HomeMy WebLinkAboutPRE_Preapplication_Meeting_Summary_170515_v1PREAPPLICATION MEETING FOR
Renton Dental Arts
17816108 th Avenue SE
PRE16-000627
CITY OF RENTON
Department of Community & Economic Development
Planning Division
September 22, 2016
Contact Information:
Planner: Jill Ding, 425.430.6598
Public Works Plan Reviewer: Justin Johnson, 425.430.7291
Fire Prevention Reviewer: Corey Thomas, 425.430.7024
Building Department Reviewer: Craig Burnell, 425.430.7290
Please retain this packet throughout the course of your project as a reference. Consider
giving copies of it to any engineers, architects, and contractors who work on the
project. You will need to submit a copy of this packet when you apply for land use
and/or environmental permits.
Pre-screening: When you have the project application ready for submittal, call and
schedule an appointment with the project manager to have it pre-screened before
making all of the required copies.
The pre -application meeting is informal and non-binding. The comments provided on
the proposal are based on the codes and policies in effect at the time of review. The
applicant is cautioned that the development regulations are regularly amended and the
proposal will be formally reviewed under the regulations in effect at the time of project
submittal. The information contained in this summary is subject to modification and/or
concurrence by official decision -makers (e.g., Hearing Examiner, Planning Director,
Development Services Director, Department of Community & Economic Development
Administrator, Public Works Administrator and City Council).
Fire & Emergency Servicesityul
Department A
M E M O R A N D U M
DATE: 9/8/2016 12:00:OOAM
TO: Jill Ding, Senior Planner
FROM: Corey Thomas, Plan Review/Inspector
SUBJECT: (Renton Dental Arts Preapplication) PRE16-000627
1. The fire impact fees are currently applicable at the rate of $0.87 per square foot of additional
medical/dental office space. Fees are paid at time of building permit issuance.
V An approved fire alarm and fire sprinkler systems are required to be extended into the proposed additions
and throughout the entire existing building. Separate plans and permits are required to be submitted to the
Renton Fire Department for review and permitting. Alarm systems are required to be fully automatic and
manual systems and fully addressable. Direct outside door required to the fire sprinkler riser room. Thresholc
for fire alarm systems is 3,000 square feet or greater. Thresholds for fire sprinkler systems are 5,000 square
feet or greater and any building that has four or more non-ambulatory patients.
3. Fire department apparatus access roadways are adequate as they exist.
4. There are three existing hydrants within 300 -feet of the proposed building that up to code. One new fire
hydrant shall be installed within 50 -feet of the fire department connection to the fire sprinkler system. A
water availability certificate is required from Soos Creek Water District ris=to confirm the required fire flow of
1,500 gpm is available at this site.
Page 1 of 1
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT -----*-Renton
M E M O R A N D U M
DATE: 9/19/2016
TO: Jill Ding, Planner
FROM: Justin Johnson, Civil Plan Reviewer
SUBJECT: Utility and Transportation Comments for Renton Dental Arts
17816108'" Ave SE
LUA 16-000627
NOTE: The applicant is cautioned that information contained in this summary is preliminary and non-
binding and may be subject to modification and/or concurrence by official City decision -makers. Review
comments may also need to be revised based on site planning and other design changes required by
City staff or made by the applicant.
I have reviewed the application for Renton Dental Arts at 17816 108" Ave SE (3223059054). The
following comments are based on the pre -application submittal made to the City of Renton by the
applicant.
EXISTING CONDITIONS
The site is approximately .9 acres in size and is rectangular in shape. Site is covered asphalt for parking
and a drive in for the restaurant. There are a few landscape feature within the site located around the
perimeter of the project site.
Water Water service is provided by Soos Creek Water and Sewer District
Sewer Wastewater service is provided by Sons Creek Water and Sewer District.
Storm There is a private storm drainagesyst m within the property. There is a 24"
stormwater main located on the Wr side within in 108`" Ave SE (see City plan no.
TED400). The existing property has a private storm conveyance. There is an existing
12 -inch stormwater main located in 109`h Ave SE.
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Streets 108th Ave SE is a Residential Street with an existing right of way (ROW) width of 90 feet as
measured using the King County Assessor's Map. Currently there is a curb and a 6 foot
Renton Dental Aft —LUAl"W62J
Page 2 of 4
sidewalk along the frontage of the property. is classified as a Residential Access Road.
Existing right-of-way (ROW) width is approximately 30feet.
CODE REQUIREMENTS
WATER
1. A water availability certificate from Soos Creek Water and Sewer District is required as part of
the Land use Application or Building Permit Application. The water availability certificate should
include the information that the fireflow requirement of the Renton Fire Department for this
project is available.
2. Approved water plans from Soos Creek should be provided during utility construction permit
review.
SEWER
1. A sewer availability certificate from Soos Creek Water and Sewer District is required as a part of
the Land use Application or Building Permit Application.
2. Approved sewer plans from Soos Creek should be provided during utility construction permit
review.
SURFACE WATER
V A geotechnical report for this site will be required as a part of the land use application. The
submitted report shall describe the site is a Low Erosion Hazard area. Erosion control measures
will need to be in place prior to starting grading activities on the site. The report needs to
discuss the soil and groundwater characteristics including water table and soil permeability of
the site and provide recommendations for project design (i.e. recommendations of appropriate
flow control BMP options with typical designs) and construction. Geotechnical
recommendations will need to be address within the project plans.
2. A Preliminary Drainage Plan and Technical Information Report (TIR), will be required by a
licensed Engineer with the Land Use Application or Building Permit Application. Based on the
City of Renton's flow control map, the site falls within the Flow Control Duration Standard area
matching Forested Site Conditions and is within the Black River Drainage Basin. Refer to Figure
1.1.2.A — Flow chart to determine the type of drainage review required in the City of Renton
2009 Surface Water Design Manual Amendment. The project may be required to provide a flow
control BMP, if there is a net increase in impervious area on the project site.
3. All work proposed outside of the applicant's property will require a permanent drainage
easement to be provided to the City and a temporary construction easement prior to any
permits being issued.
4. 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
(SW PPP) is required for this site.
S. A surface water development fee of $0.594 per square foot of new impervious surface or set fee
of $1,485 whichever is greater will apply. This is subject to final design and payable prior to
issuance of the utility construction permit.
Renton Dental Art—LUA1&000617
Page 4 of 4
c. Trench of any utility should not be in the zone of influence of the retaining wall or of the
building.
�. All construction utility permits for drainage and street improvements will require separate plan
submittals. All utility plans shall confirm to the Renton Drafting Standards. A licensed Civil
Engineer shall prepare the civil plans.
3. When utility plans are complete, please submit four (4) copies of the drawings, two (2) copies of
the drainage report, one (1) complete electronic submittal fdrow'nos and drainage report) the
permit application, an itemized cost of construction estimate, and application fee at the counter
on the sixth floor.
A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate
sheets.
�. All electrical, phone, .and cable services and lines serving the proposed development must be
underground. The construction of these franchise utilities must be inspected and approved by a
City of Renton inspector.
Renton Dental Art-ILA16-00o6i/
Page 3 of 4
TRANSPORTATION
The proposed development fronts 1081h Ave SE (SR 515) along the west property line(s). 108t'
Ave SE (SR 515) is classified as a Principal Arterial Road. Existing right-of-way (ROW) width is
approximately 95 feet. To meet the City's complete street standards for Principal Arterial
streets, minimum ROW is 113 feet. Dedication of 16.5 feet of ROW fronting the site will be
required. Per City code 4-6-060, half street improvements shall include a pavement width of 76
feet (38 feet from centerline), a 0.5 -foot curb, an 8 -foot planting strip, an 8 -foot sidewalk, street
trees and storm drainage improvements.
2. The proposed development fronts 109"' Ave SE along the east property line(s). 1090 Ave SE is
classified as a Residential Road. Existing right-of-way (ROW) width is approximately 30 feet. To
meet the City's complete street standards for Residential Access streets, minimum ROW is 53
feet. Dedication of 11.5 feet of ROW fronting the site will be required. Per City code 4-6-060,
half street improvements shall include a pavement width of 26 feet (13 feet from centerline), a
0.5 -foot curb, an 8 -foot planting strip, an 5 -foot sidewalk, street trees and storm drainage
improvements. $ it e (,F -
3. Refer to City code 4-4-080 regarding driveway regulations.
a. A minimum separation of 5 feet is required between driveway and the property line.
b. Maximum driveway slopes shall not exceed 15%. Driveways exceeding 8% shall provide
slotted drains..
c. The maximum driveway width shall not exceed thirty feet (30').
4. Parking lot construction shall be in accordance with City code 4-4-80G.
5. Street lighting and street trees are required to meet current city standards. Lighting plans are
required to be submitted with the land use application and will be reviewed during the
construction utility permit review.
6. A trip generation report is required and shall follow the Institute of Transportation Engineers
(ITE) Trip Generation Manual. If the vehicular traffic generated from the purposed building
exceeds 20 vehicles per hour in either the AM (6:00 — 9:00) or PM (3:00 — 6:00) a traffic impact
analysis will be required.
7. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in
accordance with City standard plans 104.1 and 104.2.
8. Paving and trench restoration shall comply with the City's Trench Restoration and Overlay
Requirements.
(KQ. Payment of the transportation impact fee is applicable on the construction of the development
at the time of application for the building permit. The current rate of transportation impact fee
is $9.39 per square foot for medical offices. Traffic impact fees will be owed at the time of
building permit issuance. Fees are subject to change. The transportation impact fee that is
current at the time of building permit application will be levied.
GENERAL COMMENTS
Adequate separation between utilities as well as other features shall be provided in accordance
with code requirements.
a. 7 -ft minimum horizontal and 1 -ft vertical separation between storm and other utilities is
required with the exception of water lines which require 10 -ft horizontal and 1.5 -ft
vertical.
b. The stormwater line should be minimum 5 feet away from any other structure or wall or
building.
DEPARTMENTTYAN _ Ren Ty
COMMUNITY AND
ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:
September 22, 2016
TO:
Pre -Application File No. 16-000627
FROM:
Jill Ding, Senior Planner
SUBJECT:
Renton Dental Arts
17816108`h Avenue SE
General: We have completed a preliminary review of the pre -application for the above -
referenced development proposal. The following comments on development and permitting
issues are based on the pre -application submittals made to the City of Renton by the applicant
and the codes in effect on the date of review. The applicant is cautioned that information
contained in this summary may be subject to modification and/or concurrence by official
decision -makers (e.g., Hearing Examiner, Community & Economic Development Administrator,
Public Works Administrator, Planning Director, Development Services Director, and City
Council). Review comments may also need to be revised based on site planning and other
design changes required by City staff or made by the applicant. The applicant is encouraged to
review all applicable sections of the Renton Municipal Code.oThe Development Regulations are
available for purchase for $50.00 plus tax, from the Finance Division on the first Floor of City Hall
or online at www.rentonwa.gov
Project Proposal: The project site is located on the east side of 108'h Avenue SE south of SE Carr
Road, and is addressed as 17816 30g1" Avenue SE. The proposal includes the remodel and
expansion of a 3,000 square foot existing vacant Wend 's building to a 7,000 square foot
structure with 4,500 square feet of dental office and square feet of oral surgeon office.
Parking and driveway access would largely remain in i{{{{{{��� current configuration with the addition
resulting in the removal of the drive-thru. No critical areas are mapped on the project site.
Current Use: Currently the site is occupied with a 3,000 square foot vacant Wendy's.
Development Standards: The project would be subject to RMC 4-2-1208, "Development
Standards for Commercial Zoning Designations" effective at the time of complete application
(noted as "CA standards" herein).
Zoning: The property is located within the Commercial Mixed Use (CMU) land use designation,
the Commercial Arterial (CA) zoning designation, and Urban Design District D. Medical and
dental offices are permitted outright in the CA zone.
Minimum Lot Size Width and Depth — The minimum lot size required in the CA zone is 5,000
square feet. There are no minimum width or depth requirements. The existing site area totals
39,212 square feet which exceeds the minimum /at size requirement.
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Renton Dental Arts
Page 2 of 6
September 22, 2016
Lot Coverage — The maximum building coverage permitted in the CA zone is 65% of the lot area
of 75% if parking is provided within the building. Based on the gross site area of 39,212 square
feet the proposal for a 7,000 squarefoot building would result in a total building coverage of
18% which is less than the maximum building coverage permitted. Compliance with this
requirement would be verified during the Site Plan review process.
Setbacks — Setbacks are the distance between the building and the property line or any private
access easement. Setback requirements in the CA zone are as follows: 15 -foot minimum
front/side yard along a street setback, which may be reduced to 0 feet through the site plan
review process; a 20 -foot maximum front/side yard along a street setback; and no rear or side
yard setbacks, except 15 feet when the site abuts a residential zone. The proposed building
appears to comply with the required setback areas. Compliance with this requirement would
be verified during the Site Plan review process.
Building Height — The maximum building height permitted in the CA zone is 50 feet. The
proposed building would have a maximum height of approximately 24, which is less than the
maximum height permitted of 50 feet. Compliance with this requirement would be verified
during the Site Plan review process.
Landscaping —The development standards require that all pervious areas within the property
boundaries be landscaped. Therefore, all areas of the site not covered by structures, required
parking, access, circulation or patios, must be landscaped with native, drought -resistant
vegetative cover. Ten feet (10') of on-site landscaping is required along all public street
frontages, with the exception of areas for required walkways and driveways.
When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen -foot (15') wide
partially sight -obscuring landscaped visual barrier, or ten -foot (10') wide fully sight -obscuring
landscaped visual barrier, is required along the common property line.
Surface parking lots with between 15 and 50 parking spaces shall be landscaped witll15iquare
feet of landscaping per parking space and shall include perimeter and interior parking lot
landscaping, as specified below:
Perimeter Parking Lot Landscaping: Such landscaping shall be at least ten feet (10') in width as
measured from the street right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial,
and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street
frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty
percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the
landscaped area within three (3) years of installation.
Interior Parking Lot Landscaping: Any interior parking lot landscaping area shall be a minimum
of five feet (5') in width. Landscaping shall be dispersed throughout the parking area and shall
include a mixture of trees, shrubs, and groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi -family, commercial,
and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall
be planted.
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AtIton Dentalgrts
Pa�'QAf/N
E�
Use
5 uare Facto ae of IJSe
Ratio Required
Spaces
Medical and
Approx, 7,000 sf
Min & Max: 5 spaces / 1,000 sf 35
dental office
of net floor area
The applicant will be required at the time of formal land use application to provide detailed
parking information (i.e. stall and drive aisle dimensions) and calculations of the subject site.
Staff counted 55 spaces on the provided site plan, which exceeds the maximum permitted of
35. The site plan would need to be revised to reduce the number of parking spaces or a
modification to the parking requirements would need to be request in accordance with RMC 4-
9-150D. A twenty five Percent (25%) reduction or increase from the minimum or maximum
number of parking spaces may be granted for nonresidential uses through site plan review if
the applicant can justify the modification to the satisfaction of the Administrator. Justification
might include, but is not limited to, quantitative information such as sales receipts,
documentation of customer frequency, and parking standards of nearby cities. It should be
noted that the parking regulations specify standard stall dimensions. Surface parking stalls must
be a minimum of 9 feet x 20 feet, compact dimensions of 8'h feet x 16 feet, and parallel stall
dimensions of 9 feet x 23 feet; compact surface parking spaces shall not account for more than
30 percent of the spaces in the surface parking lots.
ADA accessible stalls must be a minimum of 8 feet in width by 20 feet in length, with an adjacent
access aisle of 8 feet in width for van accessible spaces. The appropriate amount of ADA
accessible stalls based on the total number of spaces must be provided.
The submitted site plan shows a total of 55 parking spaces surrounding the proposed building.
The applicant is required to provide bicycle parking based on 10% of the required number of
parking stalls and meet the standards of RMC 4-4-080F13c for location and access to bicycle
parking. Bicycle parking shall be provided for secure extended use and shall protect the entire
bicycle and its components and accessories from theft and Weatand limiteAcceptad ac es blenexa areas
les
include bike lockers, bike check-in systems, in -building parking,
with weather protection. where
Vehicular A connection
allow a smaolbe oth Plow of r,fficfor tacrosste vehicle abu ting CAclots without the
topographically feasible,
need to use a street. Access may comprise the aisle between rows of parking stalls, but is no
allowed between a building and a public street.. of RMC
3 meet the s need t(
Refuse an chn aARecy— Refuse and dahles 5tandards�ch Thereng aare general requirements foralluses or
4-4-090, ' and setbacks for collection areas and specific requirements. The
location, signage, screening, gross floor area
proposed use would be considered an office, educational1000 square feet of building lgo ss floor
whit
requires a minimum of 2 square feet per every
000 square
nimum
shall be provided gross floorareaable shall be provided for eposit areas and a reef se deposit areas fwith aeet etotal minimum
feet of building g gross floor area of 7,000 square feet, a minimum of 14 square feet
area of 100 sf. Based on a 9 28 square feet wound be needs torr
or recyclable$ area and a minimum of 100 square feet, would be needed f I
refuse. These two combined are less than 1�e Winifmwum of 100
square feet would be. required for both,
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Page 3 of 6
September 22, 2016
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be
planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot
landscape area. _
Please refer to landscape regulations (RMC 4-4-070) for further general and specific landscape
requirements. Alandscape plan is required at the time offormal land use application.
Tree Preservation — A tree inventory and a tree retention plan along with tree retention
worksheet shall be provided with the formal land use application. According to the proposed
regulations, the tree retention plan must show preservation of at least 10 percent (10 %) of
significant trees, and indicate how proposed building footprints would be sited to accommodate
preservation of significant trees that would be retained. The Administrator may authorize the
planting of replacement trees on the site if it can be demonstrated to the Administrator's
satisfaction that an insufficient number of trees can be retained.
Significant trees shall be retained in the following priority order:
Priority One: landmark trees; significant trees that form a continuous canopy; significant trees
on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their
associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen
inches ( 1811) caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other
significant native evergreen or deciduous trees; and Other significant non- native trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods
are used as part of an approved enhancement project within a critical area or its buffer.
The Administrator may require independent review of any land use application that involves
tree removal and land clearing at the City's discretion. A tree retention plan is required at the
time of formal land use application.
Screening - All operating equipment located on the roof of any building shall be enclosed so as
to be screened from public view in accordance with the requirements outline under RMC 4-4-
095.
Fences Retaining Walls — If the applicant intends to install any fences as part of this project, the
location must be designated on the landscape plan. A fence taller than six feet (6) requires a
building permit. New or existing fencing would need to comply with RMC 4-"40.
Retaining walls shall be composed of brick, rock, textured or patterned concrete, or other
masonry product that complements the proposed building and site development. There shall be
a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public
rights-of-way. Please refer to retaining wall standards (RMC 4-4-040) for additional information.
Parkin —The following ratios would be applicable to the site:
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September 22, 2016
Access — Driveway widths are limited by the driveway standards, in RMC 4-40801. Access to the
site is proposed via an existing driveway curb cut off of IDS"' Avenue SE.
Building Design Standards — Compliance with Urban Design Regulations, District O; is
required. Modifrcationsfnom the standards can be applied. See Renton Municipal Cade section
4-3-100. The following bullets are o few of the standards outlined in the regulations.
• A primary entrance of each building shall be located on the facade facing a street, shall
be prominent, visible from the street, connected by a walkway to the public sidewalk,
and include human -scale elements.
• Parking shall be located so that no surface parking is located between a building and the
front property line, or the building and side property line, on the street side of a corner
lot.
• The number of driveways and curb cuts shall be minimized, so that pedestrian
circulation along the sidewalk is minimally impeded.
• Amenities such as outdoor group seating, benches, transit shelters, fountains, and
public art shall be provided.
• All building facades shall include modulation or articulation at intervals of no more than
forty feet (40'). -
• Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and
eight feet (8') in width. i
• On any facade visible to the public, transparent windows and/or doors are required to
comprise at least fifty percent (50%) of the portion of the ground floor facade that is
between four feet (4') and eight feet (8') above ground (as measured on the true
elevation).
Buildings shall employ material variations such as colors, brick or metal banding, patterns, or
textural changes.
Critical Areas: No critical areas are mapped on the project site.
Environmental Review: The proposal would be subject to Environmental (SEPA) Review as the
proposal includes the construction of a building in excess of 4,000 square feet with parking for
more than 20 vehicles. Aon,., Zollp—
Permit Requirements: The proposed project would require Administrative Site Plan Review
and Environmental (SEPA) Review. All land use permits would be processed within an estimated
time frame of 6-8 weeks. The 2016 application fees would total $2,060 ($1,000 Site Plan Review
+$1,000 SEPA Review + $60 technology fee = $2,060). Detailed information regarding the land
use application submittal is provided in the attached handouts. In addition to the required land
use permits, separate construction and building permits would be required. The review of these
permits may occur concurrently with the review of the land use permits, but cannot be issued
prior to the completion of any appeal periods.
Public Notice: The applicant will be required to install a public information sign on the property.
Impact Mitigation Fees: In addition to the applicable building and construction fees, the
following impact fees would be required prior to the issuance of building permits. Below are
2016 fees:
• A Fire Mitigation fee currently assessed at $0.87 per square foot of new medical office.
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September 22, 2016
• A Transportation Mitigation Fee assessed at $9.39 per square feet of new medical office
Expiration and Extensions: Once the Site Plan application has been approved, the applicant has
two years to comply with all conditions of approval and to apply for any necessary permits
before the approval becomes null and void. A single two-year extension may be granted.
Note: When the formal application materials are complete, the applicant is strongly
encouraged to have one copy of the application materials pre-screened at the 6th floor front
counter prior to submitting the complete application package. Please contact Jill Ding, Senior
Planner at 425-43D-6598 or idinp pOrpntnnwa. anv fnr =n nnnnint—t
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