between the public right-of-way and
parking stalls; a tree to be located in the landscape area at the southwest corner near the alley adjacent
stalls 20-22 (Exhibit 15); a landscaped area to be created at the northwest corner near the alley where
the parking stall number 10 (Exhibit 15) is reduced to a compact stall and a tree and groundcover
planted; and updated shrub plantings that grow taller than the proposed Oregon grape in the proposed
landscaped areas on the southern boundary.
4. The applicant shall submit bicycle parking detail demonstrating compliance with the bicycle
requirements outlined in RMC 4-4-080F. The bicycle parking detail shall be submitted to and approved
by the Current Planning Project Manager prior to building permit approval.
5. The applicant shall be required to revise the parking plan to include the reduced stall widths as needed
to provide the 8-foot wide landscape area at the northeast comer and the reduced stall length for the
northwest parking stall where a tree is to be located. The stalls 1-10 as identified on Exhibit 15 would
need to be updated.
6. The revised parking plan shall be submitted to and approved by the Current Planning Project Manager
prior to building permit approval or construction permit approval whichever comes first.
7. The applicant shall be required to submit a conceptual sign package which indicates the approximate
location of all exterior building sign age (residential and commercial). Proposed signage shall be
compatible with the building's architecture and exterior finishes. The conceptual sign package shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
8. The applicant shall provide a lighting plan which complies with the Design District standards. The plan
shall indicate the location of exterior/ornamental lighting to be attached to the building, and any
surface parking lighting, including specifications of the light fixtures. The lighting plan shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
9. The applicant shall provide a detail of the canopies identified on the front fa~ade which complies with
the Design District standards. The canopy plan shall be submitted to, and approved by, the Current
Planning Project Manager prior to building permit approval.
10. The applicant shall provide a seating area for two or more users near the front fa~ade of the building
along Park Ave N which complies with the Design District standards. The seatind shall be of durable,
vandal-and weather-resistant materials that do not retain rainwater and can be reasonably maintained
over an extended period of time and that do not impede or block pedestrian access to public spaces or
building entries. The seating location shall be indicated on a revised site plan and a detail shall be
submitted to, and approved by, the Current Planning Project Manager prior to building permit
approval.
EXPIRATION PERIODS:
Site Plan Approval expires two (2) years from the date of approval. An extension may be requested pursuant to
RMC section 4-9-200.
HEX Report 14-001148 My Dental Mixed Use
PROJECT NARRATIVE
08/25/2014
Project Name: "My Dental Mixed-Use"
Owner: Park 09 LLC
Location: 521,525,529 Park Ave N Renton WA 98055
ELLumU5
On behalf of the property owner, Park 09 LLC, Ellumus LLC. hereby requests a site plan and
environmental review as well as a review of parking and landscape modifications for a
proposed development at 521, 525, and 529 Park Ave N Renton, WA 98055. The proposal will
request lot combination of the three parcels; the total combined site area is 13,948 sf. The site
area not including the right-of-way encroachment is 12,714 sf. The area of the site affected by
the increased right-of-way will be dedicated back to the city. The site is zoned CA (Commercial
Arterial). The site currently contains four buildings: A small one bedroom one bath house with
small shop is currently vacant, a second one storY house is currently occupied by tenants, and
a third one storY structure and parking lot with four (4) surface painted parking stalls is currently
leased and operates as a restaurant. The site is accessed from the south by an unpaved, grass
covered driveway. The site immediately to the south is zoned CA (Commercial Arterial) and
contains a one storY automotive repair shop. Park Ave. N. is immediately to the west, running
north to south, and separates the site from a property zoned UC-N1 (Urban Center-North 1)
that contains a multistorY office building. The site to the north is zoned CO (Commercial Office)
and has a parking lot followed by a single storY automotive repair shop. An unnamed alleyway
borders the site on the east side and separates the property from lots that are zoned R-8
(Residential 8 dulac) and contain residential homes.
There are no significant site features. Per recent geotechnical report, the soils on the site
consist of topsoil (OL), sandy gravel (GP), gravelly sand (SP), gravelly sand (SW), and clayey
sand (SM). Based on the Geotechnical Report, we anticipate 457 cubic yards of structural fill.
The import structural fill will be well graded sandy gravel or gravelly sand from a local gravel/ soil
supplier. Two (2) 8" plum trees and one (1) 8" apple tree will be removed.
The proposed project has City required right-of-way improvements including delayed or proposed
sidewalk, landscaping and gutter/curb improvements. Due to the 9.5' increased right -of -way
from Park Ave N, we propose to reduce the front setback from 10' to 0'. This reduction will allow
for a pedestrian friendly condition at the street frontage. Additionally curb cuts/driveways will be
reduced from two (2) to one (1).
All existing structures are to be demolished ( due to the remaining lease, current restaurant on
site will be demolished the last -prior to construction completion, to fulfill the parking
requirement, temporarY construction access will be provided at current ground floor commercial
space location, and will be closed after the restaurant is demolished) to make way for surface
and covered parking, and a new three-floor mixed-use building containing two stories of office
space and one story of multi-family residences. The second floor is to be occupied by dental
offices; one of the offices is to be occupied by the building owner. All other leasable spaces are
to be occupied by tenants. The L 1 commercial tenant space is intended t09~-fl~~i~e'1 E D
L----3600136'" STREET
IT 425 603 0088 F 425 603 0068
EXHIBIT 2
,\,UG 25 2D\4
C:fP( \::-;-E~to:T()N
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Project Narrative
Page 2
accommodate a variety of functions including dental office, retail, or general office. Rather than
having site-to-site access through the parking lot, the alley will provide this requirement.
The followings do not apply:
• Any proposed job shacks, sales trailers, and/or model homes
• Any proposed modifications being requested (include written justification)
For projects located within 100 feet of a stream or wetland, please include:
• Distance in feet from the wetland or stream to the nearest area of work
For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek
and Lake Washington please include the following additional information:
• Distance from closest area of work to the ordinary high water mark.
• Description of the natu re of the existing shoreline
The approximate location of and number of residential units, existing and potential, that will
have an obstructed view in the event the proposed project exceeds a height of 35-feet above
the average grade level.
Please see #7 for explanations of the modifications listed below:
A. Parking requirement reduction will be proposed to reduce the office ratio from 5 spaces!
1000 SF net area to 4 spaces! 1 000 SF net area.
S. Non-concurrent uses will be proposed to reduce the parking requirement from 31 to 24.
C. A modification request will be proposed to reduce the 10' landscape strip along the Park
Ave N street frontage.
'Item 19 of the Site Plan Review Submittal requires a Topography Map showing a site plan of
the existing contour lines at five-foot intervals. The site topography is fairly flat and does not
have a grade change of five feet so this was not provided. Please refer to #19 to see the
existing contours.
, Item 22 of the Site Plan Review Submittal Landscape analysis, lot coverage, and parking
analysis is included in #18 A 101
URBAN CENTER DESIGN OVERLAY DISTRICT REPORT
08/25/2014
The main pedestrian entry to the shared lobby is located from Park Ave N. The secondary
entry to this lobby space is from the covered parking on the rear of the building. The lobby and
open stairway will provide common space as users check for mail or wait for the elevator. The
remaining entry is dedicated to the commercial space on the ground level and is also
approached by Park Ave N. The proposed pedestrian entries on the ground level are covered
by a canopy at least 4.5' in width.
The site is approached from the north by Park Ave N. The vehicular access is right-in, right-
out. The alleyway to the east will be used to navigate the parking lot as well as to access the
adjacent commercial parcels. The parking is designed to maximize the number of spaces by
still providing sufficient screening from the Park Ave N. frontage. Among the twenty-four (24)
available parking spaces, twelve (12) are covered-providing protection from the elements. Two
(2) of the covered spaces are ADA accessible.
There is a generous paved sidewalk space underneath the overhang of the rear of the building
that links the rear entry and stair exits to the surrounding site and parking. This common area
will have benches and potted plantings. The refuse and recycling area is placed out of the way
of the pedestrian traffic flow yet convenient and covered for disposal by the commercial tenant,
dentist office, and residences.
There are twelve (12) uncovered parking stalls. Per RMC 4-4-070, no interior parking lot
landscaping is required. In addition to the planting strip required by the street standard, a
screened landscape area will be provided on the north-west corner of the lot abutting the
parking. Since we are requesting a setback reduction to 0', the 10' on-site landscaping along
the street frontage is not required where the building is located. In order to maximize parking,
the 10' landscaped area required to the north of the curb cut was reduced to 6'8", however
screening from the parking is still achieved. Please refer to Modification C. A landscape strip
along the south side of the lot will provide a buffer between the building and the adjacent site to
the south. The sites to the north and south are occupied by auto repair facilities. Providing
parking along these sides will act as a transition to the surrounding development.
The glass storefront along the Park Ave N. frontage activates the fa9ade, creating a visually
transparent and approachable pedestrian environment. A canopy will wrap around the front
and partially north fa9ade of the building. Lighting will be integrated within the canopy. The
varied components of the fa9ade respond to the modulation requirement and create a visually
interesting composition. The windows and surfaces will give the building a human scale. The
roofline will be articulated with a projected metal screen cornice. The vertical circulation
component is transparent on the ground floor, exposing the life of the building. All material
combinations will have an attractive composition. Facade elements will be fiber cement board,
metal screen, glass, and wood siding. Metal horizontal screening will blend with the
architectural character and conceal the rooftop equipment. All materials will be attractive and
durable.
-+----~~-3600 136TH STREET SE. SUITE 111230, BELLEVUE. WASHINGTON 98006
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D(R-6)R~dentlal8dUlec
c:J(RC)ResourceConservauon
D (RM-F) Residentlal MultJ-Fanily
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D {CO)Commerciai Offic;e o (R-14) Resloontal 14dulac
o (RM-U) Resi ~1tJ-FiIT1ily Lkban Center o (RMH) ResH:lentJal Manufactured Homes
DIUC-Nlj Urban Cente" North I
D(UC~2)Urb"'CenIlrNorth2
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D(R-4)ReSidentiaI4du/ac
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D(R-10)ResidentiaI10dU/ac
D (R-14) Residential 14du/ac
D (RM-F) Residential Multi-Family
D (RM-T) Res Multi-Family Traditional
D (RM-U) Res Multi-Famity Urban Center
D (RMH) Res Manufactured Homes
Mixed Use Centers D (ev) Center Village
D (CD) Center Downtown
D (UG-NI) Urban Center North 1
D (UC-N2) Urban Center North 2
Commercial
D (CA) Commercial Arterial
D (CN) Commercial Neighborhood
D (CO) Commercial Office
D (COR) Commercial/Office/Residential
Industrial
D(IL)lndU5tri8ILi9ht
D (1M) Industrial Medium
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[:::':::'J RENTON
C=J Potential.AfHlexation Area
PAGE
INDEX
Page
Number
SectITownlRange
,
City File Number ___ _
APPLICATION FOR LOT COMBINATION
City of Renton Department of Community and Economic Development
NATURE OF REQUEST:
In order to develop the proposed ne
combine the current Ihree building ,~
529 Park Ave. N., Renton WA 98055
Renlon WA 98055
-4v. .tntire D ai/ab;. Oell .'" N., we are proposing to
e UPon ';'ent JCtively at 521, 525 and
into on" eqUeSt ,s of 529 Park Ave. N.
Taxpayer/Owner PARK 09 LLC
Address 1221 North 26'h Street
Phone: (425) 793-1789
Cily/Slate Renlon, WA 98057
Applicant
Address
City/State
__________________ Phone: ( __ ) _____ __
Parcel Data:
Site Address: 521, 525, 529 Park Ave. N., Renton, WA 98055
Parcel#: 7224000850, 7224000855, 7224000860
Location: Quarter SW Section.§.. Township ~ Range!2
Related Parcels: Lot #6: 7224000850, Lot #7: 7224000855, Lot #8: 7224000860
Existing Zoning: ~Shoreline Environment: NA
Legal Descriptions (of the three properties):
1, LOT 6 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF
PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR; LOT #6 IS SITUATED IN THE SW
QUARTER OF SECTION ~, TOWNSHIP 23, RANGE §., IN THE CITY OF RENTON, KING
COUNTY, WASHINGTON;
2&3, LOT 7 AND SOUTH 35 FEET OF LOT 8, BLOCK 10, RENTON FARM PLAT, AS PER PLAT
RECORDED IN VOLUME OF 10 PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR; LOT #7
 IS SITUATED IN THE SW QUARTER OF SECTION ~, TOWNSHIP 23, RANGE §., IN THE
CITY OF RENTON, KING COUNTY, WASHINGTON.
All dimensions must be shown, total square footage must be shown on revised lot drawing.
Please list parcel numbers for the original lots.
EXHIBIT 4
PLAN REVIEW COMMEN-'LUA14-001148) """",.,.,.. --_ .... -
PLAN ADDRESS: 521 PARK NAVE
RENTON, WA 98057-5522
APPLICATION DATE: 0812512014
DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan Review, a Lot Combination of three parcels to
create one 13,948 sf site, and Parking and Landscaping Modifications for a 3-story mixed-use structure on existing lots addressed 521,
525, and 529 Park Ave N within the CA zone. The proposed building's first two floors would contain 7.487 sf of commercial space (6,397
sf dental office and 1,087 retail) and the upper floor would contain 7 multi-family units with a site density of 24 dulac. The existing four
buildings would be demolished. Access to the site would be gained through the public alley at the east and a curb cut from Park Ave N at
the west. Right-of-way dedication along Park Ave is required as well as installation of street frontage improvements. Documents
submitted include environmental checklist, traffic study, geotechnical and drainage reports, and parking, landscape, and tree retention
Engineering Review
October 21, 2014
analysis.
Jan lilian Ph: 425-430-7216 email: jillian@rentonwa.gov
Recommendations: EXISTING CONDITIONS
WATER Water service is provided by the City of Renton. There is a 16-inch ductile iron water main in Park Ave North. See
the City water drawings W-0697 and W-0599. The available derated fire flow from the 16-inch main fronting the site in Park is
approximately 4,800 gpm. Pressure available is approximately 75 psi. The proposed project is located in the 196-water pressure
zone and is outside an Aquifer Protection Zone. There are three existing o/.i inch water meters serving each building on each
parcel.
SEWER Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in the alley to the rear of the
lots.
STORM There is a drainage conveyance system fronting the site in Park Ave North.
CODE REQUIREMENTS
WATER
1. The preliminary fire flow requirement per the Fire Marshall's office is 1,750 gpm. All new construction must have fire hydrants
capable of delivering a minimum of 1,000 gpm each. One primary hydrant is required within 150 feet from the buildings and one
additional hydrant will be required within 300 feet of the building. There are fire hydrants in the vicinity that may be counted
towards the fire protection of this project, but location is subject to Fire Department approval. Existing hydrant(s) counted as fire
protection will be required to be retrofitted with storz fitting if not already installed.
2. A fire sprinkler system will be required by the fire department. A separate no-fee utility permit and separate plans will be
required for the installation of the double detector check valve assembly for the fire sprinkler line. Installation of a water main
stub for the sprinkler system will connect to the existing 16-inch water main located on the east side of Park Ave N. The size of
the fire sprinkler shall be determined by the fire sprinkler designer/contractor.
3. Installation of a backflow prevention assembly (DDCVA) in an underground vault outside of the building for the fire sprinkler
system per Renton standard plan will be required. The DDCVA may be installed inside the building if the installation meets the
conditions of the City standard plan no. 360.5. The applicant/design engineer shall provide adequate room in the landscape area
outside of the building and of its underground parking garage footprint for the installation of the water meter vaults and fire
sprinkler vault.
4. System development fee for water is based on the size of the new domestic water meter that will serve the new building.
Credit will be given for the three % inch water meters.
5. Fee for a 1 ~inch meter installed by the City is $2,870.00. Fee for a 1.5 -inch meter installed by the City is $4,465.00. Fee for a
2-inch meter installed by the City is $4,845.00.
6. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed inline of the domestic water meter to the
building in an above ground insulated "hot box~, per City standard.
7. Adequate horizontal and vertical separations between the existing or new water main and other utilities (storm sewer,
sanitary sewer, power, gas, electrical) shall be provided per City design standards.
8. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in
the State of Washington. Please 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.
9. The development is subject to water system development charges and of meter installation fees based on the size of the
meters and fire sprinkler feed.
SANITARY SEWER
1. There is an 8-inch sewer main in Main Street and an 8~inch sewer main in South 2nd Street.
2. Sewer system development fees are based on the size of the new domestic water(s). Credit will be given for the existing
water meter(s) serving the site.
SURFACE WATER
1. A surface water system development fee of $0.491 per square foot of new impervious surface will apply. This is payable
prior to issuance of the utility construction permit
2. A drainage report dated August 21,2014 was submitted by Pacland with the site plan application. Based on the City's
flow control map, this site falls within the Peak Rate Flow Control Duration Standard, Existing Conditions. The site is located
EXHIBIT 5 Page 1 of 3
Technical Services
withln the Lower Cedar River Basin. The redevelopment is subject to Full Drainage Review in accordance with the 2009 King
County Surface Watl lual and City and The City of Renton Amendment Ie KCSWM, Chapters 1 and 2. All core and
special requirements been discussed in the report. The project is subje a Level 1 downstream analysis. The site has
two drainage sub-basins. Runoff from Basin A is collected in a catch basin located at northwest corner of the site and is
conveyed in a pipe system in the alley. Runoff from Basin B includes two single family homes where no stormwater conveyance
system exists. Runoff from these two sites sheet flows to the alley. Basin B will include new sidewalk and planter strip in Park
Ave where runoff will be conveyed to a stormfilter prior to discharging into the city's storm system The existing 0.32 acre site
consists of 0.24 acres of impervious surface area (buildings and asphalt). Onsite flow control facility will not be required for this
-project because the targeted surface will generate no more than a 0.1 cfs increase in the existing site condition 1 OO-year peak
flow. All stormwater runoff from the site drains to a catch basin in South 6th Street and flows to the west through a series of
catch basins and 12-inch storm pipe where it discharges inlo the Cedar River. No downstream flooding or erosion issues were
identified in the report.
3. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site
exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay Requirements.
TRANSPORTATION
1. Existing right-of-way width in Park Ave North fronting the site is 60 feet. Park Ave is classified as a principal arterial street.
To meet the City's complete street standards, street improvements including a pavement width of 22 feet from the center line,
curb, gutter, an 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right
of way fronting the site per City code 4-6-060. Overall street section will be a 79 foot roadway. Approximately 9.5 of
right-of-way dedication is required along the project side in Park.
2. Street lighting is required to meet current city lighting levels.
3. A Transportation Analysis dated August 28, 2014 was prepared and submitted by TENW. Daily trip generation estimates for
the existing two single family homes and restaurant is 102 trips. The dental office, seven apartment units and retail space is
expected to create 310 new daily trips. Methodology is found using the ITE Manual 9th Edition. New net daily trips created by the
new development will be 208 trips. Due to the location of the existing c curb in Park Ave, access to the site will be provided via
a new right-in, right-out driveway approach from Park Ave North. No traffic impacts are expected as a result of this project. The
increased traffic created by the development will be mitigated by payment of transportation impact fees.
4. Traffic impact fees will be owed at time of building permit issuance. Based on the city's current fee schedule, estimated
traffic impact fees for the dental office, proposed restaurant and apartments is $42,000.00. Fees are subject to change. The
transportation impact fee that is current at the time of building permit application will be levied.
GENERAL COMMENTS
1. Separate permits and fees for storm connections, side sewer and water meter installations will be required.
2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans
shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
Bob MacOnie Ph: 425-430-7369 email: bmaconie@rentonwa.gov
Technical Services Comments Created On: 09/2212014
Reviewer Comments
Lot Combination: Bob Mac Onie 09/2212014
One the Exhibit 'A' instead of using numbers '1' and '2&3' using the existing tax parcel numbers, i.e. '7224000850' and '7224000855
& 7224000860'.
Revised legal description should read:
lots 6 & 7 and the south 35 feet oflot 8, Block 10 .
The last clause of each of the legal descriptions should simply read "Situated in the SW .. " rather than reiterating the lot
designation.
The map exhibits to not meet the county's recording margin requirements. A very simplified map would suit or rotate the survey
maps so that is fits within the map box.
Each and every page of the Declaration of Lot Combination need to have page number in the format of 'Page # of #! of pages.
Recommendations: Deed of Dedication: Bob Mac Onie 09/2212014
Complete and submit a Deed of Dedication document with the legal description and and map exhibit; together with a completed
Real Estate Excise Tax Affidavit (REETA).
Leslie Betlach Ph: 425-430-6619 email: LBetlach@rentonwa.gov
Community Services Review Created On: 09/2412014
A. Parks Impact fee per Ordinance 5670 applies.
Powerpole-transformer with house service line-underground
Planning Review Created On: 09/24/2014
October 21, 2014 Page 2 013
Planning:
1. RMC section 4 . -""0.C.2Iimits haul hours between 8:30 am to 3:30 p . ·onday through Friday unless otherwise approved by
the Development 81 s 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 where 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.
Technical Services Created On: 09/22/2014
Building Review
Send the Lot Combination, Deed template and the REETA document contained in the PLAN>Document> Attachments to the
applicant.
Craig Burnell Ph: 425-430-7290 email: cburnell@rentonwa.gov
Building Comments Created On: 09/1212014
Fire Review -Building
Police Review
October 21, 2014
stair arrangement does not meet building code
Corey Thomas Ph: 425-430·7024 email: cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1. Fire mitigation impact fees are currently applicable at the rate of SO.52 per square foot of commercial space, $0.63 per
square foot of dental office and $418.42 per multi family unit. No fee for parking garage areas. This fee is paid at time of building
permit issuance.
Code Related Comments:
1. The preliminary fire flow is 1,750 gpm. A minimum of one hydrant is required within 150-feet of the structure and one
additional hydrant is required within 300-feet of the structure. It appears adequate fire flow is available in this area. It appears
adequate hydrants are existing, however they require the installation of 5-inch storz fittings to be brought up to current code.
2. Approved fire sprinkler system, fire alann system and standpipe system are required. 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 alann system.
3. Fire department apparatus access roadways are required within 150-feet of aU points on the building. Fire lane signage
required for the on site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum
of 20-feet wide. Roadways shall support a minimum of a 3D-ton vehicle and 322-psi point loading. Alleyways are not used for
fire fighting purposes.
4. An electronic site plan is required prior to occupancy for pre-fire planning purposes.
5. All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size
requirements for a bariatric sIze stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov
Recommendations: Minimal impact on police services.
Page 3 of 3
September 25, 2014 Community & Economic Development Department
, CE,"Chip"Vincent,Administrator
Washington State
Department of ~cology
Environmental Review Section
PO Box 47703
Olympia, WA ,98504-7703
, Subject: ENVIRONMENTAL (SEPAl THRESHOLD-DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for thefoilowing
project reviewed by the Environmental Review Committee (ERC) on September 22,
2014:
SEPA DETERMINATION: Determination of Non-Significance Mitigated (ONSM)'
PROJECT NAME: My Dental Mixed-Use
'PROJECT NUMBER: LUA14-001148, ECF, LLA, MOD, SA-H
Appeals of the environmental determination must be filed in writing on or before 5:00
p.m. on October 10, 2014, together with the required fee with: Hearing Examiner, City
of Renton, 1055 South Grady Way; Renton, WA98057" Appealsto the Examiner are
governed by RMC 4-8-110 and information reg'arding the appeal process may be
obtained from the City Clerk's Office, (425) 430-6510.
Please refer to the enclo~ed Notice of Environmental Determination for complete
details, If you ,have questions, please call me at (425) 430-6593,
For ~he Environmental Review Com'mittee,
Kris Sorensen,
Associate Planner
Endosure
cc: King County Wastewater Treatment Oivi~ion
Boyd Powers, DepartfJ1ent of NaturaIJ~,esources
Karen Walt,er, Fisheries, ~uckleshoot Indian Tri~e _
Melissa Calvert, Muckleshoot Cultural Resources Program
Gretchen Kaehler, Office of Archaeology & Historic Preservation
EXHIBIT 6
Renton City Hall .
Ramln Pazooki, W5DOT, NW Region
Limy Fisher, WDFW
Duwamish Tribal Office us Army Corp. ofEngin~ers
)57 • rentonwa.gov
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE
-MITIGATED (DNS-M)
PROJECT NUMBER:
APPLICANT:
PROJECT NAME:
LUA14-001148, ECF, LLA, MOD, SA-H
Park 09, LLC
My Dental Mixed-Use
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review,
Environmental (SEPA) Review, Lot Combination of three parcels, and Parking and Landscape Modifications for
the construction of a 3-story mixed-use building containing 7 residential units and 7,487 square feet of
commercial space and associated improvements. Primary access would be via a curb cut along Park Ave N.
PROJECT LOCATION: 521,525 and 529 Park Ave N
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental. Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under
their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental
impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the
lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 10, 2014.
Appeals must be filed in writing 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 may be
obtained from the Renton City Clerk's Office, (425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
~ L--. y---__
Terry Higashiyama, Administrator
Community Services Department
September 26, 2014
September 22, 2014
1/ 1,~llt 17(~
I I Mark peter~i:Iministrator
Date Fire & Emergency Services
.f Cr/;).;)j, y ~ bV'-J u trU-(,w-+.
'(.c(> C.E. "Chip" Vincent, AdmiMtrator
Department of Community &
Economic Development
Date
'7/ZZ/;Y 7 /
Date
Date
DEPARTMENT OF CO IUNITY
AND ECONOMIC DEVELOPMENT
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER:
APPLICANT:
PROJECT NAME:
LUA14-001148, ECF, LLA, MOD, SA-H
Park 09, LLC
My Dental Mixed-Use
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan
Review, Environmental (SEPA) Review, Lot Combination of three parcels, and Parking and
Landscape Modifications for the construction of a 3-story mixed-use building containing 7
residential units and 7,487 square feet of commercial space and associated improvements.
Primary access would be via a curb cut along Park Ave N.
PROJECT LOCATION:
LEAD AGENCY:
MITIGATION MEASURES:
521, 525 and 529 Park Ave N
The City of Renton
Department of Community & Economic Development
Planning Division
1. The applicant shall comply with the recommendations included within the "Geotechnical
Engineering Report," prepared by Merit Engineering Inc, dated July 9, 2014.
2. The applicant shall contract with a Geotechnical engineer in order to verify that the
earthwork, foundation and other recommendations have been properly interpreted and
implemented in the design and engineering plan documents. Geotechnical monitoring
services shall also be provided during construction covering inspections as recommended
in the geotechnical report.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the
administrative land use action. Because these notes are provided as information only, they are
not subject to the appeal process for the land use actions.
Engineering Review
Jan lilian Ph: 425-430-7216 email: jillian@rentonwa.gov
Recommendations: EXISTING CONDITIONS
WATER Water service is provided by the City of Renton. There is a 16-inch ductile iron
water main in Park Ave North. See the City water drawings W-0697 and W-0599. The available
derated fire flow from the 16-inch main fronting the site in Park is approximately 4,800 gpm.
CITY OF RENTON
DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT -PLANNING DIVISION
AFFIDAVIT OF SERVICE BY MAILING
On the 25th day of September, 2014, I deposited in the mails of the United States, a sealed envelope containing
SEPA determination and notice documents. This information was sent to:
.. Representing
Agencies See Attached
Park 09, LLC Owner
Xiaoli Stoyanov Contact
Mark Mao Ellumus
Parties of Record See Attached
(Signature of Sender):
\/1\11/1-, / A J n I I A ""'~~\\\\111
__ +-0-p/)(A""", ,/I'-L.. 1-,,-V--"J-b/II--'ti/\/'-'< H~+---+ 1 ________ ~'''''''''T¥I''( ... llW€ 1//
!., .. W v 'V I :2' V""'''''''''"I".I?.s-\. \ :: d";'~11 f.\\oi..!'1 'i ~ 5S ff ~f-' 01Altr ...,.~\ ~~ ~ ~~ 01' .. ~ z ~.
; ~u ... () EO;;
, ~ "Due"''' '\ g J..... :;.
"/1 (f) ~('III 8 29""$~ 0 :-
I certify that I know or have satisfactory evidence that Sabrina Mirante \<;,/",,,,,;,,,,,,,,,~,,,,..;:; -
signed this instrument and acknowledged it to be his/her/their free and voluntary act f6r. .th~tis~ %ndpurposes
mentioned in the instrument. "." ..
STATE OF WASHINGTON
COUNTY OF KING
Dated: AtrkairlA .2S; ;Wl'i
Notary (print): ___ ---'lh, ........ 4.ll4.!-*' __ l.j....LI"rW~"_''''''''"f'_~'__=_---------
My appointment expires: .A\:O~ +-:;1 I. ~ol 'f
My Dental Mixed-Use
LUA14-D01148, ECF, LLA, MOD, SA-H
EXHIBIT 7
template -affidavit of service by mailing
Dept. of Ecology "'*
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region ...
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers '"
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers ***
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
35030 5E Douglas St. #210
Snoqualmie, WA 98065
Metro Transit
Senior Environmental Planner
Gary Kriedt
201 South Jackson Street KSC-TR-0431
Seattle, WA 98104-3856
Seattle Public Utilities
Jailaine Madura
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
WDFW -Larry Fisher'" Muckleshoot Indian Tribe Fisheries Dept ....
1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer
Issaquah, WA 98027 39015 -172'" Avenue SE
Auburn, WA 98092
Duwamish Tribal Office'" Muckleshoot Cultural Resources Program '"
4717 W Marginal Way SW Attn: Ms Melissa Calvert
Seattle, WA 98106-1514 39015 172"" Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division '" Office of Archaeology & Historic Preservation*
Environmental Planning Supervisor Attn: Gretchen Kaehler
Ms. Shirley Marroquin PO Box 48343
201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343
Seattle, WA 98104-3855
City of Newcastle City of Kent
Attn: Tim McHarg Attn: Jack Pace
Director of Community Development Acting Community Dev. Director
12835 Newcastle Way, Ste 200 220 Fourth Avenue South
Newcastle, WA 98056 Kent, WA 98032-5895
Puget Sound Energy City ofTukwila
Kathy Johnson, Steve lancaster, Responsible Official
355 lloth Ave NE 6200 Southcenter Blvd.
Mailstop EST llW Tukwila, WA 98188
Bellevue, WA 98004
*Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy ofthe Environmental Checklist, Site Plan PMT, and the Notice of
Application.
**Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to
the following email address: sepaunit@ecy.wa.goY
***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT,
& Notice the following email address: sepacenter@dnr.wa.goY
template ~ affidavit of service by mailing
Jerry Lane
528 Pelly Ave N
Renton. WA 98057
Park 09 LLC
1221 N 26TH St
Renton. WA 98056
MARK MAO
MY DENTAL LLC
507 Williams Ave 5
Renton. WA 98055
Park 09 LLC
1221 N 26TH St
Renton. WA 98056
Park 09 LLC
1221 N 26TH St
Renton. WA 98056
Garv Riffle
16846 188th Ave SE
Renton. WA 98058
Xiaoli Stovanav
Ellumus
3600 136th PI SE, Suite 230
Bellevue. WA 98006
I
7:MODIFICATOIN A
08/2014
Project Name: "My Dental Mixed-Use"
Owner: Dr. Yu Mao DDS
Location: 521,525,529 Park Ave N Renton WA 98055
ELLum '-,
On behalf of the property owner, Dr. Yu Mao DDS, Ellumus LLC. hereby requests a
modification to the parking requirement. Per RMC 4-4-080, five (5) spaces are required per
1,000 SF of net office space, two and a half (2.5) spaces per 1,000 SF of net commercial
space and one (1) space per residential dwelling unit. Following this ratio, thirty-one (31)
parking spaces are required.
Net
Use Floor Area Units Requirement Total
2.5 space/lOOO
Commercial 1 1026 SF 2.565
5 spaces/ 1000
Office 2 4191 SF 20.955
Residential 3 7 1 space/ unit 7
I Total 30.52 I
From the dentist's observation in his last ten years of practice, only 7-8 spaces were needed for his
2,000 SF practice. Following this ratio, we propose to reduce the dental office minimum requirement to
four (4) spaces/1000 SF. The dental office use would then only require seventeen (17) spaces. This
leaves a deficiency of four (4) spaces.
EXHIBIT 8
I -.3600 136'" STREET SE, SUITE "30. BELLEVUE. WASHINGTON 98006
--t===:oo., F 425 603 006' www ''',m,,,,m
/' .... ","':"" '.... ;. ~
17: MODIFICATION B
08/2014
Project Name: "My Dental Mixed-Use"
Owner: Dr. Yu Mao DDS
Location: 521,525,529 Park Ave N Renton WA 98055
ELLum
On behalf of the property owner, Dr. Yu Mao DDS, Ellumus LLC. hereby requests a modification to the
parking requirement The dentist office space on L2 and the residential apartments on L3 will have non-
concurrent uses. The dentist office's hours of operation are from 9 a.m. to 5 p.m, while the residents will
likely occupy the apartments from 5:30 p.m. to 8:30 a.m. We propose that of the seven (7) spaces
required for the residences, at least four (4) will be unoccupied to satisfy the deficiency of four (4) spaces
needed to fulfill the parking requirement as stated in Modification A.
L 3600 136 TH STREET SE, SUITE #230, BELLEVUE, WASHINGTON 98006
, T 425 603 00s8 F 425 603 0068 www.ellumus com
C:1Y l..,~
1",
~-7: MODIFICATION C
08/2014
Project Name: "My Dental Mixed-Use"
Owner: Dr. Yu Mao DDS
Location: 521,525,529 Park Ave N Renton WA 98055
ELLUn: ~1
On behalf of the property owner, Dr. Yu Mao DDS, Ellumus LLC. hereby requests a modification to
reduce the 10' required landscape area along the Park Ave N~ street frontage, Due to the increased
right-ot-way, we proposed to reduce the front yard setback from 10' to 0', By doing so, no on-site
landscaping is required where the building occupies the site. However, per RMC RMC 4-4-070 a 10'
landscape strip is required to screen the parking from the street along the front facade. In effort to
provide as many parking spaces as possible and allow for clear vision turning in and out of the property,
this 10' landscape strip was reduced to 6'8",
Please see #16 L300 tor the section drawing.
EXHIBIT 9
;:.>~;' ,,'::'::J
-/------36 a 0 13e T >! STREET SE, SUITE #230, BELLEVUE. WASHINGTON 98006 ". =.. i:
T 425 603 0088 F 425 603 0068 www ellumus.com
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EXHIBIT 10
,
"
DENSITY
WORKSHEET
City of Renton Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: 1. __ 13,948_square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets"
Private access easements"
Critical Areas'
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line 4 for net density:
_1,234_ square feet
____ square feet
____ square feet
2. __ 1,234 __ square feet
3. _12,714 __ square feet
4. __ 0.29 __ acres
5. ___ 7 __ unitsllots
6. _24 __ = dwelling units/acre
'Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or f1oodways."
Critical areas buffers are not deducted/excluded.
** Alleys (public or private) do not have to be excluded. \.
Z:\O 1_ Projects\RNPA _ RentonParkA vel
Worksheet.doc
EXHIBIT 11
.1
EXHIBIT 12
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EXHIBIT 13
DEPARTMENT OF COMMU~
AND ECONOMIC DEVELOPMENT
·.~ .. City of.,.
r: 0"" ... _r·!:./~.-' , .... 'r-. _I .C (1 .. ~r·_1 ~! -'~; . ____ J _'_ :i[~
ENVIRONMENTAL REVIEW COMMITTEF
ERC MEETING DATE:
Project Name:
Owner/Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Site Area:
STAFF
RECOMMENDATION:
September 22, 2014
My Dental Mixed-Use
Park 09 LLC; 1221 North 26'h St; Renton WA 980!:>"
Xiaoli Stoyanov; Ellumus LLC; 3600 136'h PI SE; Suite 230; Be,,~ ~A98oo6
LUA14-001148 ECF, LLA, MOD, SA-H
Kris Sorensen, Associate Planner
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA)
Review, Lot Combination of three parcels, and Parking and Landscape Modifications for
the construction of a 3-story mixed-use building containing 7 residential units and
7A87 square feet of commercial space and associated improvements, Primary access
would be via a curb cut along Park Ave N,
521, 525, and 529 Park Ave N
0.32 acres (13,948 sf)
Staff Recommends that the Environmental Review Committee issue a Determination
of Non-Significance -Mitigated IDNS-M).
EXHIBIT 14 FINAL ERe Report_My Dentol MU_14-001148
I ., ,.
Ii ________________ L ______________ _
'\b I iJl ) -------1-----r-----r----4'r"""l =~I LU.
________________________________ ,, __ O'-____ L _________ +_~-~-----+~-:--::~-------~--------J-------
o 0 0
EXHIBIT 15
LANDSCAPE. LOT COVERAGE. PARKING
ANALYSIS
SITE AREA: 13,948 SF
i4-
SITE AREA AFTER INCREASED R-O-W: 12,7.46 SF
IMPERVIOUS SURFACE: 96.8%
BUILDING FOOTPRINT: 6811 SF
4::l GROSS FLOOR AREA: ~ L1:2,072SF
L2: 6,397 SF
L3: 6,397 SF
L3 LOFT: 3,948 SF
TOTAL: 18,814 SF
NET FLOOR AREA:
L1 COMMERCIAL: 1026 SF
L2 OFFICE: 4191 SF
COVERAGE: 63.5%
PARKING REQUIRED BY CODE: 31 STALLS
NEW PARKING PROVIDED:
STANDARD (9.0' WIDE) = 15 STALLS
COMPACT (8.5' X 16') = 7 STALLS
ACCESSIBLE= 2 STALLS
TOTAL= 24 STALLS
LANDSCAPING: 411 SF
REFUSE/ RECYCLING CALCULATION:
REFUSE
L 1= (2072 SF /1000) X 10= 20.72 SF
L2= (6397 SF/1 000) X 10= 63.97 SF
DU= 7 X 3= 21 SF
TOTAL= 105.69 SF
RECYCLING
L 1 =(2072 SF/1000) X 5= 10.36 SF
L2= (6397 SF/1000) X 5= 31.99 SF
DU= 7 X 1.5= 10.5 SF
TOTAL= 52.835 SF
TOT AL= 158.5
BICYCLE PARKING:
24 PARKING STALLS x .10= 2.4 = 3 BICYCLE
PARKING
Kris Sorensen
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
jerri mcJane <gramma20042001@yahoo.com>
Monday, September 08, 2014 1:10 AM
Kris Sorensen
Propose buliding site
Follow up
Completed
I live at 528 Pelly Ave No. right behind the propose
site across the alley way ... My issue is that I have
access from my back parking too alley. I have
handicapped granddaughter and home was built
so access was from back of home Only .. in my
wheelchair van. I have too have access24/7 to the
alley way!!! I cannot get her into my home from the
front. And due too my neighbors having 4-6 cars
parked all times of day n night.. And with the home
kiddy corner from me runs a business from his
home their is rarely any parking .... my worries is
with this our parking issues on Pelly Ave. No. will
become even more of a headache ... And my
access from ally will get blocked!!!! need to be
able too back out of my drive wayan ally!!!
EXHIBIT 16
~ 1 ,I
EXHIBIT 17
• City of Renton
TREE RETENTION
WORKSHEET
1. Total number of trees over 6" in diameter1 on project site: 1. __ 3_ trees
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous 2
Trees in proposed public streets
Trees in proposed private access easements/tracts
Trees in critical areas3 and buffers
____ trees
____ trees
____ trees
____ trees
Total number of excluded trees: 2. ______ trees
3. Subtract line 2 from line 1: 3. ___ 3 __ trees
4. Next, to determine the number of trees that must be retained4 , multiply line 3 by:
0.3 in zones Re, R-1, R-4, or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. ~.15 __ trees
5. List the number of 6" or larger trees that you are proposing 5 to retain4 :
5. __ 0 ___ trees
6. Subtract line 5 from line 4 for trees to be replaced:
(If line 6 is less than zero, stop here. No replacement trees are required).
6. __ 0 __ trees
7. Multiply line 6 by 12" for number of required replacement inches:
7. NA_ inches
8. Proposed size of trees to meet additional planting requirement:
(Minimum 2" caliper trees required) 8. ___ NA ___ inches
9. Divide line 7 by line 8 for number of replacement trees6 :
(if remainder is .5 or greater, round up to the next whole number)
per tree
1. Measured at chest heig ht.
9. ___ NA ___ trees
2. Dead, diseased or dangerous trees must be certified as such by a forester. registered landscape architect, or
certified arborist, and approved by the City.
3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4~3-050 of
the Renton Municipal Code (RMC).
4 Count only those trees to be retained outside of critical areas and buffers.
5. The City may require modification of the tree retention plan to ensure retention,o.f t~e ~ip:UJJ1~ nUITIbe. J.of
trees per RMC 4-4-130H7a I \. i.~: \~ .. i:.: f V t: ~_:
e. Inches of street trees, inches --~tr~~Frfe~ineq'"'l~n lite that
are less than 6" but are grea r~Wf,enierli L U14
P:\My Denta1\CAD\Workjng\TreeRetention~ EXHIBIT 18
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15
o LANDSCAPE PLAN ......... ,_ .. ,,~g
PLANT SCHEDULE
TREES CODE BOTANICAL NAME! COMMON NAME CONT ~ OTY
8 Amelanchier laevls 'Robin HilI' I Robin Hill Serviceberry 2"Cal
SHRUBS CODE BOTANICAL NAME! COMMON NAME CONT 12 OTY
0 Me Mahonia Bqulfollum 'Compacta' I Compact Oregon Grape 1 gal
GROUND COVERS CODE BOTANICAL NAME I COMMON NAM E
AW Arctostaphylos uva-ursi 'Woods Compact' I Klnnlklnfllck
AS Me AW
PLANT NOTES
1.) GRADES AT PLAfliTING AREAS SHALL..,EET THE SPECIFIED CRITERIA.
FROM TOP OF AOJACEWT HEADER. WALL, CURB, OR FlhllSHED
SURFACE OF WALK. P'LANTING AREAS TO BE CROWNED IN THE
CENTER. GRADES SHALL FlOW SMOOTHLY AND PRODUCE POSITIVE
DRAI~GE
2.) mE CONTRACTOR SHALL BE RESPONSIBLE FOR FINAL P:..ANT COUNTS.
QUANTITIES, AND AREA CALCULATIONS, QUANTITIES SHOWN ON PLAN
AND LEGEND ARE FOR REFERENCE ONLY
3.) ANY ROCK. CLODS, OR DEBRIS GREATER THAN J14' SHALL BE
REMOVED FROM SHRUB. LAWN. OR GROUNDCOVER AREAS
4.) FINISHED INSTALLATIONS AT THE CROWN OF PLANT BASE SHALL BE
HIGHER THAN ADJACENT FINISH GRADE AS DETAILED.
5.) PLANT TREES LARGER THAN 2" CAliPER OR SPECIMEN CLUMPS PRIOR
TO INSTALLATION OF IRRIGATION MAINliNES OR LATERALS
6.) g~~~~;7N~RE~S-::"~~~~~~~~~;~I~~.DING ADEQUATE WATER
1) TREES AND SHRUBS TO BE INSTALLED PRIOR TO GROUNDCOVERS.
8.) CO.'JTRACTOR SHALL ALLOW FOR THE ADDITION OF SOIL
AMENDMENTS IN SOIL PREPARATION AND FINISH GRADING
9.) REFERTOSHEETL2.00FORPLANTlNGDETAILS
10.) REFER TO TREE AND PLANT PROTECTION SPECIFICATION FOR TREES
TO BE PRESERVED AND PROTECTED
CONT '11 SPACI~G. QTY
4"pol 985
4UG 25 20'
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IBiD
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·f ,. ,; ________________ L _________________ _ -------,,,=--1---------1--------I. .
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EXHIBIT 20
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EXHIBIT 21
-u1 ;
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
PURPOSE OF CHECKLIST:
City of Renton Planning Division
1055 50uth Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
Governmental agencies use this checklist to help determine whether the environmental impacts
of your proposal are significant. This information is also helpful to determine if available
avoidance, minimization or compensatory mitigation measures will address the probable
significant impacts or if an environmental impact statement will be prepared to further analyze
the proposal.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Please answer each question accurately and carefully, to the best of your knowledge. You may
need to consult with an agency specialist or private consultant for some questions. You may use
"not applicable" or "does not apply" only when you can explain why it does not apply and not
when the answer is unknown. You may also attach or incorporate by reference additional studies
reports. Complete and accurate answers to these questions often avoid delays with the SEPA
process as well as later in the decision-making process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period oftime or on different parcels of land. Attach any additional"information that will help
describe your proposal or its environmental effects. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining if there may be significant adverse impact.
INSTRUCTIONS FOR LEAD AGENCIES:
Additional information may be necessary to evaluate the existing environment, all interrelated
aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first
but not necessarily the only source of information needed to make an adequate threshold
determination. Once a threshold determination is made, the lead agency is responsible for the
completeness and accuracy of the checklist and other supporting documents.
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
Ellumus Files:01_Projects:RNPA_Rentor
Checkllsl.doc EXHIBIT 22
PFCl:1VFD
Environmental CheckiistEnvlronmental
AUG 2 S ZD1 4
t-L.LLlm
CONSTRUCTION MITIGATION DESCRIPTION
08/2014
Proposed Construction Dates:
Project estimated to start March 1, 2015 and end February 15, 2016
Hours and Days of Operation:
Construction is to take place between the hours of seven o'clock (7:00) a.m. and ten o'clock (10:00) p.m.,
Monday through Friday. Work on Saturdays shall lake place between the hours of nine o'clock (9:00)
a.m. and eight o'clock (8:00) p.m. RMC 4-4-030
Proposed Hauling/ Transportation Routes:
Hauling will take place between the hours of eight-thirty (8:30) a.m. and three-thirty (3:30) p.m., Monday
through Friday. RMC 4-4-030
EXHIBIT 23
T 425 603 C:)88 F 425 603 0:)68 www ellc.;mus cem
Construction '\1itigatio ~e, )tion
08/2014
Page 2
Measures to be implemented to minimize dust, traffic, and transportation impacts, erosion, mud,
noise, and other noxious characteristics:
All vehicles leaving the site will be hosed off before leaving if muddy or dusty. Curb cut and contiguous
street will be swept clean as needed to keep mud from spreading. If dirt is dry and dusty, dirt will be
hosed during excavation. Flaggers will be provided as required and coordinated with local police and
DOT.
Preliminary Traffic Control Plan:
Contractor will provide traffic control plans at the time of ROW Permit application which meet the
requirements of the Manual on Uniform Traffic Control Devices (MUTCD).
I
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My Dental
521 Park Ave N
Renton, Washington
Surface Water Drainage
Technical Information Report
August 21,2014
1505 Westlake Ave. N
Suite 305
Seattle, WA 98109
T 206.522.9510
F 206.522.8344
www.pacland.com
Jeff Chambers, P.E.
EXHIBIT 24
AUG 2 Ii ZG',c
~TENW
Transportation Engineering NorthWest
MEMORANDUM
DATE: August 25, 2014
TO: Jan lilian
City of Renton
FROM: Chris Forster, P.E.
TENW
SUBJECT: My Dental Mixed-Use
Traffic Analysis
TENW Project No, 4931
This memorandum documents the traffic analysis completed for the proposed My Dental Mixed-Use project
located on the west side of Park Avenue N midblock between N 5th Street and N 6 th Street in Renton, WA
[see vicinity mop in Attachment AI.
Project Description
The proposed project would include a mixed-use bUilding that would include 0 6,397 square foot dentol
office, 7 apartment units, and 1,087 square feet of ground floor miscellaneous retail space. The existing
site includes a I ,143 square foot restaurant and 2 single-family homes which would be removed as part of
the proposed project. Access to the site would be provided via a righHn, right-out driveway on Park
Avenue N where an existing c-curb currenNy restricts lett-turn access. A preliminary site plan is included in
Attachment B.
Trip Generation
The trip generation estimates for the eXisting and proposed uses were bosed on methodology documented
in the Institute of Transportation Engineers [ITEI Trip Generalion Manual, 9 th Edition. Reductions to the trip
generation estimates for the proposed retail and existing restaurant uses were made to account for pass-by
trips. Pass-by trips are trips that are made by vehicles that are already on the adjacent street and make
intermediate stops at the retail/restaurant uses on route to a primary destination (i.e. on the way from work
to hamel. The pass-by trips were based on methodology and studies documented in the ITE Trip
Generalion Handbook. .
The net new trips from the My Dental Mixed·Use project were calculated by subtracting the existing site trips
from the proposed project trips. The resulting net new weekday daily, NIl, and PM peak hour trips ore
summarized in Table I The detailed trip generation estimates ore included in Attachment C.
'-
EXHIBIT 25
Transportation Plonning I Design I Trof~ic Impoe: &. Operations
11400 SE 8th Street, Suite 200, Bellevue, WA 98004 I Office (425) 899-6747
AUG 2.5 21'1.-.
MCr.1orandum -My Dentol Mixed-Use Traffic Analysis
Table 1
My Dental Mixed-Use
Trip Generation Summary
Net New Trips Generated
TIme Penod In Out Total
Weekday Daily 104 104 208
Weekday AM Peok Hour 13 18
Weekday PM Peak Hour 17 23
As shown in Table 1, the proposed project is estimated to generate a total of 208 net new weekday daily
trips with 18 net new trips occurring during the weekday NIt peak hour 113 entering, 5 exiting). and 23
net new trips occurring during the weekday PM peak hour (6 entering, 17 exiting).
Traffic Analysis Conclusions
Based on our discussions, because this project is only estimated to generate up to 23 new peak hour trips,
and because the site access on Pork Avenue N will be restricted to right-in, right-out movements via the
existing c-curb, no significant traffic impacts are expected and no additional traffiC analysis is warranted.
Please call me at 206-498·5897 if you have any questions with the information included in this
memorandum
CC Willis liu, PAClAND
Attachments
~TENW Augus12S, 2014
Page2
Memorandum -My DenIal Mix.ed-Use Troffic AnalYS"ls
Attachment A: Site Vidnity
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Attachment B: Preliminary Site Plan
Mernorondum -My Denta: Mixed-Use Traffic Analysis
SElbACr..
GRAPHIC SC ALE
'~
~IClfl-L~ -WAY
D£uK.l.TkiN
fUeL
Memorandum -My Dental Mixed-Use Traffic Analysis
ATT ACHMENT C
Trip Generation Calculations
MemorandJm-My Dentot Mixed-U5e Traffic Anoly;is
Land Use
Proposed Land Uses
Dental Office
Apartments
Specialty Retail
Less Existing Uses:
Single Family
Size
6,397
\,087
Pass_B y3 34%
My Dental -Renton
Daily Trip Generation Estimote
Directional Split
Units liTE LUC 2 Trip Rate Enter Exit
GFA 720 36.13 50% 50%
DU 220 6.65 5[ff, 50%
GlA 826 44.32 50% 50%
Subtotal:
Gross Dally Trips Generated =
Less Pass-by Trips =
Total Proposed Net Dally Trips =
DU 210 9.52 50% 50%
High-Turnover (SiI·Downj Restaurant L 143 GFA 932 127.15 50% 50%
Pass_ByJ 43%
Subtotal:
Gross Dally Trips Generated =
Less Pass-by Trips '"
Total ExlsHng Net Daily Trips =
Vehicle Trip Generation
Enter Exit Total
116 115 231
23 24 47
24 24 48
-8 -8 -16
16 16 32
163 163 326
-8 ~8 ~ 16
155 155 310
10 19
73 72 145
~31 -31 .02
" 41 83
B2 82 164
-31 ~31 -62
51 51 102
NET t'lEW D.AILY T.Rl.P GENE~ATlot(,:, .~" !04 104 20!!_
, GfA'" Gross FkJor Area, DU = Dwet~ng Units. GLA= Gross ,easoble Area.
;1 Land Use Code lrorrolTE 9th EditJOrl Trip Generalion Man vol. 2012
3 Pass-by percent bosed on studies documented irl the ITE Trip Generoloon Handbook. 2nd Edition, June 2004.
Memorandum -My Dental Mixed-Use Traffic Analysis
My Denial -Renton
AM Peak Hour Trip Generation Estimate
Directional Spill Vehicle Trip Generation
land Use Size Units 1 ITE lUC~ Trip Rate Enter Exit Enter Exlt Toial
Proposed land Uses
Dental Office 6,397 GFA
Aportments DU
Specialty Retoll 3 1,087 GlA
Pass_Byd 34%
Less Existing Uses"
Single family DU
High-Turnover (Sit-Down) Res1aurant L 143 GfA
GFA" G= FioorAlea. DU" Dwelfing Units, GLA Gross LeoscbleAreo.
l Lond Use Code tromlTE 9th Edition Trip Generation Manuol2012
720 2.39 79% 21% 12 15
220 0.51 20% BD%
826 0.70 48% 52%
Subtotal:
Gross AM Peak Hour trips Generated = 13 20
Toial Proposed Net AML;:a:a~~~:T:~~: :1--~1~~--"---~20"'O--l
210 0.75 25% 75%
No existing AM Trips Assumed
Tofal Exbtlng Net AM Peak Hour Trips
13 18
J AM trip role based on PM rote lorSpeclCllty Reloil (LUC 826) factored by raM 01 AM to PM tnp rote lor Shopping Center(LUC 820) 0.70" 2.71 .. 109613.71)
• Poss·by percent bosed on ,tudie5 documenled In the ITETrip Generotion Handbook. 2nd Edition, June 2004
Memorandum -My Denial Mixed-Use Tmffic Analysis
My Dental -Renton
PM Peak Hour Trip Generation Estimate
Drrectional_~pllt Vehicle Trip Generation
Land Use Size Units I ITE LUe 2 Trip RClte Enter Exit Enter Exit Total
Proposed Land Uses
Dental Office 6,397 GFA 72!J Equation 28% 72% 18 25
Apartments DU 220 0.62 65% 35%
Specially Retail 1,087 GlA 826 2.71 44% 56%
Poss-By3 34% -I
Subtotal: 2
Gross PM Peak: Hour Trips Generated = 11 21 32
Less P055-by Trips = 0 -I
Total Proposed Net PM Peak Hour Trips = 11 20 31
Less Existing Uses:
Single Family DU 210 1.00 63% 37%
High-Turnover (Sit-Down) Restaurant 1.143 GFA 932 9.85 6CJ'Io 4(1')',
Pass_By3 43% -3
Subtotal:
Gross PM Peak Hour Trips Generated =
Total Exlstlng Net PML~:a:Q~~~: ;;:.~~= _ f--;:-3---0,------;:---I
NET NEil! PM PEAK HOU.R !~I~ G~!';I~~~TlO"!'1 = . 6
GFA Gro>5 Floor Alea. DU '" Dweling Units. GLA'" Gross lea:;able Aleo
; Land U~ Codeiram ITE 9th Edition TriP Generotion ManlJol.2012
, Pass-by percenl based on stlJdles dOClJmented in the ITE Tnp GenefatlOn Handbook. 2nd Edihon. June 2004
Kris Sorensen
From:
Sent:
To:
Cc:
Subject:
Answers below.
Randy Matheson <randy.matheson@rentonschools.us>
Friday, October 17, 2014 10:49 AM
Sabrina Mirante
Kris Sorensen; Kayla Steckler
RE: My Dental Mixed Use School Request
Randy Matheson, Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 I 425.204.2345 I
randy.matheson@rentonschools.us I www.rentonsChooIS.usll)
P1a~~ ~n!Q!J
From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov]
Sent: Friday, October 17, 2014 10:37 AM
To: Randy Matheson
Cc: Kris Sorensen
Subject: My Dental Mixed Use School Request
Good Morning Randy,
See attached letter we sent over in September, and don't have record of a response. Would you mind redoing this
one for us, today if possible? Also, Associate Planner, Kris Sorensen would like to know if students would be bussed,
if they lived at this location. (The building will have several apartments).
Thank you!
~Sabrina
Subject: My Dental Mixed-Use
LUA14-1148, ECF, LLA, MOD, SA-H
The City of Renton's Department of Community and Economic Development (CED) has received an application for a
Mixed use medical building located at 521,525,529 Park Ave N. Please see the enclosed Notice of Application for further
details.
In order to process this application, CED needs to know which Renton schools would be attended by children living in
residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter
to my attention, City of Renton, CED, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to
(425) 430-7300, by asap .
Elementary School: Hazelwood Elementary School (elementary students would be bused)
Middle School: Dimmitt Middle School (middle school students would be bused)
High School: Renton High School (high school ~t"rlpnt, within walking distance)
EXHIBIT 26
Will the schools you have indicated be able to handle the impact of the additional students estimated to come from the
proposed development? Yes_Yes __ No __ _
Any Comments: ____________________________ _
Thank you for providing this important information. If you have any questions regarding this project, please contact me
at (425) 430-6593.
Sincerely,
Kris Sorensen
Associate Planner
Enclosure
Sa6rina 'Mirante, Pfanning Secretary
City of Renton I CED I Planning Division
1055 S Grady Way 16th Floor I Renton, WA 98057
Phone: 425.430.6578 I Fax: 425.430.7300 I
smirante@rentonwa.gov
~---------II?}; ICJlJ
ERIT ENGINEERING INC.
NICAL ENGINEERING R
Wu Property
521,525 and 529 Park Ave. N.
Renton, Washington 98055
Prepared For:
Yumao & Min Wu
Park 09 LLC
507 Williams Ave. S.
Renton, W A 98057
July 09,2014
Project No. VF0113754
-,"_' ... :_ ,0 )
. -I .~ .. _ : ___ '
AUG 25 2
2715 Meridian Street
Bellingham Washington 98225
Tel: 1'60)73H·60g,
Fax: 060m~·1499
'gmeenng com
,gineering.com
EXHIBIT 27
Sabrina lVIirante
From:
Sent:
To:
Cc:
Subject:
Answers below,
i '..,
'I 'L I --' , '(~ .
Randy Matheson'-<randy,matheson@rentonschools,us>
Friday, October 17, 2014 10:49 AM
Sabrina Mirante
Kris Sorensen; Kayla Steckler
RE: My Dental Mixed Use School Request
!\ Lj \
Randy Matheson, Executive Director, Community Relations Renton School District I 300 SW 7th Street, Renton WA 98057 ! 425.204.2345 I
randy_matheson@rentonschools.us I www_rentonschools,us I I)
~/,. ~rttQn
From: Sabrina Mirante [mailto:SMirante@Rentonwa,gov]
Sent: Friday, October 17, 2014 10:37 AM
To: Randy Matheson
Cc: Kris Sorensen
Subject: My Dental Mixed Use School Request
Good Morning Randy,
See attached letter we sent over in September, and don't have record of a response. Would you mind redoing this
one for us, today if possible? Also, Associate Planner, Kris Sorensen would like to know if students would be bussed,
if they lived at this location. (The building will have several apartments).
Thank you!
-Sabrina
Subject: My Dental Mixed-Use
LUA14-1148, ECF, LLA, MOD, SA-H
The City of Renton's Department of Community and Economic Development (CEO) has received an application for a
Mixed use medical building located at 521,525,529 Park Ave N. Please see the enclosed Notice of Application for further
details,
In order to process this application, CED needs to know which Renton schools would be attended by children living in
residences at the location indicated above. Please fill in the appropriate schools on the list below and return this letter
to my attention, City of Renton, CEO, Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to
(425) 430-7300, by asap .
Elementary School: Hazelwood Elementary School (elementary students would be bused)
Middle School: Dimmitt Middle School (middle school students would be bused)
High School: Renton High School (high school students within walking distance)
Will the sc\.'~ols you have indicated be able to handle the impact of the additional students estimated to come from the
propd!;ed development? Yes_Yes __ No __ _
AnyComments: ____________________________ _
Thank you for providing this important information. If you have any questions regarding this project, please contact me
at (425) 430-6593.
Sincerely,
Kris Sorensen
Associate Planner
Enclosure
Sa6rina'Mirante, Pfanning Secretary
City of Renton I CEO I Planning Division
1055 S Grady Way 16th Floor I Renton, WA 98057
Phone: 425.430.6578 I Fax: 425.430.7300 I
smirante@rentonwa.gov
.'
(Signature of Sender): \\111/,
~~'\'\\\\\h" III"
'f;ot::' 1'.t'~1111. I,;
ff. O~,.It~ "to%, ", t ~_.-~Z
~U <.t ~ 0
-' ~ ,o1J6"''' '\§ J..-
" <J>"" 8 29-" -~ 0
I certify that I know or have satisfactory evidence that Sabrina Mirante ""'~;""'I\';""""'~..f::'"'"
signed this instrument and acknowledged it to be his/her/their free and voluntary act f6ot;{i;.9/is~ 'lind purposes
STATE OF WASHINGTON
COUNTY OF KING
mentioned in the instrument. "
Notary (print): ___ --'lklllo!~~~--£+'hW'"'""!!..W...".Ll.~-____::__--------
My appointment expires: At:Ocz:; +-;;;:ao/1-
template -affidavit of service by mailing
Dept. of Ecology *.
Envjronmental Review Section
PO Box 47703
Olympia, WA 98504-7703
WSDOT Northwest Region '"
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers '"
Seattle District Office
Attn: SEPA Reviewer
PO Box C-3755
Seattle, WA 98124
Boyd Powers'" "'.
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
35030 SE Douglas St. #210
Snoqualmie, WA 98065
Metro Transit
Senior Environmental Planner
Gary Kriedt
201 South Jackson Street KSC-TR-{)431
Seattle, WA 98104-38S6
Seattle Public Utilities
Jailaine Madura
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
AGENCY (DOE) LEITER MAILING
(ERe DETERMINATIONS)
WDFW -Larry Fisher· Muckleshoat Indian Tribe Fisheries Dept. '"
1775 12th Ave. NW 5uite 201 Attn: Karen Walter or SEPA Reviewer
Issaquah, WA 98027 39015 _17200 Avenue SE
Auburn, WA 98092
Duwamish Tribal Office '" Muckleshoot Cultural Resources Program '"
4717 W Marginal Way SW Attn: Ms Melissa Calvert
Seattle, WA 98106-1514 39015 172" Avenue SE
Auburn, WA 98092-9763
KC Wastewater Treatment Division· Office of Archaeology & Historic Preservation'"
Environmental Planning Supervisor Attn: Gretchen Kaehler
Ms. Shirley Marroquin PO Box 48343
201 S. Jackson ST, MS KSC-NR-050 Olympia, WA 98504-8343
Seattle, WA 98104-3855
City of Newcastle City of Kent
Attn: Tim McHarg Attn: Jack Pace
Director of Community Development Acting Community Dev. Director
12835 Newcastle Way, Ste 200 220 Fourth Avenue South
Newcastle, WA 98056 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Kathy Johnson, Steve lancaster, Responsible Official
355 110" Ave NE 6200 Southcenter Blvd.
Mailstop EST 11W Tukwila, WA 98188
Bellevue, WA 98004
"'Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of
Application.
"''''Department of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to
the following email address: sepaunit@ecv.wa.gov
"'**Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT,
& Notice the following email address: sepacenter@dnr.wa.gov
template -affidavit of service by mailing
JE!i-rv Lane
52a Pelly Ave N
Renton. WA 98057
Park 09 LLC
1221 N 26TH 5t
Renton. WA 98056
MARK MAO
MY DENTAL LLC
507 Williams Ave 5
Renton. WA 98055
Park 09 LLC
1221 N 26TH 5t
Renton. WA 98056
Park 09 LLC
1221 N 26TH 5t
Renton. WA 98056
Gary Riffle
16846 188th Ave SE
Renton. WA 98058
Xiaoli 5tovanov
Ellumus
3600 136th PI SE, Suite 230
Bellevue. WA 98006
CERTIFICATION
I, L (, 1 hereby certify that -2 copies of the above document
were posted in conspicuous places or nearby the"ifescribed property on
D," 'it/-6/-N S;,",d f<v-(~
STATE OF ASHINGTON
55
COUNTY OF KING
I certify that I know or have satisfactory evidence that Kc ! S 5vr 1"1!<;'d"!
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
~~Mnd purposes mentioned in the instrument, """~WF\I,~I!IJ.. ' AJ ·1 2'~ "'~~'i\-e,~~zrtdJVl ](,(dOl L{ __ --"-.r...!."-l~'~-~.l,L,~) """"-9---------
ff >J-ror;~"~ ~ Notar P blic in and for the State of Washington ::; 0 o"'Wt .. ~ ~ , ;:; r. .' ~ ~ \/ ;; \ ,,~ II?" Notary (Print): 'II~ .~ ~ ~ IOU." ~: 0 t1r: CJ>'.)"'~
" <1'\" 8_'l.9J~ ... :~ M' t' 10 :'I()t'=' ". ~ 'Ii""", .. ,," ,,:;"" y appomtmen explres::jl; i~:1 .:). Q! __ ...L ,J!;' OF 'I'l" (J (
....
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE
-MITIGATED (DNS-M)
PROJECT NUMBER:
APPLICANT:
PROJECT NAME:
LUA14-001148, ECF, LLA, MOD, SA-H
Park 09, LLC
My Dental Mixed-Use
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review,
Environmental (SEPA) Review, Lot Combination of three parcels, and Parking and Landscape Modifications for
the construction of a 3-story mixed-use building containing 7 residential units and 7,487 square feet of
commercial space and associated improvements. Primary access would be via a curb cut along Park Ave N.
PROJECT LOCATION: 521, 525 and 529 Park Ave N
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant
adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW
43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under
their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental
impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the
lead agency will not act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 10, 2014.
Appeals must be filed in writing 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 may be
obtained from the Renton City Clerk's Office, (425) 430-6510.
PUBLICATION DATE:
DATE OF DECISION:
SIGNATURES:
"j L-, V----
Terry Higashiyama, Administrator
Community Services Department
September 26, 2014
September 22, 2014
#'
'1 J -z,z/It ?7({jd!ifl
I I Mark peter~(jministrator
Date Fire & Emergency Services
qldill'1 ~bv'J t hif~~
(.0{> C. "Chip" Vincent, Admillis'trator
Department of Community &
Economic Development
Date
7/ZZ/;Y I /
Date
Date
DEPARTMENT OF COM "II UNITY
AND ECONOMIC DEVELOPMENT
DETERMINATION OF NON-SIGNIFICANCE-MITIGATED (DNSM)
MITIGATION MEASURES AND ADVISORY NOTES
PROJECT NUMBER:
APPLICANT:
PROJECT NAME:
LUA14-001148, ECF, LLA, MOD, SA-H
Park 09, LLC
My Dental Mixed-Use
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan
Review, Environmental (SEPAl Review, Lot Combination of three parcels, and Parking and
Landscape Modifications for the construction of a 3-story mixed-use building containing 7
residential units and 7,487 square feet of commercial space and associated improvements.
Primary access would be via a curb cut along Park Ave N.
PROJECT LOCATION:
LEAD AGENCY:
MITIGATION MEASURES:
521, 525 and 529 Park Ave N
The City of Renton
Department of Community & Economic Development
Planning Division
1. The applicant shall comply with the recommendations included within the "Geotechnical
Engineering Report," prepared by Merit Engineering Inc, dated July 9, 2014.
2. The applicant shall contract with a Geotechnical engineer in order to verify that the
earthwork, foundation and other recommendations have been properly interpreted and
implemented in the design and engineering plan documents. Geotechnical monitoring
services shall also be provided during construction covering inspections as recommended
in the geotechnical report.
ADIVISORY NOTES:
The following notes are supplemental information provided in conjunction with the
administrative land use action. Because these notes are provided as information only, they are
not subject to the appeal process for the land use actions.
Engineering Review
Jan lilian Ph: 425-430-7216 email: jillian@rentonwa.gov
Recommendations: EXISTING CONDITIONS
WATER Water service is provided by the City of Renton. There is a 16-inch ductile iron
water main in Park Ave North. See the City water drawings W-0697 and W-0599. The available
derated fire flow from the 16-inch main fronting the site in Park is approximately 4,800 gpm.
September 25, 2014
Xiaoli Stoyanov
Ellumus LLC
3600 136'h Place SE, Suite 230
Believue,WA 98006
Community & Economic Development Department
C.E. "Chip"Vincent, Administrator
SUBJECT: ENVIRONMENTAL (SEPA) THRESHOLD DETERMINATION
My Dental Mixed-Use, LUA14-001148, ECF, LLA, MOD, SA-H
Dear Ms. Stoyanov:
This letter is written on behalf of the Environmental Review Committee (ERC) to advise
you that they have completed their review ofthe subject project and have issued a
threshold Determination of Non-Significance-Mitigated with Mitigation Measures.
Please refer to the enclosed ERC Report, for a list of the Mitigation Measures.
Appeals of the environmental determination must be filed in writing on or before 5:00
p.m. on October 10, 2014, 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.
If the Environmental Determination is appealed, a public hearing date will be set and all
parties notified.
Also, a public hearing has been scheduled by the Hearing Examiner in the Council
Chambers on the seventh floor of City Hall on October 28, 2014 at 11:00am to consider
the Site Plan. The applicant or representative(s) ofthe applicant is required to be
present at the public hearing. A copy ofthe staff recommendation will be mailed to you
prior to the hearing. If the Environmental Determination is appealed, the appeal will be
heard as part of this public hearing.
If you have any further questions, please call me at (425) 430-6593.
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
Error! Reference source not
Page 2 of 2
September 24, 2014
For the Environmental Review Committee,
Kris Sorensen
Associate Planner
Enclosure
cc: Park 09, LLC I Owner{s)
Mark Mao, My Dental I Applicant
Jerry lane I Party(ies) of Record
v2 ERG Determination Ltr DNS 14-001148
__ De=~~~~:...raw _",.",.~-r Ji} Y r r \ r 1
_~~...",U~
Community & Economic Development Department
C.E."Chi p"Vi ncent, Adm i n istrator
September 25,2014
Washington State
Department of Ecology
Environmental Review Section
PO Box 47703
Olympia, WA 98504-7703
Subject: ENVIRONMENTAL (SEPAl THRESHOLD DETERMINATION
Transmitted herewith is a copy of the Environmental Determination for the following
project reviewed by the Environmental Review Committee (ERe) on September 22,
2014:
SEPA DETERMINATION:
PROJECT NAME:
Determination of Non-Significance Mitigated (DNSM)
My Dental Mixed-Use
PROJECT NUMBER: LUA14-001148, ECF, LLA, MOD, SA-H
Appeals of the environmental determination must be filed in writing on or before 5:00
p.m. on October 10, 2014, 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) 430-6593.
For the Environmental Review Committee,
Kris Sorensen
Associate Planner
Enclosure
cc: King County Wastewater Treatment Division
Boyd Powers, Department of Natural Resources
Karen Walter, Fisheries, Muckleshoot Indian Tribe
Melissa Calvert, Muckleshoot Cultural Resources Program
Gretchen Kaehler, Office of Archaeology & Historic Preservation
Ramin Pazooki, WSDOT, NW Region
Larry Fisher, WDFW
Duwamish Tribal Office
US Armv Corp. of Engineers
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 • rentonwa.gov
NOTICE
OF ENVIRONMENTAL DETERMINATION
ISSUANCE OF A DETERMINATION OF NONSIGNIFICANCE -MITIGATED (DN5-M)
POSTED TO NOT[FY [NTERESTED PERSONS OF AN ENV[RONMENTALACT[ON
PROJECT NAME: My Dental Mixed -Use
PROJECT NUMBER: LUAl4-001148, ECF, LLA, MOD, SA-H
LOCATION: 521,525 and 529 Park Ave N
DESCRIPTION: THE APPLICANT IS REQUESTING HEARING EXAMINER SITE PLAN REVIEW,
ENVIRONMENTAL (SEPA) REVIEW, lOT COMBINATION OF THREE PARCELS, AND PARKING AND LANDSCAPE
MODIFICATIONS FOR THE CONSTRUcnON OF A 3-STORY MIXED-USE BUILDING CONTAINING 7 RESIDENTIAL
UNITS AND 7,487 SQUARE FEET OF COMMERCIAL SPACE AND ASSOCIATED IMPROVEMENTS. PRIMARY ACCESS
WOULD BE VIA A CURB CUT ALONG PARK AVE N.
THE C[TY OF RENTON ENV[RONMENTAL REV[EW COMM[TTEE (ERe) HAS DETERM[NED THAT THE PROPOSED
ACT[ON HAS PROBABLE S[GN[F[CANT [MPACTS THAT CAN BE M[T[GATED THROUGH MITIGAT[ON MEASURES.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on October 10,
2014, 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 derk's Office, (425) 430-6510.
A PUBLIC HEAR[NG WILL BE HELD BY THE RENTON HEAR[NG EXAM[NER AT H[S REGULAR MEET[NG [N THE
COUNCIL CHAMBERS ON THE 7TH FLOOR OF C[TY HALL, 1055 SOUTH GRADY WAY, RENTON, WASH[NGTON,
ON OCTOBER 28, 2014 AT 11:00 AM TO CONs[DER THE S[TE PLAN DEVELOPMENT. [F THE ENV[RONMENTAL
DETERM[NAT[ON [S APPEALED, THE APPEAL WILL BE HEARD AS PART OF TH[S PUBLIC HEAR[NG.
FOR FURTHER INFORMATION, PLEASE CONTACT THE CITY OF RENTON, DEPARTMENT OF
COMMUNITY & ECONOMIC DEVELOPMENT AT (425) 430-7200.
DO NOT REMOVE THIS NOTICE WITHOUT PROPER AUTHORIZATION
PLEASE INCLUDE THE PROJECT NUMBER WHEN CALLING FOR PROPER FILE IDENTIFICATION.
Pressure available is approximately 75 psi. The proposed project is located in the 196-water
pressure zone and is outside an Aquifer Protection Zone. There are three existing Yo inch water
meters serving each building on each parcel.
SEWER Sewer service is provided by the City of Renton. There is an existing 8-inch sewer
main in the alley to the rear of the lots.
STORM There is a drainage conveyance system fronting the site in Park Ave North.
CODE REQUIREMENTS
WATER
1. The preliminary fire flow requirement per the Fire Marshall's office is 1,750 gpm.
All new construction must have fire hydrants capable of delivering a minimum of 1,000 gpm
each. One primary hydrant is required within 150 feet from the buildings and one additional
hydrant will be required within 300 feet of the building. There are fire hydrants in the vicinity
that may be counted towards the fire protection of this project, but location is subject to Fire
Department approval. Existing hydrant(s) counted as fire protection will be required to be
retrofitted with storz fitting if not already installed.
2. A fire sprinkler system will be required by the fire department. A separate no-fee
utility permit and separate plans will be required for the installation of the double detector
check valve assembly for the fire sprinkler line. Installation of a water main stub for the
sprinkler system will connect to the existing 16-inch water main located on the east side of Park
Ave N. The size of the fire sprinkler shall be determined by the fire sprinkler
designer/contractor.
3. Installation of a backflow prevention assembly (DDCVA) in an underground vault
outside ofthe building for the fire sprinkler system per Renton standard plan will be required.
The DDCVA may be installed inside the building if the installation meets the conditions ofthe
City standard plan no. 360.5. The applicant/design engineer shall provide adequate room in the
landscape area outside of the building and of its underground parking garage footprint for the
installation of the water meter vaults and fire sprinkler vault.
4. System development fee for water is based on the size of the new domestic water
meter that will serve the new building. Credit will be given for the three Yo inch water meters.
5. Fee for a 1-inch meter installed by the City is $2,870.00. Fee for a 1.5 -inch meter
installed by the City is $4,465.00. Fee for a 2-inch meter installed by the City is $4,845.00.
6. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed inline
of the domestic water meter to the building in an above ground insulated "hot box", per City
standard.
7. Adequate horizontal and vertical separations between the existing or new water main
and other utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided per
City design standards.
ERe Mltigation Measures and Advisory Notes Page 2016
8. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton
General Design and Construction Standards for Water Main Extensions as shown in Appendix J
ofthe City's 2012 Water System Plan.
9. The development is subject to water system development charges and of meter
installation fees based on the size of the meters and fire sprinkler feed.
SANITARY SEWER
l. There is an 8-inch sewer main in Main Street and an 8-inch sewer main in South 2nd Street.
2. Sewer system development fees are based on the size ofthe new domestic water(s). Credit
will be given for the existing water meter(s) serving the site.
SURFACE WATER
1. A surface water system development fee of $0.491 per square foot of new impervious
surface will apply. This is payable prior to issuance of the utility construction permit.
2. A drainage report dated August 21, 2014 was submitted by PacLand with the site plan
application. Based on the City's flow control map, this site falls within the Peak Rate Flow
Control Duration Standard, Existing Conditions. The site is located within the Lower Cedar River
Basin. The redevelopment is subject to Full Drainage Review in accordance with the 2009 King
County Surface Water Manual and City and The City of Renton Amendments to the KCSWM,
Chapters 1 and 2. All core and special requirements have been discussed in the report. The
project is subject to a Levell downstream analysis. The site has two drainage sub-5asins.
Runoff from Basin A is collected in a catch basin located at northwest corner of the site and is
conveyed in a pipe system in the alley. Runoff from Basin B includes two single family homes
where no stormwater conveyance system exists. Runoff from these two sites sheet flows to the
alley. Basin B will include new sidewalk and planter strip in Park Ave where runoff will be
conveyed to a stormfilter prior to discharging into the city's storm system. Commercial projects
proposing more than 5,000 sf of PGIS, are required to provide Enhanced Basic Water Quality.
The existing 0.32 acre site consists of 0.24 acres of impervious surface area (buildings and
asphalt). Onsite flow control will not be required for this project because the targeted surface
will generate no more than a 0.1 cfs increase in the existing site condition 100-year peak flow.
All stormwater runoff from the site drains to a catch basin in South 6th Street and flows to the
west through a series of catch basins and 12-inch storm pipe where it discharges into the Cedar
River. No downstream flooding or erosion issues were identified in the report. Onsite Flow
Control BMP is required.
3. A Construction Stormwater General Permit from Department of Ecology will be required if
grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan
(SWPPP) is required for this site.
4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay
ERe Mitigation Measures and Advisory Notes Page 3 of 6
Requirements.
TRANSPORTATION
1. Existing right-of-way width in Park Ave North fronting the site is 60 feet. Park Ave is
classified as a principal arterial street. To meet the City's complete street standards, street
improvements including a pavement width of 22 feet from the center line, curb, gutter, an
8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be
constructed in the right of way fronting the site per City code 4-6-060. Overall street section will
be a 79 foot roadway. Approximately 9.5 of right-of-way dedication is required along the
project side in Park.
2. Street lighting is required to meet current city lighting levels.
3. A Transportation Analysis dated August 28, 2014 was prepared and submitted by
TENW. Daily trip generation estimates for the existing two single family homes and restaurant is
102 trips. The dental office, seven apartment units and retail space is expected to create 310
new daily trips. Methodology is found using the ITE Manual 9th Edition. New net daily trips
created by the new development will be 208 trips. Due to the location of the existing c curb in
Park Ave, access to the site will be provided via a new right-in, right-out driveway approach
from Park Ave North. No traffic impacts are expected as a result of this project. The increased
traffic created by the development will be mitigated by payment of transportation impact fees.
4. Traffic impact fees will be owed at time of building permit issuance. Based on the
city's current fee schedule, estimated traffic impact fees for the dental office, proposed
restaurant and apartments is $42,000.00. Fees are subject to change. The transportation
impact fee that is current at the time of building permit application will be levied.
GENERAL COMMENTS
1. Separate permits and fees for storm connections, side sewer and water meter
installations will be required.
2. All construction utility permits for drainage and street improvements will require
separate plan submittals. All utility plans shall conform to the Renton Drafting Standards. A
licensed Civil Engineer shall prepare the civil plans.
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be
on separate sheets.
Planning Review
Kris Sorensen Ph: 425-430-6593 email: ksorensen@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.
ERe Mitigation Measures and AdviSOry Notes Page 4016
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 where 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.
Building Review
Craig Burnell Ph: 425-430-7290 email: cburnell@rentonwa.gov
Building Comments
Stair arrangement does not meet building code.
Fire Review -Building
Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov
Recommendations:
Environmental Impact Comments:
1. Fire mitigation impact fees are currently applicable at the rate of $0.52 per square
foot of commercial space, $0.63 per square foot of dental office and $418.42 per multi family
unit. No fee for parking garage areas. This fee is paid at time of building permit issuance.
Code Related Comments:
ERe Mitigation Measures and Advisory Notes Page 5 of 6
1. The preliminary fire flow is 1,750 gpm. A minimum of one hydrant is required within
150-feet of the structure and one additional hydrant is required within 300-feet of the
structure. It appears adequate fire flow is available in this area. It appears adequate hydrants
are existing, however they require the installation of 5-inch storz fittings to be brought up to
current code.
2. Approved fire sprinkler system, fire alarm system and standpipe system are
required. 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.
3. Fire department apparatus access roadways are required within 150-feet of all
points on the building. Fire lane signage required for the on site roadway. Required turning
radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide.
Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. Alleyways
are not used for fire fighting purposes.
4. An electronic site plan is required prior to occupancy for pre-fire planning purposes.
5. All buildings equipped with an elevator in the City of Renton are required to have at
least one elevator meet the size requirements for a bariatric size stretcher. Car size shall
accommodate a minimum of a 40-inch by 84-inch stretcher.
Police Review
Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov
Recommendations: Minimal impact on police services.
Technical Services
Bob MacOnie Ph: 425-430-7369 email: bmaconie@rentonwa.gov
Send the Lot Combination, Deed template and the REETA document to the applicant.
ERe Mitigation Measures and Advisory Notes Page 6 of 6
DEPARTMENT OF COMMUN .. ,
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE:
Project Name:
Owner/Applicant:
Contact:
File Number:
Project Manager:
Project Summary:
Project Location:
Site Area:
STAFF
RECOMMENDATION:
Septem ber 22, 2014
My Dental Mixed-Use
Park 09 LLC; 1221 North 26'h St; Renton WA 98056
Xiaoli Stoyanov; Ellumus LLC; 3600 136'h PI SE; Suite 230; Bellevue WA 98006
LUA14-001148 ECF, LLA, MOD, SA-H
Kris Sorensen, Associate Planner
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA)
Review, Lot Combination of three parcels, and Parking and Landscape Modifications for
the construction of a 3-story mixed-use building containing 7 residential units and
7,487 square feet of commercial space and associated improvements. Primary access
would be via a curb cut along Park Ave N.
521, 525, and 529 Park Ave N
0.32 acres (13,948 sf)
Staff Recommends that the Environmental Review Committee issue a Determination
of Non-Significance -Mitigated (DNS-M).
Project Location Map
FINAL ERe Report_My Dental MU_14-001148
City of Renton Department of Community ~ .conomic Development
MY DENTAL MIXED USE
Report of September 22, 2014
PART ONE: PROJECT DESCRIPTION I BACKGROUND
En mental Review Committee Report
WA14-001148, EeF, LLA, MOD, SA-H
Page 2 of 11
The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, Lot Combination of
three parcels, and Parking and Landscape Modifications for the construciton of a 3-story mixed-use building
containing 7 residential units and 7,487 square feet of commercial space and associated improvements located in
the North Renton area of the City Center planning area (Exhibit 2). The non-residential space would be divided into
two sections, with 6,397 square feet as dental office area and 1,087 as retail space. The 7 unit propsoal would have
an density of 24 dulac (Exhibit 3). The mixed-use structure would have an average height to the roof at 48 feet with
a parapet and roof stair above the roof height at 53 feet (Exhibit 4) where the maximum height for a building in the
zone containing residential units is 60 feet. Approximately 97 percent of the site would be impervious surface
between surface parking, drive aisles, and building coverage (Exhibit 5).
Three Commercial Arterial (CA) zoned parcels would be combined to create the subject project site, totaling up to
0.32 acres of property along the west side of Park Ave N between North 6th and North 5th Avenues (Exhibit 6) .. The
property fronts Park Ave N on the east side, which is classified as a principal arterial, and has an alley along the
western boundary. On the west side of the alley are primarily single family homes that front Pelly Ave N (Exhibit 7).
To the north and south of the subject site are vehicle storage parking lots that are each associated with one-story
automotive repair businesses. Across Park Ave N to the east is a mUlti-story Boeing office building.
Approximately 9.5 feet of street frontage along Park Ave N would be required as right-of-way dedication for the
expansion of the arterial. Access to the site would be provided off Park Ave N through a curb cut in the northern
portion of the site and additionally through the public alley access running along the western border of the site
(Exhibit 7). The alley connects with N 5th St, Pelly Ave N, and Park Ave N. A total of 24 parking spaces, all at ground-
level, with half covered by the structure and the other half in a surface parking area surrounding the proposed
building (Exhibit 8).
New street frontage improvements along Park Ave N along the subject site would be installed. New improvements
would replace the existing sidewalk. The applicant is required to dedication 9 feet 6 inches of right-of-way and the
applicant proposes to install street improvements including a planting strip and sidewalk along the arterial, with the
planting strip between the curb and sidewalk. The building is proposed to be abutting the new sidewalk and
designed to have a zero lot line setback.
The site has four existing structures (Exhibit 9). The structure on the most northern lot has a restaurant and the two
southerly lots have small residential detached homes built in the 1920s and 1930s. One of the homes has a detached
building. There are approximately 3 trees, with 6-inch diameter or greater, located on site within the portion of the
site proposed to be developed (Exhibit 10). The site is generally flat (Exhibit 5) and the proposed development would
have a rough elevation change of approximately one-foot from east to west (Exhibit 11).
The applicant requests modifications from the landscape regulations (RMC 4-4-070.F) and the parking regulations
(RMC 4-4-080.F) (Exhibit 12). The landscape modification request is to reduce the amount of installed landscape
buffer along the public street in the northeast portion of the subject site from the minimum 10-foot requirement to
6.8 feet in width. The parking modification request is for the number of vehicular parking stalls, to allow less parking
stalls for the dental office space than the required and allow four of the parking stalls for the residential units to be
used during the weekday daytime hours for then required commercial related stalls.
The Renton Municipal Code requires a landscape buffer of 10-feet along the right-of-way unless there is a building or
driveway curb cut. The area on the subject site where the applicant requests a modification is at the northeast
FINAL ERC Report_My Dental MU_14-001148
City of Renton Deportment of Communi,
MY DENTAL MIXED USE
Report of September 22, 2014
:conomic Development E nmental Review Committee Report
__ A14-OO1l48, ECF, LLA, MOD, SA-H
Page 3 of 11
corner of the subject site next to the proposed new sidewalk, just north of the proposed curb cut from Park Ave N.
The modified landscape area would include a tree, groundcover, and shrubs (Exhibit 13).
The parking modifications are two requests, a reduction for stalls associated with the dental office based on the
applicant's dental practice and historical experience, and the other parking request is for some stalls to be shared
between residential and non-residential uses given their non-concurrent uses, where hours for stall use is broken
into weekday office hour needs and residential needs on weekday evenings and the weekend which are opposite
each other. The below bullets provide more details:
Commercial parking: Parking code requires a minimum and maximum of 24 stalls for the net non-residential
space, split between the application's two commercial areas, the net 4,191 sf of dental office area and the
net 1,026 sf of retail area. The applicant states that according to their experience as a dentist, a dental office
requires only 7 to 8 stalls for their 2,000 sf practice, so only 4 stall per 1,000 sf of office should be needed for
their needs which is equivalent to a total of 17 stalls for the dental use. A total of 20 stalls would then be
required for the commercial activities on-site during business hours.
Residential parking: For the 7 residential units, 7 vehicle stalls would be required and would need to be
considered structured parking stalls. Twelve stalls are currently proposed as structured, in a 'tuck-under' the
building design at the rear of the building. The applicant asks that 4 of the residential stalls be approved for
non-concurrent uses, where the applicant states commercial parking would be needed when the residences
would not be in the building between 9am to Spm. With 4 residential stalls used in the weekday daytime for
commercial use, this would be 4 additional stalls to meet the code required 24 stalls for commercial uses.
One public comment was provided (Exhibit 14) that showed concern of potentially losing access to their property
from the alley between Park Ave and Pelly Ave. The alley is needed for back-out space and access to the residential
lots on the west side of the alley. The public alley, would not be changed as a result of the proposed development
and would continue to be open for travel and for back-out room for those properties abutting the alley.
PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental {SEPAl 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-M with a 14-day Appeal Period.
B. Mitigation Measures
1. The applicant shall comply with the recommendations included within the "Geotechnical Engineering
Report," prepared by Merit Engineering Inc, dated July 9, 2014.
2. The applicant shall contract with a Geotechnical engineer in order to verify that the earthwork,
foundation and other recommendations have been properly interpreted and implemented in the
design and engineering plan documents. Geotechnical monitoring services shall also be provided during
construction covering inspections as recommended in the geotechnical report.
c. Exhibits
Exhibit 1
Exhibit 2
Exhibit 3
Environmental Review Committee Report
Project Narrative
Density Worksheet
FINAL ERC Report_My Dental MU_14-D01148
City of Renton Department of Communit
MY DENTAL MIXED USE
Report of September 22, 2014
Elevations
canomic Development
Floor Plans, Levell to 3
Site Survey
Site Plan
Aerial
Tree Inventory Plan
Grading Plan
Modification Requests for Landscaping and Parking
Landscape Plan
Public Comment
Geotechnical Report
Surface Water -Technical Information Report
Traffic Analysis
E. )mental Review Committee Report
A14-001148, ECF, LLA, MOD, SA-H
Page 4 of 11
Exhibit 4
Exhibit 5
Exhibit 6
Exhibit 7
Exhibit 8
Exhibit 9
Exhibit 10
Exhibit 11
Exhibit 12
Exhibit 13
Exhibit 14
Exhibit 15
Exhibit 16
Exhibit 17
Exhibit 18
Image of office building (500 Park Ave N) on opposite side of Park Ave
Environmental Checklist
D. Environmentallmpacts
The Proposol 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 provided a geotechnical report, prepared by Merit Engineering Inc, dated July 9,
2014 (Exhibit 15). The topography of the site is generally flat. The site is located in the Southern Puget
lowlands and is generally composed of sand and gravel fluvial deposit from the Cedar River. The soils consist
of topsoil, sandy gravel, gravelly sand, and clayey sand. No ground water was observed as part of site
investigations in June and July 2014. Grading proposed on the submitted Grading Plan (Exhibit 11) are in
the amounts of approximately 200 cubic yards of cut and approximately 300 cubic yards of fill. The project
narrative (Exhibit 2) references 457 cubic yards of structural fill is anticipated, as such there is a range of
approximately 300 to 457 cubic yards of structural fill proposed.
The geotechnical report states that the site is suitable for the proposed project, given the recommendations
of the report are followed (Exhibit 15). There are recommendations for site preparation and grading,
foundation design parameters, seismic design parameters, liquefaction, design parameters, slab-on-grade
flooring, foundation drainage, lateral earth pressures, and structural fill. Additionally, the report
recommends use of a geotechnical firm during construction phase for quality control services including
geotechnical engineering and soil testing services for possible review of project elements such as temporary
cut slopes or shoring and observation and verification of fill materials. Therefore, staff recommends a
mitigation measure that the applicant comply with the design recommendations within the "Geotechnical
Engineering Report," prepared by Merit Engineering Inc, dated July 9, 2014.
Additionally, due to the geotechnical report recommendation and specifications for site preparation and
construction, staff recommends the applicant contract with a Geotechnical engineer in order to verify that
the earthwork, foundation and other recommendations have been properly interpreted and implemented in
the design and engineering plan documents. Geotechnical monitoring services shall also be provided during
construction covering inspections as recommended in the geotechnical report.
FINAL ERC Report_My Dental MU_14-001148
City of Renton Department of Communit
MY DENTAL MIXED USE
Report of September 22, 2014
Mitigation Measures:
·conomic Development E 1mental Review Committee Report
A14-001148, ECF, LLA, MOD, SA-H
Page 5 of 11
1. The applicant shall comply with the recommendations included within the "Geotechnical Engineering
Report," prepared by Merit Engineering Inc, dated July 9,2014.
2. The applicant shall contract with a Geotechnical engineer in order to verify that the earthwork,
foundation and other recommendations have been properly interpreted and implemented in the
design and engineering plan documents. Geotechnical monitoring services shall also be provided during
construction covering inspections as recommended in the geotechnical report.
Nexus: SEPA Environmental Regulations, RMC 4-4-060 Grading, Excavation and Mining Regulations
2. Water
Storm Water
Impacts: A Surface Water Drainage Technical Information Report has been submitted with the site plan
application, prepared by PacLand, dated August 21, 2014. Based on the City's flow control map, this site falls
within the Peak Rate Flow Control Duration Standard, Existing Conditions. The site is located within the
Lower Cedar River Basin.
The redevelopment is subject to Full Drainage Review in accordance with the 2009 King County Surface
Water Manual and City and The City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core and
special requirements have been discussed in the report. The project is subject to a Levell downstream
analysis. The site has two drainage sub-basins. Runoff from Basin A is collected in a catch basin located at
northwest corner of the site and is conveyed in a pipe system in the alley. Runoff from Basin B includes two
single family homes where no stormwater conveyance system exists. Runoff from these two sites sheet
flows to the alley. Basin B will include new sidewalk and planter strip in Park Ave where runoff will be
conveyed to a stormfilter prior to discharging into the city's storm system.
Commercial projects proposing more than 5,000 sf of PGIS, are required to provide Enhanced Basic Water
Quality. The existing 0.32 acre site consists of 0.24 acres of impervious surface area (buildings and asphalt).
Onsite flow control will not be required for this project because the targeted surface will generate no more
than a 0.1 cfs increase in the existing site condition 100-year peak flow.
All stormwater runoff from the site drains to a catch basin in South 6th Street and flows to the west through
a series of catch basins and 12-inch storm pipe where it discharges into the Cedar River. No downstream
flooding or erosion issues were identified in the report. Onsite Flow Control BMP is required.
Mitigation Measures: No further mitigation required
Nexus: Not applicable.
2. Vegetation
Impacts: The site is predominately developed with the existence of one restaurant and two residences
across the three parcels being combined. There are a total of three fruit trees on-site, all 8-inches in
diameter where development of the site would occur (Exhibit 10). Per RMC 4-4-130, five percent of the
trees shall be retained in the development which equates to less than half of one tree_ The applicant is
proposing to remove all three existing trees shown on the Tree Inventory Plan and plant 4 new trees, 3 of
the trees are proposed for the planter strip in the landscape strip along Park Ave N and one tree at the very
northeast corner of the subject site (Exhibit 13). The applicant will be required to comply with the
landscaping requirements outlined in the code.
Mitigation Measures: No further mitigation recommended.
FINAL ERC Report_My Dental MU_14-001148
City of Renton Deportment of Communi
MY DENTAL MIXED USE
Report of September 22, 2014
Nexus: Not applicable.
3. Transportation
Economic Development E nmentaJ Review Committee Report
'A14-001148, ECF, LLA, MOD, SA-H
Page 6 of 11
Impacts: A Traffic Analysis prepared by Transportation Engineering Northwest (TENW), dated August 25,
2014 (Exhibit 17) was submitted with the site plan application. The engineer has provided recommendations
and conclusions based on review of the access to the site and estimations of new trips generated to the site.
Based on the Traffic Analysis it is estimated that up to 23 new peak hour trips would be created and access
to the site is primarily through a right-in, right-out turn from a new curb cut along Park Ave N, the traffic
analysis recommends that no significant traffic impacts are expected and no additional traffic analysis is
warranted.
Frontage improvements including paving, curb, gutter, planter strip with trees and groundcover, sidewalk,
storm drainage, and street lighting are required to be constructed in the right-of-way fronting the site in
Park Ave N. Park Ave N is classified as a Principal Arterial and dedication of right of way is required. Nine feet
six inches is required per 4-4-060 and the applicant proposes to dedicate 9 feet 6 inches on the project side.
The dedication and frontage improvements are shown on the Site Plan (Exhibit 8).
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
4. Aesthetics
Impacts: The aesthetic character of the existing one-story structures including one restaurant and two
residences on the subject site would change with the proposed development. The proposed 3-story mixed-
use building would contain a mix of residential units, dental office, and retail space with surface level
parking stalls located under the second floor. The structure would be approximately 53 feet in height and
the footprint of the building is proposed to have zero setback from the sidewalk along Park Ave N. The
roofline in the rear of the property would be approximately 15 feet from the shared westerly property line
with the public alley and approximately 27 feet from residential property boundaries on the west side of the
alley. The building across Park Ave N to the east is a multi·story office building (Exhibit 18).
The CA zone allows for mixed-use buildings with residential uses. The height maximum is 60 feet. There is no
impervious coverage maximum for the zone. The maximum building coverage for the zone is 75 percent as
parking is provided within a parking structure -where the proposal would have a structured 'tuck-under'
form of parking with half underneath the second story of the building at the rear of the structure. The
application proposes 63.5 percent lot coverage with a building footprint of 6,811 sf (Exhibit 5). Density for
residential units in the zone can be up to 60 dwelling units per net acre. The applicant proposes 7 residential
units with a density of 24 dwelling units per net acre. Given the above analysis of maximum development
standards for the zone and comparison with the proposal, the application does not exceed any maximum
standards, where the full building envelope potential is not maximized for the zone. In fact, the building
design provides a transition in scale from the larger office structure located to the east, across Park Ave. N,
to the existing single family residential structures located to the west.
The mixed-use building would have a gross floor area of 18,814 square feet. The third level is for proposed
residential units and their associated lofts. The gross floor areas for the structure is divided at 2,072 square
feet on the first level, 6,397 square feet on the second level, 6,397 square feet on the third level with 3,948
square feet above for the lofts (Exhibit 5).
Mitigation Measures: No mitigation recommended.
Nexus: Not applicable.
FINAL ERC Report_My Dental MU_14-{)01148
City of Renton Department of Communi
MY DENTAL MIXED USE
Report of September 22, 2014
Economic Development
E_ Comments of Reviewing Departments
E InmentaJ Review Committee Report
UA14-001148, EeF, LLA, MOO, SA-H
Page 7 of 11
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."
y' Copies of all Review Comments are contained in the Official File and may be attached to this report.
Environmental Determination Appeal Process: Appeals ofthe environmental determination must be filed in
writing on or before 5:00 PM, October 10, 2012.
Renton Municipal Code Section 4-8-110.B governs appeals to the Hearing Examiner. Appeals must be filed in writing
at the City Clerk's office along with the required fee. Additional information regarding the appeal process may be
obtained from the City Clerk's Office, Renton City Hall-7th Floor, 1055 S. Grady Way, Renton WA 98057.
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 actions.
Reviewer Comments
Engineering Review
Jan lilian Ph: 425-430-7216 email: jillian@rentonwa.gov
Recommendations: EXISTING CONDITIONS
WATER Water service is provided by the City of Renton. There is a 16-inch ductile iron water main
in Park Ave North. See the City water drawings W-0697 and W-0599. The available derated fire flow
from the 16-inch main fronting the site in Park is approximately 4,800 gpm. Pressure available is
approximately 75 psi. The proposed project is located in the 196-water pressure zone and is outside
an Aquifer Protection Zone. There are three existing % inch water meters serving each building on
each parcel.
SEWER Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in the
alley to the rear of the lots.
STORM There is a drainage conveyance system fronting the site in Park Ave North.
CODE REQUIREMENTS
WATER
1. The preliminary fire flow requirement per the Fire Marshall's office is 1,750 gpm. All new
construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One
primary hydrant is required within 150 feet from the buildings and one additional hydrant will be
required within 300 feet of the building. There are fire hydrants in the vicinity that may be counted
towards the fire protection of this project, but location is subject to Fire Department approval. Existing
hydrant(s} counted as fire protection will be required to be retrofitted with storz fitting if not already
installed.
2. A fire sprinkler system will be required by the fire department. A separate no-fee utility permit
and separate plans will be required for the installation of the double detector check valve assembly
for the fire sprinkler line. Installation of a water main stub for the sprinkler system will connect to the
existing 16-inch water main located on the east side of Park Ave N. The size ofthe fire sprinkler shall
be determined by the fire sprinkler deSigner/contractor.
3. Installation of a backflow prevention assembly (DDCVA) in an underground vault outside of the
FINAL ERC Report_My Dental MU_14-001148
City of Renton Department of Communi
MY DENTAL MIXED USE
Economic Development E 'nmental Review Committee Report
_UA14-001148, fCF, LLA, MOD, SA-H
Report of September 22, 2014 Page 8 of 11
building for the fire sprinkler system per Renton standard plan will be required. The DDCVA may be
installed inside the building if the installation meets the conditions of the City standard plan no. 360.5.
The applicant/design engineer shall provide adequate room in the landscape area outside of the
building and of its underground parking garage footprint for the installation of the water meter vaults
and fire sprinkler vault.
4. System development fee for water is based on the size of the new domestic water meter that will
serve the new building. Credit will be given for the three Y. inch water meters.
5. Fee for a l-inch meter installed by the City is $2,870.00. Fee for a 1.5 -inch meter installed by the
City is $4,465.00. Fee for a 2-inch meter installed by the City is $4,845.00.
6. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed inline of the
domestic water meter to the building in an above ground insulated "hot box", per City standard.
7. Adequate horizontal and vertical separations between the existing or new water main and other
utilities (storm sewer, sanitary sewer, power, gas, electrical) shall be provided per City design
standards.
8. Civil plans for the water main improvements will be required and must be prepared by a
professional engineer registered in the State of Washington. Please refer to City of Renton General
Design and Construction Standards for Water Main Extensions as shown in Appendix J ofthe City's
2012 Water System Plan.
9. The development is subject to water system development charges and of meter installation fees
based on the size of the meters and fire sprinkler feed.
SANITARY SEWER
1. There is an 8-inch sewer main in Main Street and an 8-inch sewer main in South 2nd Street.
2. Sewer system development fees are based on the size of the new domestic water(s}. Credit will be
given for the existing water meter(s} serving the site.
SURFACE WATER
1. A surface water system development fee of $0.491 per square foot of new impervious surface will
apply. This is payable prior to issuance of the utility construction permit.
2. A drainage report dated August 21, 2014 was submitted by PacLand with the site plan application.
Based on the City's flow control map, this site falls within the Peak Rate Flow Control Duration
Standard, Existing Conditions. The site is located within the Lower Cedar River Basin. The
redevelopment is subject to Full Drainage Review in accordance with the 2009 King County Surface
Water Manual and City and The City of Renton Amendments to the KCSWM, Chapters 1 and 2. All core
and special requirements have been discussed in the report. The project is subject to a Levell
downstream analysis. The site has two drainage sub-basins. Runoff from Basin A is collected in a catch
basin located at northwest corner of the site and is conveyed in a pipe system in the alley. Runoff from
Basin B includes two single family homes where no stormwater conveyance system exists. Runoff
from these two sites sheet flows to the alley. Basin B will include new sidewalk and planter strip in
Park Ave where runoff will be conveyed to a stormfilter prior to discharging into the city's storm
system. Commercial projects proposing more than 5,000 sf of PGIS, are required to provide Enhanced
Basic Water Quality. The existing 0.32 acre site consists of 0.24 acres of impervious surface area
(buildings and asphalt). Onsite flow control will not be required for this project because the targeted
surface will generate no more than a 0.1 cfs increase in the existing site condition 100-year peak flow.
All stormwater runoff from the site drains to a catch basin in South 6th Street and flows to the west
through a series of catch basins and 12-inch storm pipe where it discharges into the Cedar River. No
FINAL ERC Report_My Dental MU_14-001148
City of Renton Department of Communi
MY DENTAL MIXED U5E
Economic Development E nmental Review Committee Report
_JA14-001148, ECF, LLA, MOD, 5A-H
Report of September 22, 2014
downstream flooding or erosion issues were identified in the report. Onsite Flow Control BMP is
required.
Page 9 of 11
3. A Construction Stormwater General Permit from Department of Ecology will be required if grading
and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required
for this site.
4. Paving and trench restoration will comply with the City's Trench Restoration and Overlay
Requirements.
TRANSPORTATION
1. Existing right-of-way width in Park Ave North fronting the site is 60 feet. Park Ave is classified as a
principal arterial street. To meet the City's complete street standards, street improvements including
a pavement width of 22 feet from the center line, curb, gutter, an 8-foot planter strip, 8-foot Sidewalk,
and storm drainage improvements are required to be constructed in the right of way fronting the site
per City code 4-6-060. Overall street section will be a 79 foot roadway. Approximately 9.5 of
right-of-way dedication is required along the project side in Park.
2. Street lighting is required to meet current city lighting levels.
3. A Transportation Analysis dated August 28, 2014 was prepared and submitted by TENW. Daily trip
generation estimates for the existing two single family homes and restaurant is 102 trips. The dental
office, seven apartment units and retail space is expected to create 310 new daily trips. Methodology
is found using the ITE Manual 9th Edition. New net daily trips created by the new development will be
208 trips. Due to the location of the existing c curb in Park Ave, access to the site will be provided via
a new right-in, right-out driveway approach from Park Ave North. No traffic impacts are expected as a
result of this project. The increased traffic created by the development will be mitigated by payment
of transportation impact fees.
4. Traffic impact fees will be owed at time of building permit issuance. Based on the city's current fee
schedule, estimated traffic impact fees for the dental office, proposed restaurant and apartments is
$42,000.00. Fees are subject to change. The transportation impact fee that is current at the time of
building permit application will be levied.
GENERAL COMMENTS
1. Separate permits and fees for storm connections, side sewer and water meter installations will be
required.
2. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. A licensed Civil Engineer
shall prepare the civil plans.
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
Planning Review Created On: 09/16/2014
Kris Sorensen Ph: 425-430-6593 email: ksorensen@rentonwa.gov
1. RMC section 4-4-030.C.2Iimits 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.
FINAL ERe Report_My Dental MU_14-001148
City of Renton Department of Communi
MY DENTAL MIXED USE
Report of September 22, 2014
Economic Development
and eight o'clock (8:00) p.m. No work shall be permitted on Sundays.
E nmental Review Committee Report
_UA14-001148, ECF, LLA, MOD, SA-H
Page 10 of 11
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
where 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 ofthe 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.
Building Review
Craig Burnell Ph: 425-430-7290 email: cburnell@rentonwa.gov
Building Comments Created On: 09/12/2014
stair arrangement does not meet building code
Fire Review -Building
Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov
September 18, 2014
Recommendations: Environmental Impact Comments:
1. Fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of
commercial space, $0.63 per square foot of dental office and $418.42 per multi family unit. No fee for
parking garage areas. This fee is paid at time of building permit issuance.
Code Related Comments:
1. The preliminary fire flow is 1,750 gpm. A minimum of one hydrant is required within 150-feet of
the structure and one additional hydrant is required within 30D-feet of the structure. It appears
adequate fire flow is available in this area. It appears adequate hydrants are existing, however they
require the installation of 5-inch storz fittings to be brought up to current code.
2. Approved fire sprinkler system, fire alarm system and standpipe system are required. 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.
3. Fire department apparatus access roadways are required within 150-feet of all points on the
building. Fire lane sign age required for the on site roadway. Required turning radius are 25-feet
inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a
minimum of a 30-ton vehicle and 322-psi point loading. Alleyways are not used for fire fighting
purposes.
FINAL ERe Report_My Dental MU_14-001148
City of Renton Department of Communi
MY DENTAL MIXED USE
Report of September 22, 2014
Economic Development E 'nmental Review Committee Report
_JA14-001148, ECF, LLA, MOD, SA-H
Page 11 of 11
4. An electronic site plan is required prior to occupancy for pre-fire planning purposes.
5. All buildings equipped with an elevator in the City of Renton are required to have at least one
elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a
minimum of a 40-inch by 84-inch stretcher.
Police Review
Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov
Recommendations: Minimal impact on police services.
September 18, 2014
Technical Services
Created On: 09/22/2014
Send the Lot Combination, Deed template and the REETA document to the applicant.
FINAL ERCReport_My Dental MU_14-001148
PROJECT NARRATIVE
08/25/2014
Project Name: "My Dental Mixed-Use"
Owner: Park 09 LLC
Location: 521,525,529 Park Ave N Renton WA 98055
ELLumU5
On behalf of the property owner, Park 09 llC, Ellumus llC. hereby requests a site plan and
environmental review as well as a review of parking and landscape modifications for a
proposed development at 521, 525, and 529 Park Ave N Renton, WA 98055. The proposal will
request lot combination of the three parcels; the total combined site area is 13,948 sf. The site
area not including the right-of-way encroachment is 12,714 sf. The area of the site affected by
the increased right-of-way will be dedicated back to the city. The site is zoned CA (Commercial
Arterial). The site currently contains four buildings: A small one bedroom one bath house with
small shop is currently vacant, a second one story house is currently occupied by tenants, and
a third one story structure and parking lot with four (4) surface painted parking stalls is currently
leased and operates as a restaurant. The site is accessed from the south by an unpaved, grass
covered driveway. The site immediately to the south is zoned CA (Commercial Arterial) and
contains a one story automotive repair shop. Park Ave. N. is immediately to the west, running
north to south, and separates the site from a property zoned UC-N1 (Urban Center-North 1)
that contains a multistory office building. The site to the north is zoned CO (Commercial Office)
and has a parking lot followed by a single story automotive repair shop. An unnamed alleyway
borders the site on the east side and separates the property from lots that are zoned R-8
(Residential 8 dulac) and contain residential homes.
There are no significant site features. Per recent geotechnical report, the soils on the site
consist of topsoil (Ol), sandy gravel (GP), gravelly sand (8P), gravelly sand (8W), and clayey
sand (8M). Based on the Geotechnical Report, we anticipate 457 cubic yards of structural fill.
The import structural fill will be well graded sandy gravel or gravelly sand from a local gravel/ soil
supplier. Two (2) 8" plum trees and one (1) 8" apple tree will be removed.
The proposed project has City required right-of-way improvements including delayed or proposed
sidewalk, landscaping and gutter/curb improvements. Due to the 9.5' increased right -of -way
from Park Ave N, we propose to reduce the front setback from 10' to 0'. This reduction will allow
for a pedestrian friendly condition at the street frontage. Additionally curb cuts/driveways will be
reduced from two (2) to one (1).
All existing structures are to be demolished ( due to the remaining lease, current restaurant on
site will be demolished the last -prior to construction completion, to fulfill the parking
requirement, temporary construction access will be provided at current ground floor commercial
space location, and will be closed after the restaurant is demolished) to make way for surface
and covered parking, and a new three-floor mixed-use building containing two stories of office
space and one story of multi-family residences. The second floor is to be occupied by dental
offices; one of the offices is to be occupied by the building owner. All other leasable spaces are
to be occupied by tenants. The l1 commercial tenant space is intended tq-9'~:fI~i~~'1 E D
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Project Narrative
Page 2
accommodate a variety of functions including dental office, retail, or general office. Rather than
having site-to-site access through the parking lot, the alley will provide this requirement.
The followings do not apply:
• Any proposed job shacks, sales trailers, and/or model homes
• Any proposed modifications being requested (include written justification)
For projects located within 100 feet of a stream or wetland, please include:
• Distance in feet from the wetland or stream to the nearest area of work
For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek
and Lake Washington please include the following additional information:
• Distance from closest area of work to the ordinary high water mark.
• Description of the nature of the existing shoreline
The approximate location of and number of residential units, existing and potential, that will
have an obstructed view in the event the proposed project exceeds a height of 35-feet above
the average grade level.
Please see #7 for explanations of the modifications listed below:
A. Parking requirement reduction will be proposed to reduce the office ratio from 5 spaces!
1000 SF net area to 4 spaces! 1 000 SF net area.
S. Non-concurrent uses will be proposed to reduce the parking requirement from 31 to 24.
C. A modification request will be proposed to reduce the 10' landscape strip along the Park
Ave N street frontage.
-Item 19 of the Site Plan Review Submittal requires a Topography Map showing a site plan of
the existing contour lines at five-foot intervals. The site topography is fairly flat and does not
have a grade change of five feet so this was not provided. Please refer to #19 to see the
existing contours.
-Item 22 of the Site Plan Review Submittal Landscape analysis, lot coverage, and parking
analysis is included in #18 A 101
DENSITY
WORKSHEET
City of Renton Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: 1. __ 13,948_ square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets"
Private access easements"
Critical Areas'
_1,234_ square feet
____ square feet
____ square feet
Total excluded area: 2. __ 1,234 __ square feet
3. Subtract line 2 from line 1 for net area: 3. _12,714 __ square feet
4. Divide line 3 by 43,560 for net acreage: 4. __ 0.29 __ acres
5. Number of dwelling units or lots planned: 5. ___ 7 __ units/lots
6. Divide line 5 by line 4 for net density: 6. _24 __ = dwelling units/acre
*Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlands or floodways."
Critical areas buffers are not deducted/excluded.
** Alleys (public or private) do not have to be excluded.
Z:\O 1_Projects\RNPA_RentonParkAveN\20 _ MP\(
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WGS _1984_ WeD_Mercator_Auxll:ary _Sphere
Feet RentonMapSupport@Rentonwa.gov
09/17/2014
This map IS a user generated static output from an Internet mapping site and
IS for reference only. Data layers that appear on this map mayor may not be
accurate. current, or othel"Nise reliable.
THIS MAP IS NOT TO BE USED FOR NAVIGATION
Legend
City and County Boundary
Other
CJ City of Renton
Addresses
Parcels
1st Floor
1st Floor
2nd Floor
1st Floor
Other Buildings
Buildings
Sites
Other
Municipal Governmel'\l Faclhty
Community I Recreation Center
Library
Museum
ill Fire Slation I EMS StallOn
Airport Runway I Allfieid
Park
Openspace
Golf Course
Greenhouse/Nursery
Undeveloped Park
Parking LotStruclurefGarage
o
I
EXHIBIT 9
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EXHIBIT 10
! i
7:MODIFICATOIN A
08/2014
Project Name: "My Dental Mixed-Use"
Owner: Dr. Yu Mao DDS
Location: 521,525,529 Park Ave N Renton WA 98055
ELLUIilJ5
On behalf of the property owner, Dr. Yu Mao DDS, Ellumus LLC. hereby requests a
modification to the parking requirement. Per RMC 4-4-080, five (5) spaces are required per
1,000 SF of net office space, two and a half (2.5) spaces per 1,000 SF of net commercial
space and one (1) space per residential dwelling unit. Following this ratio, thirty-one (31)
parking spaces are required.
Net
Use Floor Area Units Requirement Total
2.5 space/lOOO
Commercial 1 1026 SF 2.565
5 spaces/ 1000
Office 2 4191 SF 20.955
Residential 3 7 1 space/ unit 7
I Total 30.52 I
From the dentist's observation in his last ten years of practice, only 7-8 spaces were needed for his
2,000 SF practice. Following this ratio, we propose to reduce the dental office minimum requirement to
four (4) spaces/1000 SF. The dental office use would then only require seventeen (17) spaces. This
leaves a deficiency of four (4) spaces.
EXHIBIT 11 'I" "... .. '(~?F (-, ~.-~ ,\/ t:~ ',)
,i\\Jb ~ :; j["il
-j------360 0 136'~ STREET SE, SUITE #230, BELLEVUE, WASHINGTON 9S006
F 425 603 0066 www.ellumus.com
7: MODIFICATION B
08/2014
Project Name: "My Dental Mixed-Use"
Owner: Dr. Yu Mao DDS
Location: 521,525,529 Park Ave N Renton WA 98055
ELLLlril'
On behalf of the property owner, Dr. Yu Mao DDS, EIIumus LLC. hereby requests a modification to the
parking requirement. The dentist office space on L2 and the residential apartments on L3 will have non-
concurrent uses. The dentist office's hours of operation are from 9 a.m. to 5 p.m, while the residents will
likely occupy the apartments from 5:30 p.m. to 8:30 a.m. We propose that of the seven (7) spaces
required for the residences, at least four (4) will be unoccupied to satisfy the deficiency of four (4) spaces
needed to fulfill the parking requirement as stated in Modification A
f<.EC::,
L-3600 136'" STREET SE, SU'TE #230, BELLEVUE, WASH'NGTON 98006 IT 425 603 0088 F 425 603 0068 www ,""m"",m
",,'1, hlJLi 'i. ~ ,-','-
7: MODIFICATION C
08/2014
Project Name: "My Dental Mixed-Use"
Owner: Dr. Yu Mao DDS
Location: 521,525,529 Park Ave N Renton WA 98055
On behalf of the property owner, Dr. Yu Mao DDS, Ellumus LLC. hereby requests a modification to
reduce the 10' required landscape area along the Park Ave N. street frontage. Due to the increased
right-of-way, we proposed to reduce the front yard setback from 10' to 0'. By doing so, no on-site
landscaping is required where the building occupies the site. However, per RMC RMC 4-4-070 a 10'
landscape strip is required to screen the parking from the street along the front facade. In effort to
provide as many parking spaces as possible and allow for clear vision turning in and out of the property,
this 10' landscape strip was reduced to 6'8"
Please see #16 L300 for the section drawing.
I ~ __ 3600 136TH STREET SE, SUITE #230, BELLEVUE, WASHINGTON 98006 F 4256030086 • 425 603 0068 www ,"om".oom
AUG 2 Fi 1014
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PLANT SCHEDULE
TREES CODE BOTANICAL NAME I COMMON NAME CONT £6k
(0 AS Amelanchler laevis 'Robin HilI" I Robin Hill Serviceberry 2"Cal
SHRUBS CODE BOTANICAL NAME I COMMON NAME CONT ??
0 Me Mahon/a aqulfollum 'Compacle: I Compact Oregon Grape 1 gal
GROUND COVERS CODE 80TANICAL NAME I COMMON NAME
AW Arclo51aphylos uva-ursl 'WoodS Compact" j Klnnlklnnick
AS Me AW
PLANT NOTES
1) GRADES AT PLANnNG AREAS SHALL MEET THE SPECIFIED CRITERIA
FROM TOP OF ADJACENT HEADER, WALL. CURB, OR FINISHED
SURFACE OF WALK PLAt..rnNG AREAS TO BE CROWNED IN THE
CENTER. GRADES SHAlL FLOW SMOOTHLY AND PRODUCE POSITIVE
DRAINAGE.
2.1 THE CONTRACTOR SHALL BE RESPONSIBLE FOR FINAL PLANT COUNTS
QUANTITIES, AND AREA CALCULATIONS, QUANTITIES SHOWN ON PLAN
AND LEGEND ARE FOR REFERENCE ONLY,
3.) ANY ROCK. CLODS, OR DEBRISG"lEATER THAN 314" SHALL BE
REMOVED FROM SHRUB. LAWN, OR GROUNDCOVER AREAS
4.) FINISHED INSTALLO.TIONS AT THE CROWN OF PLANT BASE SHALL BE
HIGHER THAN ADJACENT FINISH GRADE AS DETAILED
5.) PLANT mEES LARGER THAN Z' CALIPER OR SPECIMEN CLUMPS PRIOR
TO INSTALLATION OF IRRIGATiON MAINLINES OR LATERALS.
6.) CONTRACTOR RESPONSIBLE FOR PROVIDING ADEQUATE WATER
DURING PLANT ESTABLISHMENT PERIOD.
7.) TREES AND SHRUBS TO BE INSTALLED PRIOR TO GROUNDCOVERS
a.1 CONTRACTOR SHALL ALLOW FOR THE ADDITION OF SOIL
AMENDMENTS IN SOIL PREPARATION AND FINISH GRADING.
9.) REFER TO SHEET LZ.OO FOR PLANTING DETAII.5 f" "
10.) REFER TO TREE AND PLANT PROTECTION SPECIFICATION FOR TREES\"" \-
CONT 11
4'pol
TO BE PRESERVED AND PROTECTED hub 't ~ ,
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=
I11III
Qn'
SPACING QTY
12·0.c 085
Ll.OO
Kris Sorensen
From:
Sent:
To:
Subject:
Follow Up Flag:
Flag Status:
jerri mclane <gramma20042001@yahoo.com>
Monday, September 08, 2014 1:10 AM
Kris Sorensen
Propose buliding site
Follow up
Flagged
I live at 528 Pelly Ave No. right behind the propose
site across the alley way ... My issue is that I have
access from my back parking too alley. I have
handicapped granddaughter and home was built
so access was from back of home Only .. in my
wheelchair van. I have too have access24/7 to the
alley way!!! I cannot get her into my home from the
front. And due too my neighbors having 4-6 cars
parked all times of day n night.. And with the home
kiddy corner from me runs a business from his
home their is rarely any parking .... my worries is
with this our parking issues on Pelly Ave. No. will
become even more of a headache ... And my
access from ally will get blocked!!! I need to be
able too back out of my drive wayan ally!!!
EXHIBIT 13
~t~
.~~MERIT ENGINEERING INC.
Entire D
Available U ocurnent
POn R equest
NICAL ENGINEERING
Wu Property
521,525 and 529 Park Ave. N.
Renton, Washington 98055
Prepared For:
Yumao & Min Wu
Park 09 LLC
507 Williams Ave. S.
Renton, W A 98057
July 09, 2014
Project No. VF0113754
EXHIBIT 14
2715 Meridian Street
Bellingham Wa~hington 98225
TeL (360)738·60R3
Fax: (360)738·1499
e-mail: merit@\\1erirEngineering.com
http://www.MeritEngineerin~.com
I
I
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I
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My Dental
521 Park Ave N
Renton, Washington
Surface Water Drainage
Technical Information Report
August 21, 2014
1505 Westlake Ave. N
Suite 305
Seattle, WA 98109
T206.522.9510
F 206.522.8344
www.pacland.com
Jeff Chambers, P.E.
Sarah R'IInniJatD D J;
EXHIBIT 15
Entire Document
Available Upon Request
C~:'/ C~::: :~{:r·~i'':. i
F""";:01 ;,I<C Di"/IS,O,\j
MEMORANDUM
DATE: August 25,2014
TO: Jan lilian
City of Renton
FROM: Chris Forster, P.E.
TENW
SUBJECT: My Dental Mixed-Use
Traffic Analysis
TENW Project No. 4931
~TENW
Transportation Engineering NorthWest
This memorandum documents the traffic analysis completed for the proposed My Dental Mixed-Use project
located on the west side of Park Avenue N midblock between N 5th Street and N 6 'h Street in Renton, WA
(see vicinity map in Anachment AI.
Project Description
The proposed project would include a mixed-use bUilding that would include a 6,397 square foot dental
office, 7 apartment units, and 1,087 square feet of ground floor miscellaneous retail space. The existing
site includes a 1,143 squ9reJoot restaurant and 2 single-family homes which would be removed as part of
the proposed project. Access. to the site would be provided via a right-in, right-out driveway on Park
Avenue N where an existihg-e'curb currently restricts lett-turn access. A preliminary site plan is included in
Attachment B. .J-A/liJ~'/l
Trip Generation
The trip generation estimates for the eXisting and proposed uses were based on methodology documented
in the Institute of Transportation Engineers IITEI Trip Generolion Manual, 9 'h Edition. Reductions to the trip
generation estimates for the proposed retail and existing restaurant uses were made to account for pass-by
trips. Pass-by trips are trips that are made by vehicles that are already on the adjacent street and make
intermediate stops at the retail/restaurant uses on route to a primary destination [i.e. on the way from work
to homel. The passny trips were based on methodology and studies documented in the ITE Trip
Generation Handbook. -
The net new trips from the My Dental Mixed-Use project were calculated by subtracting the existing site trips
from the proposed project trips. The resulting net new weekday daily, AM, and PM peak hour trips are
summarized in Table 1. The detailed trip generation estimates are included in Attachment C
Transpor
11400SE6'S EXHIBIT 1.
AUG 2.5 2014
ions
169-6747
Memorandum -My Dental Mixed-Use Trofiic Analysis
Table 1
My Dental Mixed-Use
Trip Generation Summary
Net New Trips Generoted
Time Period In OLit Tolol
Weekdoy Daily 104 104 208
Weekday AM Peak Hour 13 18
Weekday PM Peak Hour 6 17 23
As shown in Table I, the proposed project is estimated to generate a toto I 01 208 net new weekday daily
trips with 18 net new trips occurring during the weekday AM peak hour [13 entering, 5 exiting), and 23
net new trips occurring during the weekday PM peak hour [6 entering, 17 exiting).
Traffic Ana[ysis Conclusions
Based on our discussions, because this project is only estimated to generate up ta 23 new peak hour trips,
and because the site occess on Park Avenue N will be restricted to right-in, right-out movements via the
existing c-curb, no significant traffic impacts are expected and no additional traffic analysis is warranted
Please call me at 206-498-5897 if you have any questions with the information included in Ihis
memorandum.
CC: Willis liu, PACIAND
Attachments
~TENW August 25,2014
Page2
Memorandum -My Dental Mixed-Usc Traffic Analysis
Attachment A: Site Vicinity
__ "_' _-!--15'
o
• I •
ADJ~Cf.NT IJSL AUTO SfR\'ICf
Attachment B: Preliminary Site Plan
Memorandum -My Dentol Mixed-Use Traffic Analysis
GRAPHIC SCALE
.~
, . '. I
t \ T
l,",nNe j
F'" """", ~
Memorandum -My Dental Mixed-Use Traffic AnalYSIs
ATT ACHMENT C
Trip Generation Calculations
Merrorondum -My Dentel Mixed·Use Traffic Analysis
My Dental -Renton
Daily Trip Generation Estimate
Directional Split
Land Use Size Units 1 lYE LUC 2 Trip Rate Enter Exll
f:rQe2l1:Si LQ09 !..!S!H
Dental Office 6,397 GFA 720 36.13 50% 50%
Apartments DU 220 6.65 5O'l'. 50%
Specialty Retail 1.087 GLA 826 44.32 50% 50%
Poss-By:) 34%
Subtotal:
Vehicle Trip Generation
Enter Exit Total
116
23
24
-8
16
115 231
24 47
24 48
-8 -16
16 32
Gross Dally Trips Generated = 163 163 326
-8 -16
155 310 Toial propos~e:;~~: ;;:;: =-_ f--~1-8"'55~----'~--~-I
Less exIsting Uses:
Single Family DU
High-Turnover (Sit-Down) Restaurant 1.143 GFA
Pass-By~ 43%
I GfA = GMS Floor Nea. DU Dwemng UniTS, GLA= Gross Lea~able Alea
1 Land Use Code from ITE 9th Ediliol1 Trip Generotion Manual. 2012
210
932
9.52 50% 50%
127.15 50% 50%
Subtotal:
Gross Dally Trips Generated =
Less Pass-by Trips =
Total Existing Net Daily Trips =
l Pass.by percent based on studIes documenled in the ITE Trip Generahon Handbook. 2nd Edi1ion, June 2004
10 19
73 72 145
-31 -31 -62
42 " 83
82 82 164
-31 -31 -62
51 51 102
104 2Q8.
Memorandum -My Dental Mixed-Use Traffic Analy<;is
My Dental -Renton
AM Peak Hour Trip Generation Estimate
Directional Split
land Use SIl"e Units liTE LUC 2 Trip Rate Enler Exit
Proposed Land Uses
Dental Office
Apartments
Specially Retail 3
less Existing Uses:
Single Family
6.397
1.087
Poss-By~ 34%
High-Turnover lSit-Down) Restaurant 1.143
GFA
DU
GlA
DU
GFA
GFA" Gro!5floorhea. DU ~ DwelingUmh. GLA Gr= L.eosobleArea.
2 Land Use Code from ITE 9th Edilion Trip Generation MonllOi. 2012
720 2.39 79% 21%
220 0.51 20% 80%
826 0.70 48% 52%
Sublotell:
Gross AM Peak Hour Trips G@net"oted =
Less Pas5-by Trips =
Total Proposed Net AM Peak Hour Trips =
210 0.75 25% 75%
Toial Existing Net AM P~k Hour Trips =
Vehicle Trip Generation
Enter Exit Total
12
13
0
13
15
20
o
20
No existing AM Trips Assumed
13 18
3 M'o. trip rate bared on PM rate lor Specialty Relail (LUe 826) ladored by ratIO 01 AM to PM irip ralefor ShOPPing Center (lUC 820). 0.70 =: 2.71 • (0.96/3.71) .
• Pass-by percenl based on studies documented in the IfE fnp Generation Handbook. 2nd Ed~jon. June 2004.
Memorandum -My Denial Mlxed-L'se Traffic Analysis
My Dental -Renton
PM Peak Hour Trip Generation Estimate
land lJ$e SI:!e Units 1
I"rOE!:2:ltsI Lg[Jd !.!se!
Dental Office 6.397 GfA
Apartments DU
Specially Retail 1.087 GLA Pass-ByJ 34%
leu ExistIng Uses:
Single Family DU
High-Turnover (Sit-Down) Restaurant 1,143 GfA
Pass_By 3 43%
I GFA _ Gross Floor Area. DU " Dwelling Units. GlJI." Gross Leasable Nea
, Land Use Code from ITE 9th Edition Trip Generation ManLlal,2012
Directional Sp11l Vehicle trIp Generation
ITE lUC 2 Trip Rate Enter ExIt Enter Exll Totl;ll
720 Equation 28% 72% 18 25
220 0.62 65% 35%
826 2.71 44% 56%
Subtotol:
Gross PM Peak Hour Trips Generated = II
Total Proposed Net PML;:::a~:~;;;;·~: =-_I--,Cc~------'Oc-----+'--I
210 1.00 63% 37%
932 9.85 60% 40% 7
-3
Subtotal: r---;----.;;-------;---j
Gross PM Peak Hour Trips Generated =
Total Existing Net PML;:a:a~:~::;:;: ~ r--7-3---.;;------;;---j
l Pass-by percent bmed on studiesdoc:umented in the ITE Tnp Generallon Handbook, 2nd Edition, june 2004
EXHIBIT 17
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
PURPOSE OF CHECKLIST:
City of Renton Plan
1055 South Grady Way-F
Phone: 425-430-7200 F
Entire Docu
Available Upon mRent
equest
Governmental agencies use this checklist to help determine whether the environmental Impacts
of your proposal are significant. This information is also helpful to determine if available
avoidance, minimization or compensatory mitigation measures will address the probable
significant impacts or if an environmental impact statement will be prepared to further analyze
the proposa I.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Please answer each question accurately and carefully, to the best of your knowledge. You may
need to consult with an agency specialist or private consultant for some questions. You may use
"not applicable" or "does not apply" only when you can explain why it does not apply and nol
when the answer is unknown. You may also attach or incorporate by reference additional stu
reports. Complete and accurate answers to these questions often avoid delays with the SEPA
process as well as later in the decision-making process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period of time or on different parcels of land. Attach any additional information that will help
describe your proposal or its environmental effects. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining if there may be significant adverse impact.
INSTRUCTIONS FOR LEAD AGENCIES:
Additional information may be necessary to evaluate the existing environment, all interrelated
aspects of the proposal and an analysis of adverse impacts. The checklist is. considered the first
but not necessarily the only source of information needed to make an adequate threshold
determination. Once a threshold determination is made, the lead agency is responsible for the
completeness and accuracy of the checklist and other supporting documents.
USE OF CHECKLIST FOR NON PROJECT PROPOSALS:
Ellumus Flles:01_Projects:RNPA_Renton
Checklisl.doc
EXHIBIT 18
l<ECEIVF:D
Ivironmental CheckiistEnVtronmental
.l\,UG 2 fl 2014
Department of Comm'l'1ity and
Economic Developme.,.
NOTICE OF ENVIRONMENTAL DETERMINATION
ENVIRONMENTAL REVIEW COMMITIEE AND PUBLIC HEARING
RENTON, WASHINGTON
The Environmental Review Committee has issued a Determination of Non -Significance
Mitigated (DNS-M) for the following project under the authority of the Renton municipal
code.
My Dental Mixed-Use
LUA14-001148
Location: 521 Park Ave N. The applicant is requesting SEPA Review, Hearing
Examiner Site Plan Review, a Lot Combination of three parcels to create one 13,948
sf site, and Parking and Landscaping Modifications for a 3-story mixed-use structure
in the CA zone. The first two floors would contain 7,487 sf of commercial space and
the upper floor would contain 7 multi-family units with a site density of 24 dulac.
Access to the site would be gained through the public alley at the east and a curb
cut from Park Ave N at the west.
Appeals of the DNS-M must be filed in writing on or before 5:00 p.m. on October 10,
2014. Appeals must be filed in writing together with the required fee with: Hearing
Examiner c/o City Clerk, City of Renton, 1055 S Grady Way, Renton, WA 98057. Appeals
to the Hearing Examiner are governed by RMC 4-8-110 and more information may be
obtained from the Renton City Clerk's Office, 425-430-6510.
A Public Hearing will be held by the Hearing Examiner in the Council Chambers, City
Hall, on October 28, 2014 at 11:00 am to consider the submitted application. If the
DNS-M is appealed, the appeal will be heard as part of this public hearing. Interested
parties are invited to attend the public hearing.
Publication Date: September 26,2014
/ Cit yo. ton Department of Community & Economic '/opment
./ ,_"NVIRONMENTAL & DEVELOPMENT APPLICATION REVIEW SHEET
!
REVIEWING DEPARTMENT: COMMUNITY SERVICES COMMENTS DUE: SEPTEMBER 18, 2014
APPLICATION NO: 14-001148, ECF, LLA, MOD, SA-H DATE CIRCULATED: SEPTEMBER 4,2014
APPLICANT: Park 09, LLC PROJECT MANAGER: Kris Sorensen
PROJECT TITLE: My Dental Mixed Use PROJECT REVIEWER:
SITE AREA: 13948 square feet EXISTING BLDG AREA (gross):
LOCATION: 521,525,529 Park Ave N PROPOSED BLDG AREA (gross)
SUMMARY OF PROPOSAL: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan Review, a Lot
Combination of three parcels to create one 13,948 sf site, and Parking and Landscaping Modifications for a 3-story mixed-use
structure on existing lots addressed 521, 525, and 529 Park Ave N within the CA zone. The proposed building's first two floors
would contain 7,487 sf of commercial space (6,397 sf dental office and 1,087 retail) and the upper floor would contain 7 multi-
family units with a site density of 24 dulac. The existing four buildings would be demolished. Access to the site would be gained
through the public alley at the east and a curb cut from Park Ave N at the west. Right-of-way dedication along Park Ave is required
as well as installation of street frontage improvements. Documents submitted include environmental checklist, traffic study,
geotechnical and drainage reports, and parking, landscape, and tree retention analysis.
A_ ENVIRONMENTAL IMPACT (e_g. Non-Code) COMMENTS
Element 0/ the
Environment
Earth
Air
Water
Plants
l.and/Shoreline Use
Animals
Environmental Health
Energy/
Natural Resources
Probable
Minor
Impacts
Probable
Major
Impacts
More
Information
Necessary
Element 0/ the
Environment
Housin
Aesthetics
U h Glare
Recreation
Utilities
Transportation
Public Services
Historic/Cultural
Preservation
Airport Environment
lO,OOOFeet
14,OOOFeet
Probable
Minor
Impacts
Probable
Mojor
Impacts
More
In/ormation
Necessary
We have reviewed this application with particular attention to those areas in which we have expertise and have identified areas of probable impact
or areas where additional in/ormatio eeded to properly assess this proposal,
Date
tf-17-/<f
Signature of Director or Authorized Representative
,..,......-::/
~c ,-.~-----------;.. CG{!E-RELATED COMMENTS l~~~uJ.
ctlll<j 4:> S"~~ ~W"lJ
r attention to those areas in which we have ex rt" to properly assess this proposal. pe Jse and have identified areas of probable impact
Date 7-/ ') ~/i
1~ll!lli!!I!!~i{ ,. '. !.'~~.iciTvbF:~ENTON ... i. ..
DEPARTMENioF COMMUNITY & ECONOIVIIC 9EVELOPMENT -PLANNING DIVISION
... i .... AFFIDAVIT OF SERVICE BY MAILING
On the 4th day of September, 2014, I deposited in the mails of the United States, a sealed envelope containing
Notice of Application and Acceptance documents" This information was sent to:
,"!,! !. Nam~!!li!:.:.~;c~'~i!! l:i"ill!!ir:'!!!I!:1 ~ti!i;'';i:.··!·i. "'"'I!:'!\!!!!!!I~ !.i!li'"'''''
Agencies See Attached
Park 09, LLC Owner
Xiaoli Stoyanov Contact
300' Surrounding Property Owners See Attached
,..-..., /
(Signature of Sender): 'vt~ ifMw AA4Ji1
STATE OF WASHINGTON \:D ')/
COUNTY OF KING
I certify that I know or have satisfactory evidence that Sabrina Mirante
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the uses and purposes
template -affidavit of service by mailing
Dept. of Ecology **
Environmental Review Section
PO Box 47703
Olympia, WA 98504·7703
WSDOT Northwest Region ...
Attn: Ramin Pazooki
King Area Dev. Serv., MS-240
PO Box 330310
Seattle, WA 98133-9710
US Army Corp. of Engineers ,.
Seattle District Office
Attn: SEPA Reviewer
PO Box C-375S
Seattle, WA 98124
Boyd Powers u*
Depart. of Natural Resources
PO Box 47015
Olympia, WA 98504-7015
KC Dev. & Environmental Servo
Attn: SEPA Section
35030 SE Douglas SI. #210
Snoqualmie, WA 98065
Metro Transit
Senior Environmental Planner
Gary Kriedt
201 South Jackson Street KSC-TR.Q431
Seattle, WA 98104-3856
Seattle Public Utilities
Jailaine Madura
Attn: SEPA Coordinator
700 Fifth Avenue, Suite 4900
PO Box 34018
Seattle, WA 98124-4018
AGENCY (DOE) LETTER MAILING
(ERe DETERMINATIONS)
WDFW -larry Fisher· Muckleshoot Indian Tribe Fisheries Dept. '"
1775 12th Ave. NW Suite 201 Attn: Karen Walter or SEPA Reviewer
Issaquah, WA 98027 39015 _172nd Avenue SE
Auburn, WA 98092
Duwamish Tribal Office ,. Muckleshoot Cultural Resources Program ,.
4717 W Marginal Way SW Attn: Ms Melissa Calvert
Seattle, WA 98106-1S14 39015 172nd Avenue SE
Auburn, WA 98092·9763
KC Wastewater Treatment Division '" Office of Archaeology & Historic Preservation*
Environmental Planning Supervisor Attn: Gretchen Kaehler
Ms. Shirley Marroquin PO Box 48343
201 S. Jackson ST, MS KSC-NR·050 Olympia, WA 98504-8343
Seattle, WA 98104·3855
City of Newcastle City of Kent
Attn: Tim McHarg Attn: Jack Pace
Director of Community Development Acting Community Dev. Director
12835 Newcastle Way, Ste 200 220 Fourth Avenue South
Newcastle, WA 98056 Kent, WA 98032-5895
Puget Sound Energy City of Tukwila
Kathy Johnson, Steve lancaster, Responsible Official
35S 110" Ave NE 6200 Southcenter Blvd.
Mailstop EST 11W Tukwila, WA 98188
Bellevue, WA 98004
*Note: If the Notice of Application states that it is an "Optional DNS", the marked agencies and cities
will need to be sent a copy of the Environmental Checklist, Site Plan PMT, and the Notice of
Application.
UDepartment of Ecology is emailed a copy of the Environmental Checklist, Site Plan PMT, & Notice to
the following email address: sepaunit@ecy.wa.gov
***Department of Natural Resources is emailed a copy of the Environmental Checklist, Site Plan PMT,
& Notice the following email address: sepacenter@dnr.wa.gov
template ~ affidavit of service by mailing
7224000980
ANDERSON JOSEPH JR+KATHLEEN
500 Pelly Ave N
Renton, WA
7564600055
98057
BOEING COMPANY THE
PO BOX 3707 M/C 20-00
SEATILE, WA 98124
7224000926
CARRILLO JOSE LUIS+ZAYDA N
530 Pelly Ave N
Renton, WA
7224000970
COLLODI FLORIO
504 Pelly Ave N
98057
Renton, WA 98057
7224000940
FISH JOHN T+N.VEANN TAWNEY
526 Pelly Ave N
Renton, WA 98057
7224500045
GUERZON THERESA M
531 Pelly Ave N APT A
Renton, WA 98057
7224000835
JEFFS AOTU REPAIR
513 Park Ave N
Renton, WA 98057
7224000925
KURASPEDCANI TIM
PO BOX 208
MAPLE VALLEY, WA
7224500021
MACADAEG LYDIA N
98038
17812 WALLINGFORD AVE N
SHORELINE, WA 98134
7224500091
NGUYEN MARY
9103 SE 41ST ST
MERCER ISLAND, WA 98041
7224000981
ANDERSON JOSEPH JR+KATHLEEN
772 UNION AVE NE
RENTON, WA 98055
7224000880
BOEING COMPANY THE
PO BOX 3707 M/C 20-00
SEATILE, WA 98124
7224500035
CHIEN TE-YU+PAO-YU YU
529 Pelly Ave N
Renton, WA 98057
7224000970
COLLODI FLORIO
3709 JONES AVE NE
RENTON, WA 98056
7224500025
GREENSTEIN TODD & STACEY
517 Pelly Ave N
Renton, WA 98057
7224500046
GUERZON THERESA M
8224 S 123RD ST
SEATILE, WA 98179
7224000825
JEFFS AUTO REPAIR
505 Park Ave N
Renton, WA 98057
7224000950
LYMAN PAULS
16206 SE 134TH ST
RENTON, WA 98059
7224000930
MCLANE JERRI
528 Pelly Ave N
Renton, WA 98057
7224500015
OLSON JERRY R
511 Pelly Ave N
Renton, WA 98057
7564600055
BOEING COMPANY THE
535 Garden Ave N
Renton, WA 98057
7224500030
BROOKS RANDALL V
525 Pelly Ave N
Renton, WA 98057
7224500010
CLANCY HEATHER K
505 Pelly Ave N
Renton, WA 98057
7224500095
FARBER KENNETH W
524 Wells Ave N
Renton, WA 98057
7224500045
GUERZON THERESA M
531 Pelly Ave N
Renton, WA 98057
7224000955
HART SHERALEE S
512 Pelly Ave N
Renton, WA 98057
7224000845
JEFFS AUTO REPAIR
21701 HWY 99 #A
LYNNWOOD, WA
7224500020
MACADAEG LYDIA N
513 Pelly Ave N
98036
Renton,WA 98057
7224500090
NGUYEN MARY
528 Wells Ave N
Renton, WA 98057
7224500016
OLSON JERRY R
13802 SE 141ST ST
RENTON, WA 98059
7224000925
RESIDENT
532 Pelly Ave N APT A
Renton, WA 98057
7224500025
RESIDENT
517 Pelly Ave N APT B
Renton, WA 98057
7224500055
RESIDENT
541 Pelly Ave N APT 1
Renton, WA 98057
7224500055
RESIDENT
541 Pelly Ave N APT 8
Renton, WA 98057
7224500055
RESIDENT
541 Pelly Ave N APT 7
Renton, WA 98057
7224500100
RITIENHOUSE STEVEN B
520 Wells Ave N
Renton, WA 98057
7224000975
RUBIO ANTONIO CASTILLO
1006 N 5th St
Renton, WA 98057
7224500005
THOMASON DEBRA L
912 N 5th St
Renton, WA 98057
7224000925
RESIDENT
532 Pelly Ave N APT B
Renton, WA 98057
7224500055
RESIDENT
541 Pelly Ave N APT 3
Renton, WA 98057
7224500055
RESIDENT
541 Pelly Ave N APT 5
Renton, WA 98057
7224500055
RESIDENT
541 Pelly Ave N APT 4
Renton, WA 98057
7224000881
RIFFLE GARY M
541 Park Ave N
Renton, WA 98057
7224500050
ROBINSON JACQUELINE
535 Pelly Ave N
Renton, WA 98057
7224500105
SINGSON MARILYN V
512 Wells Ave N
Renton, WA
7224500065
WONG PHILIP J
547 Pelly Ave N
Renton, WA
98057
98057
7224500025
RESIDENT
517 Pelly Ave N APT A
Renton, WA 98057
7224500055
RESIDENT
541 Pelly Ave N APT 2
Renton, WA 98057
7224500055
RESIDENT
541 Pelly Ave N
Renton, WA 98057
7224500055
RESIDENT
541 Pelly Ave N APT 6
Renton, WA 98057
7224000865
RIFFLE GARY+L1NDA
16846 188TH AVE SE
RENTON, WA 98058
7224000975
RUBIO ANTONIO CASTILLO
17825 N E 65TH ST #A-165
REDMOND, WA 98052
7224500005
THOMASON DEBRA L
910 N 5th St
Renton, WA
RESIDENT
516 Pelly Ave N
Renton, WA
98057
98057
, .
Park 09 LLC
1221 N 26TH St
Renton. WA 98056
Xiaoli Stovanov
Ellumus
3600 136th PI SE, Suite 230
Bellevue. WA 98006
Park 09 LLC
1221 N 26TH St
Renton. WA 98056
MARK MAO
MY DENTAL LLC
507 Williams Ave S
Renton. WA 98055
Park 09 LLC
1221 N 26TH St
Renton. WA 98056
NOTICE OF APPUCATION AND PROPOSED DETERMINATION OF
NON-SIGNIFICANCE-MmGATED (DN5-M) .. _""........ ... __ ... __ .... ~ .. ~a_........-
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CERTIFICATION
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CONTACT pERSON: KrIs So ... nsen. AsSod;rte P\ann1I!r; T.I: (4lS) 430-6593: Eml:
~nlPfentDll¥If&..iIII/
I PUIIS£'Na.W!1I4EPR(maNUM8alWHBI~GFORPItOPfRFQ..ElDeemfIQoTlOrl)
I, &1/15 J U'!-e0 f~ , hereby certify that ~ copies of the above document
were posted in 4-conspicuous places or nearby the descriped pro(:lerty on
Date: C; / '-1 /1 Lj Signed: ~~ II
STATE OF WASHINGTON
COUNTY OF KING
55
I certify that I know or have satisfactory evidence that K r :., S c.,-l "$?b
signed this instrument and acknowledged it to be his/her/their free and voluntary act for the
.... ,,''{f$6U!nd purposes mentioned in the instrument .
.$-""' -( ~ I:::~r Al
f C &.1f::lt", ~n!y."U·, /.f ;JOi'(<rl
f:£1. ~1""~ ~\ i i Notary P
~ \ ~~:~ '\ j l Notary (Print); I, ~ -: _ '\ ~~ 8.29·~"""/ __ -.lHUl,0'"'::Yf-....... ·· ...J.~""A,"'.ft5".>-_____ _
'i,""X'~"""f -,q 'i'~ OF Wr>o.c, My appointment expires: ____ ..;:.' =+'"'j-4 . ..I,I ....... rL-~ry~~--"i7:l.(]""I_r<--__
September 4, 2014
Xiaoli Stoyanov
Ellumus LLC
3600 136·h Place SE, Suite 230
Bellevue, WA 98006
Community & Economic Development Department
c.E. "Chip"Vincent, Adll]inistrator
Subject: Notice of Complete Application
My Dental Mixed Use, LUA14-001148, ECF, LLA, MOD, SA-H
Dear Mr. Stoyanov:
The Planning Division of the City of Renton has determined that the subject application
is complete according to submittal requirements and, therefore, is accepted for review.
It is tentatively scheduled for consideration by the Environmental Review Committee on
September 22, 2014. Prior to that review, you will be notified if any additional
information is required to continue processing your application.
In addition, this matter is tentatively scheduled for a Public Hearing on October 22, 2014
at 11:00 AM, Council Chambers, Seventh Floor, Renton City Hall, 1055 South Grady Way,
Renton. The applicant or representative(s) of the applicant are required to be present at
the public hearing. A copy of the staff report will be mailed to you prior to the scheduled
hearing.
Please contact me at (425) 430-6593 if you have any questions.
Sincerely,
Kris. Sorensen
Associate Planner
cc: Park 09, LLC I Ownerls)
Renton Oty Hall. 1055 South Grady Way • Renton,Washington 98057 • rentonwa.gov
Denis Law c· _~M::,oyOC _,."""..~ .. r . ~lJIt.Y Or r r y r 1
September 4, 2014
Nancy Rawls
Department of Transportation
Renton School District
420 Park Avenue N
Renton, WA 98055
-"~ ·...""..V __
Community & Economic Development Department
C.E."Chip"Vincent,Administrator
Subject: My Dental Mixed Use
LUA14-001148, ECF, LLA, MOD, SA-H
The City of Renton's Department of Community and Economic Development (CED) has received
an application for a Mixed use medical building located at 521,525,529 Park Ave N. Please see
the enclosed Notice of Application for further details.
In order to process this application, CED needs to know which Renton schools would be
attended by children living in residences at the location indicated above. Please fill in the
appropriate schools on the list below and return this letter to my attention, City of Renton, CED,
Planning Division, 1055 South Grady Way, Renton, Washington 98057 or fax to (425) 430-7300,
by September 18, 2014.
Elementary School: __________________________ _
Middle School: ___________________________ _
High School: __________________________ _
Will the schools you have indicated be able to handle the impact of the additional students
estimated to come from the proposed development? Yes ___ No __ _
Any Comments: ____________________________ _
Thank you for providing this important information. If you have any questions regarding this
project, please contact me at (425) 430-6593.
Sincerely,
Kris Sorensen
Associate Planner
Enclosure
Renton City Hall • 1055 South Grady Way • Renton, Washington 98057 -rentonwa.gov
__ --City of -----....,.,.---1 {\s III CJ Jl
NOTICE OF APPLICATION AND PROPOSED DETERMINATION OF
NON-SIGNI FICANCE-M ITIGATED (DNS-M)
A Master Application has been filed and accepted with the Department of Community & Economic Development
(CEO) -Planninl Division of the City of Renton. The following briefly describes the application and the necessary
Public Approvals.
DATE OF NOTICE OF APPLICATION: September 4,2014
LAND USE NUMBER: LUA14-001148, EeF, LLA, MOD, SA-H
PROJECT NAME: My Dental Mixed Use
PROJECT DESCRIPTION: The applicant is requesting Environmental (SEPAl Review, Hearing Examiner Site
Plan Review, a Lot Combination of three parcels to create one 13,948 sf site. and Parking and Landscaping Modifications
for a 3-story mixed-use structure on existing lots addressed 521, 525, and 529 Park Ave N within the CA zone_ The
proposed building's first two floors would contain 7,487 sf of commercial space (6,397 sf dental office and 1,087 retail)
and the upper floor would contain 7 multi-family units with a site density of 24 dulac. The existing four buildings would
be demolished. Access to the site would be gained through the public alley at the east and a curb cut from Park Ave N at
the west. Right-of-way dedication along Park Ave is required as well as installation of street frontage improvements.
Documents submitted include environmental checklist, traffic study, geotechnical and drainage reports, and parkin~
landscape, and tree retention analysis.
PROJECT LOCATION: 521,525,529 Park Ave N
OPTIONAL DETERMINATION OF NON-SIGNIFICANCE, MITIGATED (DN5-M): As the lead Agency, the City of Renton has
determined that significant environmental impacts are unlikely to result from the proposed project. Therefore, as
permitted under the RCW 43.21C.110, the City of Renton is using the Optional DNS-M process to give notice that a
DNS-M is likely to be issued. Comment periods for the project and the proposed DNS-M are integrated into a single
comment period. There will be no comment period following the issuance of the Threshold Determination of Non-
Significance-Mitigated (DNS-M). This may be the only opportunity to comment on the environmental impacts of the
proposal. A 14-day appeal period will follow the issuance of the DNS-M.
PERMIT APPUCATION DATE: August 25, 2014
NOTICE OF COMPLETE APPLICATION: September 4,2014
APPLICANT/PROJECT CONTACT PERSON: Xiaoli Stoyanov
Permits/Review Requested:
Other Permits which may be required:
Requested Studies:
Location where application may
be reviewed:
Environmental (SEPA) Review, lot Combination, Site Plan Review,
Modifications
Building Permit, Construction Permit, Fire Permit, Sign Permit
Drainage Report, Geotechnical Report, Landscape' & Parking Analysis,
and Traffic Impact Statement
Department of Community & Economic Development (CEO) -Planning
Dlvl$ion, Sixth Floor Renton City Hall, 1055 South Grady Way, Renton, WA
980S7
If you would like to be made a party of record to receive further information on this proposed project, complete this
form and return to: City of Renton, CED -Planning Division, 1055 So. Grady Way, Renton, WA 98057.
Name/File No.: My Dental Mixed Use/LUA14..Q1148
NAME: ______________________________________________________________ __
MAILING ADDRESS: ________________________ City/State/Zip: _________________ __
TELEPHONE NO.: ________________________ _
.. r-City of _____ ---rJIIIII-r~2 r I r (r I __ , ____ U __
PUBLIC HEARING:
CONSISTENCY OVERVIEW:
Zonlnlfland Use:
Environmental Documents that
Evaluate the Proposed Project:
Development Regulations
Used For Project Mitigation:
Proposed Mitigation Measures:
Public hearing is tentatively scheduled for October 28 2014 before the Renton
Hearing Examiner in Renton Council Chambers at 11:00 AM on the 7th floor of
Renton City Hall located at 1055 South Grady Way.
The subject site is designated Commercial Corridor on the City of Renton
Comprehensive land Use Map and Commercial Arterial (CA) on the City's
Zoning Map.
Environmental (SEPA) Checklist
The project will be subject to the City's SEPA ordinance, RMC 4-2-120A; 4-3-100;
4-4-070; and other applicable codes and regulations as appropriate,
The following Mitigation Measures will likely be imposed on the proposed
project. These recommended Mitigation Measures address project impacts not
covered by existing codes and regulations as cited above.
• Comply with recommendations from Geotechnical and drainage reports including erosion control.
Comments on the above application must be submitted In writing to Krls Sorensen, Associate Planner, CED -Planning
Division, 1055 South Grady Way, Renton, WA 98057, by 5:00 PM on September 18, 2014. This matter Is also
tentativelv scheduled for a public hearing on October 28, 2014, at 11:00 am, Council Chambers, Seventh Floor, Renton
City Hall, 1055 South Grady Way, Renton. If you are interested in attending the hearing, please contact the Planning
Division to ensure that the hearing has not been rescheduled at (425) 430-6578. Following the issuance of the SEPA
Determination, you may still appear at the hearing and present your comments regarding the proposal before the
Hearing Examiner. If you have questions about this proposal, or wish to be made a party of record and receive
additional information by mail. please contact the project manager. Anyone who submits written comments will
automaticaJly become a party of record and will be notified of any decision on this project.
CONTACT PERSON: Kris Sorensen, Associate Planner; Tel: (425) 430-6593; Eml:
ksorensen@rentonwa.gov
CITY OF RENTO
DEPARTMENT OF COMMUNITY & ECONOMIC
DEVELOPMENT
MEMORANDUM
Date: October 22, 2014
To: City Clerk's Office
From: Sabrina Mirante
Subject: Land Use File Closeout
Please complete the following information to facilitate project closeout and indexing by the City
Clerk's Office
Project Name: My Dental Mixed-Use
LUA (file) Number: LUA-14-001148, ECF, LLA, MOD, MOD, MOD, SA-H
Cross-References:
AKA's:
Project Manager: Kris Sorensen
Acceptance Date: September 4, 2014
Applicant: Mark Mao, My Dental
Owner: Park 09, LLC
Contact: Xiaoli Stoyanov, Ellumus
PID Number: 7224000860,7224000850,7224000855
ERC Determination: DNS-M Date: September 22, 2014
Appeal Period Ends: October 10 2014
Administrative Decision: Date:
Appeal Period Ends:
Public Hearing Date: October 28, 2014
Date Appealed to HEX:
By Whom:
HEX Decision: Date:
Appeal Period Ends:
Date Appealed to Council:
ByWhom:
Council Decision: Date:
~ Mylar Recording Number:
Project Description: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner
Site Plan Review, a Lot Combination of three parcels to create one 13,948 sf site, and Parking and
Landscaping Modifications for a 3-story mixed-use structure on existing lots addressed 521, 525,
and 529 Park Ave N within the CA zone. The proposed building's first two floors would contain
7,487 sf of commercial space (6,397 sf dental office and 1,087 retail) and the upper floor would
contain 7 multi-family units with a site density of 24 dulac. The existing four buildings would be
demolished. Access to the site would be gained through the public alley at the east and a curb cut
from Park Ave N at the west. Right-of-way dedication along Park Ave is required as well as
installation of street frontage improvements. Documents submitted include environmental
,checklist, traffic study, geotechnical and drainage reports, and pa rki ng, landscape, and tree
retention analysis.
Location: 521, 525, 529 Park Ave N
Comments:
ERe Determination Types: ONS -Determination of Non-Significance; ONS-M -Determination of
Non-Significance-Mitigated; OS -Determination of Significance.
PLAN REVIEW COMMEt-'TS (LUA14.001148)
PLAN ADDRESS: 521 PARK NAVE
RENTON, WA 98057-5522
APPLICATION DATE: 08/25/2014
DESCRIPTION: The applicant is requesting Environmental (SEPA) Review, Hearing Examiner Site Plan Review, a Lot Combination of three parcels to
create one 13,948 sf site, and Parking and Landscaping Modifications for a 3-story mixed-use structure on existing lots addressed 521,
525, and 529 Park Ave N within the CA zone. The proposed building's first two floors would contain 7,487 sf of commercial space (6,397
sf dental office and 1,087 retail) and the upper floor would contain 7 multi-family units with a site density of 24 dulac. The existing four
buildings would be demolished. Access to the site would be gained through the public alley at the east and a curb cut from Park Ave N at
the west. Right-of-way dedication along Park Ave is required as well as installation of street frontage improvements. Documents
submitted include environmental checklist, traffic study, geotechnical and drainage reports, and parking, landscape, and tree retention
Engineering Review Jan lilian Ph: 425-430-7216 email: jillian@rentonwa.gov
October 23,2014
Recommendations: EXISTING CONDITIONS
WATER Water service is provided by the City of Renton. There is a 16-inch ductile iron water main in Park Ave North. See
the City water drawings W-0697 and W-0599. The available derated fire flow from the 16-inch main fronting the site in Park is
approximately 4.800 gpm. Pressure available is approximately 75 psi. The proposed project is located in the 196-water pressure
zone and is outside an Aquifer Protection Zone. There are three existing:y. inch water meters serving each building on each
parcel.
SEWER Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in the alley to the rear of the
lots.
STORM There is a drainage conveyance system fronting the site in Park Ave North.
CODE REQUIREMENTS
WATER
1. The preliminary fire flow requirement per the Fire Marshall's office is 1,750 gpm. All new construction must have fire hydrants
capable of delivering a minimum of 1.000 gpm each. One primary hydrant is required within 150 feet from the buildings and one
additional hydrant will be required within 300 feet of the building. There are fire hydrants in the vicinity that may be counted
towards the fire protection of this project, but location is subject to Fire Department approval. Existing hydrant(s) counted as fire
protection will be required to be retrofitted with storz fitting if not already installed.
2. A fire sprinkler system will be required by the fire department. A separate no-fee utility permit and separate plans will be
required for the installation of the double detector check valve assembly for the fire sprinkler line. Installation of a water main
stub for the sprinkler system will connect to the existing 16-inch water main located on the east side of Park Ave N. The size of
the fire sprinkler shall be determined by the fire sprinkler designer/contractor.
3. Installation of a backflow prevention assembly (DDCVA) in an underground vault outside of the building for the fire sprinkler
system per Renton standard plan will be required. The DDCVA may be installed inside the building if the installation meets the
conditions of the City standard plan no. 360.5. The applicant/design engineer shall provide adequate room in the landscape area
outside of the building and of its underground parking garage footprint for the installation of the water meter vaults and fire
sprinkler vault.
4. System development fee for water is based on the size of the new domestic water meter that will serve the new building.
Credit will be given for the three % inch water meters.
5. Fee for a 1-inch meter installed by the City is $2,870_00. Fee for a 1.5 -inch meter installed by the City is $4,465.00. Fee for a
2-inch meter installed by the City is $4,845.00.
6. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed inline of the domestic water meter to the
building in an above ground insulated "hot box~, per City standard.
7. Adequate horizontal and vertical separations between the existing or new water main and other utilities (storm sewer,
sanitary sewer, power, gas, electrical) shall be provided per City deSign standards.
8. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in
the State of Washington. Please 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.
9. The development is subject to water system development charges and of meter installation fees based on the size of the
meters and fire sprinkler feed.
SANITARY SEWER
1. There is an 8-inch sewer main in Main Street and an 8-inch sewer main in South 2nd Street.
2. Sewer system development fees are based on the size of the new domestic water(s). Credit will be given for the existing
water meter(s) serving the site.
SURFACE WATER
1. A surface water system development fee of $0.491 per square foot of new impervious surface will apply. This is payable
prior to issuance of the utility construction permit.
2. A drainage report dated August 21, 2014 was submitted by PacLand with the site plan application. Based on the City's
flow control map, this site falls within the Peak Rate Flow Control Duration Standard, Existing Conditions. The site is located
Pagel of 3
Technical Services
within the Lower Cedar River Basin. The redevelopment is subject to Full Drainage Review in accordance with the 2009 King
County Surface Water Manual and City and The City of Renton Amendmentc: to the KCSWM, Chapters 1 and 2. All core and
special requireme ve been discussed in the report. The project is su a a Level 1 downstream analysis. The site has
two drainage sub-b_~ ... s. Runoff from Basin A is collected in a catch basin ....... ated at northwest corner of the site and is
conveyed in a pipe system in the alley. Runoff from Basin B includes two single family homes where no stormwater conveyance
system exists. Runoff from these two sites sheet flows to the alley. Basin B will include new sidewalk and planter strip in Park
Ave where runoff will be conveyed to a stormfilter prior to discharging into the city's storm system. The existing 0.32 acre site
consists of 0.24 acres of impervious surface area (buildings and asphalt). Onsite flow control facility will not be required for this
project because the targeted surface will generate no more than a 0.1 cfs increase in the existing site condition 1 ~O-year peak
flow. All stormwater runoff from the site drains to a catch basin in South 6th Street and flows to the west through a series of
catch basins and 12-inch storm pipe where it discharges into the Cedar River. No downstream flooding or erosion issues were
identified in the report.
3. A Construction Stormwater General Permit from Department of Ecology will be required if grading and clearing of the site
exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site.
4. Paving and trench restoration YoJiJl comply with the City's Trench Restoration and Overlay Requirements.
TRANSPORTATION
1. Existing right-of-way width in Park Ave North fronting the site is 60 feet. Park Ave is classified as a principal arterial street.
To meet the City's complete street standards, street improvements including a pavement width of 22 feet from the canter line,
curb, gutter, an 8-foot planter strip, 8-foot sidewalk, and storm drainage improvements are required to be constructed in the right
of way fronting the site per City code 4-6-060. Overall street section will be a 79 foot roadway. Approximately 9.5 of
right-of-way dedication is required along the project side in Parle::.
2. Street lighting is required to meet current city lighting levels.
3. A Transportation Analysis dated August 28, 2014 was prepared and submitted by TENW. Daily trip generation estimates for
the existing two single family homes and restaurant is 102 trips. The dental office, seven apartment units and retail space is
expected to create 310 new daily trips. Methodology is found using the ITE Manual 9th Edition. New net daily trips created by the
new development will be 208 trips. Due to the location of the existing c curb in Park Ave, access to the site will be provided via
a new right·in, right-out driveway approach from Park Ave North. No traffic impacts are expected as a result of this project. The
increased traffic created by the development will be mitigated by payment of transportation impact fees.
4. Traffic impact fees will be owed at time of building permit issuance. Based on the city's current fee schedule, estimated
traffic impact fees for the dental office, proposed restaurant and apartments is $42,000.00. Fees are subject to change. The
transportation impact fee that is current at the time of building permit application will be levied.
GENERAL COMMENTS
1. Separate permits and fees for storm connections, side sewer and water meter installations will be required.
2. All construction utility permits for drainage and street improvements will require separate plan submittals. All utility plans
shall conform to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans.
3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets.
Bob MacOnie Ph: 425-430-7369 email: bmaconie@rentonwa.gov
Technical Services Comments Created On: 09/2212014
Reviewer Comments
Lot Combination: Bob Mac Onie 09/2212014
One the Exhibit 'A' instead of using numbers '1' and '2&3' using the existing tax parcel numbers, i.e. '7224000850' and '7224000855
& 7224000860'.
Revised legal description should read:
Lots 6 & 7 and the south 35 feet of Lot 8, Block 10 .
The last clause of each of the legal descriptions should simply read "Situated in the SW ... " rather than reiterating the lot
designation.
The map exhibits to not meet the county's recording margin requirements. A very simplified map would suit or rotate the survey
maps so that is fits within the map box.
Each and every page of the Declaration of Lot Combination need to have page number in the format of 'Page # of #' of pages.
Recommendations: Deed of Dedication: Bob Mac Onie 09/22/2014
Complete and submit a Deed of Dedication document with the legal description and and map exhibit; together with a completed
Real Estate Excise Tax Affidavit (REETA).
Leslie Betlach Ph: 425-430-6619 email: LBetlach@rentonwa.gov
Community Services Review Created On: 09/2412014
A. Parks Impact fee per Ordinance 5670 applies.
Powerpole-transformer with house service line-underground
Planning Review Craated On: 09/2412014
October 23, 2014 Page 2 of 3
Planning:
1. RMC section 4 • -030.C.2 limits haul hours between 8:30 am to 3:30 p~ Monday through Friday unless otherwise approved by
the Development es 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 where no further construction work wilt 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 1 st and March
31 st 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.
Technical Services Created On: 09/2212014
Building Review
Send the Lot Combination, Deed template and the REETA document contained in the PLAN>Document> Attachments to the
applicant.
Craig Burnell Ph: 425-430-7290 email: cburnell@rentonwa.gov
Building Comments Created On: 09/12/2014
Fire Review -Building
Police Review
October 23. 2014
stair arrangement does not meet building code
Corey Thomas Ph: 425-430-7024 email: cthomas@rentonwa.gov
Recommendations: Environmental Impact Comments:
1, Fire mitigation impact fees are currently applicable at the rate of $0.52 per square foot of commercial space, $0.63 per
square foot of dental office and $418.42 per multi family unit. No fee for parking garage areas. This fee is paid at time of building
permit issuance.
Code Related Comments:
1. The preliminary fire flow is 1,750 gpm. A minimum of one hydrant is required within 150-feet of the structure and one
additional hydrant is required within 300-feet of the structure. It appears adequate fire flow is available in this area. It appears
adequate hydrants are existing, however they require the installation of 5-inch storz fittings to be brought up to current code.
2. Approved fire sprinkler system, fire alarm system and standpipe system are required. 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.
3. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage
required for the on site roadway. Required turning radius are 25-feet inside and 45-feet outside. Roadways shall be a minimum
of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 322-psi point loading. Alleyways are not used for
fire fighting purposes.
4. An electronic site plan is required prior to occupancy for pre-fire planning purposes.
5. All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size
requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch by 84-inch stretcher.
Cyndie Parks Ph: 425-430-7521 email: cparks@rentonwa.gov
Recommendations: Minimal impact on police services.
Pago 3 of3
--City of Renton
LAND USE PERMIT
MASTER APPLICATION
PROPERTY OWNER(S) PROJECT INFORMATION
PROJECT OR DEVELOPMENT NAME:
NAME: PARK 09 LLC My Dental Mixed Use
ADDRESS: 1221 North 26th Street,
PROJECT/ADDRESS (S) /LOCATION AND ZIP CODE:
521, 525,529 Park Ave N
Renton, WA 98057
CITY: Renton, WA ZIP: 98056
TELEPHONE NUMBER: (425) 793-1789
KING COUNTY ASSESSOR'S ACCOUNT NUMBER(S):
7224000850, 7224000855, 7224000860
APPLICANT (if other than owner)
EXISTING LAND USE(S):
NAME: Single Family Residential, Restaurant
PROPOSED LAND USE(S):
COMPANY (if applicable): Commercial I Specialty Retail, Medical/Dental Office,
Multifamily Residential
EXISTING COMPREHENSIVE PLAN MAP DESIGNATION:
ADDRESS: Design District 'D'
PROPOSED COMPREHENSIVE PLAN MAP DESIGNATION
CITY: ZIP: (if applicable): NA
EXISTING ZONING: CA (Commercial Arterial)
TELEPHONE NUMBER:
CONTACT PERSON PROPOSED ZONING (if applicable): NA
NAME: Xiaoli Stoyanov
SITE AREA (in square feet):
13,948 SF (Prior to deduction of the dedicated ROW)
SQUARE FOOTAGE OF PUBLIC ROADWAYS TO BE
COMPANY (if applicable): Ellumus LLC DEDICATED: Required ROW per pre-application meeting:
1234 SF~9.5'x129.91'
ADDRESS: 3600 136'h Place SE Suite 230
SQUARE FOOTAGE OF PRIVATE ACCESS EASEMENTS:
NA
PROPOSED RESIDENTIAL DENSITY IN UNITS PER NET
CITY: Bellevue, WA ZIP: 98006 ACRE (if applicable): 24
TELEPHONE NUMBER AND EMAIL ADDRESS: NUMBER OF PROPOSED LOTS (if applicable): 1
Office: (425) 603-0088 or Ceil: (206) 390-4875 DC/-""Cl\fr.:
xliu@ellumus,com NUMBER OF NEW DWELLING UNITS (ifapplicaoleY 7 --
AUG 25 20',1,
~~~:d~7;~~~~~:;'~r~~~~~nparkAVCN\20_MP\02_paCkagCS\20140825 __ Sitc.f>'~nl~eview City Copy\4_1.and Use Permit Ma"tcr Application ~~~~,~.Jf~~~~~ ,
"
PROJECTINFORMAT~IO_N_~(lc~o~n~ti~n~u~e=d)~ ____________ --,
NUMBER OF EXISTING DWELLING UNITS (if applicable): 2
SQUARE FOOTAGE OF PROPOSED RESIDENTIAL
BUILDINGS (if applicable): 10,345 SF
SQUARE FOOTAGE OF EXISTING RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): NONE
SQUARE FOOTAGE OF PROPOSED NON-RESIDENTIAL
BUILDINGS (if applicable): 8,469 SF
SQUARE FOOTAGE OF EXISTING NON-RESIDENTIAL
BUILDINGS TO REMAIN (if applicable): NONE
NET FLOOR AREA ON NON-RESIDENTIAL BUILDINGS (if
applicable): 5217 SF
PROJECT VALUE: About 3 million US Dollars
IS THE SITE LOCATED IN ANY TYPE OF
ENVIRONMENTALLY CRITICAL AREA, PLEASE INCLUDE
SQUARE FOOTAGE (if applicable):
o AQUIFIER PROTECTION AREA ONE
o AQUIFIER PROTECTION AREA TWO
0 FLOOD HAZARD AREA ___ sq. ft.
0 GEOLOGIC HAZARD ___ sq. fl.
0 HABITAT CONSERVATION ___ sq. ft.
0 SHORELINE STREAMS & LAKES ___ sq. ft.
NUMBER OF EMPLOYEES TO BE EMPLOYED BY THE NEW
PROJECT (if applicable): 12 0 WETLANDS ___ sq. ft.
LEGAL DESCRIPTION OF PROPERTY
(Attach legal description on separate sheet with the following information included)
SITUATE IN THE SW QUARTER OF SECTION §, TOWNSHIP 23, RANGE~ IN THE CITY OF RENTON,
KING COUNTY, WASHINGTON
AFFIDAVIT OF OWNERSHIP
We, Yu Mao and Min Wu, owners of Park 09 LLC., declare under penalty of perjury under the laws of the State of Washington that We
are the current owners of the property involved in this application and that the foregoing statements and answers herein contained and
the information herewith are in all respects true and correct to the best of my knowledge and belief.
t? :t (2-sj;W f/
I -------------------------
Sign Date Signature of Owner/Representative Date
STATE OF WASHINGTON)
) SS
COUNTY OF KING )
<wr -----------~.
Notary (Print):'s:D2C\\C~1C' }\t---~12 i: D
My appOintment expires: ( Q t2t~ II ( ( AUG 2 f, 2014
C~TY ()~: n£rJT()!;J
"I
-2 -
PLANNING DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY:
Calculations 1
Colored Maps for Display.
Construction Miflgation Description 'AND'
Deed ot Right-ot-Way Dedication
Density Worksheet,
Drainage Control Plan,
Drainage Report,
Elevations, Architectural 3 AND,
Environmental Checklist,
Existing Covenants (Record~d Copy) 4
Existing Easements (Recorded Copy) 4
Flood Hazard Data, / .. /~';)-
Floor Plans, AND,
Geotechnical Report'AND'
. Grading Plan, Conceptual,
Grading Plan, Detailed,
Habitat Data Report , /,-;~
Improvement Deferral 2
Irrigation Plan.
King County Assessor's Map Indicating Site,
Landscape Plan, Conceptual.
Landscape Plan, Detailed,
Legal Description 4
Map of Existing Site Conditions.
Master Application Form.
Monument Cards (one per monument) 1
Neighborhood Detail Map.
Parking, Lot Coverage & Landscaping Analysis,
Plan Reductions (PMTs) 4
Post Office Approval,
This requirement may be waived by':
1. Property Services
2. Public Works Plan Review
3. Building
4. Planning
1'/:
H.\CEOIData\Forms-TernpJales\Selr·Help Halldouts\Planning\W2Iverofsubmillo::tlreqs 06109
,
PLANNING DIVISION
WAIVER OF SUBMITTAL REQUIREMENTS
FOR LAND USE APPLICATIONS
LAND USE PERMIT SUBMITTAL WAIVED MODIFIED COMMENTS: REQUIREMENTS: BY: BY:
Plat Name Reservation,
Preapplication Meeting Summary 4
Public Works Approval Letter>
Rehabilitation Plan 4
Screening Detail,
Shoreline Tracking Worksheet,
Site Plan 2 AND'
Stream or Lake Study, Standard,
Stream, or Lake Study, Supplemental, AZ-r
Stream or Lake Mitigation Plan 4 ~-
Street Profiles 2 ;?;1--
Title Report or Plat Certificate 4
Topography Map,
Traffic Study 2
Tree CuttingiLand Clearing Plan,
Urban Design Regulations AnalYSis,
Utilities Plan, Generalized 2
Wetlands Mitigation Plan, Final, A-c>,-'
Wetlands Mitigation Plan, Preliminary , v-r
Wetlands ReporUDelineation , ~
Wireless:
Applicant Agreement Statement 2 AND 3
Inventory of Existing Sites, AND'
Lease Agreement, Draft 2AND3
Map of Existing Site Conditions 2 AND 3
Map of View Area 2 AND 3
Photosimulations 'AND 3
This requirement may be waived by:
1, Property Services PROJECT NAME ____________ _
2, Public Works Plan Review
3. Building
4, Planning
H:\CELJ\[)ata\J-orms-lemplates\Selt-Help HandoLls\Plaf1ning\wa;vcrolsubrnit1alrr.oqs D6!()9
PREAPPLICATION MEETING FOR
MY DENTAL MIXED USE
PRE 14-000587
CITY OF RENTON
Department of Community & Economic Development
Planning Division
May 15, 2014
Contact Information:
Planner: Rocale Timmons, 425.430.7219
Public Works Plan Reviewer: Jan lilian, 425.430.7216
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the' course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre-application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision-makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council}, _ <. < ,,,.1 )-.-.~ . ,
;\,UG 25 Z,] 1<L
FIRE & EMERGENCY SERVICES DEPARTMENT ~ r ......... Cilyor. t':::.. ---~ J/_SIJ rCJJJ ()
MEMORANDUM
DATE: May 15, 2014
FROM: Corey Thomas, Plans Review Inspector
SUBJECT: My Dental Mixed Use
1. The preliminary fire flow is 1,750 gpm. A minimum of one hydrant is
required within 150-feet of the structure and one additional hydrant is
required within 300-feet of the structure. It appears adequate fire flow is
available in this area. It appears adequate hydrants are existing, however
they require the installation of 5-inch storz fittings to be brought up to
current code.
2. Fire mitigation impact fees are currently applicable at the rate of $0.52
per square foot of commercial space, $0.63 per square foot of dental office
and $418.42 per multi family unit. No fee for parking garage areas. This fee
is paid at time of building permit issuance.
3. Approved fire sprinkler system, fire alarm system and standpipe system
are required. 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.
4. Fire department apparatus access roadways are required within 150-
feet of all points on the building. Fire lane sign age required for the on site
roadway. Required turning radius are 25-feet inside and 45-feet outside.
Roadways shall be a minimum of 20-feet wide. Roadways shall support a
minimum of a 30-ton vehicle and 322-psi point loading. Alleyways are not
used for fire fighting purposes.
5. An electronic site plan is required prior to occupancy for pre-fire
planning purposes.
6. All buildings equipped with an elevator in the City of Renton are
required to have at least one elevator meet the size requirements for a
bariatric size stretcher. Car size shall accommodate a minimum of a 40-inch
by 84-inch stretcher.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
-----DATe:----
TO:
FROM:
SUBJECT:
M E M 0 RAN DUM
Rocale Timmons, Planner
Jan lilian, Plan Review y
My Dental Office Building
529, 525, and 529 Park Ave North
PRE14-000587
----:------:--:----:-:----------;-c---,----------,------,
NOTE: The applicant is cautioned that information contained in this summary is preliminary and nOn-
binding and may be subject to modification and/or concurrence by official city decision-makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant. '---'--_____ --'-_....c...'--_________________________ _
I have completed a preliminary review forthe above-refeTenced proposal. The following comments are'
based on the pre-application submittal made to the City of Renton by the applicant
Water
1. Water service is provided by the City of Renton. There is a 16-inch ductile iron water main in Park Ave
North. See the City water draWings W-0697 and W-0599. The available derated fire flow from the 16-
inch main fronting the site in Park is approximately 4,800 gpm. Pressure available is approximately 75
psi. The proposed project is located in the 196-water pressure zone and is outside an Aquifer Protection
Zone. There are three existing Yo inch water meters serving each building on each parcel.
2. The preliminary fire flow requirement per the Fire Marshall's office is 1,750 gpm. All new
construction must have fire hydrants capable of delivering a minimum of 1,000 gpm each. One primary
hydrant is required within 150 feet from the buildings and one additional hydrant will be required within
300 feet of the building. There are fire hydrants in the vicinity that may be counted towards the fire
protection of this project, but location is subject to Fire Department approval. Existing hydrant(s)
counted as fire protection will be required to be retrofitted with storz fitting if not already installed.
3. A fire sprinkler system will be required by the fire department. A separate no-fee utility permit and
separate plans will be required for the installation of the double detector check valve assembly for the
fire sprinkler line. Installation of a water main stub for the sprinkler system will connect to the existing
16-inch water main located on the east side of Park Ave N. The size of the fire sprinkler shall be
determined by the fire sprinkler designer/contractor.
My Dent~1 Office Building PRE 14-000587
Page 2 of 3
May 13, 2014
4. Installation of a backflow prevention assembly (DDCVA) in an underground vault outside of the
building for the fire sprinkler system per Renton standard plan will be required. The DDCVA may be
installed inside the building if the installation meets the conditions of the City standard plan no. 360.5.
The applicant/design engineer shall provide adequate room in the landscape area outside of the bUilding
and of its underground parking garage footprint for the installation of the water meter vaults and fire
sprinkler vault . . ~........c~~~~~~~~~~_ .. _ ..... __ .. _ ..
5. System development fee for water is based on the size of the new domestic water meter that will
serve the new building. Credit will be given for the three Yo inch water meters.
5. Fee for a i-inch meter installed by the City is $2,870.00. Fee for a 1.5 -inch meter installed by the City
is $4,465.00. Fee for a 2-inch meter installed by the City is $4,845.00.
7. A Reduced Pressure Backflow Assembly (RPBA) will be required to be installed inline of the domestic
water meter to the building in an above ground insulated "hot box", per City standard.
Sanitary Sewer
1. Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in the alley to
the rear of the lots.
2. System development fee for sewer is based on the size of the new domestic water to serve the new
building. Sewer fee for 1-inch meter is $1,812.00. Sewer fee for a 1.5 inch meter is $9,060.00. Sewer fee
for a 2-inch is $ 14,495.00. Credit will be given for the three Yo inch water meters.
Storm Drainag!l
1. There is a drainage conveyance system fronting the site in Park Ave North.
2. A drainage plan and drainage report will be required with the site plan application. The report shall
comply with the 2009 King County Surface Water Manual and the 2009 City of Renton Amendments to
the KCSWM, Chapter 1 and 2. All core and any special requirements shall be contained in the report.
Based on the City's flow control map, this site falls within the Peak Rate Flow Control Duration Standard,
Existing Conditions. The drainage report will need to follow the area specific flow control requirements
under Core Requirement #3.
3. A geotechnical report for the site is required. Information on the water table and soil permeability
with recommendations of appropriate flow control BMP options with typical designs for the site from
the geotechnical engineer shall be submitted with the application.
4. Surface Water System Development fees of $0.491 per square foot of new impervious surface will
apply. Credit will be given for existing homes on each lot. This is payable prior to issuance of the
construction permit.
5. A Construction Stormwater Permit from Department of Ecology is required if clearing and grading of
the site exceeds one acre.
Transportation/Street
1. Existing right-of-way width in Park Ave North fronting the site is 60 feet. Park Ave is classified as a
principal arterial street. To meet the City's complete street standards, street improvements including a
pavement Width of 22 feet from the center line, curb, gutter, an 8-foot planter strip, 8-foot sidewalk,
My Dental Office Building PRE 14-
Page 3 of3
May 13, 2014
and storm drainage improvements are required to be constructed in the right of way fronting the site
per City code 4-6-060. Overall street section will be a 79 foot roadway. Approximately 9.5 of right-of-
way dedication is required along the project side in Park.
2. The applicant is encouraged to submit a letter requesting a modification to the street standard,
allowing the existing 8-foot sidewalk behind the curb to remain. Dedication of right of way would still be
··---.Fe€llJired.-+lm-ietteH;oould-b@-addressedtO-Jennifer:.HenningrPlanniogMaoageran.d ro_u!~.d thrQ.ugtU.he
plan reviewer.
3. Traffic mitigation fees will apply to this project. The current rate is $ 4.84 times the square footage of
proposed building. The transportation impact fee that is current at the time of building permit
application will be levied. Payment of the transportation impact fee is due at the time of issuance of the
building permit. Credit will be given for the three existing buildings/homes.
4. Street lighting is required to meet current city lighting levels.
General Comments
1. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall conform to the Renton Drafting Standards. Plans shall be prepared by a
licensed Civil Engineer.
2. Separate permit and fees will be required for the water meter installation, fire line (DDCVA), side
sewer connection and storm water connection.
-3. Aoandonment of the existing dQrpes):ic watecs'ervLces if they are not used for tile d_eveli;>pm~.nl ..
4. The development is subject to applicable water system development charges based on the size of the
new domestic water meter, the landscape irrigation meter and of the fire sprinkler stub.
Redevelopment credit for water system development charges are applicable for the 3 existing %-inch
meters.
DEPARTMENT OF
COMMUNITY AND ECONOMIC
DEVELOPMENT
MEMORANDUM
.DA~ ____________ ~Mllia~y~1~5.2~ ______________________ .
TO: Pre-Application File No. 14-000587
FROM: Rocale Timmons, Senior Planner
SUBJECT: My Dental Office
529, 525, 521 Park Ave N
General: We have completed a preliminary review of the pre-application for the above-
referenced development proposal. The following comments on development and permitting
issues are based on the pre-application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision-makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, apd City
Council). Review comments m<lY also ne¥,po .b~ .revised based on site. plann.iDg. arid, other
design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code. The Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first floor of City Hall
or online at www.rentonwa.gov
Project Proposal: The subject property is located on the west side of Park Ave NE just south of N
6th St. The applicant is proposing a 3-story mixed use building containing 6 residential units,
dental office, and potential retail space. The subject site (three parcels) totals approximately
13,974 square feet in area and is located within the Commercial Arterial (CA) zoning
classification. The applicant is proposing access via an existing ally to the west of the project site.
There are a total of 29 parking spaces proposed on site both in structured and surface parking
area. The site is located in Zone 2 of the Aquifer Protection Area and within a Seismic Hazard
Area. There appear to be no other critical areas located on site.
Current Use: Currently the site contains two existing single family residences and a
restaurant/lounge. All buildings are proposed for demolition however the applicant intends on
operating the restaurant until the proposed structure is constructed. At the time of occupancy
the applicant is proposing to demolish the existing structure.
Development Standards: The project would be subject to RMC 4-2-120A, "Development
Standards for Commercial Zoning Designations" effective at the time of complete application
(noted as "CA standards" herein).
Zoning: The property is located within the Commercial Corridor (CC) land use deSignation and
the Commercial Arterial (CA) zoning designation. A wide range of commercial uses are outright
i:\rtimmons\preapps\14-000587 (ca my dental office-mixed use).doc
My Dental Office
Page 2 of 7
May 15, 2014
allowed within the CA zoning classification. Medical/Dental office uses are permitted within the
CA zone. Attached residential units are only permitted within a structure containing
commercial uses on the graund floor. Commercial spoce must be reserved on the ground floor
at a minimum of 30 feet in depth along any street frontage. Residential uses shall not be
located on the ground (loor, except for a residential entry feature linking the residential
portion ofthe development to the street. The City's zoning use table has been provided to the
applicant to verify which specific uses are permitted on site.
---------------_ .. -----,
The property is also located within Urban Design District '0', and therefore subject to
additional design elements. Proposals should have unique, identifiable design treatment in
terms of landscaping, building design, signage and street furniture.
Development Standards: The project would be subject to RMC 4-2-120A, "Development
Standards for Commercial Zoning Designations" effective at the time of complete application
(noted as "CA standards" herein).
Density -The minimum density permitted in the CA zoning designation is 10 units/net acre and
the maximum density is 60 units/net acre for buildings with mixed commercial and residential
use in the same building. The applicant did not indicate the amount of area within access
easements and potential right-of-way dedications; therefore the net density could not be
calculated. The proposal for 6 units on the 13,974 square foot site arrives at a gross density of
18.69 dulac (6 units / 0.321 acres = 18_69 dulac). The applicant would be required to
demonstrate compliance with the net density requirements af the zone at the time of formal
application,
Minimum Lot Size, Width and Depth -There are no minimum requirements for lot width or
depth within the CA zone. However, the minimum lot size in the CA z(me is 5,000 square feet:
The applicant would likely be requesting a Lot Consolidation in order to combine the existing
parcels into one lot. The proposal appears to comply with the lot standards of the zane,
Lot Coverage -The CA zone allows a maximum building coverage of 65 percent. The applicant
would be required, at the time of formal land use application, to provide a lot caverage
analysis.
Setbacks -Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the CA zone are as follows: 10 feet minimum for the
front yard but may be reduced to zero feet through the Site Plan Review process provided blank
walls are not located within the reduced setback; a 15 foot maximum front yard setback; and no
rear or side yard setbacks unless the property abuts a residential zoned property then the
setback is 15 feet. The property does abut residentially zoned property to the west. The
applicant would be required to provide ot least a IS-foot setback from the western property
boundary. The applicant would be required to demonstrate compliance with the setback
requirements of the zone at the time af formal application.
Gross Floor Area -There is no minimum requirements for gross floor area within the CA zone.
Building Height -The maximum building height that would be allowed in the CA zone is 50 feet
and 60 feet for mixed use structures. It appears the proposal would comply with the height
requirements ofthe zone.
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Screening -Screening must be provided for all surface-mounted and roof top utility and
mechanical equipment. The site plan application will need to include elevations and details for
the proposed methods of screening.
Refuse and Recvcling Areas -Refuse and recycling areas need to meet the requirements of RMC
4-4-090, "Refuse and Recyclables Standards" (enclosed). For commercial developments a
minimum of 5 square feet per every 1,000 square feet of bUildingJi!"OS\~or area shall be
______ . QrQ1lided for i%tc!able deposit areas and a minimum of 10 square feet per , 00 square feet of
building gross floor area shall be provided fo~e deposit areas with a total minimum area of
100 square feet. For multi-family developments a minimum of.J..l;i.square feet ear dwellin~it
is required for~clable deposit areas and a minimum of...i..:;quare feet per welling unit is
required for .rduse deposit areas. The proposal would be required ta demonstrate
compliance with the refuse and recycling standards of the code at the time of Site Plan
Review.
landscaping -All portions of the development area not covered by structures, required parking,
access, circulation or service areas, must be landscaped with native, drought-resistant
vegetative cover. The minimum on-site landscape width required along street frontages is 10
feet, except where reduced through the site plan development review process.
Please refer to landscape regulations (RMC 4-4"()70) for additional general and specific
landscape requirements (enclosed). A conceptual landscape plan and landscape analysis
meeting the requirements in RMC 4-8-1200,12, shaJJ be submitted at the time af application
for Site Plan Review.
Tree Preservation -A tree inventory and a tree retention plan along with a tree retention
: .work?h~et shall be p'Avjded withJhe formal la[lduse application. The tree retentiori iltarLmust
show preservation of at least 10 percent (10 %) of significant trees, and indicate how proposed
building footprints would be sited to accommodate preservation of significant trees that would
be retained. If the trees cannot be retained, .they may be replaced with minimum 2 inch caliper
trees at a rate of six to one.
Fences -If the applicant intends to install any fences as part ofthis project, the location must be
deSignated on the landscape plan. A fence detail should also be included on the plan as well.
Parking -The following ratios would be applicable to the site:
Use Use Ratio Required Spaces
Office 5,000 SF Min: 5 spaces /1,000 SF Min: 25
Max: 5 spaces / 1,000 SF Max: 25
Residential 6 units Min: 1 space / unit Min:6
Max: 1.75 spaces / unit Max: 11
Commercial 1,000 Min: 2.5 space / 1,000 SF Min: 2.5
Max: 5 spaces / 1,000 SF Max:5
The applrcant 15 proposing a total of 29 parking stalls. The submittal matenals do not Include
net square footage information for the proposed commercial areas therefore the number of
required parking stalls could not be calculated. The applicant would be required to
demonstrate compliance with the parking requirements based on the net square footage of
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the commercial uses, in addition to the required spaces for residential units, at the time of
farmal application.
If future practicol difficulties exist in meeting parking requirements, the applicont may request a
madificotion fram these standards. The applicant will be required at the time of formal land use
application ta provide detailed parking information (i.e. stall and drive aisle dimensions) and
colculations af the subject site and the overall campus use.
---Please--nate-parking-jor-residential unitHhall beena/ased within ·the-same-building.as-the-unit ..
it serves.
It should be noted that the parking regulations specify standard stall dimensions. Surface
parking stalls must be a minimum of 9 feet x 20 feet, compact dimensions of 8)1, feet x 16 feet,
and parallel stall dimensions of 9 feet x 23 feet; compact surface parking spaces shall not
account for more than 30 percent of the spaces in the surface parking lots. dimensions. For
structured parking a parking stall must be a minimum of 8X feet x 1S feet; a stall that has
greater than a 45 degree angle must be 8X feet x 16 feet. Structured compact stalls must have
dimensions of 7)1, feet x 12 feet; a stall with greater than a 45 degree angle must be 7)1, feet x 13
feet. Compact structured parking spaces shall not account for more than 50 percent of the
spaces in the structured parking areas. Structured parallel stall dimensions have a minimum of 9
feet x 23 feet. ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length,
with an adjacent access aisle of 8 feet in width for van acceSSible spaces. The appropriate
amount of ADA accessible stalls based on the total number of spaces must be provided.
Additionally, the proposal is required to provide bicycle parking based on 10 % of the required .... ~ lojl ••
number of parking stalls. -') trALoU
Access -Alley Access is the preferred access pattern for all development. The subject property
does abut an existing alley and would be required to provide accesS from the abutting olley
unless practical difficulties exist.
Driveway widths are limited by the driveway standards, in RMC 4·40801.
Pedestrian Access -A pedestrian connection shall be provided from all public entrances to the
street, in order to provide direct, clear and separate pedestrian walks from sidewalks to building
entries and internally from buildings to abutting properties.
Building Design Standards -Compliance with Urban Design Regulations, District 'D', is
required. See the attached checklist and Rentan Municipal Code section 4-3-100. The following
bullets are a few of the stondards outlined in the regulations.
A primary entrance of each building shall be located on the facade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human-scale elements.
Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
Parking structures shall provide space for ground floor commercial uses along street
frontages at a minimum of seventy five percent (75%) of the building frontage width.
Parking garages at grade shall include screening or be enclosed from view with
treatment such as walls, decorative grilles, trellis with landscaping, or a combination of
treatments.
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The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
All mixed use residential and attached housing developments of ten (10) or more
dwelling units shall provide common open space and/or recreation areas: At minimum,
fifty (50) square feet per unit shall be provided. ~--~-------~~-.---=-~~~~~~~~~ All buiRfmg fa caGes shalrTnclUde modillatlon or arrn:u1afrun-at1ntl!Tv.l1s"~mr more tilall
forty feet (40'). ". ..,oT a.'-.rr
Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and
eight feet (8') in width.
On any facade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of the portion of the. ground floor facade that is
between four feet (4') and eight feet (8') above ground (as measured on the true
elevation).
Buildings shall use at least one of the following elements to create varied and
interesting roof profiles (see illustration, subsection RMC 4-3-100.15f):
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
(d) Pitched or sloped roofs.
Buildings shall employ material variations such as colors, brick or metal banding,
patterns, or textural changes.
Ctitlcal Areas , . . ........... : :.~ ~ .......... --_ ... -,..,..--",-.
The project site is located within a Seismic Hazard Area therefore a geotechnical study would
be required at the time of land use opplication, Additionally, the application would be
required to provide a fill source statement, if fill is brought to the site, as the site is located
within Zone 2 of the Aquifer Protection Area. It is the applicant responsibility to ascertain
whether or not there are additional critical areas located on site.
Environmental Review
Environmental (SEPA) Review is required due to the size of the project. Therefore, an
environmental checklist is a submittal requirement. An environmental determination will be
made by the Renton Environmental Review Committee. This determination is subject to appeal
by either the project proponent, by a citizen of the community, or another entity having
standing for an appeal.
Permit Requirements
The proposal would require Environmental Review, Administrative Site Plan Review, and a Lot
Consolidation. The purpose of the Site Plan Review process is the detailed arrangement of
project elements so as to be compatible with the physical characteristics of a site and with the
surrounding area. An additional purpose of Site Plan is to ensure quality development consistent
with City goals and policies General review criteria includes the following:
a. Compliance and Consistency. Conformance with plans, poliCies, regulations and
approvals, including:
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b. Off-Site Impacts. Mitigation of impacts to surrounding properties and uses.
c. On-Site Impacts. Mitigation of impacts to the site
d. Access and Circulation. Safe and efficient access and circulation for all users.
e. Open Space. Incorporation of public and private open spaces to serve as distinctive
project focal points and to provide adequate areas for passive and active recreation by
f. Views and Public Access. Provision of view corridors to shorelines and Mt. Rainier,
incorporates public access to shorelines, and arranges project elements to protect
existing natural systems where applicable.
g. Services and Infrastructure. Availability of public services and facilities to
accommodate the proposed use;
h. Sign age. Use of signs primarily for the purpose of identification and management of
sign elements -such as the number, size, brightness, lighting intensity, and location -
to complement the visual character of the surrounding area, avoid visual clutter and
distraction, and appear in proportion to the building and site to which they pertain; and
i. Phasing. Indusion of a detailed sequencing plan with development phases and
estimated time frames, if applicable.
Theapplicant will.also be subject to Design Revie~ as part oftheSite Plan Rexiew and.a.Design.·"
Checklist shalt be completed aM submitted as part of the appHcation materials (see attaChed);
All applications can be reViewed concurrently in an estimated time frame of 6-8 weeks once a
complete application is ac~epted. The Site Plan Review application fee is $1,000 and the
application fee for SEPA review is $1,000. There is no fee for the Lot Consolidation.
There is an additional 3% technology fee at the time of land use application. Detailed
information regarding the land use application submittal is provided in the attached handouts.
In addition to the required land use permits, separate construction, building and sign permits
would be required. The review of these permits may occur concurrently with the review of
the land use permits, but cannot be issued prior to the completion of any appeal periods.
Impact Mitigation Fees: In addition to the applicable bUilding and construction fees, the
following impact fees would be required prior to the issuance of building permits:
A Fire Mitigation fee currently assessed at $0.52 per square foot of retail and $418.42
per new dwelling unit.
A Transportation Mitigation Fee As determined by City per current ITE Manual would be
required for the dental office and a fee assessed at $953.25 would be required per new
apartment dwelling unit.
A School District Impact Fee currently assessed at $1,339 per new multi-family unit.
A Parks Mitigation Fee currently assessed at $649.62 per new dwelling unit.
A handout listing all of the City's Development related fees is attached for your review.
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Expiration: Upon site plan approval, the site plan approval is valid for two years with a possible
two-year extension.
i:\rtimmons\preapps\14-000S87 lea my dental office-mixed use).doc
PROJECT NARRATIVE
08/25/2014
Project Name: "My Dental Mixed-Use"
Owner: Park 09 LLC
Location: 521,525,529 Park Ave N Renton WA 98055
E LLUm
On behalf of the property owner, Park 09 LLC, Ellumus LlC. hereby requests a site plan and
environmental review as well as a review of parking and landscape modifications for a
proposed development at 521, 525, and 529 Park Ave N Renton, WA 98055. The proposal will
request lot combination of the three parcels; the total combined site area is 13,948 sf. The site
area not including the right-of-way encroachment is 12,714 sf. The area of the site affected by
the increased right-of-way will be dedicated back to the city. The site is zoned CA (Commercial
Arterial). The site currently contains four buildings: A small one bedroom one bath house with
small shop is currently vacant, a second one story house is currently occupied by tenants, and
a third one story structure and parking lot with four (4) surface painted parking stalls is currently
leased and operates as a restaurant. The site is accessed from the south by an unpaved, grass
covered driveway. The site immediately to the south is zoned CA (Commercial Arterial) and
contains a one story automotive repair shop. Park Ave. N. is immediately to the west, running
north to south, and separates the site from a property zoned UC-N1 (Urban Center-North 1)
that contains a multistory office building. The site to the north is zoned CO (Commercial Office)
and has a parking lot followed by a single story automotive repair shop. An unnamed alleyway
borders the site on the east side and separates the property from lots that are zoned R-8
(Residential 8 dulac) and contain residential homes.
There are no significant site features. Per recent geotechnical report, the soils on the site
consist of topsoil (Ol), sandy gravel (GP), gravelly sand (8P), gravelly sand (8W), and clayey
sand (8M). Based on the Geotechnical Report, we antiCipate 457 cubic yards of structural fill.
The import structural fill will be well graded sandy gravel or gravelly sand from a local gravel/ soil
supplier. Two (2) 8" plum trees and one (1) 8" apple tree will be removed.
The proposed project has City required right-of-way improvements including delayed or proposed
Sidewalk, landscaping and gutter/curb improvements. Due to the 9.5' increased right -of -way
from Park Ave N, we propose to reduce the front setback from 10' to 0'. This reduction will allow
for a pedestrian friendly condition at the street frontage. Additionally curb cuts/driveways will be
reduced from two (2) to one (1).
All existing structures are to be demolished ( due to the remaining lease, current restaurant on
site will be demolished the last -prior to construction completion, to fulfill the parking
requirement, temporary construction access will be provided at current ground floor commercial
space location, and will be closed after the restaurant is demolished) to make way for surface
and covered parking, and a new three-floor mixed-use building containing two stories of office
space and one story of multi-family residences. The second floor is to be occupied by dental
offices; one of the offices is to be occupied by the building owner. All other leasable spaces are
to be occupied by tenants. The l1 commercial tenant space is intended:~9<~e·-ftEtl(ibJe.to _.\
--+-----3600 136 TH STREET SE, SUITE #23-0, BELLEVUE WASHINGTON 98006
T 425 603 0088 F 425 603 0068 www.eliumus com
Project Narrative
Page 2
accommodate a variety of functions including dental office, retail, or general office. Rather than
having site-to-site access through the parking lot, the alley will provide this requirement.
The followings do not apply:
• Any proposed job shacks, sales trailers, and/or model homes
• Any proposed modifications being requested (include written justification)
For projects located within 100 feet of a stream or wetland, please include:
• Distance in feet from the wetland or stream to the nearest area of work
For projects located within 200-feet of Black River, Cedar River, Springbrook Creek, May Creek
and Lake Washington please include the following additional information:
• Distance from closest area of work to the ordinary high water mark.
• Description ofthe nature ofthe existing shoreline
The approximate location of and number of residential units, existing and potential, that will
have an obstructed view in the event the proposed project exceeds a height of 35-feet above
the average grade level.
Please see #7 for explanations of the modifications listed below:
A. Parking requirement reduction will be proposed to reduce the office ratio from 5 spaces!
1000 SF net area to 4 spaces! 1000 SF net area.
B. Non-concurrent uses will be proposed to reduce the parking requirement from 31 to 24.
C. A modification request will be proposed to reduce the 10' landscape strip along the Park
Ave N street frontage.
'Item 19 of the Site Plan Review Submittal requires a Topography Map showing a site plan of
the existing contour lines at five-foot intervals. The site topography is fairly flat and does not
have a grade change of five feet so this was not provided. Please refer to #19 to see the
existing contours.
, Item 22 of the Site Plan Review Submittal Landscape analysis, lot coverage, and parking
analysis is included in #18 A101
ELLumU5
CONSTRUCTION MITIGATION DESCRIPTION
08/2014
ll-t "",-,\ 'f. e',
I -u
Proposed Construction Dates: ~Ub 25 2014
. n "TON
.J!\J
Project estimated to start March 1,2015 and end February 15 , 2016
Hours and Days of Operation :
Construction is to take place between the hours of seven o'clock (7 :00 ) a.m. and ten o'clock (10 :00) p.m.,
Monday through Frida y. Work on Saturdays shall take place between the hours of nine o'clock (9:00 )
a.m . and eight o 'c lo ck (800) pm RMC 4·4-030
Proposed Hauling/ Transportation Routes:
Hau ling will take place between the hours of eight-thirty (830) a.m and three-thirty (330) pm , Monday
through Fr iday . RMC 4+030
4 25603 0 088 F 425603 0068 www e l lumus com
Construction Mitigation De lion
08 /2014
Page 2
Measures to be implemented to minimize dust, traffic, and transportation impacts, erosion , mud ,
noise, and other noxious characteristics:
All veh icles leaving the site will be hosed off before leaving if muddy or dusty . Curb cut and contiguous
street will be swept clean as needed to keep mud from spread ing . If dirt is dry and dusty , dirt will be
hosed dur ing excavation . Flaggers wi ll be provided as required and coordinated w ith local police and
DOT .
Preliminary Traffic Control Plan :
Contractor wil l provide traffic control plans at the time of ROW Perm it application wh ich meet the
requirements of the Manual on Uniform Traffic Control De vices (MUTeD ).
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~~~~~~ ; ~ ~ ~ ~
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-City of Renton .....
TREE RETENTION
WORKSHEET
1. Total number of trees over 6" in diameter1 on project site: 1. __ 3_
2. Deductions: Certain trees are excluded from the retention calculation:
trees
Trees that are dead, diseased or dangerous 2
Trees in proposed public streets
Trees in proposed private access easements/tracts
Trees in critical areas 3 and buffers
____ trees
____ trees
____ trees
____ trees
Total number of excluded trees: 2. ______ trees
3. Subtract line 2 from line 1: 3. ___ 3 __ trees
4. Next, to determine the number of trees that must be retained4 , multiply line 3 by:
0.3 in zones Re, R-1, R-4, or R-8
0.1 in all other residential zones
0.05 in all commercial and industrial zones 4. .15 __ trees
5. List the number of 6" or larger trees that you are proposing 5 to retain4 :
5. __ 0 ___ trees
6. Subtract line 5 from line 4 for trees to be replaced:
(If line 6 is less than zero, stop here. No replacement trees are required).
6. __ 0 __ trees
7. Multiply line 6 by 12" for number of required replacement inches:
7.
8. Proposed size of trees to meet additional planting requirement:
(Minimum 2" caliper trees required) 8.
9. Divide line 7 by line 8 for number of replacement trees6 :
(if remainder is.5 or greater, round up to the next whole number)
NA_inches
NA __ inches
per tree
9. ___ NA ___ trees
1. Measured at chest height.
2. Dead, diseased or dangerous trees must be certified as such by a forester, registered landscape architect, or
certified arborist, and approved by the City.
3. Critical Areas, such as wetlands, streams, floodplains and protected slopes, are defined in Section 4-3-050 of
the Renton Municipal Code (RMC).
4 Count only those trees to be retained outside of critical areas and buffers.
5. The City may require modification of the tree retention plan to ensure retention of the maximum number of
trees per RMC 4-4-130H7a j" • --.. ,"
S Inches of street trees, inches of trees added to critical areas/buffers, and inches 'of trees retained on site that
are less than 6" but are greater than 2" can be used to meet the tree replacement ~lq!Jirfem~n). l'
.l\viJ ~ 5 [(J 14
P:\My Dental\CAD\Working\TreeRetentionWorksheet.doc 12/08
DENSITY
WORKSHEET
City of Renton Planning Division
1055 South Grady Way-Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
1. Gross area of property: 1. __ 13,948_square feet
2. Deductions: Certain areas are excluded from density calculations.
These include:
Public streets"
Private access easements"'
Critical Areas'
Total excluded area:
3. Subtract line 2 from line 1 for net area:
4. Divide line 3 by 43,560 for net acreage:
5. Number of dwelling units or lots planned:
6. Divide line 5 by line 4 for net density:
_1,234_ square feet
____ square feet
____ square feet
2. __ 1,234 __ square feet
3. _12,714 __ square feet
4. __ 0.29 __ acres
5. ___ 7 __ unitsllots
6. _24 __ = dwelling units/acre
'Critical Areas are defined as "Areas determined by the City to be not suitable for
development and which are subject to the City's Critical Areas Regulations
including very high landslide areas, protected slopes, wetlandsQ.r,_f1ooJiways.',~.
Critical areas buffers are not deducted/excluded. ., !
•• Alleys (public or private) do not have to be excluded. o\lJb 25 2014
J
1.:\0 I Projects\RNPA _Renton ParkA vcN\20 _ MP\02 _Packagcs\20 140825 _ Sltc~Plan·Rc\'icw\ 12_ [)ensity Worksheet\Density
Workshcct.doc - 1 -OJ/OR
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
PURPOSE OF CHECKLIST:
City of Renton Planning Division
1055 South Grady Way-Renton, WA 980S7
Phone: 425-430-7200 Fax: 425-430-7231
Governmental agencies use this checklist to help determine whether the environmental impacts
of your proposal are significant. This information is also helpful to determine if available
avoidance, minimization or compensatory mitigation measures will address the probable
significant impacts or if an environmental impact statement will be prepared to further analyze
the proposal.
INSTRUCTIONS FOR APPLICANTS:
This environmental checklist asks you to describe some basic information about your proposal.
Please answer each question accurately and carefully, to the best of your knowledge. You may
need to consult with an agency specialist or private consultant for some questions. You may use
"not applicable" or "does not apply" only when you can explain why it does not apply and not
when the answer is unknown. You may also attach or incorporate by reference additional studies
reports. Complete and accurate answers to these questions often avoid delays with the SEPA
process as well as later in the decision-making process.
The checklist questions apply to all parts of your proposal, even if you plan to do them over a
period of time or on different parcels of land. Attach any additional information that will help
describe your proposal or its environmental effects. The agency to which you submit this
checklist may ask you to explain your answers or provide additional information reasonably
related to determining if there may be significant adverse impact.
INSTRUCTIONS FOR LEAD AGENCIES:
Additional information may be necessary to evaluate the existing environment, all interrelated
aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first
but not necessarily the only source of information needed to make an adequate threshold
determination. Once a threshold determination is made, the lead agency is responsible for the
completeness and accuracy of the checklist and other supporting documents.
USE OF CHECKLIST FOR NONPROJECT PROPOSALS:
1;--'\ .:;::[)
1 AUG21'2iJ14
Ellumus Flles:01_Projects:RNPA_RentonPaMveN:20_MP:02_Packages:20140825_Sile-Plan-Review:5_ Environmental Che~kljst:Env\ronmental
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For nonproject proposals (such as ordinances, regulations, plans and programs), complete the
applicable parts of sections A and B even though questions may be answered "does not apply".
In addition the SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS (part D).
Please completely answer all questions that apply and note that the words "project", "applicant",
and "property or site" should be read as "proposal", "proponent", and "affected geographic area"
respectively. The lead agency may exclude (for non-projects) questions in Part B -Environmental
Elements -that do not contribute meaningfully to the analysis of the proposal.
A. BACKGROUND
1. Name of proposed project, if applicable:
My Dental Mixed-Use
2. Name of applicant:
Ellumus, LLC
3. Address and phone number of applicant and contact person:
Xiaoli Stoyanov
Ellumus, LLC
Address: 3600 136th Place Suite 230, Bellevue, WA 98006
Phone: (425) 603-0088
4. Date checklist prepared:
08/25/2014
5. Agency requesting checklist:
City of Renton
6. Proposed timing or schedule (including phasing, if applicable):
Project currently in Land use permit/Site plan review phase. Construction anticipated to
begin in the spring of 2015 and be completed one year later.
7. Do you have any plans for future additions, expansion, or further activity related to or
connected with this proposal? if yes, explain.
No
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
No current environmental concerns. The site has four (4) buildings presently on it: A small one
bedroom one bath house with a small shop is currently vacant, a second one story house is
currently occupied by tenants and a third one story structure and parking lot with four (4)
surface painted parking stalls is currently leased and operates as a restaurant. Proposed
project will combine properties for surface and covered parking, two stories of office space and
one story of multi-family residences.
2
Ellumus FlIes:01_Projects: RNPA _RentonParkAveN:20 _ MP:02_Packages:20140825 _SIte-Plan-ReVIew: 5_ EnvIronmental Checklist.Environmental
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9. Do you know whether applications are pending for governmental approvals of other
proposals directly affecting the property covered by your proposal? If yes, explain.
No pending federal government applications to my knowledge. Standard City entitlement and
permit approvals will be required.
10. List any government approvals or permits that will be needed for your proposal, if known.
City of Renton will require building, utility, sewer, electrical, mechanical, plumbing, structural,
land use.
A lot line adjustment will be needed following the completion of the Lot Combination Form.
Due to the 9.5' increased right -of -way from Park Ave N, we will request a front setback
reduction from 10' to 0'. Additionally, non-concurrent uses for the parking requirement will
need to be approved as well as a reduced parking requirement ratio for the dentist office
function. A modification request will be proposed to reduce the 10' landscape strip along the
Park Ave N. street frontage to 6'8".
11. Give brief, complete description of your proposal, including the proposed uses and the size of
the project and site. There are several questions later in this checklist that ask you to
describe certain aspects of your proposal. You do not need to repeat those answers on this
page. (Lead agencies may modify this form to include additional specific information on
project description.)
Proposed project will combine properties for surface and covered parking, two stories of office
space and one story of multi-family residences. Proposed project Includes 5480 sf of surface
parking, 3580 sf of covered parking, 102S sf of commercial space on the ground level, 6,400 sf
of commercial space on the second floor, 6,400 sf of multi-family on the third floor and roughly
4,000 sf on the loft level. The site is 13,948 sf or 0.3 acres on fully developed land, 12,714 sf
after increased ROW.
12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, including a street address, if any, and section, township,
and range, if known. If a proposal would occur over a range of area, provide the range or
boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic
map, if reasonably available. While you should submit any plans required by the agency, you
are not required to duplicate maps or detailed plans submitted with any permit applications
related to this checklist.
The proposed project will combine the three properties; the two (2) developed single family
residences located at 521 Park Ave N, 525 Park Ave N and the developed restaurant at 529 Park
Ave N. The legal descriptions of the three properties are:
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1, LOT 61N BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF
PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR; SITUATED IN THE CITY OF RENTON,
COUNTY OF KING, STATE OF WASHINGTON;
LOT # 6 IS SITUATED IN THE SYII QUARTER OF SECTION II, TOWNSHIP~, RANGE §, IN
THE CITY OF RENTON, KING COUNTY, WASHINGTON
2&3, LOT 7 AND SOUTH 35 FEET OF LOT 8, BLOCK 10, RENTON FARM PLAT, AS PER
PLAT RECORDED IN VOLUME OF 10 PLATS, PAGE 97, RECORDS OF KING COUNTY
AUDITOR; SITUATED IN THE CITYOF RENTON, COUNTY OF KING, STATE OF
WASHINGTON
LOT # 7 IS SITUATED IN THE SW QUARTER OF SECTION II, TOWNSHIP 23, RANGE §, IN
THE CITY OF RENTON, KING COUNTY, WASHINGTON
LOT # 8 IS SITUATED IN THE SW QUARTER OF SECTION II, TOWNSHIP ~, RANGE §, IN
THE CITY OF RENTON, KING COUNTY, WASHINGTON
Please see #13 A001 and #19 for additional information.
B. ENVIRONMENTAL ELEMENTS
1. EARTH
a. General description of the site
(circle one): Flat, rolling, hilly, steep slopes, mountainous, other _____ _
b. What is the steepest slope on the site (approximate percent slope)?
1% slope
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? If you know the classification of agricultural soils, specify them and note any
agricultural land of long-term commercial significance and whether the proposal results in
removing any of these soils.
Per our recent geotechnical survey, the soils are composed of Topsoil (OL), Sandy Gravel (GP),
Gravelly Sand ISP), Gravelly Sand ISW), and Clayey Sand ISM). Please see #28.
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so,
describe.
No indications of unstable soils observed on site or immediate vicinity.
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e. Describe the purpose, type, total area, and approximate quantities and total affected area
of any filling, excavation, and grading proposed. Indicate source of fill.
Per recent geotechnical report, any top organic soil, uncontrolled fills, and unsuitable loose and
soft soil will be removed from the areas of the proposed building. Exposed subgrade will be
graded away from footing and slab-on-grade locations. The import structural fill will be well
graded sandy gravel or gravelly sand meeting specification -9'()3.12 (1) B, APWA/DOT 2006.
We anticipate 200 cubic yards of cut and 300 cubic yards of structural fill.
Please see #29/#30.
f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
As site is flat, erosion will not occur. Best management practices will be used for soil erosion
control and containment of runoff during construction.
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
We anticipate 96.8% of the site to be covered in impervious surface.
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
Best Management Practices will be performed during construction and will be indicated on the
Civil drawings. Once complete, impervious surfaces will eventually be drained into the City's
storm water system.
2. AIR
a. What types of emissions to the air would result from the proposal during construction,
operation, and maintenance when the project is completed? If any, generally describe and
give approximate quantities if known.
During construction standard trucks and other heavy machinery will be used. As properties are
fully developed, brush and other burning will not occur. As the proposed project is an office
and multi-family residential, operation and maintenance of the project will not emit unusual or
significant gasses.
No
b. Are there any off-site sources of emissions or odor that may affect your proposal? If so,
generally describe.
c. Proposed measures to reduce or control emissions or other impacts to air, if any:
None required and none proposed.
3. WATER
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a. Surface Water:
1) Is there any surface water body on or in the immediate vicinity of the site (including
year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe
type and provide names. If appropriate, state what stream or river it flows into.
There are no surface water bodies on or in the immediate vicinity of the site.
2) Will the project require any work over, in, or adjacent to (within 200 feet) the
described waters? If yes, please describe and attach available plans.
Not applicable.
3) Estimate the amount of fill and dredge material that would be placed in or removed
from surface water or wetlands and indicate the area of the site that would be
affected. Indicate the source of fill material.
Notapplicable.
4) Will the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities if known.
Not applicable.
No.
No.
5) Does the proposal lie within a 100-year floodplain? If so, note location on the site
plan.
6) Does the proposal involve any discharges of waste materials to surface waters? If so,
describe the type of waste and anticipated volume of discharge.
b. Ground Water:
1) Will groundwater be withdrawn from a well for drinking water or other purposes? If
so, give a general description of the well, proposed uses and approximate quantities
withdrawn from the well. Will water be discharged to groundwater? Give general
description, purpose, and approximate quantities if known.
Noand No.
2) Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any (for example: Domestic sewage; industrial, containing the
following chemicals. ; agricultural; etc.). Describe the general size of the system, the
number of such systems, the number of houses to be served (if applicable), or the
number of animals or humans the system(s) are expected to serve.
No waste material will be discharged into the ground. Wastewater from the site will be
discharged Into the existing sewer main located in the alley behind the lot.
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No.
No.
c. Water runoff (including storm water):
1) Describe the source of runoff (including storm water) and method of collection
and disposal, if any (include quantities, if known). Where will this water flow?
Will this water flow into other waters? If so, describe.
The source of nunoff from the site is rainfall. Onslte stormwater nunoff from the roof
and paved surfaces will be collected via a system of curbs, gutters and catch basins,
before conveying to a StormFliter water quality treatment system prior to being
discharged to the City of Renton stormwater system via the existing catch basin In the
alley. Stormwater ultimately discharges to the Cedar River.
2) Could waste materials enter ground or surface waters? If so, generally
describe.
3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of
the site? If so, describe.
d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage
pattern impacts, if any:
The source of nunoff from the site is rainfall. Onsite stormwater nunoff from the roof
and paved surfaces will be collected via a system of curbs, gutters and catch basins,
before conveying to a StormFilter water quality treatment system prior to being
discharged to the City of Renton stormwater system via the existing catch basin In the
alley. Stormwater ultimately discharges to the Cedar River.
4. PLANTS
a. Check the types of vegetation found on the site:
__ deciduous tree: alder, maple, aspen, other
__ evergreen tree: fir, cedar, pine, other
__ shrubs
~rass
__ pasture
__ crop or grain
__ orchards, vineyards or other permanent crops.
__ wet soil plants: cattail, buttercup, bull rush, skunk cabbage, other
__ water plants: water lily, eelgrass, milfoil, other
__ other types of vegetation
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b. What kind and amount of vegetation will be removed or altered?
Two (2) 8" plum trees and one (1) 8" apple tree will be removed.
c. List threatened and endangered species known to be on or near the site.
None.
d. Proposed landscaping, use of native plants, or other measures to preserve or
enhance vegetation on the site, if any:
Please see #16 Ll00.
e. List all noxious weeds and invasive species known to be on or near the site.
None.
5. ANIMALS
a. List any birds and other animals which have been observed on or near the site or
are known to be on or near the site. Examples include:
Birds: hawk, heron, eagle, songbirds, other: blackbirds, crows
Mammals: deer, bear, elk, beaver, other:
Fish: bass, salmon, trout, herring, shellfish, other: none
b. List any threatened and endangered species known to be on or near the site.
None.
c. Is the site part of a migration route? If so, explain.
No.
d. Proposed measures to preserve or enhance wildlife, if any:
None required and none proposed.
e. List any invasive animal species known to be on or near the site.
None known.
6. ENERGY AND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the
completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
Energy needs will be for heating, ventilation, air conditioning, lighting, plug loads and so on. All
will be done by electricity.
b. Would your project affect the potential use of solar energy by adjacent properties? If so,
generally describe.
No, currently there are no solar panels within the proposed shadow lines during any time of
year.
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c. What kinds of energy conservation features are included in the plans ofthis proposal? List
other proposed measures to reduce or control energy impacts, if any:
Low E insulated glazing units, LED lighting, highly insulated envelope, natural ventilation.
Project will meet or exceed new Washington State energy requirements.
7. ENVIRONMENTAL HEALTH
No.
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of
fire and explosion, spill, or hazardous waste that could occur as a result of this proposal?
If so, describe.
1) Describe any known or possible contamination at the site from present or past uses.
No known contaminates.
2) Describe existing hazardous chemicals/conditions that might affect project
development and design. This includes underground hazardous liquid and gas
transmission pipelines located within the project area and in the vicinity.
No known hazardous chemical/conditions at or near site.
3) Describe any toxic or hazardous chemicals that might be stored, used, or produced
during the project's development or construction, or at any time during the
operating life of the project.
No anticipated toxic or hazardous chemicals will be stored, used or produced during project's
development, construction or operation/occupancy.
4) Describe special emergency services that might be required.
No special emergency services will be required.
5) Proposed measures to reduce or control environmental health hazards, if any:
No proposed measures to reduce or control environmental health hazards as they are not
needed.
b. Noise
1) What types of noise exist in the area which may affect your project (for example: traffiC,
equipment, operation, other)?
None anticipated. Project will be designed to insulate occupants from adjacent roadway, rail
and airplane noise.
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other)?
Indicate what hours noise would come from the site.
The removal of two (2) single family dwellings and one (1) restaurant replaced by 1025 sf of
commercial space, 4200 sf of office space, and seven (7) dwelling units, will cause a slight
increase of roadway traffic. As the proposed office space will not have the extended hours of
the existing restaurant, we anticipate the roadway traffic to reduce after 5:30 PM.
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3) Proposed measures to reduce or control noise impacts, if any:
None.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties? Will the proposal affect
current land uses on nearby or adjacent properties? If so, describe.
The property currently consists of two (2) developed single family residences with two (2) small
sheds and one (1) developed restaurant. Proposed project will combine properties for surface
and covered parking, two (2) stories of office space and one story of multi-family residences.
The proposal will not affect current land uses on nearby or adjacent properties.
No.
No.
b. Has the project site been used as working farmlands or working forest lands? If so,
describe. How much agricultural or forest land of long-term commercial significance will
be converted to other uses as a result of the proposal, if any? If resource lands have not
been designated, how many acres in farmland or forest land tax status will be converted
to nonfarm or non-forest use?
1) Will the proposal affect or be affected by surrounding working farm or forest land
normal business operations, such as oversize equipment access, the application of
pesticides, tilling, and harvesting? If so, how:
c. Describe any structures on the site.
The property currently consists of two (2) developed single family residences with two (s) small
sheds and one (1) developed restaurant. One existing house is a single story with building
envelope area of 442 sf, the other is a single story residence with building envelope area of
1,1510 sf. One shed is 219 sf, the other is 8S sf. The restaurant is 1,143 sf with four (4) surface
parking stalls, driveways and dumpster.
d. Will any structures be demolished? If so, what?
Yes, the two (2) developed single family residences, two (2) sheds, and developed restaurant.
e. What is the current zoning classification of the site?
CA (Commercial Arterial)
f. What is the current comprehensive plan designation ofthe site?
Design District '0'
g. If applicable, what is the current shoreline master program designation of the site?
Not Applicable
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h. Has any part of the site been classified as a critical area by the city or county? If so,
specify.
No part ofthe site has been classified as a critical area by the City or county.
i. Approximately how many people would reside or work in the completed project?
Nine (9) people are anticipated to reside in the multi-family units and eleven (11) people in the
office space.
j. Approximately how many people would the completed project displace?
The proposed project will displace the four (4) residents and four (4) restaurant workers people
for a total of approximately eight (8) people.
k. Proposed measures to avoid or reduce displacement impacts, if any:
Though the single family residences are being replaced by multi-family residences, no
measures are proposed to avoid or reduce displacement impacts.
Proposed measures to ensure the proposal is compatible with existing and projected land
uses and plans, if any:
Design team has reviewed the City's land use code and found the proposed uses allowed.
m. Proposed measures to ensure the proposal is compatible with nearby agricultural and
forest lands of long-term commercial significance, if any:
None. There are no nearby agricultural or forest lands.
9. HOUSING
a. Approximately how many units would be provided, if any? indicate whether high, middle,
or low-income housing.
Proposed project contains seven (7) units targeted for middle income occupants.
b. Approximately how many units, if any, would be eliminated? Indicate whether high,
middle, or low-income housing.
Two (2) middle income housing units will be eliminated for a net of five (5) gained.
c. Proposed measures to reduce or control housing impacts, if any:
None.
10. AESTHETICS
a. What is the tallest height of any proposed structure(s), not including antennas; what is the
principal exterior bUilding material(s) proposed?
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The tallest structure will be 53'. The principal exterior building material will be fiber cement
board.
b. What views in the immediate vicinity would be altered or obstructed?
None.
c. Proposed measures to reduce or control aesthetic impacts, if any:
Project height is compatible with commercial building across the street. Colors, materials,
fenestration and modulation will be compatible with surrounding buildings.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal produce? What time of day would it mainly
occur?
Office and residences will produce light during the night hours. Cut-off lighting will be used.
Glazing might reflect during daylight hours. Low reflectance glazing will be specified.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No.
c. What existing off-site sources of light or glare may affect your proposal?
None.
d. Proposed measures to reduce or control light and glare impacts, if any:
Low reflectance glazing and cut-off lens and enclosures for the light fixtures.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
None.
No.
b. Would the proposed project displace any existing recreational uses? If so, describe.
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, if any:
None needed, none provided.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any buildings, structures, or sites, located on or near the site that are over 45
years old listed in or eligible for listing in national, state, or local preservation registers
located on or near the site? If so, specifically describe.
None.
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b. Are there any landmarks, features, or other evidence of Indian or historic use or
occupation? This may include human burials or old cemeteries. Is there any material
evidence, artifacts, or areas of cultural importance on or near the site? Please list any
professional studies conducted at the site to identify such resources.
None.
c. Describe the methods used to assess the potential impacts to cultural and historic
resources on or near the project site. Examples include consultation with tribes and the
department of archeology and historic preservation, archaeological surveys, historic
maps, GIS data, etc.
None needed, none provided.
d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and
disturbance to resources. Please include plans for the above and any permits that may be
required.
None needed, none provided.
14. TRANSPORTATION
a. Identify public streets and highways serving the site or affected geographic area and
describe proposed access to the existing street system. Show on site plans, if any.
The site will be primarily served by Park Ave N via a new right-in, right-out access
driveway located on the north half of the site. Please see # 18 Al0l.
b. Is the site or affected geographic area currently served by public transit? If so, generally
describe. If not, what is the approximate distance to the nearest transit stop?
Yes, the site is served by Metro and Sound Transit bus stops. The nearest stops are
located just north of the site on Park Ave N in the vicinity of N 6th Street.
c. How many additional parking spaces would the completed project or non-project
proposal have? How many would the project or proposal eliminate?
The completed project would remove six (6); four (4) from the existing restaurant and two (2)
from the residences. The completed project will have twenty-four (24) parking stalls for a net of
eighteen (18) stalls.
d. Will the proposal require any new or improvements to existing roads, streets, pedestrian,
bicycle or state transportation facilities, not including driveways? If so, generally describe
(indicate whether public or private).
Specific off-site transportation improvements are not required. The proposed project has City
required Right of Way improvements including delayed or proposed sidewalk, landscaping and
gutter/curb improvements.
No.
e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air
transportation? If so, generally describe.
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No.
f. How many vehicular trips per day would be generated by the completed project or
proposal? If known, indicate when peak volumes would occur and what percentage of the
volume would be trucks (such as commercial and non-passenger vehicles). What data or
transportation models were used to make these estimates?
Based on the methodologies outlined in ITE Trip Generation (9th Edition) and the ITE
Trip Generation Handbook (2nd Edition), the project is estimated to generate 208 net
new weekday dally trips (104 entering, 104 exiting). This accounts for credit for trips
from the existing residential and restaurant uses. Peak hour volumes are expected to
occur between 4 and 6 PM. The project would generate minimal (if any) truck traffic.
Please see #32.
g. Will the proposal interfere with, affect or be affected by the movement of agricultural and
forest products on roads or streets in the area? If so, generally describe.
h. Proposed measures to reduce or control transportation impacts, if any:
Specific off-site mitigation measures are not required to reduce/offset potential site-
generated traffic impacts.
The payment of transportation impact fees will be required at building permit issuance
which will help to fund the City of Renton's planned transportation improvements
throughout the City.
15. PUBLIC SERVICES
No.
a. Would the project result in an increased need for public services (for example: fire
protection, police protection, public transit, health care, schools, other)? If so, generally
describe.
b. Proposed measures to reduce or control direct impacts on public services, if any.
None proposed, none required.
16. UTILITIES
a. Circle utilities currently available at the site:
Electricity, natural gas, water, refuse service, telephone, sanitary sewer,
other __ None
b. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity which might
be needed.
l'
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The City of Renton is the sewer and water purveyor for this site. There are three
existing water meters to the site. One existing service line will be used to provide
domestic service to the proposed building and it will be determined whether the line
will need to be replaced due to sizing requirements. A second service line will be used
for irrigation service. The third water meter will be abandoned in place or retired per
City of Renton requirements. A new connection to the existing 16" water main within
Park Ave. N. will be made for fire service to the building.
There is an existing 8" sewer main within the alley behind the lot. A new side sewer
connection will be made to service the proposed building.
There are existing gas, power and telephone services to the site that will need to be
relocated and possibly replaced In order to service the proposed building.
Construction activities related to utility installation include excavation, trenching,
backfilling and paving.
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand that the
lead agency is relying on them to make its decision.
~O~_S~~<2.
Name of Signee (printed): Xiaoli Stoyanov
Position and Agency/Organization: Managing Principal / Ellumus LLC
Date Submitted: 08/25/14
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SUPPLEMENTAL SHEET FOR NON PROJECT ACTIONS
(These sheets should only be used for actions involving decisions on policies, plans and
programs. You do not need to fill out these sheets for project actions.)
Because these questions are very general, it may be helpful to read them in conjunction with
the list of the elements of the environment.
When answering these questions, be aware of the extent of the proposal, or the types of
activities likely to result from the proposal, would affect the item at a greater intensity or at a
faster rate than if the proposal were not implemented. Respond briefly and in general terms.
1. How would the proposal be likely to increase discharge to water; emissions to air;
production, storage, or release of toxic or hazardous substances; or production of noise?
Proposed measures to avoid or reduce such increases are:
2. How would the proposal be likely to affect plants, animals, fish, or marine life?
Proposed measures to protect or conserve plants, animals, fish, or marine life are:
3. How would the proposal be likely to deplete energy or natural resources?
Proposed measures to protect or conserve energy and natural resources are:
4. How would the proposal be likely to use or affect environmentally sensitive areas or areas
designated (or eligible or under study) for governmental protection; such as parks,
wilderness, wild and scenic rivers, threatened or endangered species habitat, historic or
cultural sites, wetlands, floodplains, or prime farmlands?
Proposed measures to protect such resources or to avoid or reduce impacts are:
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S. How would the proposal be likely to affect land and shoreline use, including whether it
would allow or encourage land or shoreline uses incompatible with existing plans?
Proposed measures to avoid or reduce shoreline and land use impacts are:
6. How would the proposal be likely to increase demands on transportation or public
services and utilities?
Proposed measures to reduce or respond to such demand(s) are:
7. Identify, if possible, whether the proposal may conflict with local, state, or federal laws or
requirements for the protection of the environment.
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~TENW
Transportation Engineering NorthWest
MEMORANDUM
DATE: August 25, 2014
TO: Jan lilian
City of Renton
FROM: Chris Forster, P.E.
TENW
SUBJECT: My Dental Mixed-Use
Traffic Analysis
TENW Project No. 4931
This memorandum documents Ihe Iraffic anolysis completed for the proposed My Dental Mixed·Use project
located on the west side of Pork Avenue N midblock between N 51h Street and N 6 th Streel in Renton, WA
[see vicinity map in Allachment AI
Project Description
The proposed project would include a mixed-use bUilding that would include a 6.397 square foot dental
office. 7 apartmenl units, and 1.087 square feet of ground floor miscellaneous retail space. The existing
site includes a 1.143 square foot restauranl and 2 single·family homes which would be removed as part of
Ihe proposed project. Access to the site would be provided via a righl·in. right·out driveway on Park
Avenue N where an exisling c-curb currently restricts left-tllrn access A preliminary site plan is included in
Allachment B.
Trip Generation
The trip generalion eslimales for the exisling and proposed uses were based on melhodology documented
in the Inslilule of Transporlalion Engineers [ITEI Top Generalion Monual. 9·h Edition. Reductions 10 the Irip
generation estimates for the proposed retail and existing restourant uses were mode to account for pass-by
trips. Pass-by trips are trips that are made by vehicles thai are already on the adjacent streel and make
intermediate stops at the retail/restaurant uses on rOllte to a primary destination (i.e. on the way from work
to hamel. The poss·by trips were based on methodology and studies documented In the ITE Trip
Generalion Handbook.
The net new trips from Ihe My Dental Mixed-Use project were calculated by sublrading the existing sile trips
from the proposed projeci trips. The resulling net new weekday doily. AM. and PM peak hour trips are
summarized in Table 1 The detailed trip generation estimates are included in AMachment C.
Transportation Planning 1 Design I Traffic Impact & Operatiom
11400 SE 81h Street Suite 200, Bellevue, WA 98004 I Office (425) 889-6747
Memorarldum -My Denial Mixed-Use Traffic AnalysIs
Table 1
My Dental Mixed-Use
Trip Generation Summary
lime Pe!Ip!!!
Weekday Daily 104 104 208
Weekday AM Peak Hour 13 5 18
Weekday PM Peok Hour 17 23
As shown in Table 1, Ihe proposed project is estimaled to generate a total of 208 net new weekday daily
Irips with 18 net new trips occurring during the weekday ANi peak hour (13 entering, 5 exiting), and 23
net new trips occurring during the weekday PM peak hour (6 entering, 17 exitingl.
Traffic Analysis Conclusions
Based on our discussions, because this project is only estimated to generate up to 23 new peak hour trips,
and because the site access on Park Avenue N will be restricted to right-in, right-out movements via the
existing c-curb, no significant traffic impacts are expected and no additional traffic analysis is warranted.
Please call me at 206-498-5897 if you have any questions with the information included in this
memorandum.
co Willis liu, PAClAND
Attachments
~TENW August 25, 2014
Page 2
~ <;e TroltlC: Analysis Memorondum -My Denlol Mix Ad-I! .
Memorandum -My Denlol Mixed Use !Ioftic Anolysls
ADJACENT USl AlJlO stRw:£.
i
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ADJACOITIlS[. AUTO SlRIACf
Attachment B: Preliminary Site Plan
(UUACC(SS
\EXlSTlNG
FIR( HYOR-'NT
GRAPHIC SCALE
kt.....tJ-.J
Memorandum -My Dentol Mixed-Use Traffic Analysis
ATT ACHMENT C
Trip Generation Calculations
Memorandum -My Dental Mixed-Use Traffic Analysis
My Dental -Renton
Dally Trip Generation Estimate
Dlrel:llonal Split
Land Us. Size Units 1 ITE LUe 2 Trip Rate Enter Exit
Proposed Lgnd Us's
Dental Office
Apartments
Specially Retail
Less Existing Uses:
Single Family
Pass_By3
6,39( GFA
DU
1,087 GlA
34%
DU
High-Turnover (Sit-Down) Restaurant 1,143 GFA
Pass_ByJ 43%
GFA -Gross floor Area, DU " Dwelling Unlls. GLA -Gross Leasoble hew
land Uw Code from ITE 9fh Edlflon Jrlp Generaflon Manual,2012
720
220
826
210
932
36.13 50% 50%
6.65 50% 50%
44.32 50% 50%
Subtotal;
Gross Dally Trips Generated =
less Pass-by Trips =
Total Proposed Net Dally Trips
9.52 50j', 50%
127.15 50% 50%
Subtotal:
Gross Dally Trips Generated =
Less Pass-by Trips =
Total Existing Net Dally Trips =
j Pass-by percenf bawd on stud,esdocumented In the ITE Tnp Generalion HCHldboo~, 2nd Edilion. jUl1e 2004
Vehlele Trip Generation
En ..
116
23
24
-,9
16
163
-,9
155
73
-31
42
82
-31
51
Exit
115
24
24
-,9
16
163
-8
155
10
72
-31
41
82
-31
51
.lfIl'
Total
731
47
48
-16
32
326
-16
310
19
145
~2
83
164
-62
102
.--~
Memmandllm -My Dental Mlxed-lJ~e Traffic AnaIY'ii~
My Dental -Renton
AM Peak Hour Trip Generation Estimate
Directional Split
Land Use Size Units 1 lYE LUC 2 Trip Rate Enter Exit
Proposed Land Uses
Dental Office
Apartments
6,397
Specialty Retail 3 1.087
Pass-By" 34%
Less Existina Uses-
Single Family
High-Turnover (Sit-Down) Restaurant 1.143
GFA
DU
GlA
DU
GFA
GFA -Gross Floor Area. DU -Dwelr.nQ Units. GlA -Gro";l lealob<e Area
Land Use Cooe from IrE 9th Ed,tlon fnp Generation Manual, 2012
720 2.39 79% 21%
220 0.51 2fJ'!o 80%
826 0.70 48% 52%
Subtotal:
Gross AM PeClk Hour TrIps Generated =
Less Pass-by Trips '"
Total Proposed Net AM PeClk Hour Trips =
210 0.75 25% 75%
Total Existing Net AM Peak Hour Trips
Vehicle Trip Generation
Enter ExIt Total
12
13
0
13
15
20
o
20
No existing AM Trips Assumed
13 ,.
j AM trip rote based on PM rate for Specialty Retail (lUC 826110ctored by rolla of AM to PM 'ip rate for ShoPPing Cenler IlUC 8201 070 271· (096/3711
• POls-by percent bored on ,tvdies documented In the IrE Trip Generallon Handbook. 2nd EdiFon. June 2004
Memorandum -My Dental Mixed Use Traffic Analysi~
My Dental -Renton
PM Peak Hour Trip Generation Estimate
Directional Split Vehicle Trip Generation
land Use Size Units 1 lYE lUC 2 Trip Rate Enter 'xlI ,nt", Exit Total
~[!iUI!Qi!!:Q LSIDQ !b:1:~
Dental Office 6.397 GfA 720 Equution 28% 72% 18 25
Apartments DU 220 0.62 65% 35%
Specialty Retail 1.087 GlA 826 2.71 44% 56%
Pass_ByJ 34% -I
Subtotell: 2
Gross PM Peak Hour Trips Generated = II 21 32
Less Pass-by Trips = 0 -I -I
Toial Proposed Net PM Peak Hour Trips = II 20 31
Less Existing Uses:
Single family DU 210 1.00 63% 37%
High-Turnover (Sit-Down) Restaurant 1.143 GfA <;32 9.85 60% 40% 7 , II
Pass_BY' 43% -3 -2 -5
Subtotal:
Gross PM Peak Hour TripI Generated = 13
, GfA" Gross HoorArea. DU Dwell'ng Units. GLA-Gross leasable Area
land Use Code from ITE 9th Edition Trip Generation Manual 2012
Toial Existing Net PML;:a:a~:~: ;;:~: ~ f-----i'~'-----"';-----;;-:--I
I Pass-by percent based on studies documented In the ITE Tnp GenermKm Handboo~. 2nd edition. June 2004
URBAN CENTER DESIGN OVERLAY DISTRICT REPORT
08/25/2014
The main pedestrian entry to the shared lobby is located from Park Ave N. The secondary
entry to this lobby space is from the covered parking on the rear of the building. The lobby and
open stairway will provide common space as users check for mail or wait for the elevator. The
remaining entry is dedicated to the commercial space on the ground level and is also
approached by Park Ave N. The proposed pedestrian entries on the ground level are covered
by a canopy at least 4.5' in width.
The site is approached from the north by Park Ave N. The vehicular access is right-in, right-
out. The alleyway to the east will be used to navigate the parking lot as well as to access the
adjacent commercial parcels. The parking is designed to maximize the number of spaces by
still providing sufficient screening from the Park Ave N. frontage. Among the twenty-four (24)
available parking spaces, twelve (12) are covered-providing protection from the elements. Two
(2) of the covered spaces are ADA accessible.
There is a generous paved sidewalk space underneath the overhang of the rear of the building
that links the rear entry and stair exits to the surrounding site and parking. This common area
will have benches and potted plantings. The refuse and recycling area is placed out of the way
of the pedestrian traffic flow yet convenient and covered for disposal by the commercial tenant,
dentist office, and residences.
There are twelve (12) uncovered parking stalls. Per RMC 4-4-070, no interior parking lot
landscaping is required. In addition to the planting strip required by the street standard, a
screened landscape area will be provided on the north-west corner of the lot abutting the
parking. Since we are requesting a setback reduction to 0', the 10' on-site landscaping along
the street frontage is not required where the building is located. In order to maximize parking,
the 10' landscaped area required to the north of the curb cut was reduced to 6'8", however
screening from the parking is still achieved. Please refer to Modification C. A landscape strip
along the south side of the lot will provide a buffer between the building and the adjacent site to
the south. The sites to the north and south are occupied by auto repair facilities. Providing
parking along these sides will act as a transition to the surrounding development.
The glass storefront along the Park Ave N. frontage activates the fa<;:ade, creating a visually
transparent and approachable pedestrian environment. A canopy will wrap around the front
and partially north fa<;:ade of the building. Lighting will be integrated within the canopy. The
varied components of the fa<;:ade respond to the modulation requirement and create a visually
interesting composition. The windows and surfaces will give the building a human scale. The
roofline will be articulated with a projected metal screen cornice. The vertical circulation
component is transparent on the ground floor, exposing the life of the building. All material
combinations will have an attractive composition. Facade elements will be fiber cement board,
metal screen, glass, and wood siding. Metal horizontal screening will blend with the
architectural character and conceal the rooftop equipment. All materials will be attractive and
durable.
-+-----3600 136T " STREET SE SUITE #230 BELLEVUE WASHINGTON 98006 AUG 25 '1014
T 425 6030088 F 425 603 0068 www.ellumus com
PLANNING DIVISION
DESIGN DISTRICT "0" CHECKLIST
City of Renton Planning Division
1055 South Grady Way, Renton, WA 98057
Phone: 425-430-7200 Fax: 425-430-7231
PURPOSE OF CHECKLIST:
Ensure compliance with design review regulations located in the Renton Municipal Code in
order to:
a. Maintain and protect property values;
b. Enhance the general appearance of the City;
c. Encourage creativity in building and site design;
d. Achieve predictability, balanced with flexibility; and
e. Consider the individual merits of proposals.
INSTRUCTIONS FOR APPLICANTS:
This design district checklist asks you to describe some basic information about your proposal.
The City will use this checklist to determine whether the your proposal complies with the Urban
Design Regulations in the Renton Municipal Code (RMC 4-3-100). Answer the questions briefly,
with the most precise information known, or give the best description you can.
There are two categories that have been established: (a) "minimum standards" that must be
met, and (b) "guidelines" that, while not mandatory, are considered by the Planning Director in
determining if the proposed action meets the intent of the design guidelines.
If you really do not know the answer, or if a question does not apply to your proposal, write "do
not know" or "does not apply", Complete answers to the questions now may avoid unnecessary
delays later.
A. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the
Vision of the City of Renton can be realized for a high-density urban environment; so that
businesses enjoy visibility from public rights-of-way; and to encourage pedestrian activity
throughout the district.
1. Site Design and Street Pattern:
Intent: To ensure that the City of Renton Vision can be realized within the Urban Center
Districts; plan districts that are organized for efficiency while maintaining flexibility for future
development at high urban densities and intensities of use; create and maintain a safe,
convenient network of streets of varying dimensions for vehicle Circulation; and provide service
to businesses.
Page 1 of27
Minimum Standard: Provide a network of public and/or private local streets in addition to
public arterials.
Does not apply.
Minimum Standard: Maintain a hierarchy of streets to provide organized circulation that
promotes use by multiple transportation modes and to avoid overburdening the roadway
system. The hierarchy shall consist of (from greatest in size to smallest):
(a) High Visibility Street. A highly visible arterial street that warrants special design
treatment to improve its appearance and maintain its transportation function.
(b) Arterial Street. A street classified as a principal arterial on the City's Arterial
Street Plan.
(c) Pedestrian-Oriented Streets. Streets that are intended to feature a concentration
of pedestrian activity. Such streets feature slow moving traffic, narrow travel lanes,
on-street parking. and wide sidewalks.
(d) Internal or local roads (public or private).
Does not apply.
2. Building Location and Orientation:
Intent: To ensure visibility of businesses; establish active, lively uses along sidewalks and
pedestrian pathways; organize buildings in such a way that pedestrian use of the district is
facilitated; encourage siting of structures so that natural light and solar access are available to
other structures and open space; enhance the visual character and definition of streets within
the district; provide an appropriate transition between buildings, parking areas, and other land
uses and the street; and increase privacy for residential uses located near the street.
Minimum Standard: Orient buildings to the street with clear connections to the sidewalk.
The building faces Park Ave. N. and has clear connections to the sidewalk.
Minimum Standard: The front entry of a building shall not be oriented to a drive aisle, but
instead a public or private street or landscaped pedestrian-only courtyard.
The front entries are oriented to Pork Ave. N.
Guideline: Ground floor residential uses located near the street should be raised above
street level for residents' privacy.
Does not apply. No ground floor residential uses.
3. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that
building entries further the pedestrian nature of the fronting sidewalk and the urban character
of the district.
Page 2 of27
Minimum Standard: A primary entrance of each building shall be located on the facade
facing a street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
The main entrances are located on the Park Ave N. fa~ade, are covered by 0 4.5' canopy,
and connect to the public sidewalk. The architectural language emphasizes their
prominence. The bike rack is located near the entries, giving a human scale.
Minimum Standard: Multiple buildings on the same site shall provide a continuous
network of pedestrian paths and open spaces that incorporate landscaping to provide a
directed view to building entries.
Does not apply.
Minimum Standard: Ground floor units shall be directly accessible from the street or an
open space such as a courtyard or garden that is accessible from the street.
Does not apply. No ground floor units.
Minimum Standard: Secondary access (not fronting on a street) shall have weather
protection at least 4-1/2 feet wide over the entrance or other similar indicator of access.
Secondary access is covered by the bUilding's second floor.
Minimum Standard: Pedestrian access shall be provided to the building from property
edges, adjacent lots, abutting street intersections, crosswalks, and transit stops.
Pedestrian access is provided from adjacent lots by the sidewalk.
Guideline Standard: For projects that include residential uses, entries should provide
transition space between the public street and the private residence such as a porch,
landscaped area, terrace, common area, lobby, or similar feature.
The main entries to the residential and office uses have a common space lobby where
residents and patrons may use to check their mail and wait for the elevator.
Guideline Standard: Features such as entries, lobbies, and display windows should be
oriented to a street; otherwise, screening or art features such as trellises, artwork, murals,
landscaping, or combinations thereof should be incorporated into the street-oriented
facade.
The main entries face Park Ave N.
Guideline Standard: Entries from the street should be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping. Entries from parking lots
should be subordinate to those related to the street for buildings within District 'A'.
Page 3 of27
The main entrances are located on the Park Ave N. farade, are covered by a 4.5' canopy,
and connect to the public sidewalk. Lighting will be integrated within the canopy. The
architectural language emphasizes their prominence.
4, Transition to Surrounding Development:
Inlent: To shape redevelopment projects so that the character and value of Renton's long-
established, existing neighborhoods are preserved.
Minimum Standard: Careful siting and design treatment are necessary to achieve a
compatible transition where new buildings differ from surrounding development in terms
of building height, bulk and scale. At least one of the following design elements shall be
considered to promote a transition to surrounding uses:
a. Setbacks at the side or rear of a building may be increased by the Reviewing
Official in order to reduce the bulk and scale of larger buildings and so that sunlight
reaches adjacent yards;
b. Building proportions, including step-backs on upper levels;
c. Building articulation to divide a larger architectural element into smaller
increments; or
d. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Building articulation, praportion, and rooflines offer a comfortable transition to the
surrounding.
S. Service Element Location and Design:
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles,
loading docks) by locating service and loading areas away from high-volume pedestrian areas,
and screening them from view in high visibility areas.
Minimum Standard: Service elements shall be located and designed to minimize the
impacts on the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and convenient for
tenant use (see illustration, RMC 4-3-100E7e).
The refuse/ recycling area is at the rear of the building underneath the overhang of the
building and hidden in site from high-traffic pedestrian environment. The location is within
200' from a common entrance and is convenient for the commercial, office, and residential
tenants.
Minimum Standard: Garbage, recycling collection, and utility areas shall be enclosed,
consistent with RMC 4-4-090, Refuse and Recyclables Standards, and RMC 4-4-095,
Screening and Storage Height/Location Limitations.
The garbage, recycling collection, and utilities are fully enclosed on aI/sides, including the
roof.
Page 4 of27
Minimum Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and screened
around their perimeter by a wall or fence and have self-closing doors (see illustration,
RMC 4-3-10QE7f).
The garbage, recycling collection, and utilities are fully enclosed on all sides, including the
roof
Minimum Standard: The use of chain link, plastic, or wire fencing is prohibited.
There is no chain link, plastic, or wire fence.
Minimum Standard: If the service area is adjacent to a street, pathway, or pedestrian-
oriented space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3
sides of such facility.
Does not apply.
Guideline: Service enclosure fences should be made of masonry, ornamental metal or
wood, or some combination of the three.
The service enclosure is made of masonry.
6. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City; provide special
design features and architectural elements at gateways; and ensure that gateways, while they
are distinctive within the context of the district, are compatible with the district in form and
scale.
Minimum Standard: Developments located at district gateways shall be marked with
visually prominent features (see illustration, subsection RMC 4-3-100.E7g).
Does not apply.
Minimum Standard: Gateway elements shall be oriented toward and scaled for both
pedestrians and vehicles (see illustration, subsection RMC 4-3-100.E7h).
Does not apply.
Minimum Standard: Visual prominence shall be distinguished by two or more of the
following:
a. Public art;
b. Monuments;
c. Special landscape treatment;
d. Open space/plaza;
e. Identifying building form;
f. Special paving, unique pedestrian scale lighting, or bollards;
Page 5 of27
g. Prominent architectural features (trellis, arbor, pergola, or gazebo);
h. Signage, displaying neighborhood or district entry identification (commercial signs
are not allowed).
Does not apply.
B. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village;
incorporate various modes of transportation, including public mass transit, in order to reduce
traffic volumes and other impacts from vehicles; ensure sufficient parking is provided, while
encouraging creativity in reducing the impacts of parking areas; allow an active pedestrian
environment by maintaining contiguous street frontages, without parking lot siting along
sidewalks and building facades; minimize the visual impact of parking lots; and use access
streets and parking to maintain an urban edge to the district.
1. Location of Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots
primarily in back of buildings.
Minimum Standard: No surface parking shall be located between a building and the front
property line or the building and side property line on the street side of a corner lot.
Surface parking is located between the building and the property line to the side (north)
and rear (west).
Guideline: In areas of mixed use development, shared parking is recommended.
Does not apply. On-site parking is designated for use by the building.
2. Design of Surface Parking:
Intent: To ensure safety of users of parking areas, convenience to businesses, and reduce the
impact of parking lots wherever possible.
Minimum Standard: Parking lot lighting shall not spill onto adjacent or abutting properties
(see illustration, subsection RMC 4-3-100.FSb).
Parking lot lighting is supplied by existing light pole north of the site.
Minimum Standard: All surface parking lots shall be landscaped to reduce their visual
impact (see RMC 4-4-080F7, landscape Requirements).
Surface parking is screened from Park Ave N. to reduce the visual impact.
Guideline: Wherever possible, parking should be configured into small units, connected
by landscaped areas to provide on-site buffering from visual impacts.
Page 6 of27
Guideline: Access to parking modules should be provided by public or private local streets
with sidewalks on both sides where possible, rather than internal drive aisles.
Does not apply. No interior parking lot landscape required.
Guideline: Where multiple driveways cannot be avoided, provide landscaping to separate
and minimize their impact on the streetscape.
Does not apply.
3. Structured Parking Garages:
Intent: To more efficiently use land needed for vehicle parking; encourage the use of structured
parking throughout the Urban Center and the Center Village; physically and visually integrate
parking garages with other uses; and reduce the overall impact of parking garages when they
are located in proximity to the designated pedestrian environment.
Minimum Standard: Parking Structures Fronting Designated Pedestrian-Oriented Streets:
(a) Parking structures shall provide space for ground floor commercial uses along
street frontages at a minimum of 7S% of the frontage width (see illustration,
subsection RMC 4-3-100.FSc).
(b) The entire facade must feature a pedestrian-oriented facade.
Does not apply.
Minimum Standard: Parking Structures Fronting Non-Pedestrian-Oriented Streets:
(a) Parking structures fronting non-pedestrian-oriented streets and not featuring a
pedestrian-oriented facade shall be set back at least 6 feet from the sidewalk and feature
substantial landscaping. This includes a combination of evergreen and deciduous trees,
shrubs, and ground cover. This setback shall be increased to 10 feet adjacent to high
visibility streets.
Does not apply.
(b) The Director may allow a reduced setback where the applicant can successfully
demonstrate that the landscaped area and/or other design treatment meets the intent of
these standards and guidelines. Possible treatments to reduce the setback include
landscaping components plus one or more of the following integrated with the
architectural design of the building:
(1) Ornamental grillwork (other than vertical bars);
(2) Decorative artwork;
(3) Display windows;
(4) Brick, tile, or stone;
(S) Pre-cast decorative panels;
(6) Vine-covered trellis;
(7) Raised landscaping beds with decorative materials; or
(8) Other treatments that meet the intent of this standard.
Does not apply.
Page 7 of27
(c) Facades shall be articulated architecturally, so as to maintain a human scale and to
avoid a solid wall. Vehicular entrances to nonresidential or mixed use parking structures
shall be articulated by arches, lintels, masonry trim, or other architectural elements
and/or materials (see illustration, subsection RMC 4-3-100.FSd).
Does not apply.
Minimum Standard: Parking structures shall provide space for ground floor commercial
uses along street frontages at a minimum of 7S percent of the frontage width (see
illustration, subsection RMC 4-3-100.FSc).
Does not apply.
Minimum Standard: The entire facade must feature a pedestrian-oriented facade.
Does not apply.
Minimum Standard: Facades shall be articulated architecturally, so as to maintain a
human scale and to avoid a solid wall. Vehicular entrances to nonresidential or mixed use
parking structures shall be articulated by arches, lintels, masonry trim, or other
architectural elements and/or materials (see illustration, subsection RMC 4-3-100.FSd).
Does not apply.
Guideline: Parking garage entries should be designed and sited to complement, not
subordinate, the pedestrian entry. If possible, locate the parking entry away from the
primary street, to either the side or rear of the building.
Does not apply.
Guideline: Parking garage entries should not dominate the streetscape.
Does not apply.
Guideline: The design of structured parking at finished grade under a building should
minimize the apparent width of garage entries.
Does not apply.
Guideline: Parking within the building should be enclosed or screened through any
combination of walls, decorative grilles, or trellis work with landscaping.
Does not apply.
Page 8 of27
Guideline: Parking garages should be designed to be complementary with adjacent
buildings. Use similar forms, materials, and/or details to enhance garages.
Does not apply.
Guideline: Parking service and storage functions should be located away from the street
edge and generally not be visible from the street or sidewalks.
Does not apply.
4. Vehicular Access:
Intent: To maintain a contiguous, uninterrupted sidewalk by minimizing, consolidating and/or
eliminating vehicular access off streets within pedestrian environments and/or designated
pedestrian-oriented streets.
Guideline: Parking lots and garages should be accessed from alleys or side streets.
Parking lot may be accessed from the curb cut on Pork Ave N. or by the 12' olley to the rear
(west) of the site.
Guideline: Driveways should be located to be visible from the right-of-way, but not
impede pedestrian circulation on-site or to adjoining properties. Where possible, minimize
the number of driveways and curb cuts.
The driveway is visible from the right-of-way. The proposed development will reduce the
curb cuts from two (2) to one (1).
C_ PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center
Village by creating pedestrian networks and by providing strong links from streets and drives to
building entrances; make the pedestrian environment safer and more convenient, comfortable,
and pleasant to walk between businesses, on Sidewalks, to and from access pOints, and through
parking lots; and promote the use of multi-modal and public transportation systems in order to
reduce other vehicular traffic.
1. Pathways through Parking lots:
Intent: To provide safe and attractive pedestrian connections to buildings, parking garages, and
parking lots.
Minimum Standard: Clearly delineated pedestrian pathways and/or private streets shall
be provided throughout parking areas.
Paved pedestrian area to the rear of the building connects the building entrances/ exits to
the on-site parking.
Page 9 of27
Minimum Standard: Within parking areas, pedestrian pathways shall be provided
perpendicular to the applicable building facade, at a maximum distance of 150 feet apart
(see illustration, subsection RMC 4-3-100.G4a).
Due to the size of the site and parking required, no pedestrian pathways perpendicular to
the building fa,ade are proposed.
2. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience
and enhance the pedestrian environment.
Minimum Standard: Developments shall include an integrated pedestrian circulation
system that connects buildings, open space, and parking areas with the adjacent street
sidewalk system and adjacent properties (see illustration, subsection RMC 4-3-100.G4b).
Pedestrian circulation is integrated to connect the adjacent street sidewalk system to the
building as well as adjacent properties. Paved area at the rear of the building connects the
proposed on-site parking to the building.
Minimum Standard: Sidewalks located between buildings and streets shall be raised
above the level of vehicular travel.
Sidewalks locoted between the buildings and streets will be raised above the level af
vehicular traffic. Please see #29 C20.
Minimum Standard: Pedestrian pathways within parking lots or parking modules shall be
differentiated by material or texture from adjacent paving materials (see illustration,
subsection RMC 4-3-100.G4c).
Pedestrian pathway within the parking lot will be differentiated by material and texture
from the adjacent paving materials.
Minimum Standard: Sidewalks and pathways along the facades of buildings shall be of
sufficient width to accommodate anticipated numbers of users. Specifically:
(aJ Sidewalks and pathways along the facades of mixed use and retail buildings 100 or
more feet in width (measured along the facade) shall provide sidewalks at least 12 feet in
width. The walkway shall include an 8 foot minimum unobstructed walking surface and
street trees (see iilustration, subsection RMC-4-3-100.G4d).
A pedestrian pathway at least 8' in width of unobstructed walking surface is provided
along the fa,ade of the building along Park Ave N.
(b) To increase business visibility and accessibility, breaks in the tree coverage adjacent to
major building entries shall be allowed.
There are no trees in front of the building entries.
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(c) For all other interior pathways, the proposed walkway shall be of sufficient width to
accommodate the anticipated number of users. A 10 -12 foot pathway, for example, can
accommodate groups of persons walking four abreast, or two couples passing one
another. An 8 foot pathway will accommodate three individuals walking abreast, whereas
a smaller 5 -6 foot pathway will accommodate two individuals.
A 4' wide pathway connects the parking stalls to the north of the site to the rear building
entry. A paved area with opening 10'-12' wide is port of the paved common space at the
rear of the building that allows for pedestrian traffic to reach the main entry to the lobby
space at the rear of the building.
Minimum Standard: locate pathways with clear sight lines to increase safety. landscaping
shall not obstruct visibility of walkway or sight lines to building entries.
Pathways are located with clear site lines. Landscaping does nat obstruct visibility of
walkway or building entries.
Minimum Standard: All pedestrian walkways shall provide an all-weather walking surface
unless the applicant can demonstrate that the proposed surface is appropriate for the
anticipated number of users and complementary to the design of the development.
Pedestrian walkways will provide an all-weather walking surface.
Guideline: Delineation of pathways may be through the use of architectural features, such
as trellises, railings, low seat walls, or similar treatment.
Does not apply.
Guideline: Mid-block connections are desirable where a strong linkage between uses can
be established.
Does not apply.
Guideline: Decorative fences, with the exception of chain link fences, may be allowed
when appropriate to the situation.
Does not apply.
3. Pedestrian Amenities:
Intent: To create attractive spaces that unify the building and street environments and are
inviting and comfortable for pedestrians; and provide publicly accessible areas that function for
a variety of activities, at all times of the year, and under typical seasonal weather conditions.
Minimum Standard: Provide pedestrian overhead weather protection in the form of
awnings, marquees, canopies, or building overhangs. These elements shall be a minimum
of 4-1/2 feet wide along at least 75 percent of the length of the building facade, a
maximum height of 15 feet above the ground elevation, and no lower than 8 feet above
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ground level.
A canopy 4.5' wide is provided along at least 75 percent the length of the Park Ave N.
far;ade. It is 10' above the ground elevation.
Minimum Standard: Site furniture provided in public spaces shall be made of durable,
vandal-and weather-resistant materials that do not retain rainwater and can be
reasonably maintained over an extended period of time.
Site furniture is provided in the public common space at the rear of the building,
underneath the building overhang. The site furniture will be made of durable, vandal-and
weather resistant materials that do not retain rainwater and can be reasonably
maintained over an extended period a/time.
Minimum Standard: Site furniture and amenities shall not impede or block pedestrian
access to public spaces or building entrances.
Site furniture and planters do not impede or block pedestrian access to public spaces or
building entrances.
Guideline: Transit shelters, bicycle racks, benches, trash receptacles, and other street
furniture should be provided.
Bicycle racks, benches, and planters are proposed.
Guideline: Street amenities such as outdoor group seating, kiosks, fountains, and public
art should be provided.
Outdoor seating and planters are provided.
Guideline: Architectural elements that incorporate plants, such as facade-mounted
planting boxes or trellises or ground-related or hanging containers are encouraged,
particularly at building entrances, in publicly accessible spaces, and at facades along
pedestrian-oriented streets (see illustration, subsection RMC 4-3-100.G4f).
Planters at the moin building entrance is proposed.
D. LANDSCAPING/RECREATION AREAS/COMMON OPEN SPACE:
Intent: To provide visual relief in areas of expansive paving or structures; define logical areas of
pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by the
community. To have areas suitable for both passive and active recreation by residents, workers,
and visitors; provide these areas in sufficient amounts and in safe and convenient locations; and
provide the opportunity for community gathering in places centrally located and designed to
encourage such activity.
1. Landscaping:
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Intent: landscaping is intended to reinforce the architecture or concept of the area; provide
visual and climatic relief in areas of expansive paving or structures; channelize and define logical
areas of pedestrian and vehicular circulation; and add to the aesthetic enjoyment of the area by
the community.
Minimum Standard: All pervious areas shall be landscaped (see RMC 4,,-4-g7Jl,
landscaping).
All pervious areas are landscaped.
Minimum Standard: Street trees are required and shall be located between the curb edge
and building, as determined by the City of Renton.
Street trees are proposed and located between the curb edge and building.
Minimum Standard: On designated pedestrian-oriented streets, street trees shall be
installed with tree grates. For all other streets, street tree treatment shall be as
determined by the City of Renton (see illustration, subsection RMC 4-3-100.H3a).
Does not apply.
Minimum Standard: The proposed landscaping shall be consistent with the design intent
and program of the building. the site, and use.
The proposed landscaping is consistent with the design intent and progrom of the building.
Minimum Standard: The landscape plan shall demonstrate how the proposed
landscaping, through the use of plant material and nonvegetative elements, reinforces the
architecture or concept of the development.
Please see #16 [100
Minimum Standard: Surface parking areas shall be screened by landscaping in order to
reduce views of parked cars from streets (see RMC '1::'H!8_0F7, landscape Requirements).
Such landscaping shall be at least 10 feet in width as measured from the sidewalk (see
illustration, subsection RMC 4-3-100.H3b).
Surface parking areGS ore screened by a proposed landscape area along Park Ave N. Please
see #16[300
Minimum Standard: Trees at an average minimum rate of one tree per 30 lineal feet of
street frontage. Permitted tree species are those that reach a mature height of at least 35
feet. Minimum height or caliper at planting shall be eight feet or two inch caliper (as
measured four feet from the top of the root ball) respectively.
Please see #16 [100.
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Minimum Standard: Shrubs at the minimum rate of one per 20 square feet of landscaped
area. Shrubs shall be at least 12 inches tall at planting and have a mature height between
three and four feet.
Please see #16 LlOO.
Minimum Standard: Ground cover shall be planted in sufficient quantities to provide at
least 90 percent coverage of the landscaped area within three years of installation.
Please see #16 LlOO.
Minimum Standard: The applicant shall provide a maintenance assurance device, prior to
occupancy, for a period of not less than three years and in sufficient amount to ensure required
landscape standards have been met by the third year following installation.
A plant watering schedule will be provided for the first two (2) years to ensure establishment of
new plants.
Year 1:
Water spring through fall, when weather is dry.
When planting: Water plants as soon as you get them in the ground. Allow the water to soak
in, then water again until the soil is thoroughly moistened.
Week one: Water plants daily or every other day. Just-planted roots will be able to absorb
soil moisture from only a small area until they begin to grow.
Week two onward: Unless the weather is extremely hot and dry, you may be able to decrease
watering frequency to two or three times per week until the fall rains begin.
Years 2:
Water deeply only once or twice per week. Exactly how often and how long you water will
depend on your soil and other conditions.
After year 2:
Properly planted and watered plants should be fairly well established, and can thrive with less
watering than you may expect. Drought-tolerant plants may need no supplemental water,
whereas shallow-rooted plants or plants with greater water needs may need water weekly.
Many plants, when selected for the conditions in your yard, may need watering only once or
twice a month in dry weather.
Minimum Standard: Surface parking with more than 14 stalls shall be landscaped as
follows:
Does not apply. Only twelve (12) uncovered spaces.
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(1) Required Amount·
Total Number of Spaces Minimum Required landscape Area*
15 to 50 15 square feet/parking space
51 to 99 25 square feet/parking space
100 or more 35 square feet/parking space
• Landscape area calculations above and planting requirements below exclude
perimeter parking lot landscaping areas.
(2) Provide trees, shrubs, and ground cover in the required interior parking lot
landscape areas.
(3) Plant at least one tree for every six parking spaces. Permitted tree species are
those that reach a mature height of at least 35 feet. Minimum height or caliper at
planting shall be eight feet or two inch caliper (as measured four feet from the top
of the root ball) respectively.
(4) Plant shrubs at a rate of five per 100 square feet of landscape area. Shrubs shall
be at least 16 inches tall at planting and have a mature height between three and
fourfeet.
(5) Up to SO percent of shrubs may be deciduous.
(6) Select and plant ground cover so as to provide 90 percent coverage within three
years of planting; provided, that mulch is applied until plant coverage is complete.
(7) Do not locate a parking stall more than SO feet from a landscape area.
Minimum Standard: Regular maintenance shall be provided to ensure that plant materials
are kept healthy and that dead or dying plant materials are replaced.
Regular maintenance will be provided to ensure that plant materials are kept healthy and
that dead and dy;ng plant materials are rep/aced.
Minimum Standard: Underground, automatic irrigation systems are required in all
landscape areas.
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Landscaped areas are minimal and include native and draught resistant species. No
irrigation system will be provided.
Guideline: Landscaping should be used to soften and integrate the bulk of buildings.
Landscaping areas soften and integrate the bulk of bUildings.
Guideline: Landscaping should be provided that appropriately provides either screening of
unwanted views or focuses attention to preferred views.
Landscaping will screen the parking lot from the street frontage.
Guideline: Use of low maintenance, drought-resistant landscape material is encouraged.
Low maintenance, drought-resistant landscape materials are proposed. See #17 LlOO.
Guideline: Choice of materials should reflect the level of maintenance that will be
available.
Choice of materials reflect the level of maintenance available.
Guideline: Seasonal landscaping and container plantings are encouraged, particularly at
building entries and in publicly accessible spaces.
Seasonal landscaping and container plantings are located at the main building entry and
at the publicly accessible space to rear of the building.
Guideline: Window boxes, containers for plantings, hanging baskets, or other planting
feature elements should be made of weather-resistant materials that can be reasonably
maintained.
Can tainers for plantings and any other planting feature elements will be made of weather-
resistant materials that can be reasonably maintained.
Guideline: Landscaping should be used to screen parking lots from adjacent or
neighboring properties.
Landscaping will screen the parking lot from the street frontage.
2. Recreation Areas and Common Open Space:
Intent: To ensure that districts have areas suitable for both passive and active recreation by
residents, workers, and visitors and that these areas are of sufficient size for the intended
activity and in convenient locations; create usable, accessible, and inviting open space that is
accessible to the public; and promote pedestrian activity on pedestrian-oriented streets
particularly at street corners.
Page 16 of27
Minimum Standard: Mixed use residential and attached housing developments of ten or
more dwelling units shall provide a minimum area of common space or recreation area
equal to 50 square feet per unit. The common space area shall be aggregated to provide
usable area(s) for residents. The location, layout, and proposed type of common space or
recreation area shall be subject to approval by the Director. The required common open
space shall be satisfied with one or more of the elements listed below. The Director may
require more than one of the following elements for developments having more than 100
units.
Does not apply.
(a) Courtyards, plazas, or mUlti-purpose open spaces;
(b) Upper level common decks, patios, terraces, or roof gardens. Such spaces above
the street level must feature views or amenities that are unique to the site and are
provided as an asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separate from the
public street system;
(d) Recreation facilities including, but not limited to, tennis/sports courts, swimming
pools, exercise areas, game rooms, or other similar facilities; or
(e) Children's play spaces.
Minimum Standard: In mixed use residential and attached residential projects, required
landscaping, driveways, parking, or other vehicular use areas shall not be counted toward
the common space requirement or be located in dedicated outdoor recreation or
common use areas.
Do not know
Minimum Standard: In mixed use residential and attached residential projects required
yard setback areas shall not count toward outdoor recreation and common space unless
such areas are developed as private or semi-private (from abutting or adjacent properties)
courtyards, plazas or passive use areas containing landscaping and fencing sufficient to
create a fully usable area accessible to all residents of the development (see illustration,
Do not know
Minimum Standard: Private decks, balconies, and private ground floor open space shall
not count toward the common space/recreation area requirement.
Does not apply.
Minimum Standard: In mixed use residential and attached residential projects, other
required landscaping and sensitive area buffers without common access links, such as
pedestrian trails, shall not be included toward the required recreation and common space
requirement.
Does not apply.
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Minimum Standard: All buildings and developments with over 30,000 square feet of
nonresidential uses (excludes parking garage floorplate areas) shall provide pedestrian-
oriented space (see illustration, subsection RMC 4-3-100.H3d) according to the following
formula:
1% of the lot area + 1% of the building area = Minimum amount of pedestrian-
oriented space
Does not apply.
Minimum Standard: To qualify as pedestrian-oriented space, the following must be
included:
(a) Visual and pedestrian access (including barrier-free access) to the abutting structures
from the public right-of-way or a nonvehicular courtyard;
Does not apply.
(b) Paved walking surfaces of either concrete or approved unit paving;
Does not apply ..
(c) On-site or building-mounted lighting providing at least four foot-candles (average) on
the ground; and
Does not apply.
(d) At least three feet of seating area (bench, ledge, etc.) or one individual seat per 60
square feet of plaza area or open space.
Does not apply.
Minimum Standard: The following features are encouraged in pedestrian-oriented space
(see illustration, subsection RMC 4-3-100.H3e) and may be required by the Director:
(a) Provide pedestrian-oriented uses on the building facade facing the pedestrian-
oriented space.
(b) Spaces should be positioned in areas with significant pedestrian traffic to provide
interest and security -such as adjacent to a building entry.
(c) Provide pedestrian-oriented facades on some or all buildings facing the space.
(d) Provide movable public seating.
Does not apply.
Minimum Standard: The following are prohibited within pedestrian-oriented space:
(a) Adjacent unscreened parking lots;
(b) Adjacent chain link fences;
(c) Adjacent blank walls;
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(d) Adjacent dumpsters or service areas; and
(e) Outdoor storage (shopping carts, potting soil bags, firewood, etc.) that do not
contribute to the pedestrian environment.
Does not apply.
Minimum Standard: The minimum required walkway areas shall not count as pedestrian-
oriented space. However, where walkways are widened or enhanced beyond minimum
requirements, the area may count as pedestrian-oriented space if the Director determines
such space meets the definition of pedestrian-oriented space.
Does not apply.
Minimum Standard: Commercial Arterial Zone Public Plazas.
Does not apply.
At each corner of the intersections listed below, there shall be provision of a public plaza
of no less than 1,000 square feet with a minimum dimension of 20 feet on one side
abutting the sidewalk. The public plaza must be landscaped consistent with RMC 4-4-070,
including at minimum street trees, decorative paving, pedestrian-scaled lighting, and
seating. These public plazas are to be provided at all of the following intersections:
i. Benson Area: Benson Drive S'/108th Avenue S.E. and S.E. 176th.
ii. Bronson Area: Intersections with Bronson Way North at:
(a) Factory Avenue N. / Houser Way S.;
(b) Garden Avenue N.; and
(c) Park Avenue N. and N. First Street.
iii. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
iv. Northeast Fourth Area: Intersections with N.E. Fourth at:
(a) Duvall Avenue N.E.;
(b) Monroe Avenue N.E.; and
(c) Union Avenue N.E.
v. Grady Area: Intersections with Grady Way at:
(a) Lind Avenue S.W.;
(b) Rainier Avenue S.;
(c) Shattuck Avenue S.; and
(d) Talbot Road S.
vi. Puget Area: Intersection of S. Puget Drive and Benson Road S.
vii. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
(a) Airport Way / Renton Avenue 5.;
(b) S. Second Street;
(c) S. Third Street / S. W. Sunset Boulevard;
(d) S. Fourth Street; and
(e) S. Seventh Street.
viii. North Renton Area: Intersections with Park Avenue N. at:
(a) N. Fourth Street; and
(b) N. Fifth Street.
ix. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
(a) Duvall Avenue N.E.; and
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(b) Union Avenue N.E.
Guideline: Common space areas in mixed use residential and attached residential projects
should be centrally located so they are near a majority of dwelling units, accessible and
usable to residents, and visible from surrounding units.
The common outdoor space is located at the rear main building entry, central to the
residential units.
Guideline: Common space areas should be located to take advantage of surrounding
features such as building entrances, significant landscaping, unique topography or
architecture, and solar exposure.
The common outdoor space is located at the rear main building entry.
Guideline: In mixed use residential and attached residential projects children's play space
should be centrally located, visible from the dwellings, and away from hazardous areas
like garbage dumpsters, drainage facilities, streets, and parking areas.
No children play space is located.
E. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a
human scale, and uses appropriate building materials that are suitable for the Pacific Northwest
climate. To discourage franchise retail architecture.
1. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and
ensure that all sides of a building, that can be seen by the public, are visually interesting.
Minimum Standard: All building facades shall include modulation or articulation at
intervals of no more than forty feet (40').
Building facades include modulation at intervals of no more than 40'.
Guideline: Building facades should be modulated and/or articulated with architectural
elements to reduce the apparent size of new buildings, break up long blank walls, add
visual interest, and enhance the character of the neighborhood.
Building facades are modulated and emphasized with screening elements to reduce the
apparent size of the building, break up long blank walls, add visual interest, and enhance
the character of the neighborhood.
Page 20 of27
Guideline: Articulation, modulation, and their intervals should create a sense of scale
important to residential buildings.
The gloss curtain woll grid, scole of punched windows, and Juliet balcony roilings (on the
west far;ade) give a sense of scole to the building.
Guideline: A variety of modulations and articulations should be employed to add visual
interest and to reduce the bulk and scale of large projects.
A variety in proportion of modulations and articulations are used to add visual interest and
reduce the bulk and scale of the project.
Guideline: Building modulations should be a minimum of two feet deep, 16 feet in height,
and eight feet in width.
Building modulations are a minimum of 2' deep, 16' feet in height and 8' in width.
Guideline: Alternative methods to shape a building such as angled or curved facade
elements, off-set planes, wing walls, and terracing will be considered; provided, that the
intent of this Section is met.
Screening elements are used to shope the building.
2. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or
distant public view have visual interest.
Minimum Standard: Untreated blank walls visible from public streets, sidewalks, or
interior pedestrian pathways are prohibited. A wall (including building facades and
retaining walls) is considered a blank wall if:
(a) It is a ground floor wall or portion of a ground floor wall over six feet in height,
has a horizontal length greater than lS feet, and does not include a window, door,
building modulation or other architectural detailing; or
(b) Any portion of a ground floor wall having a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Where blank walls are present they will be treated with architectural detailing such
as reveals.
Minimum Standard: Where blank walls are required or unaVOidable, blank walls shall be
treated with one or more of the following (see illustration, subsection RMC 4-3-100.ISd):
(a) A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
(b) Trellis or other vine supports with evergreen climbing vines;
Page 21 of27
(c) Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
(d) Artwork, such as bas-relief sculpture, mural, or similar; or
(e) Seating area with special paving and seasonal planting.
Where blank walls are present they will be treated with architectural detailing such
as reveals.
Minimum Standard: Treatment of blank walls shall be proportional to the wall.
Minimum Standard: Provide human-scaled elements such as a lighting fixture, trellis, or
other landscape feature along the facade's ground floor.
Planters are proposed along the farade's ground floor.
Minimum Standard: Facades on designated pedestrian-oriented streets shall have at least
7S percent of the linear frontage of the ground floor facade (as measured on a true
elevation facing the designated pedestrian-oriented street) comprised of transparent
windows and/or doors.
Facades on the pedestrian-oriented streets have at least 75 percent of the linear frontage.
Minimum Standard: Other facade window requirements include the following:
(a) Building facades must have clear windows with visibility into and out of the building.
However, screening may be applied to provide shade and energy efficiency. The minimum
amount of light transmittance for windows shall be SOpercent.
Building facades have clear windows. Horizontal metal screening is applied to provide
shade and energy efficiency.
(b) Display windows shall be designed for frequent change of merchandise, rather than
permanent displays.
Does not apply.
(c) Where windows or storefronts occur, they must principally contain clear glazing.
Storefronts will contain clear glazing.
(d) Tinted and clark glass, highly reflective (mirror-type) glass and film are prohibited.
Does not apply.
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Guideline: The primary building entrance should be made visibly prominent by
incorporating a minimum of one of the following architectural features from each
category listed (see illustration, subsection RMC 4-3-100.l5e):
(a) Facade Features:
(1) Recess;
(2) Overhang;
(3) Canopy;
(4) Trellis;
(5) Portico;
(6) Porch;
(7) Clerestory.
Entries are recessed with canopies.
(b) Doorway Features:
(1) Transom windows;
(2) Glass windows flanking door;
(3) Large entry doors;
(4) Ornamental lighting;
(5) Lighted displays.
Doorways along Park Ave N have glass windows flanking the door as well as 0
transom window.
(c) Detail Features:
(1) Decorative entry paving;
(2) Ornamental building name and address;
(3) Planted containers;
(4) Street furniture (benches, etc.).
Planted containers are proposed.
Guideline: Artwork or building ornamentation (such as mosaics, murals, grillwork,
sculptures, relief, etc.) should be used to provide ground-level detail.
Building ornamentation will be considered.
Guideline: Elevated or terraced planting beds between the walkway and long building
walls are encouraged.
Does not apply.
3. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an
urban project and contribute to the visual continuity of the district.
Minimum Standard: Buildings shall use at least one of the following elements to create
varied and interesting roof profiles (see illustration, subsection RMC 4-3-100.15f):
(a) Extended parapets;
(b) Feature elements projecting above parapets;
(c) Projected cornices;
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(d) Pitched or sloped roofs.
Extended parapets ore proposed.
Minimum Standard: Locate and screen roof-mounted mechanical equipment so that the
equipment is not visible within 150 feet of the structure when viewed from ground level.
Roof-mounted mechanical equipment is screened.
Minimum Standard: Screening features shall blend with the architectural character of the
building, consistent with RMC 4-4-09SE, Roof-Top Equipment.
Roof-mounted mechanical equipment is screened with Q horizontal meta/screen,
consistent to the screen used on the fa~ade.
Minimum Standard: Match color of roof-mounted mechanical equipment to color of
exposed portions of the roof to minimize visual impacts when equipment is visible from
higher elevations.
Roof-mounted mechanical equipment will be 0 similar color to the proposed building
materials.
4. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the
use of materials that reduce the visual bulk of large buildings; and encourage the use of
materials that add visual interest to the neighborhood.
Minimum Standard: All sides of buildings visible from a street, pathway, parking area, or
open space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
All sides of the building will have consistent use of materials: fiber cement boord panels,
glass curtain waJl, horizontal meta/screen, wood accents, and vertical metal fins.
Minimum Standard: Materials, individually or in combination, shall have an attractive
texture, pattern, and quality of detailing for all visible facades.
The material composition will be attractive from off facades.
Minimum Standard: Materials shall be durable, high quality, and reasonably maintained.
Materials will be durable.
Minimum Standard: Buildings shall employ material variations such as colors, brick or
metal banding, patterns, or textural changes.
Materials will create a varying composition.
Page 24 of27
Guideline: Building materials should be attractive, durable, and consistent with more
traditional urban development. Appropriate examples would include brick, integrally
colored concrete masonry, pre-finished metal, stone, steel, glass, and cast-in-place
concrete.
All sides of the building will have consistent use of materials: fiber cement board panels,
g/OS5 curtain wall, horizontal meta/screen, wood accents, and vertical metal fins.
Guideline: Concrete walls should be enhanced by texturing, reveals, snap-tie patterns,
coloring with a concrete coating or admixture, or by incorporating embossed or sculpted
surfaces, mosaics, or artwork.
The concrete base will be enhanced by reveals and snap-tie patterns.
Guideline: Concrete block walls should be enhanced with integral color, textured blocks
and colored mortar, decorative bond pattern and/or incorporate other masonry materials.
The masonry refuse enclosure will be consistent in color to the building facades.
Guideline: Stucco and similar troweled finishes should be used in combination with other
more highly textured finishes or accents. They should not be used at the base of buildings
between the finished floor elevation and four feet (4') above.
Does not apply.
F, SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional
assistance; encourage signs that are both clear and of appropriate scale for the project;
encourage quality signage that contributes to the character of the Urban Center and the Center
Village; and create color and interest.
Minimum Standard: Sign age shall be an integral part of the design approach to the
building.
We anticipate adhering to the minimum standard.
Minimum Standard: Corporate logos and signs shall be sized appropriately for their
location.
Does not apply.
Minimum Standard: Prohibited signs include (see illustration, subsection RMC 4-3-
100.J3a):
i. Pole signs;
ii. Roof signs;
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iii. Back-lit signs with letters or graphics on a plastic sheet (can signs or illuminated
cabinet signs). Exceptions: Back-lit logo signs less than ten (10) square feet are
permitted as are signs with only the individual letters back-lit.
Does not apply. We do not anticipate using this sign type.
Minimum Standard: In mixed use and multi-use buildings, signage shall be coordinated
with the overall building design.
We anticipate adhering ta the minimum standard.
Minimum Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet above finished grade, including support
structure. All such signs shall include decorative landscaping (ground cover and/or shrubs)
to provide seasonal interest in the area surrounding the sign. Alternately, signage may
incorporate stone, brick, or other decorative materials as approved by the Director.
Does not apply. We da not anticipate using this sign type.
Minimum Standard: Entry signs shall be limited to the name of the larger development.
Does not apply. We do not anticipate using this sign type.
Guideline: Alteration of trademarks notwithstanding, corporate signage should not be
garish in coior nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
Does not apply. We do not anticipate using this sign type.
Guideline: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Does not apply. We do not anticipate using this sign type.
Guideline: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
We anticipate the use of blade type signs. They will be proportional to the building fa<;ade.
G. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such
as plazas, pedestrian walkways, parking areas, building entries, and other public places; and
increase the visual attractiveness of the area at all times of the day and night.
Minimum Standard: lighting shall conform to on-site exterior lighting regulations located
in RMC <1:.4.-075, lighting, Exterior On-Site.
Lighting will be provided by appropriate downlighting fixtures per code.
Page 26 of27
Minimum Standard: Lighting shall be provided on-site to increase security, but shall not
be allowed to directly project off-site.
Lighting will be provided to increase security for the covered parking and along the Pork
Ave N street frontage. It will not project off-site.
Minimum Standard: Pedestrian-scale lighting shall be provided, for both safety and
aesthetics, along all streets, at primary and secondary building entrances, at building
facades, and at pedestrian-oriented spaces.
Pedestrian-scale lighting will be provided for both safety and aesthetics at all building
entries and at the pedestrian-oriented spaces. lighting will be integrated within canopy
where appropriate.
Guideline: Accent lighting should be provided at focal points such as gateways, public art,
and significant landscape features such as specimen trees.
Accent lighting will enhance the building farade at the north-east corner and signage.
Guideline: Additional lighting to provide interest in the pedestrian environment may
include sconces on building facades, awnings with down-lighting, decorative street
lighting, etc.
A canopy with down lighting will be proposed.
Page 27 of27
--r¢ City of
---,...",...."""'-j {~I 1 r D S 1
LOT COMBINATION
GENERAL INSTRUCTIONS AND ApPLICATION
The revised code of Washington (RCW) Section 58.17.040 (6) allows for adjusting the boundary
(combining) line between contiguous properties provided that:
• No additional parcels. sites. tracts, or lots are created; and
• No parcels are established which have insufficient area or setbacks as
required by zoning or other regulations.
In order to insure that a Lot Combination meets these requirements, it must be reviewed by the Department of
Community and Economic Development. Once approved, it must be recorded with the King County Recorder's
Office.
REQUIRED ELEMENTS OF A DECLARATION OF LOT COMBINATION (SEE SAMPLE COPY ATTACHED) ARE AS
FOLLOWS:
1. The Declaration of Lot Combination document must contain the complete and accurate legal descriptions,
including any recorded easements along with the parcel number(s) of the existing/original. When completed,
the document must contain the notarized acknowledgements and signatures of ALL involved parties;
2. An accurate drawing of the existing/original and the revised/combined parcels, depicting the parcel
number, the location of all roads, easements, structures, and other features. The drawing does not need to
meet a particular scale, but it must be legible and clearly show property dimensions, distances from all
structures to property lines, and an arrow pointing north. A clear one (1) inch margin shall be left on all
four (4) sides of the drawing. Drawings should not exceed 8 Yo" x 14" in size. The existingioriginallots
must be labeled Parcel A, Parcel B, and so on;
3. Deeds, deeds of trust, or mortgage releases if ownership is being transferred;
4. "Declaration of Lot Combination" must be clearly filled in with dark ink printing or typing. The document must
have exact State required margins as follows: 3" Top Margin, 1" on each Side and Bottom of the page (your
return address can be within the 3" top margin). All other sheets must have 1" margins on both sides.
Once drafted, the original proposed Lot Combination documents (including items 1 through 4 above) plus one
(1) copy of each submittal item shall be submitted to Department of Community and Economic Development
along with any applicable processing fee. In the application, be sure to attach the name, address, and phone
number of the person who should be contacted when the Declaration of Lot Combination is ready to record or if
a problem arises.
When approved, the applicants are notified that their Declaration of Lot Combination Documents are ready
for recording with King County, along with necessary supportive documents such as an excise tax affidavit
deed(s), deed(s) of trust, or mortgage releases. One (1) copy of the recorded document shall be returned to
Development Services, and one (1) copy to the King County Assessor's Office, to assure proper processing of
the revised parcels.
CAUTION: Applicants may wish to obtain a title report and have the Declaration reviewed by a licensed land
surveyor andlor title officer to ensure that all deeds, legal descriptions, and maps are correct and accurate. The
accuracy of the Declaration and the associated deeds is the responsibility of the applicant. The City of Renton
assumes no liability for any errors or complications that arise therefrom. " -)
h:ced\data\forms-templates\self-help handouts\planning\lotcombination.doc 11-21-2011
CI1:Y r-Ile i\.~LlmDr:)r
APPLICATION FOR LOT COMBINATION
City of Renton Department of Community and Economic Development
NATURE OF REQUEST:
In order to develop the proposed new mixed use project along Park Ave. N., we are proposing to
combine the current three building lots (Lot #6, Lot #7 and Lot #8) located respectively at 521, 525 and
529 Park Ave. N., Renton WA 98055 into one complete lot to have the address of 529 Park Ave. N.,
Renton WA 98055
Taxpayer/Owner PARK 09 LLC Phone: (425) 793-1789
Address 1221 North 26th Street
City/State Renton, WA 98056
Applicant
Address
City/State
__________________ Phone: ~ ___ _
Parcel Data:
Site Address: 521, 525, 529 Park Ave. N., Renton, WA 98055
Parcel #: 7224000850, 7224000855, 7224000860
Location: Quarter Sll'lLSection ~ Township n Range §.
Related Parcels: Lot #6 7224000850, Lot #7: 7224000855, Lot #8: 7224000860
Existing Zoning: ~Shoreline Environment: NA
Legal Descriptions (of the three properties):
1, LOT 61N BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF
PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: LOT #6 IS SITUATED IN THE ~
QUARTER OF SECTION §, TOWNSHIP 23, RANGE 2, IN THE CITY OF RENTON, KING
COUNTY, WASHINGTON:
2&3, LOT 7 AND SOUTH 35 FEET OF LOT 8, BLOCK 10, RENTON FARM PLAT, AS PER PLAT
RECORDED IN VOLUME OF 10 PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR: LOT #7
 IS SITUATED IN THE ~QUARTER OF SECTION §, TOWNSHIP~, RANGE,2, IN THE
CITY OF RENTON, KING COUNTY, WASHINGTON.
All dimensions must be shown, total square footage must be shown on revised lot drawing.
Please list parcel numbers for the original lots.
Return Address:
City Clerk's Office
City of Renton
1055 South Grady Way
Renton, WA 98057
Title:
DECLARATION of LOT COMBINATION
Project File #:
LUA_-__ -LC
Section Township North Range
Grantor(s):
l. PARK 09 LLC
Property Tax Parcel Number(s):
7224000860, 7224000855, 7224000850
Address or Intersection:
521, 525, 529 Park Ave. N., Renton, WA 98055
East, W.M., City of Renton, King County, Washington
Grantee(s):
1. City of Renton, a Municipal Corporation
We, Yu Mao and Min Wu owners of Park 09 LLC hereby certify that we are the owners ofthe
property described in Exhibit 'A' on page 1. said property being in common ownership, do hereby
petition the City of Renton to allow the separate parcels to be combined into single legal lot of
record as described in Exhibit '8' on page 1. as specifically allowed by the Revised Code of
Washington, Section 58.17.040 (6). The Map Exhibit on page .2,.depicts the original and the hereby
revised parcels.
NOW THEREFORE, in consideration of the mutual benefits to accrue herefrom and by signing
hereon, the parties do for themselves, their heirs and assigns, revise the boundary lines of the
parcels described in the aforementioned Exhibit 'A' and establish and recognize the parcel legal
description(s) in the aforementioned Exhibit '8' as the new parcel legal description(s).
IN WITNESS WHEREOF, said Grantor has caused this instrument to be executed
this ~day of ~ 20ll
~~ P 6-/;;'S;ZCS' ((/-
Cit:.: of Renton Aggroval:
The petition of the property owner(s) to combine the separate properties described in the
aforementioned Exhibit 'A' into legal lots of record as described in aforementioned Exhibit '8'. This
lot combination is binding upon recordation and the resulting parcel(s) may only be divided through
the City of Renton's formal subdivision process.
Planning Director Date
City of Renton Department of Community and Economic Development
Notary Seal must be within box
Notary Seal must be within box
My appointment expires:_..Ll.4A-4J..J...l.I-____ _
Dated: '),
COUNTY OF KING
I certify that I know or have satisfactory evidence that _______ _
_ ----:--,-------,----:-:--:-:-__ --,-__ --,----,-----,--_signed this instrument, on oath
stated that he/she/they was/were authorized to execute the instrument and
acknowledged it as the _________ and _______ _
of to be the free and voluntary act of such party/
parties for the uses and purposes mentioned in the instrument.
Notary Public in and for the State of Washington
Notary (Print) ______________ _
My appointment expires: ____________ _
Dated:
CORPORA 7E FORM OF Ao(NOWLEDGM£NT
STATE OF WASHINGTON Iss
COUNTY OF KING I
On this ___ day of ____ ~20_~ before me personally appeared
to me known to
be of the corporation that
executed the within instrument, and acknowledge the said instrument to be the free
and voluntary act and deed of said corporation, for the uses and purposes therein
mentioned, and each on oath stated that he/she was authorized to execute said
instrument and that the seal affixed is the corporate seal of said corporation.
Notary Public in and for the State of Washington
Notary (Print) ______________ _
My appointment expires: ____________ _
Dated:
EXHIBIT 'A'
Original Legal Description
1, LOT 6 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF
PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR; LOT #6 IS SITUATED IN THE SW
QUARTER OF SECTION li, TOWNSHIP .21, RANGE 9., IN THE CITY OF RENTON, KING
COUNTY, WASHINGTON;
2&3, LOT 7 AND SOUTH 35 FEET OF LOT 8, BLOCK 10, RENTON FARM PLAT, AS PER PLAT
RECORDED IN VOLUME OF 10 PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR; LOT #7
 IS SITUATED IN THE SW QUARTER OF SECTION a, TOWNSHIP .21, RANGE 9., IN THE
CITY OF RENTON, KING COUNTY, WASHINGTON.
EXHIBIT'B'
Revised Legal Description
MAP EXHIBIT
Original Parcel Configuration
.. IANDlTIlESURVEY
MAP EXHIBIT
Revised Parcel Config,uration
..
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•• III ••
ERIT ENGINEERING INC.
a-eleHlr-IICAL ENGINEERING
Wu Property
521,525 and 529 Park Ave. N.
Renton, Washington 98055
Prepared For:
Yumao & Min Wu
Park 09 LLC
507 Williams Ave. S.
Renton, W A 98057
July 09, 2014
Project No. VF0113754
AUG 25 2D14
2715 Meridian Street
Bellingham Washington 98225
Tel: (360)73H·60S:<
Fax: (360)738·[499
c~lllail: merited': MeritEngineering.com
http:! / ww\".McritEnginccring.com
ERIT ENGINEERING INC.
July 19,2014
Project No. UF0214730
Yumao & Min WU
Park 09, LLC
507 Williams Ave. S.
Renton, W A 98057
Re: Geotechnical Engineering Study
521,525 & 529 Park Ave. N.
Renton, Washington 98057
Dear Yumao & Min:
::' 71 S M~riJian Stn:c\
Bdlill.'!.h.ul1. Wt\ ~X22.:'i
l'cl: (.lflO,7."l,X-()()Xl
F:!\.: (3()(),7JX-[...j.Y!)
Illcril((I \1critEnglnecring.com
http://\\w\\.McritEngilllxring . ..::um
ACF.C
fiJdJLdJ£JIDL
Recipient
Engineering
Excellence
At your request, we have conducted a geotechnical investigation for the above referenced
project. The following geotechnical report represents the results of our field study and derives
conclusions on the feasibility of development on the site.
Thank you for this opportunity to work with you on this project. Please contact us if you have
any questions about this report.
Sincerely,
Austin X. Huang, Ph.D., P.E., L.G., D.GE., F.ASCE
Principal
F ASC£: Fellow -American Society of Civil Engineering
D,GE -Diplomate -Academy of GeoProfessionals
D.GEs provide successful projects that benefit their clients.
The D,GE certijication recognizes geotechnical engineers who possess specialty education, extensive experience.
integrity. and good judgment.
Hy(JrogeolQyl~'dj, Mlnlng, and E:nv)r-Orl'''prtai £nglneerlng dlld G""OSCll?nCeS S!"rVlce.<;.
Proposed Development
521,525 & 529 Park Ave. N.
Renton, Washington 98057
Report Prepared for:
Yumai & Min Wu
Park 09, LLC
507 Williams Ave. S.
Renton, WA 98057
by
Austin X. Huang, Ph.D., P.E., L.G., F.ASCE, D.GE
Principal
Project No. VF0113754
July 09, 2014
-ii-
Merit Engineering Inc.
TABLE OF CONTENTS
LETTER OF TRANSMITTAL. ..
SIGNATURE PAGE ....
TABLE OF CONTENTS ..
1. INTRODUCTION ....
2. SCOPE ...
3. SITE INVESTIGATION ...
3.1 Surface Conditions ...
3.2
3.3
Subsurface Conditions ......................... .
Geologic Background .................. .
. ......... 1
ii
. .................... 111
.......... 1
. ......... 1
2
. ........ 2
...... 2
3
3.4 Surface and Ground Water Conditions ............................................................. 4
4. LABORA TORY TEST ...
5. CONCLUSIONS AND RECOMMENDATIONS .. .
5.1 Site Preparation and Grading ..................... .
5.2 Foundation Design Parameters .. .
5.3 Seismic Design Parameters ........................................ .
5.4 Liquefaction .......................... .
5.5 Design Parameter .. .
5.6 Slab on Grade Floor ....... .
5.7 Foundation Drainage .... .
5.8 Lateral Earth Pressures
5.9 Structural Fill. ..
6. CONSTRUCTION PHASE SERViCES ............... .
7. GENERAL CONDITIONS .............................................. .
-iii -
4
. .......... 4
. ........... 4
. ..................... 5
. ..... 6
................ 6
. .. 7
.7
...... 8
. ............. 9
. ......... 10
. ... 11
Merit Engineering Inc.
APPENDIX
Figure
Figure 2
Figure 3
Figures 4 through 7 ..
Figure 8 ..
................ Site Location and Vicinity Map
Site Plan
Soil Classification
. ............................. Test Bore Lo!!,s
....................... Sieve Lo!!,s
Merit Engineering Inc,
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1. INTRODUCTION
Park 09. LLC has purchased 521, 525 & 529 Park Ave. N., Renton, WA 98055 and plan to
develop a 3 story multi-use facility on the property. Xiaoli Stoyanov of Ellumus LLC on
behalf of Park 09, LLC has requested that Merit Engineering, Inc. conduct a geotechnical
engineering investigation for the proposed 3-story, wood frame, multi-use building and
associated site development.
The pmject area and vicinity is shown in Figure 1 and the site plan with test boring locations in
Figure 2 in the Appendix.
The objective of this study was to investigate subsurface soil and groundwater conditions at the
subject property to derive conclusions and provide geotechnical engineering recommendations
for the proposed structure.
2. SCOPE
The scope of work for this study is in compliance with proposal #PVE03l2555 and includes:
• Conducting a visual site reconnaissance of the subject lot and vicinity;
• Conducting four test borings with one to the depth of 50 feet, two 20 feet and one 10
feet;
• Logging soil and groundwater conditions;
• Conducting laboratory soil index tests if necessary;
• Preparing this geotechnical engineering report with recommendations for the proposed
building foundation:
(1) surface conditions,
(2) subsurface soil conditions,
(3) groundwater conditions, and
Recommendations for:
(4) foundation design parameters,
(5) structural fill and compaction criteria,
(6) foundation retaining wall design parameters,
(7) drainage,
(8) site grading, and
(9) soil infiltration parameter.
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Merit Engineering Inc.
3. SITE INVESTIGATION
3.1 Surface Conditions
The site is located in the city of Renton, King County, Washington adjacent to Park Avenue N.
and an unnamed alley. The property has three legal descriptions: two are Renton Farm Plat.
One is Renton Farm Plat S 35 FT. The King County Assessor's website lists the physical
addresses of the site as 521,525 & 529 Park Ave. N. A location and vicinity map is shown in
the Appendix of this report (Figure I). A site plan showing the property location is also
presented in the Appendix (Figure 2). A representative of Merit Engineering, Inc. visited the site
for visual reconnaissance on June 20 and July 7. 2014. The topography of the property is
generally flat. The site is accessed from the south by an unpaved, grass covered driveway. The
site has four buildings present on it: A small one bedroom one bath house with small shop is
currently vacant, a second one story house is currently occupied by tennants and a third one-
story structure and parking lot with 4 surface painted parking stalls is currently leased and
operates as a restaurant. Immediately to the south is a one story automotive repair shop. Park
Ave. N. is immediately to the west, running north to south, and separates the site from a multi-
story office building. To the north is a parking lot followed by a single story automotive repair
shop. An unnamed alleyway borders the site on the east side and separates the property from
residential homes. The lot is situated neither higher nor lower than the surrounding properties.
topogriphally.
3.2 Subsurface Conditions
Subsurface soil and groundwater conditions were investigated by conducting four (4) test
borings on July 7,2014. Procedures for test borings included soil sample collection. logging
soil and groundwater conditions, and SPT (Standard Penetrati()n Test). Test boring logs with
SPT test results are shown in Figures 4 through 7 in the Appendix. The descriptions of the soil
symbols and classification used in this report also are presented in the Appendix (Figure 3). As
shown in the schematic drawing, the soils at this site consist of:
a. Topsoil (OL)
b. Sandy Gravel (GP)
Merit Engineering Inc.
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c. Gravelly Sand (SP)
d. Gravelly Sand (SW), and
e. Clayey Sand (SC)
a. Topsoil (OL)
Dark brown, damp to moist
sandy topsoil with some clay,
generally terminating at 40'
approximately 12". The soil was
generally loose and crumbly but
cohesive when squeezed.
b. Sandy Gravel (GP)
)"""'" SP
.l~ ..
GP:
""""""""""""" ~'/""""'I"'';-'''''''''''''''''./''' """", .... , ........ ,"""', .... " ... , ... , ... "
40'
Coarse grained gravel with medium to coarse brown sand. In general, this layer was
light brown and damp to slightly moist. This layer extends from approximately 12" to
about 20' based on test boring observations.
c. Gravelly Sand (SP)
Thin layer of gray to brown silty poorly graded sand wth gravel not present in all
borings. This layer was generally wet to saturated and loose to medium dense, observed
at a depth of approximately 5'.
d. Gravelly Sand (SW)
Thin layer of gray to brown silty well graded sand with gravel not present in all
borings. This layer was generally wet to saturaed and loose to meduim dense.
Observed at a depth of approximately 10'.
e. Clayey Sand (SM)
Gray, well sorted mostly fine grained sand with some clay starting depth of 15' to 20'
and terminating somewhere between 25' and 30'.
3.3 Geologic Background
The project area is located in the Southern Puget lowlands. This particular site is composed of
Merit Engineering Inc.
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sand and gravel fluvial deposit from the Cedar River. Underlying the sand and gravel deposits
are Upper Pleistoscene Vashon Glacial Drift deposits. The area was invaded by glacial ice at
least three times during the Pleistocene Epoch, about 1.6 million to 10,000 years ago.
3.4 Surface and Ground Water Conditions
We did not observe surface water during our site investigations on June 20 and July 7, 2014.
We encountered ground water table at depth of 10'. We interprate constant groundwater table is
at the depth of 15' from soil color and fluctuate between 8' to 15' year-round. However,
shallow stonn water may flow near the surface during winter wet season as indicated from the
soil mottling.
4. LABORATORY TESTS AND INFILTRATION
For detennining soil infiltration at the shallow depth, a laboratory test was perfonned on
shallow near surface soil sample collected during test borings July 7, 2014. The test was aimed
at estimating soil infiltration for on-site stonn water system design.
Sieve Analysis: Used to assess particle size distribution of a granular material. The sieve
test result is presented in Figure 8. The soil was then classified using both USDA and
ASTM methods.
We conclude, and it is our opinion that a long tenn rate for the site of 0.5 -1.0 inches/hour is
acceptable for design purposes based on our database and experience and knowledge for this
type of soil in the area.
5. CONCLUSIONS AND RECOMMENDATIONS
We conclude, based on this investigation, that the site is suitable for the proposed project if the
recommendations in this report are followed. We understand that current plans for the proposed
building call for a shallow spread footing foundation.
5.1 Site Preparation and Grading
We recommend removing any top organic soil, uncontrolled fills, and unsuitable loose and soft
Merit Engineering Inc.
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soils from the areas of the proposed building. We recommend grading the exposed subgrade
away from footing and slab-on-grade locations to minimize the potential for accumulation of
surface water. We anticipate that soil excavation can be accomplished with conventional
equipment.
If construction proceeds in wet weather, care must be taken to the maximum extent possible to
protect the on-site soils from becoming saturated. Significant additional costs and construction
difficulty could be incurred if work proceeds in wet weather.
The exposed subgrade soils at the areas of the proposed building should be proof-rolled with a
loaded dump truck to reveal soft or yielding surficial soils. Any soft subgrade soils encountered
during site excavation or exposed during proof-rolling should be removed and replaced with
structuml fill as recommended in the Structural Fill section of this report.
Any temporary cut slopes during site construction wifhout support should not exceed 2H : IV.
Temporary shoring may be required for excavation near or below the water table. We
recommend that we evaluate the site conditions for suitable cut slope during site excavation.
We also recommend that we observe and verify site excavation to suitable soil stratum, a proof-
roll test to verify imported fill materials, and observe and test compaction of structural fill
materials.
5.2 Foundation Design Parameters
We recommend placing the footings on the native compacted sand soil or on import structural
till placed directly over firm native soils.
Under satisfying the above conditions, allowable net soil bearing pressures of 2,000 psf
(pounds per square foot) and 2,300 psf are recommended for strip and square footings,
respectively. The bearing pressure recommended may be increased by Ii' for transient wind or
seismic loads.
All perimeter footings should be at least 18-inches below the final outside grade for frost
protection. The base width of the footings should be at least 18 inches and 24 inches for
continuous and isolated column spread footings, respectively.
With the above recommended soil bearing capacity, the anticipated load on fhe footings, and the
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soil conditions from the test borings, we estimate that the total potential settlement of the
foundations should be less than I N, While most settlement will occur in the sholt term as loads
are applied, some settlement may occur over a long period of time after construction,
If possible, we recommend proof-rolling building pads before placement of concrete with a
loaded dump truck to reveal soft or yielding surficial soils, Any loose or soft subgrade soils
encountered during site excavation or exposed during proof-rolling should be replaced with
compacted structural fill,
We recommend that we review those portions of plans and specifications that pertain to
earthwork and foundations to ensure they are consistent with the recommendations in this
report, We recommend that we verify site excavation to suitable soil stratum, and observe and
test compaction,
5.3 Seismic Design Parameters
The site is located in the seismically active Puget Lowlands, Deep focus earthquakes from
subduction of the Juan de Fuca plate beneath the North American plate can cause amplified
shaking at the ground surface due to seismic waves of different velocities interacting. Seismic
waves propagate relatively slow through soft soils and considerably faster in rock. As a result,
areas with softer soils underlain by bedrock tend to experience greater ground shaking than
areas with little variation in the underlying substratum. Local building codes and design
practices now consider the possible effects of soil conditions and large subduction related
earthquake in the design of structures.
5.3.1 Liquefaction
Liquefaction is a phenomenon associated primarily with near surface saturated cohesion less
soils under zero effective stress. Effective stress equals the confining pressure of the soil minus
pore water pressure. When saturated cohesionless soils undergo cyclic seismic loading. the
induced excessive pore pressure cannot dissipate and thus grows larger. When the pore
pressure becomes equal to the confining pressure from the overburden load, the effective stress
of the soil becomes zero and the soil loses its strength or stiffness and becomes liquefied.
Foundation settlement and lateral movement could damage structures supported by liquefiable
soils and sites with conditions favorable for liquefaction are designated as Site Class F. Site
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classes are a simplified method for describing the amplification of ground shaking during a
seismic event due to effects of underlying soil conditions and are defined by a unique range of
average shear wave velocities in the upper lOW of the site soil column.
Based on our testing, site soils consist primarily of gravelly soils. We did encounter small
pockets of medium to fine sands at shallow depth, however these soils appear limited in extent
as small pockets not dominating and ground water was at 10'. Based on these soil and
groundwater conditions, it is our opinion that the site is subject to low potential for liquefaction.
5.3,2 Design Parameters
Using the results of our Standard Penetration Tests as directly measured in the field during test
borings, we calculated N using methods provided in Section 1613 of the 2012 !Be. The results
of our N calculations for a 100' section indicate a medium to soft soil profile with 15 ~N ~ 50.
Based on these results from our subsurface exploration the soil profile at the site may be
defined as Site Class D according to !BC (International Building Code) 2012, representing a
stiff soil profile. Seismic design parameters for this site class and location, from Seismic
Hazard Curves and Unij()rm Hazard Response Spectra (v5.0.9), are summarized in the
following table:
Table 1: Spectral Response Acceleration (SRA)
SRA and Site Conditions Short Period (0,2 sec) 1-Second Period
MappedSRA Ss = 1.446 SI =0.542
SITE CLASS D
Site Coetlicient Fa = 1.0 Fv = 1.5
Max. Considered Earthquake SRA SMS = 1.446 SMI =0.813
Design SRA Sos = 0.964 SOl = 0.542
5.4 Slab-On-Grade Floor
A slab-on-grade-floor may be supported on building pads that are prepared with firm native
subgrade soils, or import structural fill compacted over firm native soils. At least 4-inches of X
-inch maximum size drain rock should be placed between the slab and the slab subgrade.
Merit Engineering Inc.
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A vapor barrier visquine should be placed between the slab and the capillary break material. An
additional 1-to 2-inches of sand may be placed on top of the vapor barrier if desired to aid in
concrete curing. In addition, use of a commercial concrete slab sealant for moisture protection
may prove to be very helpful.
We recommend floor slabs be reinforced with 6 x 6 wire mesh as a minimum to reduce
potential crack separation and vertical offsets at the cracks. The reinforcement should be set at
or above the mid-depth of the slabs.
To reduce cmcking potentials we suggest exterior patios and other f1atworks contain
reinforcement as recommended above for floor slabs. Flatwork should have frequent joint
controls.
Additional measures to reduce potential crackings are considered warranted at critical areas
where slab movement could impair use; such critical areas include stairways and any exterior
patio slabs that meet the interior floor level at doorways. For such areas we recommend that the
upper 12-inches of native soil be over excavated and replaced with import structural materials as
specified in the Structural Fill section of this report.
5.5 Foundation Drainage
A perimeter drainage system should consist of at least 4-inch diameter, perfomted, rigid pipe.
The pipes should be placed along the exterior base of the foundation perimeter and tightlined to
a storm drain system or a natural drain course. The pipe should be bedded on 2·inches, and
backfilled with a minimum of 12-inches, of pea gravel. Under-slab cross-drains may be helpful
to maintain a dry slab floor and facilitate drainage. A cross-drain system should be overlain by
drain rock beneath the slab.
Roof downspouts should be tightlined to a storm drain system separately from the footing
drains. In addition, the site should be graded so that surface water runoff is directed to catch
basins that are attached to a storm sewer drain.
5.6 Lateral Earth Pressures
We recommend placing structural fill behind subsurface and retaining walls. The horizontal
thickness of the fill should be at least the height of the wall. For the structural fill, as
Merit Engineering Inc .
. R·
recommended in the Structural Fill section of this report, with a level ground the parameters of
the lateral earth pressures are listed in Table 2.
TABLE 2. Lateral Earth Pressures Parameters
Soil Active, Ka Passive, Kp At Rest, Ko
Structural Fills 0.28 3.54 0.44
Equivalent Fluid Pressure* (pcf):
Structural Fills 34 425 53
*Thc equivalent fluid pressure is the prodm;t of lateral earth pressure coefficient and the unit weight of the soil.
Design of subsurface walls should include appropriate lateral load due to adjacent surcharge.
Under uniform surcharge qQ, lateral load due to a uniformly distributed lateral pressure ",
should be added to active and at rest soil lateral pressure, respectively as defined in the
following equation:
for active case
for at rest case
A coctticient of base friction of 0.55 and 0.45 may be used between concrete and structural fill
and between concrete and native clay, respectively. However, if passive pressures are used in
conjunction with frictional resistance to determine lateral resistance to sliding, only 'J the value
of passive pressure presented above should be used since larger strains are required to mobilize
passive soil resistance as compared to frictional resistance.
5.7 Structural Fill
Structural fill should be placed on a firm, horizontal subgrade in about lO-inch thick loose lifts
and compacted to at least 95% of the ASTM D-1557 maximum dry density for footings, grade
slab, parking and road, and sidewalks.
Backfill immediately behind retaining walls or adjacent to foundation stem walls should be
compacted to about 90% of the ASTM D-1557 maximum dry density. Care must be taken to
avoid over-compaction immediately behind walls. Backfill behind retaining walls must be free
draining material.
Merit Engineering Jnc.
-9-
It is important that plumbing and utility trenches be properly backfilled. Backfill in the trenches
should meet the appropriate compaction criteria described above.
We recommend import structural fill be well graded sandy gravel or gravelly sand meeting
specification -9-03.12 (l) B, APW A/DOT 2006, that is typical in this area as base granular
materials with exception that percent passing U.S. No. 200 Sieve shall not exceed 5% and all
materials smaller than 4". The specification is summarized below:
Table 3: Specification of Imported Fill Materials
Sieve Size Percent Passing by Weight
4"' Square 100
2"' Square 75-100
U.S. No.4 22-66
U.S. No. 200 5.0 max.
% Passing U.S. No. 200
Dust Ratio % Passing U.S. No. 40 ';{max.
Sand Equivalent 30min.
6. CONSTRUCTION PHASE SERVICES
The design recommendations including bearing capacities in this report are based on the
agreement that our fiml will be retained for construction phase quality control services including
geotechnical engineering and soil testing services.
Construction phase of a project is very important in that final design and specifications will be
implemented. Because no one can understand as much about the intent of design as the
designers themselves, we recommend that our fiml be retained to provide construction phase
quality control services including geotechnical engineering and soil testing services, to observe
and verify compliance with project specifications and confiml/verify subsurface conditions.
Merit Engineering Inc.
-10-
7. GENERAL CONDITIONS
The recommendations provided herein are based on our understanding of the project at this
time. We expect the on-site soil conditions to retlect our findings, however, some variations may
occur. Should soil conditions be encountered that cause concerns and/or are not discussed
herein, Merit Engineering Inc. should be contacted immediately to determine if additional or
alternate recommendations are required.
We recommend that we review those portions of the plans and specifications that pertain to
earthwork and foundations to ensure that they are consistent with the recommendations in this
report. We recommend that we verify site excavation to suitable soil stratum, observe proof-roll,
verify imported fill materials, and observe and test compaction of structural fill.
This report is prepared for Park 09 LLC for the specific application to the proposed
construction of a multi-story, multi-use structure at 521, 525 & 529 Park Ave. N in Renton,
Washington. This report is completed in accordance with generally accepted geotechnical
engineering pmctices in this area. No other warranty, expressed or implied, is made.
This report is instrument of our professional service, and we (Merit Engineering, Inc.) shall
retain an ownership and property interest therein. We grant Park 09 LLC a license to use the
instrument of our professional service for the purpose of constructing the above mentioned
proposed structure. We do not permit reuse or modification of this document for application to
a different structure other than the one proposed at the site or to another property because soil
and subsurface conditions are unique and site specific for different locations.
Merit Engineering (ne.
-11-
APPENDICES
Subsurface conditions at the site were investigated by conducting four (4) test borings in July 7,
2014, one to a depth of 50', two to 20', and one to 10'. The locations of the tests were
determined by a representative from Merit Engineering, Inc. based on site accessibility and
project information provided by the owners and the Ellumus LLC. Test locations are shown on
the Site Plan (Figure 2) presented in the Appendix. Depths referred to in the soil logs in this
report are relative to the existing ground surface at the time of the field investigation.
The subsurface conditions description is based on the observations made at the site at the time
of our field investigation. Soil logs from test borings are presented as Figure 4 through 7 in the
Appendix. The soils observed at the site were classified using the uses (Unified Soils
Classification System) in accordance with ASTM D 2488 69 and ASTM D 2487. This
classification system is also presented in the Appendix as Figure 3.
Merit Engineering Inc.
-12-
King County Property Mapper
Proiect No. VF0113754 PROJECT LOCATION & VICINITY MAP Figure 1
WU Property
521,525 & 529 Park Ave. N.
Renton, Washington 980
For: Park 09, LLC
•• .~~MERIT ENGINEERING INC.
2715 Merldlan Street
Bellingham, Washington 98225
Telephone: (360)738-6083
Fax: (360)738-1499
http://www.MeritEngineering.com
• Test Boring Locations
Geoengineers
Project No. VF0113754 Site Plan
WU Property
521, 525 & 529 Park Ave. N.
Renton, Washington 980
For: Park 09, LLC
1IJf •• B1 --... -
••
Figure 2
.~~MERIT ENGINEERING INC.
2715 Merldlan Street
Bellingham, Washington 98225
Telephone: (360)738-6083
Fax: (360)738-1499
http://www.MeritEngineering.com
Q) > Q) 'u;
"'0 -'0 ON
",'" c: Co
UJ" Z Q)
~ .~
(!)~
UJ"'-"':S "'''' <I c:
0'" u£
~
0
E
Q)
iU 'u; "'0 -'0 -N 0", "'0) c.!:
UJ '" Z :(l
;;:"'-",,,,-(!):S
UJ'" z c: -'" LI..£
~ o
E
Gravels with
GRAVELS less than
5% fines
more than 50%
coarse fraction Gravels with is larger than
No.4 sieve size more than
12% fines
Sands with
SANDS less than
5% fines
more than 50%
coarse fraction
is smaller than Sands with
No.4 sieve size more than
12% fines
SILTS AND CLAYS
Liquid Limit less than 50
SILTS AND CLAYS
Liquid Limits greater than 50
HIGHLY ORGANIC SOILS
UNCONTROLLED FILL
Poorly graded gravels, gravel-sand mixtures
Silty gravels, gravel-sand-silt mixtures
Clayey gravels, gravel-sand-clay mixtures
Well graded sands, gravelly sands
Poorly graded sands, gravelly sands
Silty sands, sand-silt mixtures
Clayey sands, sand-clay mixtures
Inorganic silts & very fine sands, rock flour, silty or
clayey fine sands, or clayey silts with slight plasticity
Inorganic clays of low to medium plasticity, gravelly
clays, sandy clays, silty clays, or lean clays
Organic clays of medium to high plasticity, organic silts
Peat and other highly organic soils
Uncontrolled, with highly variable constituents
LEGEND
~
I
SAMPLE
SPLIT SPOON SAMPLER
SHELBY TUBE SAMPLER
~t • • ~rJ MERIT ENGINEERING INC. ~ 2715 Meridian Street
Bellingham, Washington 98225
Telephone: (360)738-6083
360)738-1499
SYMBOL
GROUNDWATER TABLE
PENETROMETER READING
TSF (tons per square foo~
SOIL CLASSIFICATION & LEGEND
Figure 3
8-1 STANDARD PENETRATION TEST
NUMBER OF BLOWS PER FOOT Mois!ure Unit
]0 20 .10 40 50 Content Weight
(%) (pet)
-------:-------:-------~------.:. ---_ .. . .
: ::: -~:::: :::t:: :::::: ::: :::t:: ::::
-------f------;-------;-------. . . -j4---__ ~-+·--~·~--+·--~b
-]O~--_+----Tt~~--_+----~
:r:: -]j +-~~-...;..-..,~-...;..-~~
l-
ll.
W
C I I • • ----_."._---_ .... _---". __ ....... _ ... . , . . ,
• I • , , . . ,
_ ... -."._---_.'"._----
-211 4-----i-----+----1~~+_--_l:
-25+---+----~~~--~----~
Project No.
WU Property
521, 525 and 529 Park Ave. N.
Renton, WA. 98055
For: Park 09, LLC
, , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , , ,
SOIL DESCRIPTION AND CLASSIFICATION
Surface Conditions -Tall grass
TOPSOil (Ol)
SANDY GRAVEL (GP)
Coarse grained. poorly graded gravel mixed
with medium grained brown sand.
SAND (SP)
Thin intermixed lens of poorly graded coarse
sand.
SAND (SW)
Thin intermixed lens of well graded coarse
sand.with gravel.
CLAYEY SAND (SC)
Gray, well sorted mostly fine grained sand
with some clay.
Approved by A.X.H Figure4a
(1012)
ERIT ENGINEERING INC.
Meridian Street
Bellingham, Washington 98225
Telephone: (360)738-6083
Fax: (360)738-1499
http://www.MeritEngineering.com
8-1 STANDARD PENETRATION TEST I SOIL DESCRIPTION AND CLASSIFICATION
NUMBER OF BLOWS PER FOOT Moisture Unit
to 20 30 40 50 Content Weight
_30~ __ ~ __ ~ __ ~.-o~,~~ __ ~~~(~~o)~~(P=Cf~)-p~~ ______________________________ ~
-----+--%1+----;-----+-----EE ------1-------r-----1-------r------~
------1-------f ----1-------r------
_ .. ---i-' _ ... r'-" --~--.. --"r ------
-35 +----+:-III+'.,j 4' __ -+: __ -+: __ ---rb:xJ
::::::L:::[::::::j:::::::[::::::~ · . , .
• I I , ------1------r------1-------;------
_. -_ .. i-' - . _or _ •• -_. ~-•• _ •• -r" ----
-40 : .; : :
-----+--m-:;----+---+-----:j ------j-------f-----:-------f------j · , , ,
r:r::f
•••••• i ••••• i •••••• i ••••• i •••••• ~
a;
~ -...J.5
" ....
0-
W
"
-50
: : : : .g)
· , . ,
I I I I ......... _----_ .. _--_ ...... __ .......... .
• • , I
I I I I , . . ,
-55 +: -: :-: :-: :'l-
i
:-: :-: :-:-l-:~-: :-:-: :-: :i-i: :-:-: :-: :-l-[-: :-: :-:-l:
______ -'. _____ .L ______ .J. ______ L. ____ _
, • I I , , , , , . , , . --_. _ ... ---_ .... _ .. _ ...... -_ .. -~. -.. --, . , , , . , ,
-60 ..l.._-'-' _---'-' __ ''--_-'-'_---l
NOTES: Test boring performed on 07/07/2014
" , , , ,
, , , " , " , , , ,
, , , , , , , , , "';;;;:'
. ~.
Sandy Gravel (GP)
Coarse gravel with fine grained sand.
Sand -Clay Mixture (SC)
Grey mixture of sand and clay.
Project No. VFOl13754 1 Date: 07/08/20141 LOG OF TEST BORING 1 Approved by AKH 1 Figure 4b (2012)
WU Property
521,525 and 529 Park Ave_ N_
Renton, WA_ 98055
For: Park 09, LLC
.11t_ ERIT ENGINEERING INC_ ~~1I!~!5 Meridian Street
Bellingham, Washington 98225
Telephone: (360)738-6083
Fax: (360)738-1499
http://www.MeritEngineering.com
8-2 STANDARD PENETRATION TEST
;;
~
:J:: .... a.
UJ
C
NUMBER OF BLOWS PER FOOT Moisture Unit
10 20 .,0 .j0\0 Content Weight
(%) (pel)
.... --1-_ .. ---r -------;--_. ---~ _. ----
. -_. --~ ... _ .. -;------. ':" ------;-------· . . . -----~-_. ----~ ------~ ••.••• or _. ----.. . .. .
-----.-~-------~------t-----r------
-51-~~---4----~--+---~ -----~1-----~------i--·--+-----l~j ------~------:------j-------~------~ , , , .
----_. ~-. -----~. -" ~-------i----_.-
, , I • ------j-------i------j----t-----
-10 ::::::~:::::::t::::::;:::::::;::::::~
I I , ,
-----"1-------~ -----'1-------i-. _ •.••
I I , ,
• I I , ------~-------~ --- ---j-------~---· . , . -15 · . · . I I , , ______ .3. ______ ~ _ ••••• of. _____ .'". __ • __ · , , ,
• I , •
• I I , -• ____ ~ _______ .. 0 ____ • ,, _____ ....... _._
• I • ,
• • I I · , . , ______ ~ _______ 0. ______ J _______ L _____ _
o 0 I I
I I I I
I I I I -_____ ~ ____ --_0._-____ J _______ 0. _____ _
I I I I · . . · . . -20
I I I , ______ of _____ ._L. _____ J _______ L _____ _
, • • I
I I • ,
• • I I ______ ,, _______ L ______ J _______ L _____ _
• I I ,
• • I I
• • • I ------,,------_0._-----,,------_0._-----
• • I I · . . , I • • , ----_.,,_._---_0._-----,,------_0._-----· . . ,
-25 +---t-----t----i---+----I · .. ______ ,, _______ L ______ .J _______ L _____ _
I I , , · . . ,
".IIE1:E
NOTES: Test boring performed on 07/07/2014
I SOil DESCRIPTION AND CLASSIFICATION
Surface Conditions -Tall grass
TOPSOil (Ol)
GRAVEllY SAND (SP)
Medium grained brown sand with coarse
grained gravel.
SANDY GRAVEL (GP)
Coarse grained gravel with medium grained
brown sand.
Project No. VF01137541 Date 07/08/20141 LOG OF TEST BORING 1 Approved by AXH 1 FigureS
WU Property
521,525 and 529 Park Ave. N.
Renton, WA 98055
For: Park 09. llC
ERIT ENGINEERING INC.
2715 Meridian Street
Bellingham, Washington 98225
Telephone: (360)738-6083
Fax: (360) 738-1499
http://www_MeritEngineering.com
8-3 STANDARD PENETRATION TEST I SOil DESCRIPTION AND CLASSIFICATION
NUMBER OF BLOWS PER FOOT Moisture Unit
10 20 30 40 50 Content Weight
(%) (pel)
, I I I ...... ~. _ .... -~ ...... ~ ....... ~ ..... . · , , .
• I I I -_. ---1-------~ ------i--_. ---r _. ----
_____ -:----__ A: ______ : _______ ~ _____ _
...... ~. ------~. -.... ~ ....... ;. ..... .
-10
'i ~
-5;-~~--~---+---+---4~
--1\-+---+----+---+-----:~] ------,-------1------1--·----r------~
------1------r------!-------r------
- -___ .~. - -• -_~ __ - - - -~ __ - - - -o} _____ _
: ./., : :
-----+t--+-----i-----+-----~ -----.~---.--~------~--.----}.--.. -~ · . , ,
I I I I
::::::;:--::+:::::r:::::;::::::
J: -15
.... a. w c
· : : : U
JIlr~
- -__ -_.I. _____ ~ _0 _. __ ... __ • __ .o. _____ _
, , I •
-20 : ,~: : :
::::::~:::::::[::::::i:::::::k:::~ · , , .
- ----_ ... --_. --~ --_. - -.. _-_. -_.1. _. - -__ , I , I
, , I ,
, I I I
•• 00 _ .......... ~ ............... ~ ••••••
• • I • I I I I
-25 +-----i-; ---t:----i--; -----.;.;-----l · . . . ............... ~ ............... ~ ..... .
I I I I
• I I •
• I I I
NOTES: Test boring preformed on 07/07/2014
Surface Conditions -Tall grass
TOPSOil (Ol)
CLAYEY SAND (SC)
Brown sand with some gray clay. damp.
cohesive to crumbly .
SANDY GRAVEL (GP)
Coarse grained gravel mixed with medium
grained brown sand.
GRAVEllY SAND (SP)
Small lens of gravelly sand
Project No. VFOl13754 1 Date: 07108/20141 LOG OF TEST BORING 1 Approved by A.X.H 1 Figure 6
WU Property <tt~,~RI 521, 525 and 529 Park Ave. N. IT ENGINEERING INC.
Renton, WA. 98055 2715 Meridian Street
Bellingham, Washington 98225
Telephone: (360)738-6083
For: Park 09. llC Fax: (3601738-1499
http://www.MeritEngineering.com
8-4 STANDARD PENETRATION TEST
NUMBER OF BLOWS PER FOOT Moisture Unit
10 20 ,II 40 50 Content Weight
(%) (pcf)
, , , ,
I , , , _. ----~-------~ --_. -. ~-_. ---"r ------
I I , •
, I , •
::::::;:::::::;::::::;:::::::;::::::
, . , .
- - - - - -~_ - - - -_':. __ • I •• ~ _______ ~ _____ •
• , I , .; ~"N .. j .... ·-+-----l-.. l ...... j .... ----i-----h'1 ... l ...... ,~;,
I • , I ~ ..... i ....... : ....... i .... · .. ~ .... ..
..... ~ ....... ~ ...... ~ ....... ~ .... ..
I • • I , , , --.----------,-------,-------i------, , , , . , ,
-III , , ,
a;
~
:I: -15 ....
0..
W c
-20
• I I , ----_ ..... _--_.", ........ _-----,,------
• • I ,
• I I ,
• • • I _____ ..... __ • __ .L _____ .... ______ ,, ____ ••
I I I ,
• • , I
I I • I
-25 +.-.. -.. -_+-j.-__ -.. -_-+.~----.-.. -.• 1-: .-.. -.. -__ +~-.. -.. ---t.
-_ ....... ----_."._----"'-------,,------, I I ,
• , • I I , , I
- - - - -_.I. _____ ... __ •••• " ••• _. _.~ ___ • __ · . . . I I • ,
I • I , -------'-------'--------'. ------~ -_ .... I I • •
• • I I I • • , -30 ...L_---'-_----' __ '--_-'-_-'
NOTES: Test borinq performed on 07/07/2014
1
'11111
SOIL DESCRIPTION AND CLASSIFICATION
Surface Conditions -Tall grass
TOPSOil (all
CLAYEY SAND (SCI
Light brown to tan silty to clayey sand with
minor gravel, 81. damp, cohesive.
SANDY GRAVEL (GP)
Coarse grained gravel mixed with medium
grained brown sand.
Project No. VF01137541 Oate: 07/09/20141 LOG OF TEST BORING 1 Approved by AXH 1 Figure 7
Wu Property
521, 525 and 529 Park Ave. N.
Renton, Washington 98055
For: Park 09, LLC
ERIT ENGINEERING INC.
2715 Meridian Street
Bellingham, Washington 98225
Telephone: (360)738-6083
Fax: (360)738-1499
http://www.MeritEngineering.com
:~lii'iSllliil :250:2& l!;))n®'lwnLO)iIj]\lu@lf~
3" 314" #4 #10 #40
100 -r---;) ... -;~:
90 -
80 -
70 -
a: w 60 -
Z u:: 50 -
I-
Z w 40 -(,)
a: w 30 -tI.
20
10
0-,
100 10
GRAIN SIZE (o:nm)
SAMPLE LOCATION: 62-1
SAMPLED DEPTH: 5'
SOIL TYPE: Clayey Sand (SC)
ASTM 02487
Project No. VFOl13754
Wu Project
521,525 and 529 Park Ave, N.
Renton, Washington
For: Park 09, LLC.
#100 #200
0,1 0.01
SIEVE SIZE % PASSING
3" ---
1-112" ----
I" ---
314" 100.0
318" 100.0
1/4" 100.0
#4 100.0
#10 100.0
#40 99.9
#100 63.1
#200 25.4
Approved by A.X.H. FigureB
ERIT ENGINEERING INC.
Meridian Street
Bellingham, Washington 98225
Telephone: (360)738-6083
Fax: (360)738-1499
http://www.MeritEngineering.com
SECOND
Order No.: 00616835
10800 NE 8th Street, Suite 200
Bellevue, WA 98004
Phone: 425-739-8887
Fax: 425-468-9125
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
1. Effective Date: November 6, 2013 at 8:30 a.m. Commitment No.: 00616835
2. Policy or Policies to be issued:
ALTA Standard Owners Policy With Escrow Discount
Proposed Insured: Park 09, LLC, a Washington limited liability company
Amount:
Premium:
Tax:
Total:
$123,600.00
$ 432.00
$ 41.04
$ 413.04
3. Title to the fee simple estate or interest in the land described or referred to in this
Commitment Is at the effective date hereof vested in:
Peter l. Rogojin and Linda M. Roqojin. husband and wife
4. The land referred to in this Commitment is described as follows:
See Exhibit "A" attached hereto.
WFG National Title Company of Washington, LLC as agent
for WFG National Title Insurance Company
By ~':!:,e~s£~
Lynn M. Riedel
Preliminary Commitment Page 1
Order No.: 00616835
EXHIBIT "A"
LOT 6 IN BLOCK 10 OF RENTON FARM PLAT, AS PER PLAT RECORDED IN VOLUME 10 OF PLATS,
PAGE 97, RECORDS OF KING COUNTY AUDITOR;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
Order No.:00616835
SCHEDULE B
REQUIREMENTS: Instruments necessary to create the estate or interest to be properly executed,
delivered and duly filed for record.
EXCEPTIONS:
Schedule B of the Policy or Policies to be issued will contain exceptions to the following matters unless
the same are disposed of to the satisfaction of the Company.
GENERAL EXCEPTIONS:
A. Rights or claims of parties in possession, or claiming possession, not shown by the Public
Records.
B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the
Title that would be disclosed by an accurate and complete land survey of the Land.
e. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not
shown by the Public Records.
D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers'
compensation, or for services, labor, or material heretofore or hereafter furnished, all as
imposed by law, and not shown by the Public Records.
E. Taxes or special assessments which are not yet payable or which are not shown as existing
liens by the Public Records.
F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or
similar charges for sewer, water, electriCity, natural gas or other utilities, or for garbage
collection and disposal not shown by the Public Records.
G. Unpatented mining claims, and all rights relating thereto.
H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance
thereof.
1. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or
equitable servitudes.
J. Water rights, claims or title to water.
K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing
in the Public Records, or attaching subsequent to the effective date hereof but prior to the
date the proposed Insured acquires of record for value the estate or interest or mortgage
thereon covered by this Commitment.
SPECIAL EXCEPTIONS:
1. REAL ESTATE EXCISE TAX PURSUANT TO THE AUTHORITY OF RCW CHAPTER 82.45 AND
SUBSEQUENT AMENDMENTS THERETO.
AS OF THE DATE HEREIN, THE TAX RATE FOR SAID PROPERTY IS 1.78%.
FOR ALL TRANSACTIONS RECORDED ON OR AFTER JULY 1, 2005:
A FEE OF $10.00 WILL BE CHARGED ON ALL EXEMPT TRANSACTIONS;
A FEE OF $5.00 WILL BE CHARGED ON ALL TAXABLE TRANSACTIONS IN ADDITION TO
THE EXCISE TAX DUE;
Preliminary Commitment Form
Page 3
Order No.:00616835
SCHEDULE B -continued
2. GENERAL PROPERTY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH
INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY:
(1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1)
TAX ACCOUNT NO.:
YEAR
2013
7224000850
BILLED PAID
$1,302.61 $1,302.61
TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALTY: $0.00.
LEVY CODE:
ASSESSED VALUE LAND:
ASSESSED VALUE IMPROVEMENTS:
2100
$87,000.00
$4,000.00
BALANCE
$0.00
NOTE 1: IN THE PAST 24 MONTHS, THERE HAVE BEEN NO CONVEYANCES OF RECORD FOR THE
PROPERTY DESCRIBED IN SCHEDULE A HEREIN. TITLE WAS ACQUIRED BY VESTEES
HEREIN BY DEED RECORDED ON JANUARY 3, 2000, UNDER RECORDING NO.
20000103000237.
NOTE 2: ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, THE PROPOSED INSURED IS
PARK 09, LLC, A WASHINGTON LIMITED LIABILITY COMPANY. WE FIND NO PERTINENT
MATTERS OF RECORD AGAINST THE NAME(S) OF SAID PARTY(IES).
NOTE 3: BASED ON INFORMATION PROVIDED TO THE COMPANY, ON THE DATE OF THIS
COMMITMENT IT APPEARS THAT THERE IS LOCATED ON THE LAND:
SINGLE FAMILY RESIDENCE
KNOWN AS:
521 PARK AVENUE N
RENTON, WA 98055
NOTE 4: IF YOU WOULD LIKE THE COMPANY TO ACT AS TRUSTEE IN THE PROPOSED DEED OF
TRUST, PLEASE NOTE THAT WFG NATIONAL TITLE COMPANY, A WASHINGTON LIMITED
LIABILITY COMPANY MAY ACT AS TRUSTEE OF A DEED OF TRUST UNDER RCW
61.24.010( 1).
NOTE 5: THE COMPANY REQUIRES THE PROPOSED INSURED TO VERIFY THAT THE LAND COVERED
BY THIS COMMITMENT IS THE LAND INTENDED TO BE CONVEYED IN THIS TRANSACTION.
THE DESCRIPTION OF THE LAND MAY BE INCORRECT, IF THE APPLICATION FOR TITLE
INSURANCE CONTAINED INCOMPLETE OR INACCURATE INFORMATION. NOTIFY THE
COMPANY WELL BEFORE CLOSING IF CHANGES ARE NECESSARY. CLOSING
INSTRUCTIONS MUST INDICATE THAT THE LEGAL DESCRIPTION HAS BEEN REVIEWED
AND APPROVED BY ALL PARTIES.
NOTE 6: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE
DOCUMENTS TO BE RECORDED, PER AMENDED RCW 65.04. SAID ABBREVIATED LEGAL
DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE
BODY OF THE DOCUMENT.
Page 4
Order No.:00616835
SCHEDULE B -continued
LOT 6, BL. 10, RENTON FARM PLAT
NOTE 7: WHEN SENDING DOCUMENTS FOR RECORDING, VIA U.S. MAIL OR SPECIAL COURIER
SERVICE, PLEASE SEND TO THE FOLLOWING ADDRESS, UNLESS SPECIFIC
ARRANGEMENTS HAVE BEEN MADE WITH YOUR TITLE UNIT:
WFG NATIONAL TITLE COMPANY
2300 EASTLAKE AVENUE EAST
SUITE 100
SEATTLE, WA 98102
ATTN: RECORDING DEPT.
NOTE 8: IN THE EVENT THAT THE COMMITMENT JACKET IS NOT ATTACHED HERETO, ALL OF THE
TERMS, CONDITIONS AND PROVISIONS CONTAINED IN SAID JACKET ARE
INCORPORATED HEREIN. THE COMMITMENT JACKET IS AVAILABLE FOR INSPECTION AT
ANY COMPANY OFFICE.
NOTE 9: THE PDLICY(S) OF INSURANCE MAY CONTAIN A CLAUSE PERMITTING ARBITRATION OF
CLAIMS AT THE REQUEST OF EITHER THE INSURED OR THE COMPANY. UPON REQUEST,
THE COMPANY WILL PROVIDE A COPY OF THIS CLAUSE AND THE ACCOMPANYING
ARBITRATION RULES PRIOR TO THE CLOSING OF THE TRANSACTION.
(END OF EXCEPTIONS)
Investigation should be made to determine if there are any sewer treatment capacity charges or if
there are any service, installation, maintenance, or construction charges for sewer, water or
electricity.
In the event this transaction fails to close, a cancellation fee will be charged for services rendered in
accordance with our rate schedule.
Unless otherwise requested or specified herein, the forms of policy to be issued in connection with this
Commitment will be the ALTA 2010 Homeowner's Policy, the ALTA 2006 Extended Loan Policy, or, in
the case of standard lender's coverage, the ALTA 2006 Standard Loan Policy
The Policy committed for or requested may be examined by inquiry at the office that issued the
Commitment. A specimen copy of the Policy form(s) referred to in this Commitment will be furnished
promptly upon request.
SP8/jr2
Enclosures:
Sketch
Vesting Deed
Paragraphs ALL RECORDED MATTERS
Page 5
I?v:';G National Title Insurance Company ~ .WiUi."'nFi~"oIGroup,~"..,
COMMITMENT FOR TITLE INSURANCE
Issued by
WFG National Title Insurance Company
WFG National Title Insurance Company, a South Carolina corporation ("Company"), for a valuable
conSideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of
the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land
described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the
Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the
policy or policies committed for have been inserted in Schedule A by the Company.
All liability and obligations under this Commitment shall cease and terminate ninety (90) days after the
Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that
the failure to issue the policy or policies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
IN WITNESS WHEREOF, WFG National Title Insurance Company has caused its corporate name and seal to be
affixed by the duly authorized officers on the date shown in Schedule A.
WFG National Title Company of Washington, LLC, as
agent for WFG National Title Insurance Company
BV'----,~ y~ ''_k.''::':;_;j' .f)~'_f1 Q=-~_ ~thOrlZed sWure
Lynn M. Riedel
Preliminary Commitment Form
WfG NATIOHAL mL! INSURAHCI COMPANY
--AnEST)lI;/J4
"""'" Authorized Signature
Page 6
1.
SECOND
Order No.: 00615523
10800 NE 8th Street, Suite 200
Bellevue, WA 98004
Phone: 425-739-8887
Fax: 425-468-9125
COMMITMENT FOR TITLE INSURANCE
SCHEDULE A
Effective Date: October 28, 2013 at 8:30 a.m. Commitment No.: 00615523
2. Policy or Policies to be issued:
ALTA Standard Owners Policy with Escrow Combo discount
Proposed Insured: Park 09, LLC, an inactive limited liabililty company
Amount: $385,000.00
Premium: $ 774.00
Tax: $ 73.53
Total: $ 847.53
ALTA Extended Loan Policy (6.17.06) Simultaneous Issue Rate
Proposed Insured:
Amount:
Premium:
Tax:
Total:
To Be Determined
TO COME
$ 0.00
$ 0.00
$ 0.00
3. Title to the fee simple estate or interest in the land described or referred to in this
Commitment is at the effective date hereof vested in:
AI B. McEvoy and Sally G. McEvoy, Trustees or their successors in trust under The
McEvoy Living Trust, dated Feb. 29, 2000, and any amendments thereto
4. The land referred to in this Commitment is described as follows:
See Exhibit "A" attached hereto.
WFG National Title Company of Washington, LlC as agent
for WFG National Title Insurance Company
B, ~':!!e~s~
Lynn M. Riedel
Preliminary Commitment Page 1
Order No.: 00615523
EXHIBIT "A"
LOT 7 AND THE SOUTH 35 FEET OF LOT 8, BLOCK 10, RENTON FARM PLAT, AS PER PLAT
RECORDED IN VOLUME 10 OF PLATS, PAGE 97, RECORDS OF KING COUNTY AUDITOR;
SITUATE IN THE CITY OF RENTON, COUNTY OF KING, STATE OF WASHINGTON.
Order No.:llllbI552.1
SCHEDULE B
REQUIREMENTS: Instruments necessary to create the estate or interest to be properly executed,
delivered and duly filed for record.
EXCEPTIONS:
Schedule B of the Policy or Policies to be issued will contain exceptions to the following matters unless
the same are disposed of to the satisfaction of the Company.
GENERAL EXCEPTlO1<S:
A. Rights or claims of parties in possession, or claiming possession, not shown by the Public
Records.
B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the
Title that would be disclosed by an accurate and complete land survey of the Land.
e. Easements, prescriptive rights, rights-ot-way, liens or encumbrances, or claims thereof, not
shown by the Public Records.
D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers'
compensation, or for services, labor, or material heretofore or hereafter furnished, all as
imposed by law, and not shown by the Public Records.
E. Taxes or special assessments which are not yet payable or which are not shown as existing
liens by the Public Records.
F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or
similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage
collection and disposal not shown by the Public Records.
G. Unpatented mining claims, and all rights relating thereto.
H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance
thereof.
1. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or
equitable servitudes.
J. Water rights, claims or title to water.
K. Defects, liens, encumbrances, adverse claims or other matters, if any f created, first appearing
in the Public Records, or attaching subsequent to the effective date hereof but prior to the
date the proposed Insured acquires of record for value the estate or interest or mortgage
thereon covered by this Commitment.
SPECIAL EXCEPTIONS:
1. REAL ESTATE EXCISE TAX PURSUANT TO THE AUTHORITY OF RCW CHAPTER 82.45 AND
SUBSEQUENT AMENDMENTS THERETO.
AS OF THE DATE HEREIN, THE TAX RATE FOR SAID PROPERTY IS 1.78%.
FOR ALL TRANSACTIONS RECORDED ON OR AFTER JULY 1, 2005:
A FEE OF $10.00 WILL BE CHARGED ON ALL EXEMPT TRANSACTIONS;
A FEE OF $5.00 WILL BE CHARGED ON ALL TAXABLE TRANSACTIONS IN ADDITION TO
THE EXCISE TAX DUE;
Preliminary Commitment Form
Page 3
Order No.: 00615523
SCHEDULE B -continued
2. GENERAL PROPERlY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH
INTEREST, PENALTY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY:
(1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1)
TAX ACCOUNT NO.:
YEAR
2013
7224000855 -AFFECTS LOT 7
BILLED PAID BALANCE
$1,701.18 $850.59 $850.59
TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALlY: $850.59
LEVY CODE:
ASSESSED VALUE LAND:
ASSESSED VALUE IMPROVEMENTS:
2100
$95,000.00
$20,000.00
3. GENERAL PROPERlY TAXES AND SERVICE CHARGES, AS FOLLOWS, TOGETHER WITH
INTEREST, PENALlY AND STATUTORY FORECLOSURE COSTS, IF ANY, AFTER DELINQUENCY:
(1ST HALF DELINQUENT ON MAY 1; 2ND HALF DELINQUENT ON NOVEMBER 1)
TAX ACCOUNT NO.:
YEAR
2013
7224000860 -AFFECTS S 35' LOT 8
BILLED PAID BALANCE
$3,073.26 $1,536.63 $1,536.63
TOTAL AMOUNT DUE, NOT INCLUDING INTEREST AND PENALlY: $1,536.63.
LEVY CODE:
ASSESSED VALUE LAND:
ASSESSED VALUE IMPROVEMENTS:
2100
$94,000.00
$121,400.00
4. TERMS AND CONDITIONS OF THE TRUST UNDER WHICH TITLE IS CLAIMED. A COPY OF THE
TRUST AND AMENDMENTS, IF ANY, MUST BE SUBMITTED FOR OUR REVIEW. ANY PROPOSED
TRANSACTION MUST COMPLY WITH THE CONDITIONS PROVIDED FOR IN RCW 11.100.140
AND/OR RCW 11.110.020.
5. UNRECORDED LEASEHOLDS, IF ANY; RIGHTS OF VENDORS AND HOLDERS OF SECURIlY
INTERESTS ON PERSONAL PROPERlY INSTALLED UPON THE LAND; AND RIGHTS OF
TENANTS TO REMOVE TRADE FIXTURES AT THE EXPIRATION OF THE TERM.
NOTE 1: IN THE PAST 24 MONTHS, THERE HAVE BEEN NO CONVEYANCES OF RECORD FOR THE
PROPERTY DESCRIBED IN SCHEDULE A HEREIN. TITLE WAS ACQUIRED BY VESTEES
HEREIN BY DEED RECORDED ON MARCH 9, 2000, UNDER RECORDING NO.
20000309000483 AND 20000309000484.
NOTE 2: WE ARE INFORMED THAT PARK 09 LLC IS A LIMITED LIABILITY COMPANY (LLC). A COPY
OF THE DUPLICATE ORIGINAL OF THE FILED LLC CERTIFICATE OF FORMATION, THE LLC
AGREEMENT, AND ALL SUBSEQUENT MODIFICATIONS OR AMENDMENTS MUST BE
SUBMITTED TO THE COMPANY FOR REVIEW.
NOTE 3: ANY CONVEYANCE OR MORTGAGE BY PARK 09 LLC, A LIMITED LIABILITY COMPANY (LLC),
MUST BE EXECUTED BY ALL THE MEMBERS, OR EVIDENCE SUBMITTED THAT CERTAIN
DESIGNATED MEMBERS OR MANAGERS HAVE BEEN AUTHORIZED TO ACT FOR THE
LIMITED LIABILITY COMPANY.
Page 4
Order No, :00615523
SCHEDULE B -continued
NOTE 4: ACCORDING TO THE APPLICATION FOR TITLE INSURANCE, THE PROPOSED INSURED IS
PARK 09, LLC, AN INACTIVE LIMITED LIABILILTY COMPANY, WE FIND NO PERTINENT
MATTERS OF RECORD AGAINST THE NAME(S) OF SAID PARTY(IES),
NOTE 5: THE COMPANY HAS BEEN ASKED TO ISSUE A LENDER'S POLICY WITHOUT DISCLOSURE
OF THE LIABILITY AMOUNT, THIS COMMITMENT SHALL BE EFFECTIVE ONLY WHEN THE
AMOUNT OF THE POLICY COMMITTED FOR HAS BEEN INSERTED IN SCHEDULE A HEREOF,
THE COMPANY MAY HAVE FURTHER REQUIREMENTS IF THE UNDISCLOSED AMOUNT TO
BE INSURED EXCEEDS THE CURRENT ASSESSED VALUATION.
NOTE 6: BASED ON INFORMATION PROVIDED TO THE COMPANY, ON THE DATE OF THIS
COMMITMENT IT APPEARS THAT THERE IS LOCATED ON THE LAND:
SINGLE FAMILY RESIDENCE
KNOWN AS:
S25 PARK AVENUE N
RENTON, WA 98055
AND
COMMERCIAL/INDUSTRIAL
KNOWN AS:
529 PARK AVENUE N
RENTON, WA 98055
NOTE 7: THE MATTERS RELATING TO THE QUESTIONS OF SURVEY, RIGHTS OF PARTIES IN
POSSESSION, AND UNRECORDED LIENS FOR LABOR AND MATERIAL HAVE BEEN CLEARED
FOR THE LOAN POLICY WHICH, WHEN ISSUED, WILL CONTAIN THE ALTA 9-06 OR WLTA
100 ENDORSEMENT, AS APPROPRIATE FOR THE POLICY FORM,
THE LOAN POLICY OFFERS ADDITIONAL COVERAGE WHICH WILL NOT BE PROVIDED IN
THE OWNER'S POLICY TO BE ISSUED,
EXCEPT AS SPECIFIED IN THE WLTA HOMEOWNER'S ADDITIONAL PROTECTION
ENDORSEMENT (1/12/95) OR IN THE ALTA 2010 HOMEOWNER'S POLICY.
NOTE 8: IF YOU WOULD LIKE THE COMPANY TO ACT AS TRUSTEE IN THE PROPOSED DEED OF
TRUST, PLEASE NOTE THAT WFG NATIONAL TITLE COMPANY, A WASHINGTON LIMITED
LIABILITY COMPANY MAY ACT AS TRUSTEE OF A DEED OF TRUST UNDER RCW
61.24,010(1),
NOTE 9: THE COMPANY REQUIRES THE PROPOSED INSURED TO VERIFY THAT THE LAND COVERED
BY THIS COMMITMENT IS THE LAND INTENDED TO BE CONVEYED IN THIS TRANSACTION,
THE DESCRIPTION OF THE LAND MAY BE INCORRECT, IF THE APPLICATION FOR TITLE
INSURANCE CONTAINED INCOMPLETE OR INACCURATE INFORMATION, NOTIFY THE
COMPANY WELL BEFORE CLOSING IF CHANGES ARE NECESSARY, CLOSING
INSTRUCTIONS MUST INDICATE THAT THE LEGAL DESCRIPTION HAS BEEN REVIEWED
AN D APPROVED BY ALL PARTIES.
NOTE 10: THE FOLLOWING MAY BE USED AS AN ABBREVIATED LEGAL DESCRIPTION ON THE
DOCUMENTS TO BE RECORDED, PER AMENDED RCW 65,04, SAID ABBREVIATED LEGAL
DESCRIPTION IS NOT A SUBSTITUTE FOR A COMPLETE LEGAL DESCRIPTION WITHIN THE
BODY OF THE DOCUMENT,
Page 5
Order NO.:00615523
SCHEDULE B -continued
LOT 7 AND PTN LOT 8, BL. 10, RENTON FARM PLAT
NOTE 11: WHEN SENDING DOCUMENTS FOR RECORDING, VIA U.S. MAIL OR SPECIAL COURIER
SERVICE, PLEASE SEND TO THE FOLLOWING ADDRESS, UNLESS SPECIFIC
ARRANGEMENTS HAVE BEEN MADE WITH YOUR TITLE UNIT:
WFG NATIONAL TITLE COMPANY
155 NE lOaTH STREET
SUITE 200
SEATTLE, WA 98125
ATTN: RECORDING DEPT.
NOTE 12: IN THE EVENT THAT THE COMMITMENT JACKET IS NOT ATTACHED HERETO, ALL OF THE
TERMS, CONDITIONS AND PROVISIONS CONTAINED IN SAID JACKET ARE
INCORPORATED HEREIN. THE COMMITMENT JACKET IS AVAILABLE FOR INSPECTION AT
ANY COMPANY OFFICE.
NOTE 13: THE POLICY(S) OF INSURANCE MAY CONTAIN A CLAUSE PERMITTING ARBITRATION OF
CLAIMS AT THE REQUEST OF EITHER THE INSURED OR THE COMPANY. UPON REQUEST,
THE COMPANY WILL PROVIDE A COPY OF THIS CLAUSE AND THE ACCOMPANYING
ARBITRATION RULES PRIOR TO THE CLOSING OF THE TRANSACTION.
(END OF EXCEPTIONS)
Investigation should be made to determine if there are any sewer treatment capacity charges or if
there are any service, installation, maintenance, or construction charges for sewer, water or
electricity.
In the event this transaction fails to close, a cancellation fee will be charged for services rendered in
accordance with our rate schedule.
Unless otherwise requested or specified herein, the forms of policy to be issued in connection with this
Commitment will be the ALTA 2010 Homeowner's Policy, the ALTA 2006 Extended Loan Policy, or, in
the case of standard lender's coverage, the ALTA 2006 Standard Loan Policy
The Policy committed for or requested may be examined by inquiry at the office that issued the
Commitment. A specimen copy of the Policy form(s) referred to in this Commitment will be furnished
promptly upon request.
SP8
Enclosures:
Sketch
Vesting Deed
Paragraphs ALL RECORDED MATTERS
Page 6
Ii!::;;;G National Title Insurance Company ~ .Wi1li"o"Fi",~i.IG~poom",,"y
COMMITMENT FOR TITLE INSURANCE
Issued by
WFG National Title Insurance Company
WFG National Title Insurance Company, a South Carolina corporation ("Company"), for a valuable
conSideration, commits to issue its policy or policies of title insurance, as identified in Schedule A, in favor of
the Proposed Insured named in Schedule A, as owner or mortgagee of the estate or interest in the land
described or referred to in Schedule A, upon payment of the premiums and charges and compliance with the
Requirements; all subject to the provisions of Schedules A and B and to the Conditions of this Commitment.
This Commitment shall be effective only when the identity of the Proposed Insured and the amount of the
policy or policies committed for have been inserted in Schedule A by the Company.
All liability and obligations under this Commitment shall cease and terminate ninety (90) days after the
Effective Date or when the policy or policies committed for shall issue, whichever first occurs, provided that
the failure to issue the policy or poliCies is not the fault of the Company.
The Company will provide a sample of the policy form upon request.
IN WITNESS WHEREOF, WFG National Title Insurance Company has caused its corporate name and seal to be
affixed by the duly authorized officers on the date shown in Schedule A.
WFG National Title Company of Washington, LLC, as
agent for WFG National Title Insurance Company
BY-f~ Y ''7",.,.=...:,.c-=H'.f).....",·I1=Q.)_ ~thorlzed sWure
Lynn M. Riedel
Preliminary Commitment Form
WFG NATIONAL TITL! IISURANC! COMPANY
.......
Am" ) j jf,.jl,
"""'" Authorized Signature
Page 7
RECEIPT EG00027915
BILLING CONTACT
MARK MAO
MY DENTAL LLC
507 WILLIAMS AVE S
RENTON, WA 98055
REFERENCE NUMBER FEE NAME
LUA14-001148 PLAN -Environmental Review
PLAN -Lot Line Adjustment
PLAN -Modification
PLAN -Site Plan Review -HEX
Technology Fee
Printed On: 8125/2014 Prepared By: Kris Sorensen
TRANSACTION
TYPE
Fee Payment
Fee Payment
Fee Payment
Fee Payment
Fee Payment
Transaction Date: August 25,2014
PAYMENT
METHOD
Check #3064
heck #3064
heck #3064
Check #3064
heck #3064
SUBTOTAL
TOTAL
AMOUNT PAID
$1,000.00
$450.00
$200.00
$2,000.00
$109.50
$3,759.50
$3,759.50
Page 1 of 1