The URL can be used to link to this page

Home My WebLink AboutERC Exhibits_Renton Dental Arts Renton Dental Arts 17816 108th Ave SE Renton, Washington, 98055 Technical Information Report Commercial Redevelopment 1505 Westlake Ave. N T 206.522.9510 Suite 305 F 206.522.8344 Seattle, WA 98109 www.pacland.com Prepared By: Chris Dowd Reviewed By: Luke Randles, P.E. Prepared: May 2017 SEAL:SHEET NUMBER:SHEET TITLE:170317816 108th Ave SE Renton, WA 98055JOB NUMBER:DRAWN:CHECKED:DATE:REVISIONS:PROGRESS SETP R E L IM I N A R Y Renton Dental Arts 05/15/2017New Building PROJECT DEVELOPER: BENCHMARK DEVELOPMENT COMPANY MARK A. SANDLER 5020 141ST AVE SE BELLEVUE, WA 98006 P: 425-747-8055 E: MARK_SANDLER@COMCAST.NET NORTH JMLSITE PLANA1.1January-19-15 GRADING AND DRAINAGE PLANCITY OFRENTONIN COMPLIANCE WITH CITY OF RENTON STANDARDSRENTON DENTAL ARTS17816 108TH AVE SERENTON DENTAL ARTS1505 Westlake Ave. N.Suite 305Seattle, WA 98109T (206) 522-9510F (206) 522-8344WWW.PACLAND.COMA-NNNNNNNAAANNNNNNN C:LUA:PR:NE 1/4 OF S 32, T 23 N, R 5 E, W.M.PRELIMINARYNOT FOR CONSTRUCTIONKnow what'sbelow.before you dig.CallR 0" 1ST FLOOR 28' - 0" MAX HEIGHT -4' - 0" CITY SIDEWALK GREY STONE VENEER TAN METAL FASCIA WOOD GRAIN PANEL SIDING GREY METAL SIDING SIGN PER OWNER (SEPERATE PERMIT) CANOPY W/ SIGNAGE BY OWNER VERTICAL DECORATIVE METAL TRELLIS. PAINTED BROWN DOWNSPOUT DOWNSPOUT DOWNSPOUT DOWNSPOUT CANOPY CANOPY CANOPY1 1/2" / 12"1 1/2" / 12"SIGN PER OWNER (SEPERATE PERMIT) FUTURE SOLAR PANELS BY OWNER CORRUGATED METAL ROOFING ON CANOPY. PAINTED BROWN, TYP.METAL CAP METAL CAP EXTERIOR SCONCE LIGHT, TYP.TYP.7'-0"WALL MOUNTED CANOPY DOWN LIGHTS, TYP. EXTERIOR CAN LIGHTS IN SOFFIT ABOVE WALKWAY FUTURE SOLAR PANELS BY OWNER DECORATIVE STEEL TRELLIS 24'-5" 19'-2" DOWNSPOUT BEYOND TYP. 4'-6" 6" GUTTER 8' - 0" BOTTOM OF CANOPY 9' - 0" BTM. OF CANOPY 13' - 0" MEZZANINE ROOF 17' - 3 1/2" SCREEN WALL TAN METAL FASCIA FLASHING,TYP. 6" GUTTER GREY METAL SIDING FROSTED GLAZING, TYP. STANDING SEAM TAN METAL ROOF 0" 1ST FLOOR 28' - 0" MAX HEIGHT -4' - 0" CITY SIDEWALK CANTILEVERED METAL CANOPY PAINTED BROWN, TYP. GREY STONE VENEER, TYP. ROOF EDGE, STANDING SEAM TAN METAL ROOF WOOD GRAIN PANEL SIDING GREY METAL SIDING CANOPY DOWNSPOUT STONE CAP, TYP. SIGN PER OWNER (SEPERATE PERMIT) 1 1/2" 12" COVERED PEDESTRIAN WALKWAY CORRUGATED METAL ROOFING ON CANOPY. PAINTED BROWN, TYP. METAL CAP EXTERIOR SCONCE LIGHT, TYP. ROOF CRICKET SIGN PER OWNER TYP.7'-0"WALL MOUNTED CANOPY DOWN LIGHTS, TYP. 8' - 0" BOTTOM OF CANOPY TAN METAL FASCIA PRIMARY ENTRANCE TOWER 4'-0" 32'-0"8'-0" 9'-4" 4'-0" 6'-0" 2'-0" 65'-4" 9' - 0" BTM. OF CANOPY FLASHING, TYP. 6" GUTTER FROSTED GLAZING, TYP.4'-0"4'-0"GROUND LEVEL WALL AREA SHEET NUMBER: SHEET NAME: JOB NUMBER: DRAWN: CHECKED: DATE: SEAL:NOT FOR CONSTRUCTIONPRELIMINARYPROJECT DEVELOPER: BENCHMARK DEVELOPMENT COMPANYMARK A. SANDLER5020 141ST AVE SEBELLEVUE, WA 98006P: 425-747-8055E: MARK_SANDLER@COMCAST.NETA4.1 SCHEMATIC DESIGN EXTERIOR ELEVATIONS 1703Renton Dental Arts17816 108th Ave. SERenton, WA 98055JML FWHN 05/15/2017 SCALE: 3/16" = 1'-0"1 SOUTH ELEVATION SCALE: 3/16" = 1'-0"2 108TH AVE. SE ELEVATION (WEST) 0 1 10 2025 0 1 10 2025 REVISIONSBUILDING GLAZING REQUIREMENT (RMC) MINIMUM FACADE GLAZING REQUIRED = 50% OF BUILDING FRONTAGE BETWEEN 4'-8' ELEV. WEST: GROUND LEVEL TOTAL WALL AREA: 261.4 SF (50% = 130.7 SF) GROUND LEVEL TRANSPARENCY: 167.0 SF OR 63.9% - COMPLIES BUILDING CANOPY LENGTH REQUIREMENT (RMC) WEST (108TH AVE. SE/ SIDEWALK FRONTAGE): GROUND LEVEL TOTAL WALL LENGTH: 65'-4" (49'-0 = 75%) GROUND LEVEL CANOPY OVERHANG LENGTH: 53'- 9 1/4" OR 82.3% - COMPLIES 0" 1ST FLOOR 28' - 0" MAX HEIGHT -4' - 0" CITY SIDEWALK CANTILEVERED CANOPY. PAINTED BROWN, TYP. GREY STONE VENEER FACIA & STANDING SEAM TAN METAL ROOFWOOD GRAIN PANEL SIDING GREY METAL SIDING GREY METAL SIDING 1 1/2" / 12"CANOPY CANOPY CANOPY TRIM TO MATCH CANOPY, TYP. STANDING SEAM TAN METAL ROOF METAL CAP CORRUGATED METAL ROOFING ON CANOPY. PAINTED BROWN, TYP. EXTERIOR SCONCE LIGHT, TYP.TYP.7'-0"9' - 0" BTM. OF CANOPY 13' - 0" MEZZANINE ROOF 17' - 3 1/2" SCREEN WALL DOUNSPOUT SCUPPER FACIA & STANDING SEAM TAN METAL ROOF FLASHINGFLASHING, TYP. 0" 1ST FLOOR -4' - 0" CITY SIDEWALK CANTILEVERED CANOPY. PAINTED BROWN, TYP. GREY STONE VENEER FACIA & STANDING SEAM TAN METAL ROOFWOOD GRAIN PANEL SIDING 1 1/2" 12" CANOPY TRIM TO MATCH CANOPY, TYP. CORRUGATED METAL ROOFING ON CANOPY. PAINTED BROWN, TYP. GREY METAL SIDING 9' - 0" BTM. OF CANOPY FLASHING, TYP. 0" 1ST FLOOR 28' - 0" MAX HEIGHT -4' - 0" CITY SIDEWALK 1 1/2" 12" 1 1/2" 12" MECHANICAL UNITS PER MECHANICAL, TYP. NEW FOUNDATION NEW SLAB ON GRADE VESTIBULE EXTERIOR MECHANICAL 9' - 0" BTM. OF CANOPY 13' - 0" MEZZANINE ROOF 1/4"/12" SLOPE 17' - 3 1/2" SCREEN WALL RENTON DENTAL ARTS FIRECLG.9'-6"GIRDER TRUSS SLOPED PAN JOIST RIGID INSULATION ON STEEL DECKING DOWNSPOUT 4'-6" 4'-6" FLASHING CANOPY BEYOND SHEET NUMBER: SHEET NAME: JOB NUMBER: DRAWN: CHECKED: DATE: SEAL:NOT FOR CONSTRUCTIONPRELIMINARYPROJECT DEVELOPER: BENCHMARK DEVELOPMENT COMPANYMARK A. SANDLER5020 141ST AVE SEBELLEVUE, WA 98006P: 425-747-8055E: MARK_SANDLER@COMCAST.NETA4.2 SCHEMATIC DESIGN EXTERIOR ELEVATIONS & SECTION 1703Renton Dental Arts17816 108th Ave. SERenton, WA 98055JML FWHN 05/15/2017 3/16" = 1'-0"1 NORTH ELEVATION 3/16" = 1'-0"2 109TH AVE. SE ELEVATION (EAST) 0 1 10 2025 0 1 10 2025 REVISIONS 0 1 10 2025 3/16" = 1'-0"3 SECTION 0" 1ST FLOOR 28' - 0" MAX HEIGHT -4' - 0" CITY SIDEWALK 1 1/2" / 12"1 1/2" / 12"12'-0"8' - 0" BOTTOM OF CANOPY 9' - 0" BTM. OF CANOPY 13' - 0" MEZZANINE ROOF 17' - 3 1/2" SCREEN WALL SECONDARY BUILDING ENTRANCE TOWER PRIMARY BUILDING & SITE ENTRANCE TOWER 0" 1ST FLOOR 28' - 0" MAX HEIGHT -4' - 0" CITY SIDEWALK 1 1/2" 12" 8' - 0" BOTTOM OF CANOPY9' - 0" BTM. OF CANOPY 13' - 0" MEZZANINE ROOF 17' - 3 1/2" SCREEN WALL PRIMARY BUILDING & SITE ENTRANCE TOWER TAN METAL GREY METAL BROWN PAINT WOOD GRAIN PANEL GREY STONE VENEER SHEET NUMBER: SHEET NAME: JOB NUMBER: DRAWN: CHECKED: DATE: SEAL:NOT FOR CONSTRUCTIONPRELIMINARYA4.1.1 SCHEMATIC DESIGN COLOR EXTERIOR ELEVATIONS 1703Renton Dental Arts17816 108th Ave. SERenton, WA 98055BMW FWHN 05/15/2017 REVISIONS SCALE: 3/16" = 1'-0"1 SOUTH ELEVATION SCALE: 3/16" = 1'-0"2 108TH AVE. SE ELEVATION (WEST) 0 1 10 2025 0 1 10 2025 0" 1ST FLOOR 28' - 0" MAX HEIGHT -4' - 0" CITY SIDEWALK 9' - 0" BTM. OF CANOPY 13' - 0" MEZZANINE ROOF 17' - 3 1/2" SCREEN WALL SERVICE ENTRANCE REAR ENTRANCE1 1/2" / 12"0" 1ST FLOOR -4' - 0" CITY SIDEWALK 9' - 0" BTM. OF CANOPY 13' - 0" MEZZANINE ROOF 1 1/2" 12" 1 1/2" 12" SHEET NUMBER: SHEET NAME: JOB NUMBER: DRAWN: CHECKED: DATE: SEAL:NOT FOR CONSTRUCTIONPRELIMINARYA4.2.1 SCHEMATIC DESIGN COLOR EXTERIOR ELEVATIONS 1703Renton Dental Arts17816 108th Ave. SERenton, WA 98055BMW FWHN 05/15/2017 REVISIONS SCALE: 3/16" = 1'-0"1 NORTH ELEVATION SCALE: 3/16" = 1'-0"2 109TH AVE. SE ELEVATION (EAST) 0 1 10 2025 0 1 10 2025 FIRE & EMERGENCY SERVICES DEPARTMENT M E M O R A N D U M DATE:June 5, 2017 TO:Jill Ding, Associate Planner FROM:Corey Thomas, Plans Review Inspector SUBJECT:Dental Arts/Wendy remodel to office building Environmental Impact Comments: 1. The fire impact fees are currently applicable at the rate of $1.26 per square foot of additional medical/dental office space. Fees are paid at time of building permit issuance. Code Related Comments: 1. 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. Threshold 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. 2. Fire department apparatus access roadways are adequate as they exist. 3. 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 to confirm the required fire flow of 1,500 gpm is available at this site. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:June 6, 2017 TO:Jill Ding, Planner FROM:Brianne Bannwarth, Development Engineering Manager SUBJECT:Utility and Transportation Comments for Renton Dental Art 17816 108th Ave SE LUA 17-000289 I have reviewed the application for the Renton Dental Art at 17816 108th Ave SE (APN(‘s) PID #('s)) and have the following comments: EXISTING CONDITIONS The site is approximately 0.90 acres in size and is rectangular in shape. The site currently contains and existing single story Dairy Queen Fast-food Restaurant and associated parking lot area. Water Water service is provided by Soos Creek Water and Sewer District The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by Soos Creek Water and Sewer District Storm There is an existing storm drainage system in 108th Ave SE (SR-515). The existing property contains a series of private stormwater facilities, which includes a private detention tank which discharges into the public conveyance system in 108th Ave SE. Streets 108th Ave SE is a Principal Arterial Street with an existing right of way (ROW) width of 95-ft as measured using the King County Assessor’s Map. Existing frontage improvements consist of a 0.5-ft curb and a 5-ft sidewalk. 109th Ave SE is a Residential Street with an existing right of way (ROW) width of 30-ft as measured using the King County Assessor’s Map. No frontage improvements are installed along 109th Ave SE. Renton Dental Art – LUA17-000289 Page 2 of 4 CODE REQUIREMENTS WATER 1. The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. The water availability certificate should include the information that the fire flow requirement of the Renton Fire Department for this project is available. A copy of the approved water plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SEWER 1. The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SURFACE WATER 1. A geotechnical report, dated April 11, 2017, completed by Geotech Consultants, Inc for the site has been provided. The submitted report describes 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 discusses the soil and groundwater characteristics of the site provide recommendations for project design and construction. Geotechnical recommendations presented need to be address within the project plans. a. An infiltration test on site shall be performed in accordance with Section 5.2.1 of the RSWDM as the project proposes to use the Low Impact Development Performance Standard identified in Section 1.2.9.1.B. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated May 2017, was submitted by PacLand with the Land Use 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. The development is subject to Full Drainage Review in accordance with the 2017 City of Renton Surface Water Design Manual (RSWDM). All core requirements and the six special requirements are discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a. Applicant shall submit an updated Bond Quantity Worksheet using the City of Renton’s worksheet with the revised TIR to be submitted with the Civil Construction Permit Application. 3.The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a Modular Wetland System preceding the proposed detention system prior to connection to the existing 24-inch concrete stormwater main located in 108th Ave SE. a. Presettling shall be provided per Section 6.5.1 of the 2017 RSWDM. 4. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate building permit for the detention and/or water quality vault. Renton Dental Art – LUA17-000289 Page 3 of 4 a. The use of the proposed Oldcastle StormCapture detention vaults requires the applicant to submit an adjustment request in accordance with Section 1.4.5 of the City Amendments to the 2017 RSWDM as it does not meet the height requirements identified in Section 5.1.3 of the RSWDM. 5. Appropriate On-BMPs will be required to help mitigate the new runoff created by this development. The submitted application proposes to use the performance standard noted in Section 1.2.9.1.B of the RSWDM in order to combine both the flow control requirement (Core Requirement #3) and the On-site BMP requirement (Core Requirement #9) into one facility. Performance Standards are the stormwater discharge shall match development durations to pre- developed durations for the range of pre-developed discharge rates from 8% of the 2-year peak flow to 50% of the 2-year peak flow. The final drainage plan and drainage report must be submitted with the civil construction permit application. a. Technical Information Report submitted with the civil construction permit application shall provide facility sizing calculations showing that the performance standards have been meet by the proposed facility. Preliminary drainage report only shows compliance with 50% of the 2-year peak flow to 50% of the 2-year peak flow. b. Implementation of the On-site BMPs shall be in accordance with 1.2.9.1.D. 6. Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is payable prior to issuance of the civil construction permit. TRANSPORTATION 1. The proposed development fronts 108th Ave SE (SR-515) along the west property lines. 108th Ave SE is classified as a Principal Arterial Road. Existing right-of-way width in 108th Ave SE is approximately 95 feet. 108th Ave SE (SR 515) is classified as Principal Arterial. Minimum right-of- way for this street designation is 113 ft. To meet the City’s complete street standards, street improvements including a pavement width of 76-feet, a 0.5-foot curb, an 8-foot planting strip behind the curb, an 8-foot sidewalk (shared pedestrian/bicycle), street trees and street lighting will be required. To build this street section, dedication of 9-feet of right-of-way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to retain the existing curb and gutter location along 108th Ave SE. The modification review will be discussed under separate cover. 2. Existing right-of-way width in 109th Ave SE is approximately 33 feet. 109th Ave SE is classified as a residential access road. Minimum right-of-way for this street designation is 53 feet. To meet the City’s complete street standards, street improvements including a pavement width of 20-feet, a 6-foot parking lane on one side, a 0.5-foot curb, an 8-foot planter strip, a 5-foot sidewalk, street trees and street lighting will be required to be constructed in the right-of-way fronting the site per City code 4-6-060. To build this street section, dedication of 10-feet of right-of-way fronting the site will be required for future road widening. Applicant wishes to request a modification from street improvements to retain the existing frontage improvements along 109th Ave SE. The modification review will be discussed under separate cover. 3. Parking lot construction shall be in accordance with City code 4-4-80G and the recommendations outlined in the provided Geotechnical Report. 4. 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. 5. A traffic analysis dated May 2, 2017, was provided by Jake Traffic Engineering, Inc. The site generated traffic volumes were calculated using data from the Institute of Transportation Renton Dental Art – LUA17-000289 Page 4 of 4 Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average decrease of 1,020 net new daily vehicle trips. Weekday peak hour AM trips would generate a reduction of 81 new vehicle trips. Weekday peak hour PM trips would generate a reduction of 50 net new vehicle trips. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The proposed development is expected to generate less than 20 net new vehicle trips during the AM and PM peak hours therefore a Traffic Impact Analysis is not warranted. 6. 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. a. The maximum width of any driveway shall not exceed 30-feet. b. Driveways shall be located a minimum of 5-feet from property lines. c. Maximum driveway slope is 8%. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1. 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. c. Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2. All civil construction permits for utility and street improvements will require separate plan submittals. All civil plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up-to-date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 3. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 4. All utility lines (i.e. electrical, phone, and cable services, etc.) serving the proposed development must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5. Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule.