HomeMy WebLinkAboutMisc My DentalMy Dental
521 Park Ave N
Renton, Washington
Surface Water Drainage
T echnicallnformation 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.
Sarah Brundidge, P.E.
My Dental Technical Information Report Renton, Washington
Table of Contents
Section Page
Executive Summary ................................................................................................................. 2
Section 1: Project Overview ................................................................................................... 4
1. Site Location ................................................................................................................. 4
2. Drainage Basins, Sub-basins, and Site Characteristics ................................................... 5
3. Soils ............................................................................................................................. 6
4. Infiltration ..................................................................................................................... 6
Section 2: Conditions and Requirements Summary ................................................................. 7
Section 3: Offsite Analysis ..................................................................................................... 10
1. Upstream Analysis ...................................................................................................... 10
2. Downstream Analysis ................................................................................................. 10
3. Evidence of Existing or Predicted Problems ................................................................ 10
Section 4: Flow Control and Water Quality Facility Analysis and Design ............................. 11
1. Hydrologic Analysis ................................................................................................... 11
2. Existing Site Hydrology ............................................................................................... 11
3. Developed Site Hydrology ......................................................................................... 13
4. Flow Control Analysis ................................................................................................ 13
5. Water Quality ............................................................................................................. 13
Section 5: Conveyance System Analysis and Design ............................................................. 15
1. Conveyance ............................................................................................................... 15
2. 100Yr Flood/OverflowCondition .............................................................................. 15
Section 6: Special Reports and Studies .................................................................................. 16
Section 7: Basin and Community Planning Areas .................................................................. 17
Section 8: Other Permits ....................................................................................................... 18
Section 9: CSWPPP Analysis and Design ............................................................................... 19
Section 10: Bond Quantities, Facility Summaries, and Declaration of Covenant.. ................ 20
Section 11: Operations and Maintenance Manual ............................................................... 21
Appendices: A -Drainage Basin Exhibits
PAcLANO
B -Flow Control Application Map
C -Existing and Proposed Runoff Calculations
D -Water Quality Calculations
F -Infiltration Feasibility Study
Project # 10.424.001 Page 1
My Dental Technical Information Report Renton, Washington
Executive Summary
Site Location:
The property is located at 521 Park Ave. N in Renton, Washington. The site is bordered by
a parking lot to the north, Park Ave. N to the east, single family residences to the west, and
an auto repair shop to the south. The site is currently occupied by two single family
residences and associated outbuildings and a 1,143 SF restaurant. This project proposes to
construct a 18,814 SF 3 story mixed-use building with a 3'd story loft with associated
parking and landscaping on the 0.32 acre site.
Design Criteria:
The City of Renton uses the 2009 King County Surface Water Design Manual (KCSWDM)
with the exception to Chapters 1 and 2 which are not adopted, and the City of Renton
Amendments to the King County Surface Water Design Manual, dated February 2010.
This project will evaluate the pre-developed and post-developed site conditions, matching
the peak stormwater discharge rates from the 2-year, 10-year and 100-year storm events.
The pre-developed condition will be modeled as existing conditions based on the City of
Renton Peak Rate Flow Control Standard Matching Existing Site Conditions, as shown in
the Flow Control Application Map in Appendix B. Additionally, water quality treatment
will be provided for the project in compliance with Core Requirement #8.
Table 1
Jurisdictional Requirements
Peak Runoff Control: Peak Rate Flow Control Standard
Matching Existing Site Conditions
2-year: Existing site conditions
lO-year: Existing site conditions
lOO-year: Existing site conditions
Water Quality: Basic WQ Treatment
Preceding detention 35% of developed 2-year flow rate
(or no detention):
Downstream of detention: Full 2-year release rate from detention
Proposed Drainage System:
The project proposes to collect and convey onsite runoff from the parking areas with a
system of catch basins and underground conveyance pipe. The site grading has been
designed to allow runoff from the parking lot to sheet flow to the proposed StormFilter
catch basins located in the northwest corner and west parking area, before to the City
storm drainage system located in the alley to the west of the site. Onsite s StormFilter will
be treated by the StormFilter catch basins prior to leaving the site. Stormwater from the
roof area will be conveyed to underground perforated pipes. Stormwater that doesn't
PAcLAND Project # 10.424.001 Page 2
My Dental Technical Information Report Renton, Washington
infiltrate via the perforated pipes will continue to the parking lot underground conveyance
system and be discharged to the City storm drainage system. The two main areas of design
consideration, mentioned below, are detailed and explained further in the Preliminary
Conditions Summary on page 7 of this report and Section 4: Flow Control and Water
Quality Facility Analysis and Design on page x of this report.
Core Requirement #3; Flow Control:
The proposed development is located within the Peak Rate Flow Control Standard
area and will not cause an increase of more than 0.1 cfs in the existing site
conditions 1 ~O-year peak flow. Therefore the flow control facility requirement for
this project is to be waived.
Core Requirement #8; Water Quality:
Site runoff from pollution generating impervious surfaces will be treated.
Runoff flows into one of two StormFilter catch basins with CSF media cartridges to
provide basic water quality treatment.
Conclusion:
The proposed stormwater management system for this project has been designed in
accordance with regulatory criteria described above and consistent with sound engineering
practice. This design has incorporated stormwater quality BMP's to meet the Basic water
quality treatment requirements of King County and the City of Renton. Therefore, no
significant adverse impacts to the stormwater management system are expected as a result
of the proposed development.
PAcLAND Project # 10.424.001 Page 3
My Dental Technical Information Report Renton, Washington
Project Overview
Site Location
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Location: 521 Park Ave. N, Renton, WA 98057
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SectionfTownship/Range: SW '.4 of the SW '.4 of Section 8, Township 23 N, Range 5E
ParcelfTax lot(s): 7224000850, 7224000855, 7224000860
Size: 0.32 acres
City, County, State: Renton, King County, Washington
Governing Agency: City of Renton
Design Criteria: 2009 King County Surface Water Design Manual and City of Renton
Amendments to the 2009 King County Surface Water Design Manual, dated February
2010.
PAcLAND Project # 10.424.001 Page 4
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My Dental Technical Information Report Renton, Washington
Drainage Basins, Subbasins, and Site Characteristics
Orai nage Basi n
The project site is located in the Lower Cedar River Basin.
Existing Sub-Basins
The project site has two existing sub-basins. See Exhibit A in Appendix A for a depiction of
the existing sub-basins. Runoff from Basin A generally flows across the existing site
generally from west to east. Runoff from Basin A is collected in a catch basin located in the
north west corner and is conveyed through an 18" storm pipe to an existing flow control
structure. The stormwater is discharged from the flow control structure by an 8" storm pipe
into the City of Renton storm system in the alley. Additionally the existing sidewalk areas
to be dedicated as ROW currently drain east towards Park Ave.
Basin B includes two existing single family residences with no existing stormwater system.
Runoff generally flows from east to west and appears to infiltrate or discharge overland to
the alley. Additionally the existing sidewalk areas to be dedicated as ROW currently drain
east towards Park Ave.
Proposed Sub-Basi ns
The project site has two proposed sub-basins. See Exhibit B in Appendix A for a depiction
of the proposed sub-basins. The project proposes to collect onsite runoff with a system of
curbs, gutters and catch basins. The stormwater will be conveyed 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. The proposed Basin B includes new sidewalk and
a new landscape buffer and will be dedicated to the City as ROW, Basin B is proposed to
drain to the City stomrwater system in Park Ave N.
Table 1, below, shows the area breakdown for the existing and proposed sub-basins.
Table 1 -Sub-basin Areas
Surface Existing Basin (sf) Proposed Basins (sf)
BASIN A
Roof (Bldg)' 2,743 6,790
Pavement 2987 5,587
Gravel 1803 0
Landscape 6,079 336
Total Basin A 13,612 12,713
BASIN B
Offsite
Pavement 335 1,062
Offsite
landscape 0 172
Total Basin B 335 1,234
Total 13,947 13,947
*eXJtmg roof area assumed from eXisting bwldmg pad area
PAcLAND Project # 10.424.001 Page 5
My Dental Technicallniormation Report Renton, Washington
The project will replace all existing impervious surfaces and add new impervious surfaces.
The amount of new and replaced impervious surfaces is 13,439 SF. The project is
proposing over 5,000 SF of new and replaced impervious surfaces, therefore stormwater
mitigation, including flow control and water quality, is required.
Site Characteristics
The property is located at 521,525, and 529 Park Ave N, in Renton, Washington. The site
is bordered by a parking lot to the north, Park Ave. N to the east, single family residences
to the west, and an auto repair shop to the south. The site is currently occupied by two
single family residences and associated outbuildings and a 1,143 SF restaurant. This project
proposes to construct a 18,814 SF 3-story mixed-use building with a 3'd story loft with associated
parking and landscaping on the 0.32 acre site.
Soils
The site is mapped as Urban Land (UR) according to the USDA Natural Resource
Conservation Service, Soil Survey for King County Area, Washington. The geotechnical
report prepared by Merit Engineering Inc, dated July 9, 2014 describes the soils as coarse
grained gravel with medium to coarse brown sand (GP) from approximately l' to 20' with
a thin layer of gray to brown silty poorly graded sand with gravel (SP) at a depth of
approximately 5' and a thin layer of gray to brown silty well graded sand with gravel at
approximately 10'. The coarse grained gravel with medium to coarse brown sand is
underlain by gray, well sorted mostly fine sand with some clay extending to a depth of 25'
-30'. The till soil group was used for KCRTS runoff calculations.
Infiltration
As part of the geotechnical investigation a sieve analysis was performed on a shallow near
surface soil sample collected during test borings July 7, 2014. Based on the sieve analysis
the geotechnical report recommends a long term infiltration rate for the site of 0.5 -1.0
i nches/hour.
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My Dental Technical Information Report Renton, Washington
Section 1: Conditions and Requirement Summary
As required by the 2009 King County Surface Water Design Manual (KCSWDM) and City
of Renton Amendments, this project is subject to a full drainage review. Therefore, the
storm drainage design for this project is required to comply with all eight (8) Core
Requirements and five (5) special requirements. The requirements have been met as
follows:
Core Requirement #1: Discharge at Natural Location
The discharge from a proposed project must occur at the natural location.
Response: Onsite runoff will be collected, conveyed, treated. All onsite runoff is
subsequently conveyed to the City of Renton storm water system which discharges into
Cedar River near the intersection of 6'h Ave. Nand Nishiwaki Lane.
Based on the existing topographic survey, the northern parcel (Parcel 7224000860) has a
discharge pipe to the west into the City of Renton storm system which discharges into the
Cedar River near the intersection of 6'h Ave. Nand Nishiwaki Lane. The southern parcels
(Parcels 7224000855 and 7224000850) currently do not have a storm drainage system in
place. Based on the topography of the project site and existing alley, it appears the site
storm water generally flows from east to west and appears to infiltrate or discharge
overland to the alley.
Based on the relatively flat topographic conditions and boundary constraints of the site,
the project is proposing to discharge storm water to the City stormwater system to the west
of the site in the existing alley. No downstream impacts are anticipated as a result of the
proposed improvements.
Core Requirement #2: Off-site Analysis
All proposed projects must identify the upstream tributary drainage area and perform a
downstream analysis. Levels of analysis required depend on the problems identified or
predicted. At a minimum, a Levell analysis must be submitted with the initial permit
application.
Response: The upstream and downstream analyses have been performed and are
summarized on page 10 of this report.
Core Requirement #3: Flow Control
Proposed projects must provide runoff controls to limit the developed conditions peak
rates of runoff to the pre-development peak rates for specific storm events based on the
proposed project site existing runoff conditions.
Response: Per the exceptions listed section 1.2A of the City of Renton Amendments to the
2009 King County Surface Water Design Manual, the facility requirement for Peak Rate Flow
Control Standard areas is waived for any threshold discharge area in which the target
PAclAND Project # 10.424.001 Page 7
My Dental Technical Information Report Renton, Washington
surfaces subject to this requirement will generate no more than a 0.1 cis increase in the
existing site conditions 100 year peak flow. The existing and proposed conditions have
been evaluated using the KCRTS model and it has been determined that the proposed
conditions will not result in more than 0.1 cis increase in the I DO-year peak flow.
Therefore a flow control facility is not proposed as a part of this project. However, in
compliance with the small lot BMP requirements discussed in section 5.2.1.1 of the
KCSWDM roof runoff will be conveyed from the building to the site conveyance system
via perforated roof drain lines. A detailed summary and analysis of the existing and
proposed conditions is provided on page 12 of this report.
Core Requirement #4: Conveyance System
All conveyance systems for proposed projects must be analyzed, designed and constructed
for developed on-site runoff from the proposed project.
Response: The proposed conveyance system has been designed to convey the I DO-year
peak flow. In an emergency overflow condition, the site would discharge stormwater
overland to the northwest corner of the site and to the City storm water system in the alley
on the west side of the property. Under overflow conditions the alley discharges to the
north and west to N 6th Ave.
Core Requirement #5: Erosion/Sedimentation Control Plan
All engineering plans for projects that propose to construct new, or modify existing
drainage facilities, must include a plan to install measures to control erosion and
sedimentation during construction and to permanently stabilize soil exposed during
construction.
Response: Erosion and sediment control requirements will be a part of the project
construction documents. These measures will include methods to reduce erosion of onsite
site soils and to prevent sediments from inadvertently leaving the project site.
Core Requirement #6: Maintenance and Operation
Maintenance of all drainage facilities constructed by a proposed project is the
responsibility of the property owner.
Response: An Operations and Maintenance Manual is included in this report.
Core Requirement #7: Financial Guarantees and liability
Construction of any surface water facilities requires the posting of a bond with the City of
Renton.
Response: A Bond Quantities worksheet will be included with the final submittal of the
construction documents.
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My Dental Technical Information Report Renton, Washington
Core Requirement #8: Water Quality
Proposed projects must provide water quality facilities to treat the runoff from those new
and replaced pollution-generating impervious surfaces and pollution-generating pervious
surfaces targeted for treatment.
Response: The proposed project improvements include approximately 0.16 acres of new
or replaced pollution-generating impervious surface. The project meets the requirements
for exceptions 3 and 4 listed in section 1.2.B.I.A of the City of Renton Amendments to the
2009 King County Surface Water Design Manual. Therefore the Enhanced Basic Water
Quality (WQ) menu specified for commercial land use may be reduced to the Basic WQ
menu. A Storm Filter cartridge treatment system with CSF media will be constructed to
provide Basic Water Quality treatment for target surfaces onsite.
Special Requirement #1: Other Adopted Area-Specific Requirements
Response: At this time, the project site is not known to be under any other adopted area-
specific requirements.
Special Requirement #2: Flood Hazard Area Delineation
Response: The project site is not within a flood hazard area.
Special Requirement #3: Flood Protection Facilities
Response: The proposed project will not rely on an existing flood protection facility or
construct a new flood protection facility.
Special Requirement #4: Source Controls
Response: Water quality source controls will be applied in accordance with the King
County Stormwater Pollution Prevention Manual and Renton Municipal Code IV. A
Pollution Prevention Plan for the site has been included on page 25 of this report.
Special Requirement #5: Oil Control
Responsf': The proposed project is not considered a high use site, oil control will not be
provided for the project. A tee-structure is proposed downstream of the StormF ilter WQ
treatment structures and prior to storm water leaving the site.
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My Dental Technical Information Report Renton, Washington
Section 2: Off-Site Analysis
Upstream Analysis
Based on topographic survey, there is minimal tributary area to this site. The existing
topography surrounding the site prevents any significant amount of run-on.
Downstream Analysis
A site visit hasn't been completed, however a limited downstream analysis of the existing
drainage system was performed based on the topographical survey and available aerial
images. A complete downstream analysis will be provided prior to permit submittal.
Currently runoff from the northern parcel is intercepted onsite by a catch basin located in
the northwest corner and is conveyed through an 18" storm pipe to an existing flow
control structure. The stormwater is discharged from the flow control structure by an 8"
storm pipe into the City of Renton storm system in the alley. The existing sidewalk area
along the northern parcel that will be dedicated as ROW currently drain east towards Park
Ave. N. The southern portion of the site consisting of two existing single family residences
currently doesn't have a developed storm water system, runoff generally flows from east to
west and appears to infiltrate or discharge overland to the alley.
The City storm system within the alley continues north towards N 6th St. before
intercepting the municipal storm system within N 6th St. and continues west before
ultimately discharging to the Cedar River and eventually Lake Washington.
The design basin sizes downstream of the site are not known at this time. Because the
proposed development will not increase the 100-year peak discharge by more than 0.1 cfs,
it is believed that this downstream system has reasonable capacity for the project site
stormwater discharge.
Evidence of Existing or Predicted Problems
The limited downstream analysis was performed based on topographical survey and
available aerial images, however there is no known evidence of drainage problems on or
near the project site. No drainage problems are predicted as a result of the proposed
improvements.
PAcLAND Project # 10.424.001 Page 10
My Dental Technical Information Report Renton, Washington
Section 4: Flow Control and Water Quality Analysis and Design
The City of Renton Amendment to the 2009 King County Surface Water Design Manual
requires peak runoff control such that the post-developed peak discharge rates match that
of the existing 2-year, 10-year, and 1 DO-year peak discharge rates. Also, if the proposed
development is located within the Peak Flow Control Standard Area and will not increase
the existing condition 1 DO-year peak flow by greater than O.l-cfs then the facility
requirement is waived.
The City of Renton Amendment applies flow control standards based on geographic areas,
as determined by the Flow Control Application Map (see Appendix B). The project site lies
within the Peak Rate Flow Control Standard -Matching Existing Site Conditions. This area
requires matching of existing site's peak storm durations. The analysis below matches the
existing condition described in the City of Renton Amendment. Also, if the proposed
development is located within the Peak Flow Control Standard Area and will not increase
the existing cond ition 1 DO-year peak flow by greater than O.l-cfs than the faci I ity
requirement is waived.
Hydrologic Analysis
The King County Runoff Time Series (KCRTS) program using a historic 1-hour duration in
the Sea-Tac rainfall region (location scale factor ST-l.0) was used to model runoff. The
detailed KCRTS outputs have been included in Appendix D.
Existing Site Hydrology
The existing site condition (0.31 acres) is shown below:
Table 6
Existing Site Conditions (Basin A)
Area I Condition I Soil/Land Cover Type
0.14AC I Pervious I Till Lawn
0.17 AC I Roof/pavement/gravel I Impervious
As described in Table 1 approximately 335 SF (0.01 AC) of the site currently drains offsite
toward Park Ave N.
Table 7
Existing Peak Runoff Rate
Event Rate
2-year 0.056 cfs
10-year 0.068 cfs
100-year 0.115 cfs
Additionally, the northern 0.08 AC parcel (Parcel #7224000860) has an existing
stormwater management system with a flow control structure which discharges to the City
stormwater system in the alley west of the property. The original drainage report for this
stormwater system was not available; therefore we have estimated the discharge rate of the
flow control structure as well as the existing runoff from this parcel.
PAcLAND Project # 10.424.001 Page 11
My Dental Technical Information Report Renton, Washington
Table 8
Parcel #7224000860 Existing Conditions
Area I Condition I Soil/Land Cover Type
0.004 AC I Pervious I Till Lawn
0.072 AC 1 Roof/pavement I Impervious
Table 9
Existing Peak Runoff Rate-Parcel #722400860
Event Rate
2-year 0.020 cfs
lO-year 0.025 cfs
100-year 0.039 cfs
Per an as-built drawing provided by the City of Renton the existing flow control structure
has the followi ng specifications:
Rim: 32.28'
18" Inlet invert-27.61'
8" Outlet invert -29.43'
1 5/16" orifice -27.61'
Overflow tee elev. -30.58'
Using the equation 5-4, see below, from Section 5.3.4.2 of the KCSWDM we have
estimated the allowed flow through the orifice plate.
Q -CA,i(2gh)
C -coefficient of discharge (0.62 for plate orifice)
A -area of orifice (.009331 SF)
g -gravity (32.2 ft/sec 2)
h -hydraulic head (1.15 ft)
Q -0.62*0.933,,1(2*32.2*1.15) -0.049cfs
Based on the as-built drawing and the above equation the estimated allowed flow through
the orifice is 0.049, which is greater than the estimated run-off from the parcel. Therefore
for the purposes of the flow control analysis in this report we will assume that runoff from
the northern parcel is not retained under the existing condition the overall existing peak
runoff rate for the overall project area is equal to the values presented in Table 7 above.
PAcLAND Project # 10.424.001 Page 12
My Dental Technical Information Report Renton, Washington
Developed Site Hydrology
The developed site condition is provided below:
Table 10
Developed Site Conditions (Basin A)
Area I Condition I Soil/Land Cover Type
0.284 AC I Pavement/Rooftop I Impervious
0.008 AC I Landscaping I Till Lawn
As described in Table 1 approximately 0.03 AC, Basin B, of the site is proposed to drain
offsite toward Park Ave N. This area will be dedicated to the City and will become part of
the Park Ave. N. Right-of-Way.
Table 11
Developed Peak Runoff Rate (Unmitigated)
Event Rate
2-year 0.071 ds
10-year 0.084 ds
1 ~O-year 0.136cfs
Flow Control Analysis
The post developed 1 DO-year peak runoff rate for the overall site increases by 0.027 cfs
from the existing condition. The increase in the 1 DO-year peak runoff is less than 0.01 cfs
and the project is located in the Peak Rate Flow Control Standard Area, therefore the flow
control facility requirement is waived for this project. A flow control system and
detention/retention system are not proposed for this project. Details from the KCRTS runoff
model for the existing and developed conditions are provided in Appendix C.
Stormwater from the roof area will be conveyed to underground perforated pipes.
Stormwater that doesn't infiltrate via the perforated pipes will continue to the parking lot
underground conveyance system and be discharged to the City storm drainage system.
Roof runoff will connect to the underground conveyance system downstream of the
proposed StormFilter catch basins.
Water Quality
The project will follow the Basic Water Quality menu in the King County Surface Water
Design Manual. A reduction from the Enhanced Basic WQ menu to the Basin WQ menu is
allowed by the City of Renton Amendment if the following parameters are met:
• Site runoff is discharged directly, via a non-fish bearing conveyance system all the
way to the ordinary high water mark of a stream with a mean annual flow of 1,000
cfs or more (at the discharge point of the conveyance system) or a lake that is 300
acres or larger.
• No leachable metals (e.g .. galvanized metals are currently used or proposed to be
used in the areas of the site exposed to weather, AND
PAcLAND Project # 10.424.001 Page 13
My Dental Technical Information Report Renton, Washington
• A covenant is recorded that prohibits future such use of leachable metals on the
site, AND
• Less than 50% of the runoff draining to the proposed treatment facility is from any
area of the site comprised of one or both of the following land uses: commercial
land use with an expected ADT of 100 or more vehicles per 1,000 square feet of
gross building area or commercial land use
Two catch basin StormFilter cartridge filter system with CSF media are proposed and will
fulfill the water quality treatment requirements. The water quality treatment design flow
rates are shown below in Table12. The water quality sizing details are show in Appendix
D.
Table 12
Water Quality Volume (StormFilter)
Facility Location Return Period WQ Design Flow (ds)
Preceding 35% of developed 2-yr
discharge peak flow rate 0.014
The sizing for the StormFilters is based on the requirements outlined in Section 6.5.5 of the
2009 King County Surface Water Design Manual. A summary of the StormFilter sizing is
in Table 13 below:
Table 13
StormFilter Details CB 1
Number of I Drop Required Rim to I RIM/lnvert I T reatmentiPeak
Cartridges Outlet Out Flow Rate
1 I 2.3' (18" Cartridges) I 39.1/29.6 I 0.0084 cfs/0.046 cfs
StormFilter Details CB 3
Number of I Drop Required Inlet to
I
RIM/Invert J T reatment/Peak
Cartridges Outlet Out Flow Rate
1 I 2.3' (18"Cartridges) I 39.1/29.6 I 0.002 cfslO.O 14 cfs
The StormFilter catch basins are located in the NW corner and in the western parking area
and labeled as structures 1 and 3 in the Grading and Drainage Plan.
The orifice structure in the existing flow control structure on the northern parcel will be
converted to a tee structure to provide oil control for the site.
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My Dental Technical Information Report Renton, Washington
Section 5: Conveyance System Analysis and Design
Conveyance
Per the 2009 King County Surface Water Design Manual, Section 4.2.1.2, the on-site
stormwater conveyance is calculated based on gravity flow analysis of the piping network.
Peak runoff associated with and up to a 100-year storm event has been determined to be
adequate. Uniform Flow Analysis utilizing Manning's equation was employed with a
Manning's "n" value of 0.012.
Calculations:
Manning's equation _ Q~ 1.4% xAxR2i3xS'/2
With: Q ~ Peak Flow (CFS)
n ~ Manning's Roughness Coefficient (0.012)
A ~ Flow Area (SF)
R ~ Hydraulic Radius ~ Area !Wetted Perimeter (LF)
S ~ Slope of the pipe (ftIft)
Assuming the worst-case scenario flow into the 12" HDPE discharge pipe through the
overflow, the maximum flow which the 12" can pass is shown below:
Q ~ 1.4% xAxR2i3 xS '/2 ~ 2.94 CFS
n ~ 0.012
A ~ 0.771 SF
R ~ 0.286 @ 95% full
S ~ 0.005
The proposed conveyance system will adequately convey the 25-yr event of 0.104 cfs, and
all proposed storm pipes and swales are to be designed such that their capacity meets or
exceeds that required during a 25-year event. Additionally, the overflow from a 100-year
runoff event will not create or aggravate a severe flooding problem or severe erosion
problem as the 12" discharge pipe will also carry that flow of 0.136 cfs.
lOO-Year Flood/Overflow Condition
Review of the most recent FIRM Map indicates that the project site lies within the Zone X,
which is determined to be outside of the 100-year flood plain noted on FIRM Map Panel
No. 53033C0977F.
In the event of a larger storm, it is unlikely that the system would fail as the conveyance
capacity is much larger than the anticipated 100-year flow rate. However, based on a
review of the site and immediate surroundings, the overflow of the stormwater conveyance
system would allow surface water to sheet flow to the public storm system via the alley
west of the property and Park Ave N. east of the property.
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My Dental Technical Information Report Renton, Washington
Section 6: Special Reports and Studies
A geotechnical report and infiltration letter were prepared by Merit Engineering, Inc.,
dated July 9, 2014, and July 7, 2014 respectively. These documents are discussed in the
Project Overview section of this report. The complete Merit Engineering Report and letter
are included in Appendix F.
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My Dental Technical Information Report Renton, Washington
Section 7: Basin and Community Planning Areas
The project site lies within the Lower Cedar River Basin.
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My Dental Technical Information Report Renton, Washington
Section 8: Other Permits
The following governmental approvals or permits will likely be required for this project:
• City of Renton Site Plan Review
• City of Renton Building Permit
• Sewer Perm it
• Water Permit
These permits will require approval by the City of Renton Planning Division, King County.
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My Dental Technical Information Report Renton, Washington
Section 9: CSWPPP Analysis and Design
All erosion and sediment control measures shall be governed by the requirements of the
City of Renton and the Washington State Department of Ecology. A temporary erosion and
sedimentation control plan will be prepared to assist the contractor in complying with
these requirements. The Erosion and Sediment Control (ESC) plan will be included with
the construction plans.
PAcLAND Project # 10.424.001 Page 19
My Dental Technical Information Report Renton, Washington
Section 10: Bond Quantities, facility Summaries, and Declaration of
Covenant
The following items will be submitted upon approval of the Building Permit plans:
• Site Improvement Bond Quantity Worksheet
• Declaration of Covenant for Maintenance and Inspection of Flow Control BMPs
PAcLAND Project it 10.424.001 Page 20
My Dental Technical Information Report Renton, Wash; ngton
Section 11: Operations and Maintenance Manual
Maintain Storm water Facilities
The owner or operator of the project shall be responsible for maintaining the stormwater
facilities in accordance with local requirements. Proper maintenance is important for
adequate functioning of the stormwater facilities. The following maintenance program is
recommended for this project:
Frequency
M,S
M
M,S
M
M
M
A
A
A
PAcLAND
Drainage
System
Feature
General
Maintenance Checklist for Catch Basins and Inlets
..j Problem Conditions To Check For Conditions That Should Exist
Tra~h, debris, and
~ediment in or on
basin
Strudural damage
to frame and/or top
slab
Cracks in basin
wallslbottom
Settlement!
misalignment
Trash or debris in front of the
catch basin opening is blocking
capacity by more than 10%.
Sediment or debris (in the basin)
that exceeds 1/3 the depth from
the bottom of basin to invert of the
lowest pipe into or out of the
basin.
Trash or debris in dny inlet or pipe
blocking more than 1/3 of its
he;ght.
Corner of frame extends more than
~ inch past curb face into the
street (if applicable).
Top slab has holes larger than 2
square inches or cracks wider than
~ inch (intent is to make sure all
material is running into the basin).
Frdme not sitting flush on top slab,
i.e., separation of more than ¥I
inch of the frame from the top
slab.
Cracks wider than Y2 inch and
longer than 3 feet, any evidence of
soil particles entering c-<itch basin
through cracks, or maintenance
person judges that structure is
unsound.
Cracks wider than Vl inc.h and
longer than 1 foot at the joint of
any inlet/outlet pipe or any
evidence of soil particles entering
catch basin through cracks.
Basin has settled more than 1 inch
or has rotated more than 2 inches
out of alignment.
Project # 10.424.001
No trash or debris located
immediately in front of catch
basin opening. Grate is kept
clean and allows water to
enter.
No sediment or debris in the
catch basin. Catch basin is
dug out and clean.
Inlet and Outlet pipes free of
trash or debris.
Frame is even with curb.
Top slab is free of holes and
cracks.
Frame is sitting flush on top
slab.
Basin repldced or repaired to
design stdndard~. Contact a
profe~sional engineer for
evaluation.
No (Tacks more than y,. inch
wide at the joint of
inlet/outlet pipe. Contact a
professional engineer for
evaluation.
Basin replaced or repaired to
design standards. Contad a
profeSSional engineer for
evaluation.
Page 21
My Dental Technical Information Report Renton, Washington
M,S
M,S
Fire hazard of other Presence of chemicals such as
pollution natural gas, oil, and gasoline.
Outlet pipe is
dogged with
vegetation
Obnoxious color, odor, or sludge
noted.
Vegetation or roah growing in
inlet/outlet pipe joints that are
more than 6 inches tall and less
than 6 inches apart.
No color, odor, or sludge.
Basin is dug out and clean.
No vegetation or root
growth present.
If you are unsure whether a problem exists, please contact a Professional Engineer.
Comments:
A ~ Annual (March or April, preferred)
M ~ Monthly (see schedule)
5 ~ After major storms (use 1-inch in 24 hours as a guideline)
If you are unsure whether a problem exists, please contact a Professional Engineer.
Maintenance Checklist for Fencing/Shrubbery Screen/Other Landscaping
Frequency Drainage"f Problem Conditions To Check For Conditions That Should Exist
System
Feature
M General
M,S
M
A Wire
Fences
A
A
A
A
A
A
M
Missing or broken Any defet1 in the fence or !>(Teen
parts/dead shrubbery that permits easy entry to a facility
Erosion Erosion has resulted in an opening
under a fence that allows entry by
people or pets.
Unruly vegetation Shrubbery is growing out of control
or is infested with weeds.
Damaged parts Posts out of plumb more than 6
inches.
Top rails bent more than 6 inches.
Fence j~ mended or shrubs
replaced to form a solid barrier to
entry.
Replace soil under fence so that
no opening exceeds 4 inches in
height.
Shrubbery is trimmed and weeded
to provide appealing aesthetics.
Do not use chemicals to control
weeds.
Posts plumb to within 1-1/2
inches of plumb.
Top rail free of bends greater than
1 inch.
Any part of fence (including posts, Fence is aligned and meets design
top rails, and fabric) more than 1 foot standards.
out of design alij:1;nment.
Missing or loose tension wire. Tension wire in place and holding
fabric.
Missing or loose barbed wire that is Barbed wire in place with less
sagging more than 2-1/2 inches than ¥<I-inch sag between posts.
between posts.
Extension arm missing, broken, or Extension arm in place with no
bent out of shape more than 1-112 bends larger than ¥<I inch.
inches.
Deteriorated paint or Part or parts that have a ru~ting or Structurally adequate posts or
parts with a uniform protective
coating.
protective coating scaling condition that has affected
structural adequacy.
Openings in fabric Openings in fabric are such that an
8-inch diameter ball could fit
through.
No openings in fabric.
If you are unsure whether a problem exists, please contact a Professional Engineer.
Comments:
A ~ Annual (March or April, preferred)
M ~ Monthly (see schedule)
5 ~ After major storms (use 1-inch in 24 hours as a guideline)
PAcLAND Project # 10.424.001 Page 22
My Dental Technical Information Report Renton, Washington
Maintenance Checklist for ConveYdnce Systems (pipes, Ditches and Swales)
Frequency Drainage .... ' Problem Conditions To Check For Conditions That Should Exist
System
M,S
M
A
M
M
M,S
M
A
M
A
Varies
M,S
M
M
M,S
M
A
PAcLAND
Feature
Pipes
Open
Ditches
Catch
basins
Swales
Sediment &
debris
Vpgetation
Damaged
(rusted, bent,
or crushed)
Trash & debris
Sediment
buildup
Vegetation
Erosion
damage to
slopes
Rock lining
out of place or
missing (if
applicable)
Accumulated sediment that exceed~
20% of the diameter of the pipe.
Vegetation that reduces free movement
of water through pipes.
Protedive cOdting is damaged; rust is
causing more than 50% deterioration to
any part of pipe.
Any dent that significantly impedes
flow (i.e., decreases the cross section
area of pipe by more than 20%).
Pipe has major cracks or tears allowing
roundwater leakage.
Dumping of yard wastes such as grass
clippings and branches into basin.
Unsightly accumulation of
nondegradable materials such as glass,
lastic metal foam and coated paper.
Accumulated sediment that exceeds
20% of the desi n depth.
Vegetation (e.g., weedy shrubs or
saplings) that reduces free movements
of water through ditches.
Check around inlets and outlets for
signs of erosion. Check berms for signs
of sliding or settling. Action is needed
where eroded damage over 2 inches
deep and where there is potential for
continues erosion.
Maintenance person can see native soil
beneath the rock lining.
See Catch Basins Checklist.
Trash & debris See abave for Ditche~.
Sediment See above for Ditches.
buildUp
Vegetation not Grass cover is sparse and seedy or areas
growing or are overgrown with woody vegetation.
overgrown
Erosion See above for Ditches.
damage to
slopes
Conversion by Swale ha~ been filled in or blocked by
homeowner to shed, woodpile, shrubbery, etc.
incompatible
use
Swale does not Water stands in swale or flow velOcity
drain is very slow. Stagnation occurs.
Project # 10.424.001
Pipe cleaned of all sediment and
debris.
All vegetation removed so water
flows freely through pipes.
Pipe repaired or replaced.
Pipe repaired or replaced.
Pipe repaired or replaced.
Remove trash and debris and
dispose as prescribed by the
County.
Ditch cleaned of all sediment and
debris so that it matches design.
Water flows freely through
ditches. Grassy vegetation should
be left alone.
Find cau~ed of erosion and
eliminated them. Then slopes
should be stabilized by using
appropriate erosion control
measure{s); e.g., rock
reinforcement, planting grass,
compaction.
Replace rocks to design standard.
See Catch Basins Checklist.
See above for Ditches.
Vegetation may need to be
re lanted after cleaning.
Aerate soils and reseed and mulch
bare areas. Maintain grass height
at a minimum of 6 inches far best
storm water treatment. Remove
woody growth, recantour, and
reseed as nE'res~ary.
See above for Ditches.
If possible, speak with homeowner
and reque~t that swale area be
restored. Contact the County to
report problem if not rectified
voluntarily.
A survey may be needed to check
grades. Grades need to be in 1-
5% range if possible. If grade is
less than 1 % underdrains may
need to be installed.
Page 23
My Dental
Frequency Drainage
System
FeaturE'
M Gene.ral
M
M,S
M,S
A Trees and
shrubs
M
Technical Information Report Renton, Washington
Maintenance Checklist for Grounds (Landscaping)
..J Problem Conditions To Check For Conditions That Should Exi.,t
Weed.,
(nonpoi.,onous)
Insed haldfd
Trash or litter
Erosion of
Ground Surface
Damage
Weeds growing in more than 20% of
the landscaped area (trees and shrubs
onl ).
Any presence of poison ivy or other
poisonous vegetation or insed nests.
Dumping of yard wastes such as grass
clippings and branches onto grounds.
Unsightly accumulation of
nondegradable materials such as glass,
last ie, metal, foam, and coated paper.
Noticeable rills are seen in lands.caped
areas.
Limbs or parts of trees or 5hrub~ that are
split or broken which affec1 more than
25% of the total foliage of the tree or
shrub.
Trees or shrubs that have been blown
Remove trash and debris and
dispose dS prescribed by the
County.
Ditch cleaned of all sediment
and debris so that it matches
design.
Remove trash and debris and
dispose as prescribed by the
County.
Causes of erosion are
identified and steps taken to
slow down/spread out the
water. Erodpd areas are filted,
contoured, and seeded.
Trim trees/shrubs to restore
shape. Replace trees/shrubs
with severe damage.
Replant tree, inspecting for
down or knocked over. injury to stem or roots.
Replace if severely damaged.
A Trees Of shrubs which are not Place stakes and rubber-coated
adequately supported or are leaning ties around young trees/s.hrubs
over, causing exposure of the roots. for support.
If you are unsure whether a problem eXISts, please contact a ProfeSSional Engineer.
Comments:
A ~ Annual (March or April, preferred)
M ~ Monthly (see schedule)
5 ~ After major storms (use l-inch in 24 hours as a guideline)
PAcLAND Project # 10.424.001 Page 24
My Dental
PAcLAND
~~I~ ..... r~u
~~~i_vn
¥ORMWATE~
-----...--SOLUTIONS.
Technical Information Report Renton, Washington
Storm Filter Inspection and
Maintenance Procedures
}J
, ~
StormFilter
Project # 10.424.001 Page 25
My Dental
PAcLAND
Technical Information Report Renton, Washington
Sediment rCnl<:':',ill i!'ld :"'l,,dge, 1.~pla~,'n1l"nl ,)11 ,In a~ ["'('I'do?-:>
ba~15 " fBcomIT,!;,nderi lI~ies~ site copd:tlol's war'<111~
Onn' iln \..lldcrsla1dlng of s·t€" d'aractE" stl(~ ";;s b~'n
",s;ob!l~h~. flIdll~tc1anC(> Ir,J, not be n~ded for one to thIN'
y.-ars.lJl.t InSp€'ctlOfl IS warranted ,md fe(omme:'dE'd anm .. .J,IY
Inspection Procedures
ThE> pliinary goal of a:1ln~p€c'"on s ~o iI~~e5S tr.c ~ondl'"or of
lI'e c<lr:lldges r~at.ve te ~h€ I(>\IE': nf VI SUd' W(.:rml?llt ;)ildll19 a~
It r~dtes to eecleased lllJatm('nt c.apil{I:}" It may be desirable to
(onduct ltliS 'r'Spo:-ctIOn dll'I''19 a storm to obw.rve the lelatlve
flow thfOUqh tn!.' ~'Ilel c<lrilldges If the submerged colr\'ldges
iI'e 51C'V>.'fC'IY ph,ggpc :hen tVjJlcally IMg€ amo~nt5 of w('ll1.,enl~
','.'111 DE.' prese!"t and Vf~ry hI tie flow w II b~ dlschargeo hom the
dra1r,a;J"e olpes Ii this IS thE' case, tnen m<llntC'I'an,-e IS warrilPtEd
ilrd (I'e [ar1l1dg~>, 'It:'ed 10 bE' rep'"ICec:
Warning ,n t'l~ (.;Ise of iI ~IJ'II, th'> wo'~er srould (l001l
ln~oectIO'1 ilctL\'.\Ie'i In\11 ~t'" proper gL.ldanc(> 's Dbta ned.
:-.I.:>tdy :he lo(a' l'a,!,1'd cor"rol <IlJrfllY and (ON-ECH
Sl{":'lTLwaler SO!L.,!lonslfTl"nedlately
Tc con:JlJct ar ,"SPN: 011.
Important: 1'15pe(;!ron ~hou:d b{' performt'd by a pefSO'1 who
IS famrl:ar wI,h the operation and contlqurallon of (he
Stcmlrl'tertreatmentlJnit
I If ilppllc')cle, '>('1 up ~ajel, l'4lJlpmenl Ie. ~IOle(t and 110111'
sL.,rroJnr1ll\gvehlr!p.J'ld p,:,des:rldll Irallie
; Visually l!1~pe,l tilt' external eondlt'on (A the unll and "Ike
1""t(lscor.(c'mngQo.:ft'((·,/prube,ns
) Op",n tt,e d~cess portals to ~h(' vau I dnd al ow the ~y~l",m 1'[>1",1
.£i Wllh{)L!terrl("lng theVih.JIt, Vls""lll\, IllSpi:'(: :he In~ld(>ot trrr
JnII. ~'ltJ 110le al(:\Jm'Jlallon~ of hquld~ and solids
J Be su'e :0 recold the lel.('1 01 sednTll~ll 01o,ld-0P on tl'"" floor 01
~he vaul;, n :he to'en:)y, ,wd 011 100 cf It·p ~alhjg('~. Ii flow
IS D(CUrring. note :he f:~)'.~ of Wilt",r p{'r or,lIr,arw prp[> K;oo..::ord
J Ob,>(,Phl1lon<;. L:lIgltal pKtwes are valuable for h~lor'ciJl
docu'Tlentatlorl
6 Close and f;o)st(>r the d(({,~5 pOlta's
7 Re'n:y,e ~dfc.lt t'qL.lplll('ol·t
8 Ii ~ppropriate-, nldl(e nOl(!s aboul the 'ocal crarniOge Gf('<l
rejatille io O[lqOIl,g (QlIstrJ".I(Jrl ,~!:»'on l:lfOb·c'),s. Gf I1lg'
9 D,;C\JS5 eo,;::! tiOIl~ l~i:It '\.ugg('~t rnililltenanc!? and rnai<.e
d"fISIOIl"~ to weatl~er 0' noi onarntendr1Ce IS needed
Maintenante Dl"dsion Tree
T~f' need for malnif'nance 5 t,pl(ally I:rasc-::I on r~ul!s oi tn!'
ns;:,ecllon Th(~ 10' o~ng Mal,'ie~dn(e Dt><isl().' Tff'(' shO\Jlrl br u .. ~ or.;
d gt~l('fa: 9u de (Ot,er factors. ~Jm as R"'qulatory FeqUIt!'fTlcr:t~, mdy
rM'('uto o('(onsid(>fo?d)
a If -,4'" of cI~lum..rlilte:l ~eJ men~. malnlenar.cp I~
? SedlrTl'::,\ loading or, top::' Ihe cd1'ldge
" It '·lj4"ot,)((urnuiatI(Jrl. mall\tlmanC('I!fl'CHl.rf--U
] S..rbmerged C3r\mJ9"~
:1 -,,,"' 0; stalK waIN '1'1 the cartrlOg" bilY for more
traI24hOJrsatt('ff'n(lofl.'lne'JE'fll ma''ltE'l"anc('IS
I ('qullf'(!
4 F'i,lggro l'I,!dr~
a If pcre soac;> bet'Neen medl.'l gratlllle, I> ab5Pnl
malr"l(>(rarw;srequlred
5 Bypass COndll!Or
I ir~pe:tl(;11 ,~ cor-rlJ( :I!'CJ rlurlflg d'1 " ....... I,)g(' rdlrl fflll
e~en! <lnd SIOrmf,ller r{,fTla:n~ ,n bYP.l'>S cOlidl\!on
!wacer ovel .tw mternal QullL'1 b",flle wa I or suhrnoe'rged
cartlldges), fTldlntendrc{' is reqlHred
7 F1()r,Ouncr;isf.umlllll;
a If pronmJnced ',f\lm II .... " hily -~ 1/4' thld') IS present
"bo>!e top (ap. 'llalnlendllU' I~ require':!
a Ii ~y5tenl hdS no:: bee!l millntalned lor 3 i't'iH~
maintenanct' I~ reOUlred
Project # 10.424.001 Page 26
My Dental Technical Information Report Renton, Washington
Assumptions
• t,oranfClIlIOI i4 hO.I'\01 11I:rp?
• No Id)~treilrll dNt'ol1cr (allcdst lir:>l did l"n\1II1\O Slorrnr 'el,\
'S\rllllu'cI50'1lillE'
• Q'Jllp! DIP'" '$cieal 01 Llbs:I'JctIO'l
• C::Jrl51rmt Ofl by~ass IS ~Iugg€'d
Maintenance
Dependlllg Oli the (Onfrgur21lon 01 :he pall,(\lli-.r 5)"terr.,
!"1i1nt('flil'lCl'pl'lsunnelwtllbE'l..:qulreod to ("ller th(>vilultTQ
cerbrm themall.tef.1.an~e
Important 'i VJuit enlr/ls rr-qUlfcd, OShA 1\.>1(:>, lor wdnea
,pacf'0Ilt'YIHustbl'iuliuw('d
hllt'l ,,:,'11Idge 'E'olace'l1pr.\ ~hould D~(lJ' (IdlWy dry W(,.:Ilh",r
t m.'ly bl' 'Iecessarjto plug th" '111m 11'(11 pLIl" Ifb"c,l":nw~,"
orn,",rg
Rr.p aU'lnert cartr"oge'; (,1" be deh..",'r'd lu :he site Of CU~IO'I1f'IS
faCility i'110rmatrOrt ((In':8rlllng ho ..... to obtain thE' I!'pl.:l{ 1'r1lC'ol
(utrd')(·'!~ a~allilb (0 irom CONT~(11 Sto'mw~lep SO.I,\IOrlS
Warning In \1-'1; r<l·.~ 0f J ~r 11.111(· rrlillr>\l'rilO((' IJ('f~onne!
sho,J:o <Ibor: "'il,f'~C'f',!n,,(> <K\I',lln;". "flllllf1l' fJfOpel
:ju'Gar'CE.' sotl,l'i'I\l NOlf'.; 111€ 10(·1 hd!dfd con;:oi
agerl('r,m:: ((ltrE(fI ~Iorrllwatep SO,U11(JrY, l'lwledliltely
10 (und,,:1 Glllr'd'i£> rl!pla~Emellt ~I'd 5&"m(O>nt renH:;"dl
maintell~nce
!. Wlt'1[,"lCr lellnqtP1l'V<I(II.g'vethr'IINj('oftheunl\,
Including compon·o'lt;., a ge'l!'lai C(JPolllon IP:;peC110"
5, kl:l~,<:> '1C~!,S atJ(1(.~ the' exter"al6nrJ Inl!!lllal ,~cnct :1C',n Qf
th, l,'ll.l~ GIV(' 11,;r:I«1 "r att(>orl'on I~) ,<'uyd,rg the I02';el 'J'
5e:k"-k"'t::lUli:l IP("lihef1or;rO'tlll'\,lult, 1'1 !I efcrt'oJV.
6 U"'lg dco'oprl~·,:: ':;:J'JlPmp"l 0'1 (.l"d I'll'.' reJ-l,a[erm·I·~
c,)·tfl'Jgeslup:u 1S0lbs ea(t]!,mdSE'lasr?c
7 I\PlTlo.e u~r"d ,_art'dges I!Corn \he vault U~lng O'1f a/Ire
folbwlfl;lrnethods.
Method 1;
A : 'll~ ac1I~I:)' Will rMuire that m,lrr:enal1(e pl'I)O'Hlf'1 f'rlter
the ~,JUII :0 removl' Iii£' lclrtr1dge, from ti"'12 under dr,'Fn
'narq1c!d ~'ld pliICe tll!~rn u:ldel the-vall:1 opel'rng lor
I1t n9 :lemo·.'.,;I) l ... nSCfM (co,mterclod,wl~(' ro!dtlons)
"".d-!rI: .. • car'rIUl.:l· frC'1) t"'e ..Jr,deorarn (OrlnE.'{"lo'
Ro Ire loos(~ (,;'('ldgE'. on rorj('. 10") a (O'1"en,('I1\ ~pO{
aef'P'I,!', It>e Yilll '. iIC~ess
J5l1',g apP'c:prlcltr no'stlng ['{;Ulpment, i!1~iK I-, a ({lb'e
from :h" boom, (fiHi!", or trIpon to \I e oos[' CJ;!lIcJge.
Ccr.t'K~ (fJr>.JTE(H )lCtfllwater SO U\IO~S for SlIg9[,,",Il'd
r;ltt,l(hn('ntdev'(",
Important: Note that cartridges contall'ing leaf med\c1 (CSf) do
not r<--qUIIE' ull~rewlng from their connectors. Tak-e care
nOI to damage the manifold conr'lff:turs TIlis (OMKtor
should remain Installed tn the marulcld and o::ould be
(apped during the maintenance ad1vily 10 pre\,(!nt
sediments from entef1ng tnt' undcrdrain mil'llfold
B R['1rlU~l' the (JSE!d ~<"~'ldges (up 10 25C' :b~. ei\th) lrom the
Vddll
Important: Care must be used to avo,d damaging Ihe
canrickJesduring remcvaland rnstallation.lhecost of
repalr,i'19 components damaged durrng maintenance
w!11 be Ih(' r~pllnslbility of the ownel unles~ CONTECH
Stormwater Solulion~ periorm~ dw m<lmtplli:ln(l) 3(tlVltlt'S
and damage (s r,ot rE'liited to discharges to the 5Y5tem,
Se! \!1e u~('U {dflfldge ~wje ur IOdd 0;110 Ire f<.<Jl>lrrg
!nlck
o (on! nUl) ~Iep$ a Illrougr (ur,td a: cart'rdg~ na,e been
remcvE'ci
Method 2:
A lntef the vau I J,mg appropr ate conflnea ,pac('
protom ~
C ReIll0Jt' Ihe canfldge hood sCle.\,,; (l' hood dlia 110,,'.
o /1.110(<11 on I,oder slructure aC'e'i~. lip LillO' (drlrJdqr ()n I!~
Side.
PAcLAND Project # 10.424,001 Page 27
My Dental
PACLAND
Technical Information Report Renton, Washington
Important r.ole that cartrtdges contdlnlng media other thiln
the 1e-.1f media require unscrewing from tn .. lf threaded
connectors Take (are-nOllO damage the mar11lol:!
COf1ne<:.tors. This connec,or should remd,n In~ta'l('d In the
mamfold ilnd cappoo If nI?CCSSilf)'
o Empty the L'lftrldge onlO thl' vault floor. r~eassemble thE'
emplyc<'Iltndge
E. Set :heempty IJsed (iHtridgea~ld(> tlIload onl(1 the
lMl,::r'lg :IlJ'~
CO'lt,IlU(' ,>fl'PS a Ihrcugh e ,Inlrl all ca'1rdg..-; 1i~1(f':)(>(>n
rt'"Tl(lv(,j
S ?~r';r1,.· J((umIJi.;lll':i selilrner-l from tht> fleor oi the
.,1\1.: ~'1C: iJ'ln" Ine [c'"IHY "1 S r"lrl rr()~t eitE'ctlvel" b~'
M(f"llpbsrejhi l"f·c.!aV,K,JlJlrlu(·
, (lIlCE' t'le W::""lnems arr r('1l10'ieo::i "~)(";" I"~: cond 1Iclrl of II<C
'.~u! .1 lid \'1(' end,clu!' of the (onm'f\o'S Ir,e (onrHYU.r,
are ~r,ort. ,~·(t'o", of )-,1'( h scredu:e 40 I'Ve or threaded
!,he::lule 80 f--Vlli1;;o1 ~'1[)U"1 protr'J:l(, dlJllIll 1" ;JeDW Hw
il,lQI 0; the '.'cull light)' W,1,11 dcwr Ire vi'lult 111,(,( or
a If ,j0\lrM, appiy d Ilgrl ~~"lIn:J of ro.c.. ilpprcv"d
SI: ~on lube 10 InC' outside 01 t"E' exposE'O portion of
:1',12 (.onrl('(lors Tt1i~ ~115ure~ a \\'atertll)'1\ connect on
be\ween Ihi' Cilr1rIr1~P and 1'110 drainage pipe
1Q. )~Ing tne liilCJ ... n1 truck beom, earoP, OT tripod, lowe' d'l::1
1I""l.;l' 111(1 rew canr!dg.es Once <>Ijilln, \,J~e (Me flO! 10
dilmage (or'I','nlon~
, 1 ('0, .. ilt1J ~-ilsten th~ door
17 Remuvesdfetyeq,J,pfllcnt
~ 3 Finillly, dispose at the au_umula1t~d mdll'rial:. 1(; a(Cl)rrJa[l~e
wlthapphcablereguldtlO'lS Mak"'arrangl<'menlstOf(,'tl,Jrnti1c
u~C'Q ~ (artf dges to CON rf(H Storrnw,Jlel "ol\.Jllons
Project # 10.424.001 Page 28
I
My Dental Technical Information Report Renton, Washington
Related Maintenance Activities· Material Disposal
Performed on an as-needed basis 'h,., ,lc-!l.md"iltect ~!,d:nlf''1\ low d If ~torn'lwdte, lr€'a:rnenl
S'')II~f I:er Uri!, J'!' Clften J'~': (lnr-of m~r·l ~:rl;rturE'S ,n d 11101(1
(ol'1Pfebefl"lle sb'nWvdlN drainage and l'ealnlET,: systO:>I11
ard cor,v"'lilnC" ~Y'>tems must be h21~dll'd dr1(: d ~po~"d ot In
dt(C'<Jan(~ w,th le<;IU ator), flrulucol~ 11 t'J pT)~slble for sedm'ents
c" CC'1!dln meil51..Iilhie CQnCen!ICit 'JIlS of heilvy Metals ~111
In ')'ni?f br rr,'Jlnleni1n~e c i ,he Slorrnftlter'O be s,,~ .. essfLJI, II
s ,rnl.!('fat.,.". that ,11, othel (OMp<;nlO'nt5 be properly maWI<1Hlt'c
Th(' m~ '11enanCe!P?parr c' up~:re-am ~a~ III {>$ shodld t)P (clf'IPd
ou: pr'0r te ~lorrnf ter rna:n:erance aclly,t t~'.
::lrqd11C che-mlcals (such a,
1f1{ [ .. dl' rndustll.li .H!'d~ <lnJ hf'd .. dlllrilV" (';:I [Clads
<;t'dlmel1t~ dl'a water f',vs~ he j'5posed aliI' accordal'ce w t~
I', .Jdd lion to CQn"l::lerrg cll'o,:fP.:Im f<l:IIIIl'S. III~ d \Cl IP:porl"w: dll JPp c;,Dle wasle Jlspcsairegulatlons When schedu:l!lg
t;) ('1rf('~t ,1'lY rrc;h ems Icent fu?c r the Of,Jlnag@ Me;, Dr",n,lCJ(' 'l'illn:f!tlclnte. co'lslde'a:,on '1"1.111 b~ rr.ao<!" for the dr;;posal 01
",rIO'", Loncern~ l'1a) Inc ~de eros 811 p·ob etTl~. he<lYy olllOadrf1g ~C!ha and ilqJ<d Wil~leS 'his typlCd II' r~lIIres coord nallOn ",,,I!h
ar () ::ilsch«r9€S 0' If,apo'Oe';,,! .. matell,lls a lo(al ,and/II for ~cI,;! ,'/d~(l' dl~jJU~d' >;)' liqu'd Wil,1l' QI'.POI.-3'
a nurnb!'! of :;,p:,(.:n> aft' aViI"abll" mriud rg a mUniC pal \\KoJum
I'wk o('t-~nl fac 1,,/ r.(dl Wd .. ·,· Wd:"r H('"lrnenl plant Of on-~,Ie
I-':O;;llm('rt ,J.,:J a ,cl'ar~P
800.925.5240
contechstormwater.com
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and conditions of salE'
PAcLAND Project # 10.424.001 Page 29
My Dental Technical Information Report Renton, Washington
I Appendix A -Drainage Basin Exhibits
I
I
I
PACLAND Project #10.424.001 Page 1
My Dental Technical Information Report Renton, Washington
LEGEND
EXISTING PIPE FLOW -to
EXISTING SURFACE FLOW -
BASIN BOUNDARY
MY DENTAL MIXED-USE
I RENTON, WASHINGTON EXHIBIT A
EXISTING BASIN EXHIBIT
SCALE: l' • 30' 8-13-2014
PACLAND Project #10.424.001 Page 2
My Dental
I
I
PACLAND
Technical Information Report
(
PROPOSED !>TE DISCHARGE
TO CITY STOO~ SYSTEM
!~111111-0-----~~"!'-::1
.1 ® <2>
1 •
It I 1/
P:
..
\
LEGEND
:.:' I
~::~: I
PROPOSED SURFACE FLOW
BASIN BOUNDARY
MY DENTAL MIXED-USE
Renton, Washington
RENTON, WASHINGTON EXHIBIT B
PROPOSED BASIN EXHIBIT
SCALE: l' -30' 8-19-2014
Project #10.424.001 Page 3
My Dental Technical Information Report Renton, Washington
Appendix B -Flow Control Application Map
PACLAND Project #10.424.001 Page 4
My Denta l
.,
f
'.Jh'~~~
1--..
Technica l Informat ion Repor t Renton , Washington
Reference 11 -A
Fl ow Con tr ol Stand ards
Pe<lk Rate Flow Ccntrd StaMilrd (E:.ci stlflg 5jle C~~IOO 'i )
Flow Control Dura~on Standard (E)(lsbng Sile CondlbonS)
_ AowCootroi Dul-aft G"l Standilrd (F~ested ConOlllOt1S)
Cl Rent on C~~ Umi!$
[:::J Pc(eobal Annex<Jlu;n Area
/
-,
/
N
A Flow Control Application Map
PACLA N D Project #1 0.424.00 1
o - -
2
Miles
Page 5
My Dental Technical Information Report Renton, Washington
Appendix C -Existing and Proposed Runoff Calculations
PACLAND Project #1 0.424.001 Page 6
My Dental Technical Information Report Renton, Washington
EXISTI NG CON DITIONS
Flow Frequency Analysis
Time Series File:pre-deve!oped tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates--------Flow Frequency Analysis-------
Flow Rate Rank Time of Peak - -Peaks Rank Return Prob
(CFS) (CFS) Period
0.056 2/09/01 2 '00 0.115 1 100.00 0 990
0.045 1/05/02 16: 00 0.069 2 25.00 O. 960
o 068 2/27/03 7: 00 0 .068 3 10 00 O. 900
0.048 8/26/04 2 :00 0 .059 4 5.00 0 .800
0.058 10/28/04 16 '00 0 .058 5 3.00 0 667
0.059 1/18/06 16 00 0 .056 6 2.00 0 .500
0 069 10/26/06 0 00 O. 048 7 1.30 O. 231
0 115 V09/08 6 00 0 045 8 1.10 0 091
Computed Peaks 0 100 50 00 0 980
EXISTING CONDITIONS -RESTAURANT PARCEL
:fl Help / Files -KCRTS
Flow Frequency Analysis
Time Series File.existing cond-restaurant.tsf
Project location Sea-Tae
---Annual Peak Flow Rates--------Flow Frequency Analysis-------
Flow Rate Rank Time of Peak - -Peaks Rank Return Prob
(CFS) (CFS) Period
0.020 6 2/09/01 00 0.039 100.00 0 .990
0.018 8 1/05/02 16 00 0.030 25 00 0 .960
0.025 3 12/08/02 18 '00 0.025 10 00 0 .900
0.020 7 8/26/04 2 :00 0.024 5 00 0 .800
0.024 4 10/28/04 16 .00 0.021 3.00 O. 667
0 .021 5 1/18/06 16 :00 .020 2 .00 .500
0 .030 2 10/26/06 0 :00 .020 1 .30 231
O. 039 1 1/09/08 6 :00 .018 1 .10 .091
Computed Peaks . 036 50 . 00 .980
PACLAND Project #10.424.001 Page 7
My Dental Technical Information Report Renton, Washington
DEVELOPED CONDITIONS
,. Help I File> • KCRTS
Flow Frequency Analysis
Time Series File:developed 08-20-14.tsf
Project Location:Sea-Tac
---Annual Peak Flow Rates--------Flow Frequency Analysis-------
Flow Rate Rank Time of Peak - -Peaks Rank Return Prob
(CFS) (CFS) Period
0.069 2/09/01 2 :00 o 136 100.00 0 .990
0.061 1/05/02 16 .00 0.103 25 00 0 .%0
0.084 12/08/02 18 00 o 084 10 00 0 900
0.071 8/26/04 2 '00 O. 084 5 00 0 800
0.084 10/28/04 16 .00 0 074 3.00 0 667
o 074 1/18/06 16 00 0 071 2 00 0 500
o 103 10/26/06 0 '00 O. 069 1 30 0 231
136 1/09/08 6 '00 0 061 1.10 0 091
Computed Peaks 0 . 125 50 00 O . 980
PACLAND Project #10.424.001 Page 8
My Dental Technical Information Report Renton, Washington
Appendix D -Water Quality Calculations
PAClAND Project #10.424.001 Page 9
My Dental Technical Information Report Renton, Washington
WATER QUALITY BASIN 1
--------------------------------------------------------
Time Series File wq basin 1 tsf
Project location:Sea-Tac
---Annual Peak Flow Rates--------Flow Frequency Analysis-------
Flow Rate Rank Time of Peak -Peaks Rank Return Prob
(CFS) (CFS) Period
0.023 2/09/01 2 .00 0 046 100 00 o. 990
0 020 1/05/02 16 ·00 0 035 25 00 0 .%0
.028 12/08/02 18 .00 0 028 10 00 0 .900
.024 8/26/04 2 ·00 0 028 5 .00 o. 800
.028 10/28/04 16 00 0 .025 3 00 0 667
.025 1/18/06 16· 00 0 .024 2 .00 0 500
035 10/26/06 0 00 0 .023 1 .30 0 .231
046 1/09/08 6 :00 0 .020 1 .10 0 .091
Computed Peaks 0 .042 50 00 0 980
WATER QUALITY BASIN 3
--------------------------------------------------------
Time Series File wq basin 3.tsf
Project location Sea-Tae
---Annual Peak Flow Rates--------Flow Frequency Analysis-------
Flow Rate Rank Time of Peak -Peaks Rank Return Prob
(CFS) (CFS) Period
0 007 2/09/01 2: 00 0 014 100 00 0 990
0.007 1/05/02 16: 00 0.011 25 00 0 %0
0.009 12/08/02 18: 00 0.009 10 00 0 .900
0 008 8/26/04 2 :00 0.009 5 00 0 800
.009 4 10/28/04 16 :00 0.008 3 00 0 667
008 6 1/18/06 16 :00 0 008 2 00 0 500
.011 2 10/26/06 0: 00 0.007 1 30 0 .231
014 1 1/09/08 .00 0 007 1 10 091
Computed Peaks 0 013 50 00 .980
PACLAND Project #1 0.424.001 Page 10
My Dental Technical Information Report Renton, Washington
Appendix F -Infiltration Feasibility Study
PACLAND Project #10.424.001 Page 11
July 28.2014
Project No. UF0214730
Yumao & Min WU
Park09,LLC
507 Williams Ave. S.
Renton, WA 98057
Re: Soil Infiltration Parameter
521,525 & 529 Park Ave. N.
Renton, Washington 98057
Dear Yumao & Min:
ACEC
Wf.lshinglon
Gold Award
Recipienf
Engineering
Excellence
At the request of Jeff Chambers of Paciand, civil engineer for the project. I provide this letter for
the on-site soil parameter for infiltration. It is my opinion from the test borings drilled on site,
the soils should not be considered suitable for on site stormwater infiltration and the on-site
soils shall be classified as hydrologic group D (clayey loam and sandy clayey loam) because of
the amount of cohesive fine grained soils, soil so variable nature, and soils are so compacted as
urban land.
Thank you for this opportunity to work with you on this project. Please contact us at (360) 738-
6083 if you have any questions.
Sincerely,
Austin X. Huang, Ph.D., P.E., L.G., D.GE., FASCE
Principal
F ASCE: F e/low -American Society of Civil Engineering
D.GE -Diplomate -Academy ofGeoProfessionals
D.GEs provide successful projects that benefit their clients.
The D.GE certification recognizes geotechnical engineers wlw possess specialty education, extensive experience.
integrity, and good judgment.
NAME
4<f>1'\MI<-!>AVIV' tV\.
)II Clol i l,\v\{(W\o V
LAND USE HEARING SIGN-IN SHEET
My Dental Mixed-Use, ECF, LL-A, MOD, SA-HI Lt,lA I L-/-OOI/ L{~
October 28,2014, 11:00 AM
PLEASE PRINT LEGIBLY
ADDRESS Phone # with oreo code Email
(including City & Zip) (optional) (optional)
;(,00 \,,>,,"'" i'\~ !.E ?vik,HO Bd.l~wh",,* +z."~ (,.01-o03B ~'b"""","" 6J ellvVlllu!>. (.0,""
'I.Mo/P 'I.. y, \I Q dlWv\"" . c..o""1
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Public Hearing Exhibits -My Dental Mixed Use, LUA14-001148
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
Exhibit 28
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-I0, 8/21/14, PacLand
Environmental Review Committee (ERe) Report
Landscape, Lot Coverage, and Parking Analysis on Sheet Al-1 Levell Floor
Plan
Public Comment
3-D View Elevations, Sheet A011, Ellumus
Tree Survey and Tree Retention Worksheet
Landscape Plan, Sheet L1.00, dated 8/22/14, GCM
Floor Plans, Sheets A101-lOS, Ellumus
Building Section, Sheet A302, Ellumus
Environmental Checklist
Construction Mitigation Plan
Technical Information Report
Traffic Analysis
School Letter
Geotechnical Report, Merit Engineering, dated July 9,2014
Hearing Examiner Public Hearing Presentation Slides, dated 10/28/14
DEPARTMENT OF COMMUNITY
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 26th St; Renton WA 98056
Xiaoli Stoyanov; Ellumus LLC; 3600 136th 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 sf to 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
Total Building Area GSF: 18,814 sf
EXHIBIT 1 tion Map
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
WA14-OO1148, ECF, LLA, MOD, MOD, SA-H
Report 01 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-lO, 8/21/14, PacLand
Environmental Review Committee (ERe) Report
Page 2 0140
Landscape, Lot Coverage, and Parking Analysis on Sheet Al-l Levell Floor Plan
Public Comment
3-D View Elevations, Sheet A011, Ellumus
Tree Survey and Tree Retention Worksheet
Landscape Plan, Sheet L1.00, dated 8/22/14, GCM
Floor Plans, Sheets A101-10S, 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 Community & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
Ie. GENERAL INFORMATION:
1. Owner(s) of Record:
2. Zoning Designation:
3. Comprehensive Plan Land Use Designation:
4. Existing Site Use:
S. Neighborhood Characteristics:
a. North:
b. East:
c. South:
d. West:
6. Proposed Orientation:
7. Access:
S. 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
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOD,MOD, SA-H
Park 09 LLC
1221 North 26 th St
Renton WA 98056
Commercial Arterial (CA)
Commercial Corridor (CC)
Page 3 0140
Two single family residences and one 1,224 sf
restaurant on three properties.
. Automotive repair and vehicle storage (CO zone)
Boeing offices (UC-N1 zone)
Automotive repair and vehicle storage (CA zone)
Single Family Residences (R-S 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
Date
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 2 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 Department of Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOD,MOD, SA-H
Report of October 21,2014
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120A: Development Standards For Commercial Zoning Designations
2. 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 SECfIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Community Design Element
I H. FINDINGS OF FACf:
Page 4 of 40
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).
2. 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 4-9-200D.2.c, when commercial projects are adjacent to or abutting residentially zoned property.
3, The property is located within the CommerCial Corridor (Ce) 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 oj Renton Department of Commun;ty & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
Headng Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOD,MOD, SA-H
Page 5 0140
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 10-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 of48 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 easf 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 Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOD,MOD, SA-H
Report of October 21, 2014 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).
2Z. 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.
Z3. 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:
a. COMPREHENSIVE PLAN COMPLIANCE AND CONSISTENCY:
The siteisdesignated Commercial Corridor ccq on the Comprehensive Plan land Use Map. The purpose
of CC is to evolve from "strip commercial" linear business districts to business areas characterized by
enhanced site planning incorporating efficient parking lot design, coordinated access, amenities, and
boulevard treatment. The 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
form, to more efficient urban ns with cohesive site I
Policy LU-Z6Z. Support the redevelopment of commercial business districts located along
principal arterials in the City.
Policy LU-Z64. 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-Z66. Development within defined activity nodes should be subject to additional
design guidelines as delineated in the development standards.
Policy CO-ZO, Orient site and building design primarily toward pedestrians through master
planning, building location, and design guidelines.
Policy CO-Z3. 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 Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
, WA14-001148, ECF, LLA, MOO,MOD, SA-H
Report of October 21, 2014 Page 7 of 40
b. ZONING COMPUANCE AND CONSISTENCY:
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 allowed density range in the CA zoning classification is 0 minimum of
20 dwelling units per net ocre (dulac) up to 0 moximum of 60 dulac. Net density is calculated after
public rights-of-way, private access easements, and critical areas are deducted fram the grass
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.
Lot Dimensions: Per RMC 4-2-120A the minimum lot 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 classification requires a minimum front yard, and side
yard along-a-street setback af 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 front yard setback of 15 feet. The CA zone has no rear or side yard setback except 15
feet if lot 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 13). 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:
I East Front Yard I West Rear Yard I North Side Yard I South Side Yard I
I Oft I 15 ft I 45 ft I 3ft I
Recommendation to allow a lesser front yard setback than the 10-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 of Renton Department of Community & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
Hearing Examiner Site Pion Report
LUA14-001148, ECF, LLA, MOD,MOD, SA-H
Page 8 of 4Q
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 wails) 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
15-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 conditionol 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 allowed lot coverage is 65 percent for praposals within the
CA classification.
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 of the 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
frantages, with the exception of areas for required walkways and driveways or those projects with
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Community & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
reduced setbacks.
Hearing Examiner Site Plan Report
WA14-001148, ECF, LLA, MOD,MOO, SA-H
Page 9 of 40
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 floorfa~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
ground cover (Exhibit 19).
On-site landscaping is proposed at the southern edge of the site and building footprint (Exhibit 19).
The two areas are approximately 13S 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 ofthe 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 10-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 of the
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 lO-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 10-foot minimum landscape width on-site along a street and
a 10-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
Oty of RentDn Department of Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-OO1l48, ECF, LLA, MOD, MOO, SA-H
Report of October 21,2014 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 ollows the Administrator to grant modifications from the parking stondards for
individual cases, pravided 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 praposed madificatian is the minimum
adjustment necessary ta implement these palicies 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 than the proposed 6 feet 8 inches.
b. Will meet the abjectives i:md 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; ond
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 oj Renton Department of Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
WA14-l!01148, EeF, LLA, MOD, MOD, SA-H
Report of October 21, 2014 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 consist of roof wells, clerestories, parapets, 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 aff-street parking stalls
for bicycles and vehicles unless exempt from the requirement and requirements for drive aisle widths
and parking stall sizes. For mixed occupancies, with 2 or 3 different uses in the same building, the
total requirements for off-street parking facilities shall be the sum of the requirements for the several
uses computed separately. The fallowing ratios would be applicable to the site:
Use Net Area SF Ratia 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 second 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 configured 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 Department of Community & Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
Hearing Examiner Site Plan Report
LUAl4-001148, EeF, 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 gam 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 allows the Administrator to grant modifications from the parking standards for
individual coses, provided the modification 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 Plan 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 safety, function, appearance, enviranmental 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. Conform to the intent ond purpose of the Code; 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 Community & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
Hearing Examiner Site Plan Report
LUA14-001148, EeF, 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 ofthe 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 lone, per RMC 4-2-120, a connection shall be provided for site-ta-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 sign age 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 of Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, EeF, LLA, MOD, MOO, SA-H
Report of October 21, 2014 Page 140140
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 nat
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.
Refuse and Recyclables: 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 cammon entronce 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 5Bsf 100 sf
gross sf gross sf
General retail; 1,OB7 sf 10 sf per 1,000 5 sf per 1,000 15 sf 100 sf
gross sf gross sf
7 Multi-family 3 sfper 1.5 sf per dwelling 32 sf BOsf
residences dwelling
Subtotal 105 sf 100 sf (highest of
all three)
Proposed 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 of Community & Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOD, MOD, SA-H
Page 15 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 for commercial space along the
street frontage. Residential is permitted within a structure containing commercial uses on the ground
floor. Commercial space 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 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_ DESIGN REGULATION COMPUANCE AND CONSISTENCY: The site is located within Design District 'D'.
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. 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 all conditions of approval are met. Each standard is
evaluated and shown with a check mark if 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 LOCATION:
Intent: To ensure that buildings are locoted in relation to streets and other buildings so that the Vision of
the City of Renton can be realized for a high-density urban enviranment; so that businesses enjoy visibility
from public rights-of-way; and to encourage pedestrian activity.
1. Building Location and Orientation:
Intent: Ta 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 tronsition 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 sholl be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
Standard: The availability of naturollight (both direct and reflected) and direct sun exposure
to nearby buildings and open 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 Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, ECF, 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 SS 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 ofthe 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 town homes. 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 often feet (10') and feature substantial landscaping between the
sidewalk and the building or have the ground floor reSidential uses raised above 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.
z. 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.
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 prominent entry.
Pedestrian access to 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;ty & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
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Report of October 21,2014 Page 17 of 40
Compliant
if
condition
of
approval is
Standard: A primary entrance of eoch building shall be located on the facade facing a street,
shall be prominent, visible fram 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 praminent by
incorporating architectural features such as a facode overhang, trellis, large entry doors,
and/ar 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, ornamental lighting, or landscaping and include weather pratection at least four
and one-half feet (4-1/2') wide (illustration below). Buildings that are taller than thirty feet
(30') in height shall also ensure that the weather pratection is proportional to the distance
above ground level. '
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MDD,MDD, SA-H
Report of October 21, 2014 Page 18 of 40
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 decorotive 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 providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: There is only one building proposed on the site.
Standard: Ground floor residential units that are directly acceSSible from the street shall
include entries from front yards to provide transition space from the street or entries from an
N/A open space such as a courtyard or garden that is accessible from 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 lang-established,
HEX Report 14-001148 My Dental Mixed Use
City oj Renton Department oj Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, EeF, LLA, MOD,MOD, SA-H
Report of October 21, 2014 Page 19 of 40
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used ta achieve a compatible transition where
new buildings differ fram surraunding development in terms of building height, bulk and scole.
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 orchitectural element into smaller
increments; Of
(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: Ta 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 lacated sa that impacts to pedestrians and ather
abutting uses are minimized. The impacts af 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 environment and adjacent uses. Service elements shall be concentrated and
located where they are accessible ta service vehicles and convenient far 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-{JOl148 My Dental Mixed Use
City of Renton Department of Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001l48, ECF, LLA, MDD,MOD, SA-H
Report of October 21, 2014 Page 20 of 40
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-closing 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 or wood, or same
combination 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 landscaped 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.
5. Gateways:
Not Applicable
ii. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporote 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
frantages, 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. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in back
of buildings.
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the parking
area and associated vehicles. Large areas of sUrface parking shall also be designed to accommodate
future infill development.
Standard: 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.
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 Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
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Report of October 21, 2014 Page 21 of 40
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 groundcover in the street right-of-way in combination
with the on-site almost 7-foot wide planter strip with proposed tree, shrubs and
groundcover (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; encourage the use of structured
parking; physically and visually integrate parking garages with other uses; and reduce the overall impact
of parking garages.
Guidelines: Parking garages shall nat dominate the streetscope; they shall be designed ta be
complementary 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 (75%) of the building frontage width.
Standard: The entire facode must feature a pedestrian-oriented facade. The Administrator of
the Department of Community and Economic Development may approve parking structures
N/A
that do not feature a pedestrian orientation in limited circumstances. If allowed, the
structure shall be set back at least six feet (6') from the sidewalk and feature substantial
landscaping. This landscoping 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.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view with
treatment such as walls, decorative grilles, trellis with landscaping, or a cambination 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 (other than vertical bars);
N/A (b) Decorative 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 of Renton Department of Community & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
eliminating vehicular access off streets.
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MDD,MOO, SA-H
Page 22 0140
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt pedestrian
mobility. The impocts of curb cuts to pedestrian access on sidewalks shall be minimized.
Standard: Access ta parking lots and garages shall be fram alleys, when available. If nat
available, access shall accur 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.
;;i_ PEDESTRIAN ENVIRONMENT:
Intent: Ta enhance the urban character af develapment 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 af multi-modal and public tronspartatian systems in order to reduce other vehicular troffic.
1. Pedestrian Circulation:
Intent: Ta 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 af connectivity and
encourages 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 locoted 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 demanstrate that the propased surface is appropriate for the
anticipated number af users and complementary to the design af the develapment.
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 Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, EeF, LLA, MDD,MOO, SA-H
Report of October 21, 2014 Page 23 of 40
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, ar pavers) from abutting paving materials.
N/A Permeable materials are encauraged. The pathways shall be perpendicular to the applicable
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 along the facades of buildings shall be of sufficient width
to occammodate 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 foot minimum unobstructed walking
surface.
y'
(b) Interior pathways shall be provided and shall vary in width to establish a
hierorchy. The widths shall be based on the intended number of users; to be no
smaller than five feet (5') and no greater than twelve feet (12 ').
(c) For all other interior pathways, the proposed walkway shall be of sufficient width
to occammodate the anticipated number of users.
Staff Comment: The required s-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.
N/A Standard: Mid-black cannections between buildings shall be provided.
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 canditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encaurage pedestrian use and enhance the pedestrian experience sholl be included.
Standard: Architectural elements that incarporate plants, particularly at building entrances,
in publicly accessible spaces and at facades along streets, shall be provided.
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.
Compliant if
Two entries are located on the front fa~ade along Park Ave N and a subordinate entry is
condition of located on the backside of the groundfloor level underneath. Between the two entries on
approval is the front fa~ade is a bicycle rack and on either side of the primary entry double doors are
met 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
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MY DENTAL MIXED USE
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Report of October 21, 2014 Page 24 of 40
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 ofthe standard.
Standard: Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
(a) Site furniture 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.
(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 Approval 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 pratection in the form of awnings, marquees,
canopies, or building overhangs shall be pravided. 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
facade to the street right-of-way.
iv. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of suffiCient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street carners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at the
street corner to emphasize pedestrian activity (illustration below). Recreation and cammon open space
areas are integral aspects of quality development that encourage pedestrians and users. These areas
shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located 50 that they are appealing to users and pedestrians
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Standard: All mixed use residential and attached housing developments of 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 ta be provided: at minimum fifty (50)
square feet per unit.
Standard: The location, layout, and proposed type of common space or recreation area shall
N/A be subject to approval by the Administrator 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 for
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. 5uch
spaces above the street level must feature views or amenities that are unique to
N/A the site and are provided as on asset to the development;
(c) Pedestrian corridors dedicated to passive recreation and separote from the
public street system;
(d) Recreation facilities including, but not limited to, tennis/sports courts, swimming
pools, exercise areas, game rooms, or other similor facilities; or
(e) Children's play spaces that are centrally located near a majority of dwelling units
and visible from surrounding units. They shall also be located away 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 space.
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:
(a) Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
N/A (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-ariented space far 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.
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Report of October 21, 2014
v. BUILDING ARCHITECfURAL DESIGN:
Hearing Examiner Site Plan Report
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Page 26 of 40
Intent: To encourage building design that is unique and urban in character, comfortable an a human
scale, and uses apprapriate building materials that are suitable far 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 ta be at a human scale; and ensure
that all sides of a building, thot can 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 long blank walls, add visual interest, and enhance the character of the neighborhood.
Articulation, madulation, and their intervals should create a sense af scole important ta residential
buildings.
Standard: All building facades shall include modulatian 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 A10S (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
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MY DENTAL MIXED USE
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N/A
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 thraugh 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: Modulations shall 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 fac;: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 fac;: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 fac;: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
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, courtyard, fountain, or public
gathering area.
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.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be mode visibly praminent by incorporating
architectural features such as a facode 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 pravided along the facade's ground floor.
Staff Comment: The ground floor fac;:ade has entries on two sides, along the public street
facing side at the east, and at the rear of the fac;:ade where vehicle parking stalls are located.
Both facades have human-scaled elements as described below:
Human-scaled elements on the east fac;:ade on the ground floor are provided, including
bicycle racks, planter boxes at the primary entry, and architectural paving between the
sidewalk and fac;: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 Department of Community & Economic Development
MY DENTAL MIXED U5E
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Report of October 21, 2014 Page 28 of 40
and building fa~ade. 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
fa~ade, 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 fa~ade for pedestrians and to
prove an additional human-scaled element to the building fa~ade.
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 fa~ade 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 ta the public, transparent windows and/or doors ore
required to comprise at least 50 percent of the portion of the ground floor facade that is
between 4 feet and 8 feet obove ground (as measured an the true elevation).
Staff Comment: The east facing fa~ade 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 50 percent requirement. The fa~ade 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 portions of building facades sholl 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 sholl 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 windaws shall be designed for frequent change of merchandise, rather
than permanent displays.
HEX Report 14-001148 My Dental Mixed Use
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MY DENTAL MIXED USE
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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 (mirrar-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
architectural 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 staff's 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 af the follOWing:
(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;
N/A (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.
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 Raof Unes:
Intent: To ensure that roof forms pravide distinctive profiles and interest consistent with an urban project
and contribute to the visual continuity of the district.
Guidelines: Building roaf lines shall be varied and include architectural elements to add visual interest to
the building.
Standard: Buildings shall use at least one of the fallowing elements to create varied and ., interesting raaf profiles:
(a) Extended parapets;
(b) Feature elements prajecting above parapets;
(c) Projected cornices;
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(d) Pitched or sloped roofs
(e) Buildings containing predaminantly residential uses shall have pitched raofs with
a minimum slope of one to four (1:4) and shall have dormers or interesting raof
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 encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design af 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 011 facades 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 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.
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 durable, high quality, and consistent with more traditional
'"
urban development, such as brick, integrally colored concrete masonry, pre-finished metal,
stone, steel, glass ond cast-in-ploce 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 sholl-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 variations 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
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mixed use structure.
vi. SIGNAGE:
Intent: To provide a means of identifying and advertising businesses; provide directional assistance;
encouroge signs that are both clear and of appropriate scale for the project; encauroge 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 an which they are mounted, are encouraged on
pedestrian-oriented streets. Alteration of trademarks notwithstanding, 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 encouraged.
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 Sign age 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 sholl be sized appropriately for their location. not yet
determined Staff Comment: See comment above.
Compliance Standard: In mixed use and multi-use buildings, sign age 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 follawing 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
determi~ed 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-scale 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 oj Renton Department oj Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOD,MOD, SA-H
Report of October 21,2014 Page 32 of 40
Compliant if
condition of
approval is
met
Compliant if
condition of
approval is
met
Standard: Accent lighting shall also be provided on building facades (such as sconces) and/or
to illuminate other key elements of the site such as gateways, specimen trees, other
significant landscaping, 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 cases to assure safe pedestrian and vehicular
movement, unless alternative pedestrian scale lighting has been approved administratively
or is specifically listed as exemptfram pravisians located in RMC 4-4-075, Lighting, Exterior
On-Site (i.e., signage, governmental flags, temparary holiday or decorative lighting, right-af-
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. PlANNED AcnON ORDINANCE AND. DEVElOPMENT AGREEMENT COMPLIANCE AND CONISTENCY:
Not applicable.
e. OFF SITE IMPACTS:
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 oversea Ie 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.
Circulation: Praviding desirable transitions and linkages between uses, streets, walkways and
adjacent properties.
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 Community & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
Access.
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOD, MOD, SA-H
Page 33 of 40
Loading and Storage Areas: Locating, designing and screening starage 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 ta attractive
natural features.
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 develapment and surrounding
properties ta reduce noise and glare, maintain privacy, and generally enhance the appearance of the
praject.
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 4-4-070.
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 Community & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
Hearing Examiner Site Pian Report
LUA14-001148, fCF, LLA, MOD, 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/ar 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 fighting shall be submitted to, and
approved by, the Current Planning Project Manager prior to building permit approval.
f. ON-SITE IMPACTS:
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, ond 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
ofthe bUilding.
Natural Features: Pratectian 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 Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOD,MOD, SA-H
Report of October 21,2014 Page 35 of 40
features coverage of the site.
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 oppearance of parking areas, to provide shade ond
privacy where needed, to define and enhance open spaces, and generolly to enhance the appearance
of the project. Landscaping alsa 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.
g.ACCESS:
Location and Consolidation: Providing access points on side streets or frontage streets rother 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
locotion, design and dimensions of vehicular and pedestrian access paints, 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 and 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 of the 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 Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOD,MOD, SA-H
Report of October 21, 2014 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. OPEN SPACE: Ini::orporating 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 ..
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.
i. VIEWS AND PUBUCACCESS: When possible, providing view corridors to shorelines andMt; Rainier, and
incorporating public occess to shorelines. .
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.
j. NATURAL.5YSTEMS: Arronging project elements to protect existing natural systems where applicable.
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.
k. SERVICES AND .INFRASTRUCTURE: Making available public services and facilities to accommodate the
proposed use. ~ ...
HEX Report 14-{)()1148 My Dental Mixed Use
City of Renton Department of Community & Economic Development
MY DENTAL MIXED USE
Report of October 21, 2014
Hearing Examiner Site Plan Report
WA14-001148, ECF, LLA, MOD,MDD, 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 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.
An 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 l00-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.
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 Community & Economic Development
MY DENTAL MIXED USE
Report of October 21,2014
would require a minimum radius of 25 feet.
Hearing Examiner Site Plan Report
LUA14-001148, 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, Oimmitt 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.
I. PHASING: Thi! applican,tis not requesting any additional phasing request.
HEX Report 14-001148 My Dental Mixed Use
City of Renton Department of Community & Economic Development
MY DENTAL MIXED USE
Hearing Examiner Site Plan Report
LUA14-001148, ECF, LLA, MOp!MOD, SA-H
Report of October 21, 2014 Page 39 of 40
II. CONCLUSIONS:
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 Community & Economic Devefopment
MY DENTAL MIXED USE
Report of October 21, 2014
Hearing Examiner Site Plan Report
LUA14-001148, EeF, LLA, MOO,MOD, SA-H
Page 40 of40
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 corner 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 signage (residential and commerCial). Proposed sign age 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
ELLUrilU5
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 thesite from a property zoned UC-N 1 (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 L 1 commercial tenant space is intended tq-8~i!exim~,9' F 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 spacesl
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
L l~l~ lJ iT
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
roonine 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 136'M STREET SE. SUITE 11230. BELLEVUE. WASHINGTON 98006
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City File Number ___ _
APPLICATION FOR LOT COMBINATION
City of Renton Department of Community and Economic Development
NATURE OF REQUEST:
I n order to develop the proposed ne
combine the current three building ,~.
529 Park Ave. N., Renton WA 98055 into on" .
Renton WA 98055
Taxpayer/Owner PARK 09 LLC
Address 1221 North 26th Street
City/State Renton, WA 98057
lc!ively at 521,525 and
,s of 529 Park Ave. N.
Phone: (425) 793-1789
Applicant
Address
City/State
__________________ Phone: '--J ___ _
Parcel Data:
Site Address: 521, 525, 529 Park Ave. N, Renton, WA 98055
Parcel#:7224000850, 7224000855, 7224000860
Location: Quarter SW Section .tL Township ~ 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 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 o'F 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 COMMENTS (LUA14-001148) .......-r~. -.-CityoC, ,-O.''''-(O~
------~/r r I r ( . r' >[:~' 1_ S~~ ,:.;)_J ~l
PLAN ADDRESS: 521 PARK NAVE
RENTON, WA 98057-5522
APPLICATION DATE: 08125/2014
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
analysis.
Engineering Review Jan lilian Ph: 425-430-7216 email: jillian@rentonwa.gov
October 21, 2014
Recommendations: EXISTING CONDITIONS
WATER Water selVice 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 selVice 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 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 % 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 01 the Ci1y'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 1013
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 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 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 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.
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. a-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. Daity 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 Created On: 09/24/2014
October 21, 2014 Page 2 of3
Planning:
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by
the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be restricted to the hours
between seven o'clock (7:00) a.m. and eight o'clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to
the hours between nine o'clock (9:00) a.m. and eight o'clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over
any portion of the site that is graded or cleared of vegetation and 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 1 st 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: 09/2212014
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: cbumell@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 $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 stolZ fittings to be brought up to current code.
2. Approved fire sprinkler system, fire alarm system and standpipe system are required. Separate plans and pennits 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 poJice services.
Page 3 of 3
, ~.".~~ ___ Q l~Vl S
Denis Law ~" C' f _~M=aYOr _' ..",.,.------, .. ;r</~~y~(\~} (~\,~f 1,
September 25, 2014
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Community & Economic Development Department
, , C.E."Chip"Vincent,'Administr,ator
Washington state
Department of Ecology'
Eri'1ir~nmentaIReview section
PO Box 47703
Olympia, WA,98504-7703
SubjeCt: ENVIRONMENTAL (SEPAl THRESHOLDiJETERMINATION
. :.' -".. . -' . ,
Transmitted herewith. is a 'copyofthe Erl'.ii~onmerital Determination for the foilowing,
project reviewed by the Environ!nental Review Committee (ERC) on September 22,
2014:
SEPA DETERMINATION: Determination Of Non-$ignificance Mitigi!ted (DNSMj"
PROJECT NAME: My Dental Mixed-Use
. PROJECT NUMBER: LUA14-001148,,£CF, lLA, MOD, SA-H
Appeals oUhe environmentaldeterininatio~ must be filed in writing on or before 5:00 .
p.m: on October io, 2014, together ;"'iththe r-equired fee with: Hearing Examiner, City
of Renton, 1055 South Grady Way; Renton; WA980S7. Appeals tcitheExaminerare
gove(n~d by RMC 4'8-110 and information regarding the-appeal process maybe
obtainedffom the City Clerk's Office, (425) 430-6510 .
• Please refer to thjenc10sed NCitice~f Envir~nmental Deter~inatidnfo~ complete
. details. If you ,have questions, please call me a1(425) 430-6593.
For ~he Environmental Review Committee,
Kris Sorensen:
Associate Planner
Endosure
. '
c~: Klng County Wast~water Treatment Divi~iQn .
Boyd Powers, -Department of NaturalJ~.esources
Karen Walter, Fisheries, Muckleshoot Indian Tribe _
Melissa Cal~ert, Mu¢kle·sh~6t Cultural Res6urce; Program
. GretChen Kaehler, 6ffic~ of ~rchaeology. & Historic Preservation··
EXHIBIT 6
, Renton City Han .
Ramin Pazooki t WSDOT, NW Region
Larry Fisher, WDFW
Duwamish Tribal Office '
us Army Corp. of Engin~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:
~~V"----
Terry Higashiyama, Administrator
Community Services Department
September 26, 2014
September 22, 2014
q{z.dlt
I ~M~a~rk~p~e~tLe-rs~o~n,~a~m~in~is~trLa~to-r-------
Date Fire & Emergency Services
cU;;.nJ'y ,,~0-J -6. ~{-tw~
(.c(> d. "Chip" Vincent, AdmiMtrator
Department of Community &
Economic Development
Date
9/n/;y
I 7
Date
Date
DEPARTMENT OF COMMUNITY
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;
S21, 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 /l~ " A J 1\ / I -1 ",,\\\\\\1\111
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signed this instrument and acknowledged it to be his/her/their free and voluntaryact f6ufh,9/i'slll!liind'purposes
mentioned in the instrument. '''''''''' .
STATE OF WASHINGTON
COUNTY OF KING
Dated: ..u,kaldA JSj O!.OI 'f
Notary (print): ___ ~lh,LJ..>< ... ~~ __ l+-<I'!'W~ ... "'",'f,-('>--_-,--________ _
My appointment expires: A~C:Z; +-:li
r
aol1-
·'~'project.N;~in~:; My Dental Mixed-Use
i·h~ject NU;"b~ri LUA14-001148, ECF, lLA, MOD, SA-H
EXHIBIT 7
template w 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 80x47015
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 K5C-TR-{]431
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 Of SEPA Reviewer
Issaquah, WA 98027 39015 _l72nd 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 39015172nd 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, 5te 200 220 Fourth Avenue South
Newcastle, WA 98056 Kent, WA 98032-5895
Puget Sound Energy City ofTukwila
Kathy Johnson, Steve Lancaster, Responsible Official
355110'" Ave NE 6200 Southcen!er Blvd.
Mailstop EST 11 W 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
JErrv Lane
528 Pelly Ave N
Renton. WA 98057
Park 09 LLC
1221N 26TH St
Renton. WA 98056
MARK MAO
MY DENTAL LLC
507 Williams Ave 5
Renton. WA 980S5
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 Stovanov
Ellumus
3600 136th PI SE, Suite 230
Bellevue. WA 98006
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
E LLLJ m
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
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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
ELLUfil
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.
REe'
r ::. ' .... J
'-
-+-----3600 136 TII STREET SE, SUITE #230, BELLEVUE, WASHINGTON 98006
T 4256030088 F 425 603 0068 www.ellumus.eom
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
cLLUrTi C
-!
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.
EXHIBIT 9
-+-----3600136,1< STREET SE, SUtTE#230. BELLEVUE, WASHINGTON 96006
T 4256030088 F 425 603 0068 www.ellumus.com
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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_squarefeet
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 floodways."
Critical areas buffers are not deducted/excluded.
.* Alleys (public or private) do not have to be excluded.
Z:\Ol_Projects\RNPA_RentonParkAvel
Worksheet.doc
EXHIBIT 11
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EXHIBIT 13
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
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 26th St; Renton WA 980~Lo
Xiaoli Stoyanov; Ellumus LLC; 3600 136" PI SE; Suite 230; Bellc vA 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).
EXHIBIT 14
.---------............. ----
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---~-
------_._-------.'"'~-----... --
---,..=-----~,-----------1.-------
EXHIBIT 15
LANDSCAPE, LOT COVERAGE, PARKING
ANALYSIS
SITE AREA: 13,948 SF
\4-
SITE AREA AFTER INCREASED R-O-W: 12,7.IKJ SF
IMPERVIOUS SURFACE: 96,8%
BUILDING FOOTPRINT: 6811 SF
~ GROSS FLOOR AREA: ~ L1: 2,072 SF
L2: 6,397 SF
L3: 6,397 SF
L3 LOFT: 3,948 SF
TOTAL: 18,814 SF
NET FLOOR AREA:
L 1 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 11000) 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/1 000) 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
TOTA/,.= 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 mclane <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
~----------------------~~----------------~
~ -I II ~ i :
EXHIBIT 17
City of Renton
TREE RETENTION
WORKSHEET
1. Total number of trees over 6" in diameterl on project site: 1. __ 3_ trees
2. Deductions: Certain trees are excluded from the retention calculation:
Trees that are dead, diseased or dangerous2
Trees in proposed public streets
Trees in proposed private access easements/tracts
Trees in critical areas 3 and buffers
Total number of excluded trees:
3. Subtract line 2 from line 1:
2.
____ trees
____ trees
____ trees
____ trees
______ trees
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. ----..a..15 __ trees
5. List the number of 6" or larger trees that you are proposing 5 to retain4 :
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).
5. __ O ___ trees
6. __ O __ 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)
1. Measured at chest height.
per tree
9. ___ NA ___ trees
2. Dead, diseased or dangerous t~es 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.
s, The City may require modification of the tree retention plan to ensure retention .ottlle ~irnuR nymbeLof
trees per RMC4-4-13DH7a 1< i_~~ \._,. c_~ ~ \f ;~~ ~ ....... :
6, I nches of street trees, inches
are less than 6" but are grea
P:\My Dental\CAD\Working\TreeRetention' EXHIBIT 18 i2l08
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IB.ill £QQ.S BOTANICAL NAME I COMMON NAME CONT ~ Or(
8 Amelanchler laevls 'Robin Hllr I Robin Hili Serviceberry B&B 2"Cal :I11III • ~"F":'::::-'-.--., .•
SHRUBS CODE BOTANICAL NAME / COMMON NAME CONT 12 OTY
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GROUND COVERS CODE BOTANICAL NAME I COMMON NAME CONT 11 ~ QTY
AW Arclostaphylas uva-ursl 'Woods Compacr f Kinnlkinnick 4"pot 12" D.C.
AS Me AW
PLANT NOTES
1.) GR/O,OES AT PLANTING AREAS SHAH ~EET THE SPECIFIED CRITERIA
FROWi TOP OF ADJACENT HEADER. WALL, CURB, OR FINISHED
SURFACE OF WALK. PLANTING AREAS TO BE CROWNED IN THE
CENTER. GRADES SHALL FLOW SMOOTHLY AND PRODUCE POSITIVE
DRAINAGE.
2.) THE CONTRACTOR SH.4.LL GE RESPOr.iSIBLE FOR FINAL PLANT COUNTS,
QUANTITIES, AND AREA CALCULATIONS, QUANTITIES SHOWN ON PLAN
AND LEGEND ARE FOR REFERENCE ONLY.
3.) ANY ROCK, CLODS, OR DEBRIS GREATER THAN 314" SHALL BE
REMOVED FROM SHRUB. LAWN. OR GROUNDCOVER AREAS
4.) FINISHEQ IIIISTALLATIONS AT THE CROWN OF PLANT BASE SKALL 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.) CONTRACTOR RESPONSIBLE FOR PROVIDING ADEQUATE WATER
DURING PLANT ESTABLISHMENT PERIOD.
7.) TREES AND SHRUBS TO BE IIIISTALLED PRIOR TO GROUIllDCOVERS
8.) CONTRACTOR SKALL ALLOW FOR THE ADDITION OF SOIL
AMENDMENTS IN SOIL PREPARATION ANO FINISH GRADING.
9.) REFERTOSHEET1.2.OQFORPLANTINGDETAILS
10.) REFER TO TREE AND PlANT PROTECTION SPECIFICATION FOR TREES
TO BE PRESERVED ANO PROTECTED.
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EXHIBIT 21
Ii N
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DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
PLANNING DIVISION
ENVIRONMENTAL CHECKLIST
PURPOSE OF CHECKLIST:
City of Renton Planning Division
1055 South 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 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 ofthe 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_Rentor
Checklist.doc EXHIBIT 22
DC ,r--. r:: r\/f-: D :". i~_ ' ... ...-" ~--,
Environmental Checklist:Environmental
AUG '25 201.4
.•. , <"" -.::2-(."~:': ~_~<T)~ .. ~
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ELLum l_
CONSTRUCTION MITIGATION DESCRIPTION
08f2014
Proposed Construction Dates: AUG 25 2014
Project estimated to start March 1, 2015 and end February 15, 2016
Ci~l.t C"(: ; < -: ~ TC!\j
PU\I'~:,!:~'~':; I-):\/~S:ON
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 take 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 008B F 425 603 0068 www.ellumus.com
Construction Mitigation De: )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 (MUTeD).
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.cam
Jeff Chambers, P.E.
EXHIBIT 24
Rr--' •. ;\.' c' ,<:.:::
AUG 25 2014
c:~y \');: :;;::;r ~. ~. :
PLANr~:i~G DiVi:3:0N
~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 ;t>.nalysis
TENW Project No. 4931
This memorandum documents the traffic analysis completed for the proposed My Dental Mixed·Use proiect
located on the west side of Park Avenue N midblock between N 5th Street and N 6 th Street in Renton, WA
Isee vicinity map in Anachment AI·
Project Description
The proposed proiect 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 square foot restaurant and 2 single-family homes which would be removed as port of
the proposed proiect. Access to the site would be provided via a right-in, right-out driveway on Park
Avenue N where an existing c-curb currenBy restricts leh-tum access. A preliminary site plan is included in
Anachment B.
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 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 adiacent street and make
intermediate stops at the retail/restaurant uses on route to a primary destination p.e. on the way from work
to hamel. The pass-by trips were based 9.0 methodology and studies documented in the ITE Trip
Generalion Handbook. ~
The net new trips from the My Dental Mixed-Use proiect were calculated by subtracting the existing site trips .
from the proposed proiect trips. The resulting net new weekday doily, AM, and PM peak hour trips are
summarized in Table 1 The detailed trip generation estimates are included in Attachment C.
EXHIBIT 25
Transportation Planning I Design I Traffic Impact & Operations
11400 SE 8· Street. Suite 200, Bellevue, WA 98004 I Office (425) 889-6747
AUG 25 2014
F"
Memorandum -My Dental Mixed-Use Traffic Analysis
Table 1
My Dental Mixed-Use
Trip Generation Summary
Net New Trips Generated
Time Period In Out Total
Weekday Daily 104 104 208
Weekday AM Peak Hour 13 5 18
Weekday PM Peak Hour 17 23
II:; 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 N0 peak hour (13 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 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.
cc: Willis liu, PACIAND
Attachments
~TENW August 25. 2014
Page 2
Memorandum-My Dental Mixed-Use Traffic Analysis
Attachment A: Site Vicinity
Memorandum -My Oentol Mixed-Use Traffic Analysis
z:
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I • •
• I •
GRAPHIC SCALE 'ko-...u-:
Attachment B: Preliminary Site Plan
Memorandum -My Denial Mixed-Use Traffic Analysis
ATTACHMENT C
Trip Generation Calculations
Memorandum -My Dental Mixed-Use Traffic Analysis
My Dental -Renton
Dally Trip Generation Estimate
Directional Spilt
Land Use Size Units 1 IrE LUC;: Trip Rate Enter Exit
f[OE!2Imi Load Uses
Dental Office 6,397 GfA 720 36.13 50% 50%
Apartments DU 220 6.65 5iJ!1, 5iJ!1,
Specialty Retail 1,087 GLA 826 44.32 5iJ!1, 5iJ!1,
Pass_By' 34%
Subtotal;
Vehide Trip Generallon
Enter Exit Total
116
23
2,
-il
16
115
24
24
-il
16
231
47
48
-16
32
Gross Dally Trips Generated = 163 163 326
-il -16
155 310 Total propos~~;~:~~::;:~: :f---;'':;:~5C------C~--~---1
Less Existing Uses'
Single Family DU
High-Turnover (Sit-Down) Restaurant 1,143 GFA
Poss-By' 43%
GFA = Gross FloOr Area, DU " Dwelng Units. GLA ~ GrolS Leasable Nea.
l Land Use Code from ITE9th Edrtion Trip Genef"otion Manual 2012.
210
932
9.52 5iJ!1, 5iJ!1,
127.15 50% 50%
Subtotal:
Gross Dally Trips Generated '"
less Pass-by Trips =
Total Existing Net Daily Tripi =
J Pass-by percent based on studies dacumenled In the iTE lnp Generation Hondbool:. 2nd Edilion. June 2004.
1O "
73 72 145
-31 -31 .02
42 41 83
B2 82 16'
-31 -31 -62
51 51 102
,,1~ 20~_
Memorandum -My Denlol Mixed-Use Traffic Ana!ysis
My Dental· Renton
AM Peak Hour Trip Generation Estimate
Diredlonal Split Vehlc:le Trip Generation
land Use Size Units 1 ITE LUe 2 Trip Rate Enter Exit Enter Exit Tolal
Proposed Land Uses
Dental Office 6,397 GFA 720 2.39 79% 21% 12 15
Apartments DU 220 0.51 20% 80%
Specialty Retail 3 1,087 GLA 826 0.70 48% 52%
Pass-By~ 34%
Subtotal:
Gross AM Peak Hour Trips Generated = 13 20
Less Existing Uses:
Single family DU
High-Turnover (Sit-Down) Restaurant L 143 GFA
I GFA= Gro~ Floor Asea, DU " Dweing Unils, GlA= Gress Leasoblel'leo.
~ Lond Use Code from ITE 9th Edition Trip Generation Manual 2012.
Total Proposed Net AMl;:~a~~; ;;;~: : f-~'~---~--";2D'cO--l
210 0.75 25% 75%
No existing AM Trips Assumed
Tolal Existing Net AM Peak Hour Trips =
18
3 No.1 trip role based on PM role forSpeciol1y Retail [LUe 826) factored by reHoaf J-.M 10 PM lrip role lor Shopptng Center (LUe 820). 0.70" 2.71 • (0.96/3.71).
, Pass-by percent ba>ed on studies documented in the ITE Trip Generolion Hondbool2nd Edilion. June 200~.
Memorandum -My Dentol Mixed-Use Traffic Analysis
My Denial -Renton
PM Peak Hour Trip Generation Estimate
DirecHonal Split Vehicle Trip Generation
Land Uie Size Units 1 ITE LUC 2 Trip ~ate Enter 'xl' Enter Exl! Total
p[OeOS~ LgO~ !.!§i!
Denta! Office 6,397 GFA
Aporlments DU
Spedalty Retail 1.087 GLA
POss-By3 34%
less E;dsHng Uses:
Single Family DU
High-Turnover (Sit-Down) Restaurant 1,143 GFA
Poss_ByJ 43%
, GFA" Gross Floor Area. DU" Dwelijng Un~s. GLA" G= Lea.>abIeArea.
~ Land Use Code from ITE 91h Edilion Trip Generation Manual2012.
720 Equation 28% 72% 18 25
220 0.62 65% 35%
826 2.71 44% 56%
-} -}
Subtotal: 1
Gross PM Pegk Hour Trips Generated = 11 21 32
Less Pass-by Trips = 0 -1 -1
Total Proposed Net PM Peak Hour Trips .. 11 20 31
2}0 1.00 63% 37%
932 9.85
Subtotal: t----:;3---;;.-__ -.:;-_-I
Gross PM Pec:lk Hour Trips Generated .. 8
Total Existing Net PML;:;o::: ;;;:: ~ t--'C-3----i'----;;---I
, Pass-by percent based on studieS documented in the tTE Trip Generahon Hondboo}(. 2nd Ed~ion. June 2004.
Kris Sorensen
From:
Sent:
To:
Cc:
Subject:
Answers below.
Randy Matheson < randy.matheson@rentonschools.us>
Friday, October 17,201410:49 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.uSI~ 1,
PiIa~" t~~DJQn
From: Sabrina Mirante [mailto:SMirante@Rentonwa.gov]
Sent: Friday, October 17, 201410:37 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 50uth 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 ,tllrlpnts 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
---------IG'1 0
' t (j JJ -
.1tt~
.~~MERIT 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, WA 98057
July 09, 2014
Project No. VF0113754
AUG 25 Z
2715 M~ridi3n Street
Bellingham . Washington 98225
Tel: (3 60)738~6083
Fax: (360)738~ 1499
··'-'gineering.com
Igineering.com
c. -~ ... ,~ ~ . EXHIBIT 27
!:; .-\t<, ~:: ":.; :-,
Site Plan Review
LUA14-001148
My Dental Mixed-Use
Public Hearing
NamesITitles
Kris Sorensen, Associate Planner
Date
October 28, 2014
,..... rr,Cityof ....•...
-_ ............ ---. J~.~ Il I GIl
Communit)' and Economic VC\'elopment
Approximate Location
EXHIBIT 28
10/28/2014
Site Characteristics
Approvals Requested
• The applicant is requesting a Site Plan Review, lot
combination, front yard setback reduction, and two
Modifications for construction of a 3-story mixed-use building
and associated improvements.
• The Modifications are for a reduced landscape buffer width
between a street and surface parking area, and a reduction in
the number of parking stalls.
• The application was accepted for review on Sept. 4, 2014.
• No comments were received from agencies.
One public comment was received regarding alley access.
10/28/2014
2
Approvals Requested
• On Sept. 22, 2014, the ERe issued a Determination of Non-
Significance-M with two mitigation measures. An appeal
period commenced on Sept. 26, 2014 and ended on Oct. 10,
2014. No appeals of the threshold determination were filed.
...
N
~ RENTON
Brief Description
10/28/2014
3
10/28/2014
Brief Description
1"
N
Brief Description
4
Brief Description
Analysis
Comprehensive Plan Compliance and Consistency
.. The proposal complies with the City's Comprehensive Plan objectives and policies
if all conditions of approval are met.
oning De .... elopment Standard Compliance and Consistency
• The proposal has demonstrated compliance with development standards of the
Commercial Arterial loning classification jf all recommended conditions of
approval are complied with.
Front Setback Reduction -Compliance and Consistency
• The proposal has demonstrated compliance with allowed reduction for front yard
setback for the Commercial Arterialwning classification if all recommended
conditions of approval are complied with.
ritical Area Compliance and Consistency
• No Critical Areas located on the site.
10/28/2014
5
Analysis
Site Plan Regulation Compliance and Consistency
... The proposal is compliant with the review criteria for the site plan pursuant to
RMC 4-7-200 if all recommended conditions of approval are complied with.
Modification Criteria Consistency: Vehicle Parking Stalls
• Staff is in support of the requested modification for reduced stalls for dental
areas and for stalls to be used between residential and non-residential uses .
... Modification Criteria Consistency.
Modification Criteria Consistency: Landscape Buffer Width
• Staff is in support of the requested modification for the NE corner landscaping
but not at the requested width. Staff recommends a reduced width of 8-foot
width.
• Modification Criteria Consistency.
Analysis
Availability and Impact on Public Services
• Parks, Police, School District, and Fire Prevention
indicated that sufficient resources exist to furnish
services to the proposed development if required
improvements and fees are provided.
• The site is served by the City of Renton for Water and
Sewer.
• A preliminary drainage plan and drainage report has
been submitted with the application in accordance
with the 2009 KCSWM.
10/28/2014
6
Recommendation
Staff recommends approval of the My Dental
Mixed-Use project and two modifications for
landscaping buffer width and parking stalls as
depicted in Exhibit 1 subject to 10 conditions of
approval.
Recommended conditions
• Mitigation measures of ERC
• Lot Combination
• Revised Landscape Plan
• Bicycle Parking Plan
• Revised Vehicle Parking Plan
• Sign package
• Lighting Plan
• Canopy dimensions along Front Fa"ade
• Seating along Front Fa"ade
1 0/28/2014
7
Modifications
rl~----------------~l
Vehicle Parking Stalls JI------.
• Required number of vehicle stalls for
Dental office areas
• RMC 4-4-080
• Dental area from 21 to 17 stalls
• Allow 4 residential stalls to be used by
non-residential/dental use during daytime
• 24 stalls total: 17 for dental with 4 shared
with residential; 3 for retail; and 7
residential stalls
RENTON
Modifications
rT~~~~~~~~~~~~
• Required on-site landscaping & buffer
between surface parking and street
• RMC 4-4-070
• Request for 6-foot, 8 inches width
• Staff recommends 8-foot width
• Allow standard stalls to change to
compact stalls with approval for more
than 30% compact stalls on-site
RENTON'
10/28/2014
8