HomeMy WebLinkAboutPN_Project_Narrative_170515_v1May 15, 2017
City of Renton
Planning and Development
1055 S Grady Way
Renton, WA 98057
(425) 430-6400
Attn: Jill Ding
RE: Renton Dental Arts Site Plan Review — Project Narrative
Dear Ms. Ding,
The purpose of this letter is to provide a description of the proposed project, Renton Dental Arts Building, as a
submittal requirement for the Site Plan Review and Environmental Review.
The subject property total area is approximately 36,927 square feet and is located at 17816 108th Avenue SE,
Renton, Washington. The site is within the Commercial Arterial (CA) zoning district and has a Commercial Mixed
Use (CMU) comprehensive plan designation. In regards to the Urban Design Guidelines the site is designated as
Design District V. The adjacent properties to the North, South and West are also located within the CA zoning
district, whereas the adjacent property to the East is located within a Residential 8 (R-8) zone. Currently the site is
vacant but the previous use of the site was for a 3,095 square foot Wendy's fast food restaurant. There are no
special site features such as wetlands, water bodies or steep slopes. The current soils on the site consist of dense
silty sand which allows for minimal permeability and excessive groundwater run-off. Please see the geotech report
Geotech Consultants Inc. for more details regarding the existing soil conditions.
The scope of the proposed development consists of the demolition of the existing building, paving and related
improvements. The project will require re -grading of the site to allow for construction of the 7,796 square foot
dental office and commercial tenant of which 5,243 square feet will be for the dental office. New on-site
construction also includes new pavement for parking, sidewalks and landscaping. The proposed building has a
reduced set back of nine feet (9'), instead of the code specified fifteen feet (15'). The reduced setback brings the
building closer to the City sidewalk to give the building a greater street presence and provide a pedestrian -oriented
street frontage. With the building closer to the sidewalk and constructed of concrete, the site access becomes
easier and more inviting for pedestrians to enter. Site benches are provided in front of the building along 108th
Avenue Southeast to encourage a pedestrian gathering area. No work will be done within the sixty foot
conservation area located at the east portion of the site. Only two of the Shore pine, one of the Atlas cedar, one of
the Mountain -ash and one of the Big leaf maple will be removed to accommodate the new construction. Please see
the Landscape plan (P_Landscape_Plan_170508_v1), and arborist tree inventory and report for more information
regarding tree removal.
Off-site construction improvements include the installation of city required planting strip with street trees,
sidewalks and storm drainage improvements on 108th Avenue Southeast. The proposed development fronts 108th
Avenue Southeast along the west property line, which is classified as a Principal Arterial Road. Dedication of roughly
four feet and nine inches (4'-9") of right-of-way (ROW) fronting the site is required by the City. The proposed
11416 981' Avenue NE— Suite 200, Kirkland, WA 98033 P:425.823.2244 F:425.898.4722 W: www.awerks.com
ARCHITECTURE
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SPACE PLANNING
architectural werks, inc.
INTERIOR DESIGN
May 15, 2017
City of Renton
Planning and Development
1055 S Grady Way
Renton, WA 98057
(425) 430-6400
Attn: Jill Ding
RE: Renton Dental Arts Site Plan Review — Project Narrative
Dear Ms. Ding,
The purpose of this letter is to provide a description of the proposed project, Renton Dental Arts Building, as a
submittal requirement for the Site Plan Review and Environmental Review.
The subject property total area is approximately 36,927 square feet and is located at 17816 108th Avenue SE,
Renton, Washington. The site is within the Commercial Arterial (CA) zoning district and has a Commercial Mixed
Use (CMU) comprehensive plan designation. In regards to the Urban Design Guidelines the site is designated as
Design District V. The adjacent properties to the North, South and West are also located within the CA zoning
district, whereas the adjacent property to the East is located within a Residential 8 (R-8) zone. Currently the site is
vacant but the previous use of the site was for a 3,095 square foot Wendy's fast food restaurant. There are no
special site features such as wetlands, water bodies or steep slopes. The current soils on the site consist of dense
silty sand which allows for minimal permeability and excessive groundwater run-off. Please see the geotech report
Geotech Consultants Inc. for more details regarding the existing soil conditions.
The scope of the proposed development consists of the demolition of the existing building, paving and related
improvements. The project will require re -grading of the site to allow for construction of the 7,796 square foot
dental office and commercial tenant of which 5,243 square feet will be for the dental office. New on-site
construction also includes new pavement for parking, sidewalks and landscaping. The proposed building has a
reduced set back of nine feet (9'), instead of the code specified fifteen feet (15'). The reduced setback brings the
building closer to the City sidewalk to give the building a greater street presence and provide a pedestrian -oriented
street frontage. With the building closer to the sidewalk and constructed of concrete, the site access becomes
easier and more inviting for pedestrians to enter. Site benches are provided in front of the building along 108th
Avenue Southeast to encourage a pedestrian gathering area. No work will be done within the sixty foot
conservation area located at the east portion of the site. Only two of the Shore pine, one of the Atlas cedar, one of
the Mountain -ash and one of the Big leaf maple will be removed to accommodate the new construction. Please see
the Landscape plan (P_Landscape_Plan_170508_v1), and arborist tree inventory and report for more information
regarding tree removal.
Off-site construction improvements include the installation of city required planting strip with street trees,
sidewalks and storm drainage improvements on 108th Avenue Southeast. The proposed development fronts 108th
Avenue Southeast along the west property line, which is classified as a Principal Arterial Road. Dedication of roughly
four feet and nine inches (4'-9") of right-of-way (ROW) fronting the site is required by the City. The proposed
11416 981' Avenue NE— Suite 200, Kirkland, WA 98033 P:425.823.2244 F:425.898.4722 W: www.awerks.com
Renton Dental Arts
May 15, 2017
Page 2
development also fronts 109th Avenue Southeast along the east property line which is classified as a Residential
Access Road. Dedication of eleven feet six inches (11'-6") of ROW front the site is required by the City and we are
not proposing any improvements. Vehicle access to the proposed project is from a new driveway off of 108th
Avenue Southeast in approximately the same location as the existing driveway.
The total estimated construction cost for the project is $1.45 million with an estimated fair market value of $3.8
million. The estimated fill/cut quantities of materials involved is 1000 cubic yards cut with 500 cubic yards fill for a
net of 500 cubic yards of cut/excavation.
The project is requesting a few modifications. Please see below for a list of modifications.
• Land Use Modifications
o Increase maximum number of parking stalls
o Refuse/recycle vertical height reduction.
• Urban Design Regulation Modifications
o Primary Building Entrance
Please see the Land Use Modification Justification letter and Urban Design Regulation Modification Justification
letter for further information.
This concludes our project narrative for the Renton Dental Arts proposed building. Please feel free to contact us
with any questions or comments you may have.
Sincerely,
Architectural Werks, Inc.
Franklin Ng, AIA
Project Manager
Att: J_Land_Use_Modification_170508_vl.pdf, J_Urban_Design_Regulation_Modification_170508_vl.pdf