HomeMy WebLinkAboutEx_02_Original_Admin_DecisionDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Site Plan Review_Swanson Garden MeyersSR_Site Plan Review_Swanson Garden Meyers
A. ADMINISTRATIVE REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: September 19, 2019
Project File Number: PR19-000329
Project Name: Swanson Gardner Meyers Office Addition
Land Use File Number: LUA19-000169, ECF, SA-A, MOD
Project Manager: Angelea Weihs, Associate Planner
Owner: Todd and Polly Gardner, 9545 Lake Washington Blvd NE, Bellevue, WA 98004
Applicant/Contact: Edward Pozniak, Architectural Innovations, 14311 SE 16th ST, Bellevue, WA 98007
Project Location: 4512 Talbot Road S
Project Summary: The applicant is requesting Administrative Site Plan Review and a street modification
in order to convert an existing garage and build a 2,499 square foot addition to and
existing 3,583 square foot paralegal office building located at 4512 Talbot Road S
(parcel number 3123059069). The subject parcel is 26,294 square feet (0.6 acres) and
located within the Commercial Office (CO) zone and Commercial Mixed Use Land Use
Designation. The applicant proposes to remodel the existing interior to provide
efficient work flow and conference areas, as well as construct an addition for
additional paralegal office space. The proposed addition would be located on the
south side of the existing building. Both the existing building and proposed addition
are single-story. There are 8 existing significant trees on-site, of which the applicant
is proposing to retain 2 of them. The applicant proposes to retain access to the site
via an existing curb cut off of Talbot Rd S. The site has a total of 13 existing parking
spaces. The applicant proposes to restripe the parking lot to meet parking
dimensional requirements; however, no new additional stalls are proposed. No
critical areas are mapped on the project site.
Site Area: 26,294 sq. ft. (0.6 ac)
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796
Exhibit 2
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 2 of 18
SR_Site Plan Review_Swanson Garden Meyers
B. EXHIBITS:
Exhibits 1-6: As shown in the Environmental Review Committee (ERC) Report
Exhibit 7: Administrative Report
Exhibit 8: Landscape Plan
Exhibit 9: Street Modification Justification
Exhibit 10: Architectural Plans
Exhibit 11: Civil Plans
Exhibit 12: Refuse Enclosure Details
Exhibit 13: Arborist Report
Exhibit 14: Geotechnical Report
C. GENERAL INFORMATION:
1. Owner(s) of Record: Todd and Polly Gardner,
9545 Lake Washington Blvd NE
Bellevue, WA 98004
2. Zoning Classification: Commercial Office (CO)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: Office, general
5. Critical Areas: NA
6. Neighborhood Characteristics:
a. North: CO zone, Nursing Home
b. East: CO zone, Assisted Living
c. South: CO zone, Vacant
d. West: Talbot Rd S, CO zone, Medical/Dental Office
7. Site Area: 27,212 sq. ft. (0.62 ac)
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 3268 12/13/1978
E. PUBLIC SERVICES:
1. Existing Utilities
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 3 of 18
SR_Site Plan Review_Swanson Garden Meyers
a. Water: Water service is provided by City of Renton. The project is within the City of Renton’s water
service area in the Talbot Hill service area in the 350-hydraulic zone. There is an existing 12-inch City
water main located in Talbot Road South that can deliver a maximum total flow capacity of 4,500
gallons per minute. There is an existing 16-inch low pressure City water main located in Talbot Road
South that cannot provide adequate water pressure for fire protection. There is a proposed 10-inch
City water main with 4-inch water stub to the subject property located at the southeast corner of the
property. This water main is to be constructed as a part of the Weatherly Inn project, currently in
construction.
b. Sewer: Wastewater service is provided by the City of Renton.
c. Surface/Storm Water: There is an existing private stormwater system located within the subject
property. There is an existing 12-inch stormwater main located in Talbot Road South.
2. Streets: The proposed development fronts Talbot Road S along the west property line. Talbot Road South
is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 89 feet.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
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
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-120B: Development Standards for Commercial Zoning Designations
2. Chapter 4 City-Wide Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Permits - Specific
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives
5. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on July 31,
2019 and determined the application complete on August 2, 2019. The project complies with the 120-day
review period.
2. The project site is located at 4512 Talbot Road S.
3. The project site is currently developed with an existing 3,583 square foot paralegal office building and a
parking lot with 13 parking spaces.
4. The applicant proposes to retain access to the site via an existing curb cut off of Talbot Rd S.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 4 of 18
SR_Site Plan Review_Swanson Garden Meyers
5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
6. The site is located within the Commercial Office (CO) zoning classification.
7. There are 9 existing trees on-site, of which the applicant is proposing to retain 2.
8. The applicant proposes approximatley 181 cubic yards of excavation for the proposed foundation and
crawl space under the new addition. No fill is proposed.
9. The applicant is proposing to begin construction immediatelly following landuse and building permit
approval.
10. No public or agency comments were recieved.
11. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
September 9, 2019, the Environmental Review Committee issued a Determination of Non-Significance
(DNS) for the Swanson Gardner Meyers Office Addition (Exhibit 3). A 14-day appeal period commenced
on September 13, 2019, and will end on September 27, 2019. No appeals of the threshold determination
have been filed as of the date of this report.
12. 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 has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
13. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The intention of this designation is to transform strip commercial development
into business districts through the intensification of uses and with cohesive site planning, landscaping,
signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with
the following Comprehensive Plan Goals and Policies if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
14. Zoning Development Standard Compliance: The Commercial Office Zone (CO) is established to provide
areas appropriate for professional, administrative, and business offices and related uses, offering high-
quality and amenity work environments. In addition, a mix of limited retail and service uses may be
allowed to primarily support other uses within the zone, subject to special conditions. Limited light
industrial activities, which can effectively blend in with an office environment, are allowed, as are medical
institutions and related uses. The proposal is compliant with the following development standards, as
outlined in RMC 4-2-120.B, if all conditions of approval are met:
Compliance CO Zone Develop Standards and Analysis
Use: Office, General
Staff Comment: The applicant is proposing to build a 2,499 square foot addition to an
existing 3,583 square foot paralegal office building as well as convert an existing
attached garage to office space. No change of use is proposed. General office uses are
outright permitted uses in the zone.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 5 of 18
SR_Site Plan Review_Swanson Garden Meyers
Density: Residential uses are allowed within mixed use buildings. The density range
permitted in the CO zone is a minimum of 75.0 up to a maximum of 150.0 dwelling
units per net acre. Density may be increased up to 250 dwelling units per net acre
subject to Administrative CUP approval, and/or per RMC 4-9-065, Density Bonus
Review. Net density is calculated after the deduction of sensitive areas, areas intended
for public right-of-way, and private access easements.
Staff Comment: Not applicable. No dwelling units are proposed.
Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There
are no minimum lot width or depth requirements.
Staff Comment: Not applicable. No subdivision or change in lot size is proposed.
Setbacks: There are no minimum front yard or secondary front yard setbacks for
residential mixed use buildings. The minimum front yard and secondary front yard
setbacks for other commercial buildings less than 25 feet in height is 15 feet, for
buildings between 25 and 80 feet in height the minimum front and secondary front
yard setback is 20 feet, and for buildings over 80 feet in height the minimum front and
secondary front yard setback is 30 feet. The maximum front yard and secondary front
yard setback is 15 feet for residential mixed use buildings, there are no maximum front
or secondary front yard setback requirements for other commercial buildings. A
reduced minimum setback of no less than fifteen feet (15') may be allowed for
structures in excess of twenty five feet (25') in height through the site plan review
process. There are no side or rear yard setback requirements, except 15 feet if abutting
a lot zoned residential.
Staff Comment: The existing building and proposed addition area would maintain a
front yard setback of approximately 72 feet; side yard setbacks of approximately 9 feet
side yard setback from the north property line (existing setback), and 15 feet between
the proposed addition and the access easement along the south property line. The
existing and proposed rear yard setback is 9 feet and 3 inches. The existing building and
proposed addition would meet all the minimum required setbacks.
Building Standards: The maximum lot coverage requirements for buildings in the CO
zone is 65 percent of the total lot area or 75 percent is parking is provided within the
building or within a parking garage. The maximum building height permitted is 250 ft.,
except when abutting a residential zone, then the maximum height is 20 feet more
than the maximum height allowed in the abutting residential zone.
Staff Comment: As shown on the proposed site plan (Exhibit 3), the total lot coverage
for the site is approximately 6,102 square feet or 23.2 percent (23.2%). The proposed
lot coverage is less than the 65 percent (65%) maximum.
Based on the provided architectural elevations (Exhibit 10), the proposed one-story
building has a maximum building height of 18.5 feet, which is less than the 250 foot
maximum for the zone.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 6 of 18
SR_Site Plan Review_Swanson Garden Meyers
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
All parking lots shall have perimeter landscaping as follows:
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.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot
landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’).
Staff Comment: A Landscape Plan (Exhibit 8) was submitted with the project
application. Per RMC 4-4-070B.1.c, additions to existing buildings that increase the
gross square footage of the building by greater than one third triggers compliance with
the landscaping regulations for the entire site. The project proposal includes an addition
greater than one third the area of the existing building; therefore, compliance with
landscaping regulations for the entire site is required. However, there is an exception,
Per RMC 4-4-070C.2.e, for alterations or small additions determined by the Community
and Economic Development Administrator not to warrant improvements to the entire
site.
The proposal would require perimeter parking lot landscaping, with a minimum depth
of 10 feet, around the existing and proposed parking lot. The perimeter parking lot
landscaping is required to have a mixture of trees, shrubs, and groundcover per RMC 4-
4-070H.4.
Compliance with required perimeter landscaping between the existing parking lot and
the north property line, as well as along the east side of the parking lot, between the
existing parking and existing building, would require the removal of 7 existing parking
spaces, which are necessary for compliance with parking regulations (See FOF 13,
Parking). Staff recommends eliminating the required perimeter parking lot landscaping
along this portion of the property (in the vicinity of parking stalls numbered 1-6, and 13,
as identified on the provided Landscape Plan), pursuant to RMC 4-4-070C.2.e and noted
above. Based on the provided site plan, no perimeter parking lot landscaping is
proposed along the west or south side of the existing parking lot (along parking stalls
numbered 7-12, as identified on the provided Landscape Plan). Compliance with
perimeter landscaping requirements along these parking stalls would not necessitate
the removal of existing parking spaces.
In order to ensure compliance with perimeter parking lot landscaping regulations, staff
recommends as a condition of approval, that a detailed landscape plan be submitted at
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 7 of 18
SR_Site Plan Review_Swanson Garden Meyers
the time of Civil Construction Permit Review that includes 10 feet of perimeter parking
lot landscaping along parking stalls numbered 7-12. The perimeter parking lot
landscaping shall be revised to include a mixture of trees, shrubs and groundcover. The
detailed landscape plan shall be submitted to the Current Planning Manager for review
and approval.
The proposal requires a minimum of 10 feet on site landscaping along the public street
frontage (Talbot Rd S). The provided landscape plan shows 10 feet of landscaping along
a portion of the front property line, but not along the entire length of the street
frontage. The applicant would need to demonstrate compliance with the required 10-
foot street frontage landscaping for the full length of the public street frontage.
Therefore, staff recommends as a condition of approval that a detailed landscape plan
be submitted at the time of Civil Construction Permit Review that includes the 10-foot
onsite landscape strip required along the full length of Talbot Rd S, that includes a
mixture of trees, shrubs and groundcover. The detailed landscape plan shall be
submitted to the Current Planning Manager for review and approval. Landscaping shall
be installed prior to issuance of a Certificate of Occupancy for the proposed office
expansion.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-
4-130) require the retention of 10 percent of trees in a commercial development.
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 ( 18") 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.
Staff Comment: An Arborist Report prepared by American Forest Management, Inc.
dated January 2, 2019 (Exhibit 13), indicated the site contains eight total significant
trees. Tree retention standards in commercial zones requires a minimum of 10 percent
(10%) of the site’s significant trees to be retained during and post development. Of the
eight significant trees on site, the applicant is proposing to retain a total of two trees,
or 25 percent (25%). All six trees proposed for removal are located within the footprint
of the proposed addition. The two trees proposed to be retained include one 18-caliper
inch and one 21-caliper inch Austrian pine trees, which are in good and fair condition
respectively. The applicant has exceeded the minimum percentage of retained trees.
Trees required to be retained (i.e., protected trees) during construction would be
required to comply with the tree protection measures during construction per RMC 4-
4-130H.9. The eight central components of tree protection include defining and
protecting the drip line, erecting and maintaining a temporary six-foot-high chain link
construction fence with placards around the tree to be retained, protecting the tree
from grade changes, keeping the area clear of impervious surface material, restricting
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 8 of 18
SR_Site Plan Review_Swanson Garden Meyers
grading within the drip line, providing three inches (3”) of bark mulch within the
required fencing, retaining a certified arborist to ensure trees are protected from
development activities, and alternate protection/safeguards as necessary.
Compliant if
conditions of
approval are
met
Screening: All on-site surface mounted utility equipment shall be screened from public
view. Screening shall consist of equipment cabinets enclosing the utility equipment,
solid fencing or a wall of a height at least as high as the equipment it screens, or a
landscaped visual barrier allowing for reasonable access to equipment. Equipment
cabinets, fencing, and walls shall be made of materials and/or colors compatible with
building materials. All operating equipment located on the roof of any building shall be
enclosed so as to be screened from public view.
Staff Comment: Architectural Elevations were submitted with the project application
(Exhibit 10). Based on the provided elevations, a roof top HVAC system is proposed on
the rooftop of the proposed addition. The proposed rooftop equipment is located at the
rear of the proposed addition. The applicant is proposing a parapet wall for screening
around the proposed rooftop equipment. Based on the provided elevations, the
applicant appears to propose the same siding materials for the rooftop screening as
proposed for the addition and existing office building. In order to ensure compliance
with rooftop equipment screening requirements per RMC 4-4-095E, staff recommends
as a condition of approval that the applicant submit rooftop equipment screening
details that verify that the screening is made of materials and colors compatible with
the building materials. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
Refuse and Recycling: In office, educational and institutional developments, a
minimum of two (2) square feet per every one thousand (1,000) square feet of building
gross floor area shall be provided for recyclables deposit areas and a minimum of four
(4) square feet per one thousand (1,000) square feet of building gross floor area shall
be provided for refuse deposit areas. A total minimum area of one hundred (100)
square feet shall be provided for recycling and refuse deposit areas.
Staff Comment: The site plan (Exhibit 3) identifies a detached refuse/recycling enclosure
located on the west side of the proposed office addition, to the south of the existing
parking lot.
The office development would require a minimum of 100 square feet for recycling and
refuse deposit areas. Based on the proposed application submittal materials, which
include recycle/refuse enclosure details (Exhibit 12), the proposed refuse/recycling
enclosure is 12 feet by 8.5 feet, for a total square footage of 102 square feet, which
complies with minimum size requirements. The applicant proposes to construct the
recycle/refuse enclosure using pressure treated wood posts and cedar slats. The
applicant proposes to paint the enclosure to match the primary structure exterior.
Based on the submittal materials, the proposal complies with minimum square footage
and architectural design requirements.
Compliant if
conditions of
approval are
met
Parking: Parking regulations require that a minimum of 2.0 parking spaces per 1,000
square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square
feet of net floor area be provided for general office uses.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet. Compact parking spaces shall not to exceed thirty percent (30%) of
onsite parking.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 9 of 18
SR_Site Plan Review_Swanson Garden Meyers
Staff Comment: The site currently has 13 parking stalls. The applicant proposes to
restripe the existing parking lot; however, no additional stalls are proposed. For general
office uses, Renton Municipal Code requires a minimum of 2.0 parking spaces per 1,000
square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square
feet of net floor area. The net floor area of the office use was not provided by the
applicant; however the gross floor area of the use is approximately 6,082 square feet,
which would require a minimum of 12 parking spaces and a maximum of 27 parking
stalls. The applicant’s proposal meets parking space requirements. The provided site
plan (Exhibit 3) does not provide proposed parking lot stall dimensions and the proposal
does not appear to comply with minimum stall dimensions standards or maximum
compact parking space requirements based on the provided scale. Therefore, staff
recommends as a condition of approval that the applicant submit a revised site plan
with the civil construction permit application that demonstrates compliance with
minimum parking stall dimensional requirements and maximum compact parking stall
requirements or submit a formal modification and receive approval for a modified
parking stall standards prior to civil construction permit submittal.
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Staff Comment: The proposal would be required to provide bicycle parking meeting the
standards set forth in RMC 4-4-080F.11.b based on 10% of the required number of
parking stalls. A minimum of one bicycle-parking stall is required for this project. The
applicant is proposing to convert an existing alcove within the existing portion of the
building into a bicycle storage room, which adequately provides bicycle parking for at
least one bicycle.
Compliant
provided
condition of
approval is
met
Pedestrian Access: A pedestrian connection shall be provided from a public entrance
to the street, unless the Reviewing Official determines that the requirement would
unduly endanger the pedestrian.
Staff Comment: The proposal would be required to provide a pedestrian connection
from the public entrance to the street. No pedestrian connection was proposed based
on the submitted application; therefore, staff recommends as a condition of approval
that the applicant submit a revised site plan with the civil construction permit
application that shows a pedestrian connection from the office building public entrance
to the public street.
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: The site plan (Exhibit 3) provided with the project application identifies
a proposed new retaining to the south of the proposed office addition, between the
addition and the existing access easement used for the neighboring property to the east
(Weatherly Inn). The maximum height of the proposed retaining wall is 5.5 feet, which
complies with maximum retaining wall height requirements.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 10 of 18
SR_Site Plan Review_Swanson Garden Meyers
15. Design District Review: Design Standards: The proposal is not a mixed use development and therefore
not subject to the Urban Design District D regulations per RMC 4-4-120B development standards.
However, new code is anticipated to add Design District D to all development within the CO zone if
approved by City Council. The subject application does not vest the applicant to the current development
standards, a building permit application would be required to obtain vesting rights.
Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is
requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public
Streets and Alleys to eliminate the required 2.5 feet of right-of-way dedication needed to meet the
minimum standards of a 3-lane Collector Arterial Road. The proposal is compliant with the following
modification criteria, pursuant to 4-9-250D, if all conditions of approval are met:
Compliance Street Modification Criteria and Analysis
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and the
proposed modification is the minimum adjustment necessary to implement these
policies and objectives.
Staff Comment: The Community Design Element has applicable policies listed under
“Promoting a Safe, Healthy, and Attractive Community”. These policies address
walkable neighborhoods, safety, and shared uses. The intent of the policies are to
promote new development with walkable places that support grid and flexible grid
street and pathway patterns, and are visually attractive, safe, and healthy
environments.” In addition, Policy T-32 of the City’s Transportation Element of the
Comprehensive Plan requires the city to “coordinate transit, bike, and pedestrian
planning efforts and evaluate opportunities to leverage investments for the benefit of
more users.” Provided the modified collector arterial street is constructed as noted in
FOF 16.b. below, the requested street modification is consistent with these policy
guidelines.
b. Will meet the objectives and safety, function, appearance, environmental
protection, and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The City’s Public Works Transportation section and Community and
Economic Development department have reviewed Talbot Road South and the
surrounding area and have determined that the modified Collector Arterial Road is more
suitable for the portion of Talbot Road South adjacent to the site. The modified collector
arterial street would retain the existing roadway and add 5-feet of pavement for a 5-
foot bike lane, a 0.5-foot curb, a minimum 10-foot wide landscape planter, and a
maximum 8-foot wide sidewalk with 2 feet (2’) clear at back of sidewalk. No right-of-
way dedication will be required to install the recommended frontage improvements.
This recommendation was based on the fact that the existing roadway width will meet
the transportation needs of the surrounding area while providing the required
separation between the vehicular and pedestrian travel ways as required by the code.
The modified Collector Arterial Road section will conform to the design criteria outlined
by the Transportation section. In addition, the recommended modified Collector Arterial
Road will more closely meet Policy T-32 of the Transportation Element of the
Comprehensive Plan (See comments under FOF 16.a). The recommended enlarged
landscape planter (10 feet) will help to ensure preservation of existing mature trees
within the public right-of-way, which complies with RMC 4-4-130A, which serves to
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 11 of 18
SR_Site Plan Review_Swanson Garden Meyers
“enhance the City’s physical and aesthetic character by minimizing indiscriminate
removal or destruction of trees.”
This modified Collector Arterial Road section would meet the objectives of safety,
function and appearance as intended by the code.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The modified street section will maintain existing access for the
adjacent properties and does not appear to be injurious to other properties in the
vicinity. The modified 10-foot landscape planter between the bike lane, curb, and
sidewalk provides a safety buffer between the bikes and vehicles traveling on the street
and the pedestrians using the sidewalk.
d. Conforms to the intent and purpose of the Code.
Staff Comment: This modification provides a safe pedestrian and vehicle route for the
proposed project and the surrounding area and would conform to the intent and
purpose of the code.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
16. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CO
zoning classification when the project is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 13, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 14, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 15, Design District Review.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
condition of
approval is
met
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 12 of 18
SR_Site Plan Review_Swanson Garden Meyers
Staff Comment: The proposed one-story office addition is smaller than most of the
other buildings in the surrounding area. It is not anticipated that the proposal would
be out of scale or impactful to other properties in the vicinity.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: As conditioned, a pedestrian connection from the building entrance to
the sidewalk will create a desirable transition between this use and adjacent
properties. The existing building includes frontage along Talbot Rd S. A new 8-foot wide
sidewalk is proposed within the public right-of-way along the property frontage. No
new streets or driveways are proposed. It is anticipated that the proposed street
frontage improvements will be adequate to provide desirable transitions and linkages
between surrounding uses.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 14, Zoning Development Standard: Screening. In order to
provide adequate screening for the proposed new refuse and recycling point location,
staff recommends as a condition of approval that the landscape plan be revised to
include a minimum 10-foot wide landscaped buffer around all three sides of the refuse
and recycling enclosure. This landscaping will assist in screening the facility from both
the windows of the new office space and also the public Right-of-way.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposal includes tenant improvements and an addition to an
existing building; it is not anticipated that views would be impacted as a result of the
project proposal.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: As conditioned, the landscape plan is expected to enhance the
appearance of the project. See discussion under FOF 14, Zoning Development Standard:
Landscaping.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the project application; therefore
staff recommends as a condition of approval that, if exterior lighting is proposed, the
applicant shall submit a lighting plan at the time of Building Permit review that
demonstrates compliance with RMC 4-4-075.
Compliant if
condition of
approval is
met
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 13 of 18
SR_Site Plan Review_Swanson Garden Meyers
Staff Comment: The proposed location for the addition is setback approximately 72 feet
from the public right-of-way. Noise impacts are not anticipated be exceed noise
associated with a typical office environment Any noise generated from vehicular traffic
would be mitigated due to the proposed setback of the office addition as well as the
activities that occupy the building.
Structure Scale: Consideration of the scale of proposed structures in relation to
natural characteristics, views and vistas, site amenities, sunlight, prevailing winds,
and pedestrian and vehicle needs.
Staff Comment: As stated above, the proposed one-story office addition is smaller than
most of the other buildings in the surrounding area. In addition, the proposed 72-foot
front yard setback reduces the scale of the proposed development. It is not anticipated
that the proposal would be out of scale or impactful to other properties in the vicinity.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The proposed addition has been located to reduce undue vegetation
and landscaping removal. The proposal limits impervious surface area to the maximum
extent feasible, provided conditions of approval are met. See impervious surface
discussion under FOF 14, Building Standards.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: Not applicable, no parking lot expansion is proposed. The proposal does
not exceed maximum parking ratios.
Landscaping: Use of landscaping to soften the appearance of parking areas, to
provide shade and privacy where needed, to define and enhance open spaces, and
generally to enhance the appearance of the project. Landscaping also includes the
design and protection of planting areas so that they are less susceptible to damage
from vehicles or pedestrian movements.
Staff Comment: See FOF 14, Zoning Development Standard: Landscaping.
Compliant if
conditions of
approval are
met
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The applicant has not proposed any new ingress/egress as a part of the
project and would continue to access the site via one driveway along the Talbot Rd S
street frontage.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 14 of 18
SR_Site Plan Review_Swanson Garden Meyers
Internal Circulation: Promoting safety and efficiency of the internal circulation
system, including the location, design and dimensions of vehicular and pedestrian
access points, drives, parking, turnarounds, walkways, bikeways, and emergency
access ways.
Staff Comment: The existing site allows for adequate vehicle access provided conditions
of approval are met (see pedestrian access discussion under FOF 14, Pedestrian Access),
the site will allow for adequate pedestrian access from Talbot Rd S. The proposed
addition is located on a currently undeveloped portion of the property and would not
impact pedestrian or vehicular internal circulation or access.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: No applicable. No loading or delivery areas are proposed.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Existing bus stop are located approximately 0.2 miles away at the
intersection of Talbot Rd S and S 43rd Street. See FOF 14, Development Standard
Compliance: Bicycle Parking.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: See discussion under FOF 14, Pedestrian Access.
Compliant if
condition of
approval is
met
h. Open Space: Incorporating open spaces to serve as distinctive project focal points
and to provide adequate areas for passive and active recreation by the
occupants/users of the site.
Staff Comment: As shown on the provided landscape plan, passive recreation is
provided on site in the form of landscaping and existing lawn space; however no exterior
seating is provided on the project site. In order to ensure that recreation areas are
provided on the project site, staff recommend as a condition of approval that the project
incorporate exterior seating. The applicant shall submit a revised site plan that shows
the exterior seating details with the Civil Construction Permit application.
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure would not block view corridors to shorelines or
Mt. Rainier. The public access requirement is not applicable to the proposal.
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: There are no existing natural systems onsite that would be impacted
by the proposed addition.
k. Services and Infrastructure: Making available public services and facilities to
accommodate the proposed use:
Police and Fire.
Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist
to furnish services to the proposed development; if the applicant provides Code required
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 15 of 18
SR_Site Plan Review_Swanson Garden Meyers
improvements and fees. The 2019 Fire Impact Fees are currently $0.26 per square foot
of additional office space. No fee is required for the existing retained building. The fire
impact fee that is current at the time of building permit application would be levied.
Water and Sewer.
Staff Comment: Water service is provided by City of Renton. The project is within the
City of Renton’s water service area in the Talbot Hill service area in the 350-hydraulic
zone. There is an existing 12-inch City water main located in Talbot Road South that
can deliver a maximum total flow capacity of 4,500 gallons per minute. There is an
existing 16-inch low pressure City water main located in Talbot Road South that
cannot provide adequate water pressure for fire protection. There is a proposed 10-
inch City water main with 4-inch water stub to the subject property located at the
southeast corner of the property. This water main is to be constructed as a part of the
Weatherly Inn project, currently in construction. See Exhibit 6 for additional water
advisory comments.
Any development or redevelopment (expansion) project is subject to applicable water
system development charges (SDC’s) and meter installation fees based on the number
and size of new or resized meters for domestic uses, irrigation uses and for fire
sprinkler use. The current water fee is $4,050.00 per 1-inch meter, $20,250.00 per 1-
1/2 inch meter, and $32,400.00 per 2-inch meter.
Sewer service is provided by the City of Renton. The provided submittal does not
propose any changes to side sewer service, or domestic water meter size. See Exhibit 6
for additional sewer advisory comments.
Drainage.
Staff Comment: The applicant submitted a preliminary Technical Information Report
(TIR) prepared by Core Design, Inc. with the Land Use Application, dated June 5, 2019
(Exhibit 4). Based on the City’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 site is bordered by Talbot Center to the north, the proposed
Weatherly Development to the east and south, and Talbot Road to the west. The total
project site is 0.60 acres in size, with the existing building and parking lot on the north
half of the site. The site drains west (with an average slope of 6 percent) to the 12-
inch storm drain system in Talbot Road that drains north for about 690 feet until S
43rd Street where it heads west for 550 feet and north for 150 feet through the
parking lot of Valley Medical Center. The storm system in Valley Medical Center
drains around the south and west sides of the property for about 1,200 feet before
discharging into an open channel flowing north to Panther Creek. The report states
that there is minimal upstream flow from the property to the east, which is currently
forested but planned for development in which all of the stormwater will be managed
on site.
The proposed development of the property would include an office expansion to the
south of the existing office building and frontage improvements, which would include
removing the existing 5-foot sidewalk and replacing it with an 8-foot wide sidewalk on
the east side of Talbot Road. A new refuse/recycle dumpster is proposed to be provided
on the south end of the existing parking lot. No additional parking is proposed; however,
the applicant proposes to restripe the existing parking stalls. Proposed utility work
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 16 of 18
SR_Site Plan Review_Swanson Garden Meyers
includes a fire line (installed by the Weatherly Development), a splash block and a
perforated roof connection tying into the existing storm drain system in Talbot Road.
The proposal adds a total of 4,930 square feet of new plus replaced impervious,
therefore the project is exempt from flow control. Water quality treatment would be
not required as the project would not add any pollution generating hard surface.
A final drainage report complying with the current Renton Surface Water Design
Manual (RSWDM) would be required at the time of Civil Construction Permit.
Transportation.
Staff Comment: The project site has frontage along Talbot Rd S.
A transportation concurrence review (Exhibit 3) was conducted for this project. It was
determined that the new development will not cause additional trips exceeding 20
vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods;
therefore, a traffic impact analysis is not required. The current rate of transportation
impact fee is $10.50 per square foot of general office space. The transportation impact
fee that is current at the time of building permit application would be levied.
N/A l. Phasing: The applicant is not requesting any additional phasing.
m. Stormwater: Providing optimal locations of stormwater infiltrating low impact
development facilities. Avoiding placement of buildings or impervious areas on
soils with infiltration capability to the maximum extent practicable.
Staff Comment: See previous discussion above under Drainage.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 13.
2. The subject site is located in the Commercial Office (CO) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 14.
3. The proposed Swanson Gardner Meyers Office Addition is exempt from the Urban Design Regulations,
see FOF 15.
4. The proposed Swanson Gardner Meyers Office Addition complies with the street modification criteria as
established by City Code provided the applicant complies with City code and conditions of approval, see
FOF 16.
5. The proposed Swanson Gardner Meyers Office Addition complies with the site plan review criteria as
established by City Code provided the applicant complies with City code and conditions of approval, see
FOF 17.
6. There are adequate public services and facilities to accommodate the proposed Swanson Gardner Meyers
Office Addition provided the applicant complies with city code and conditions of approval, see FOF 18.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 17 of 18
SR_Site Plan Review_Swanson Garden Meyers
J. DECISION:
The Swanson Gardner Meyers Office Addition Site Plan and Modification, File No. LUA19-000169, SA-A, ECF,
MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions:
1. A detailed landscape plan consistent with RMC 4-8-120 shall be submitted for review and approval by the
Current Planning Project Manager, prior to Construction Permit Issuance. The detailed landscape plan
shall include, but is not limited to, the following amendments:
a. 10 feet of perimeter parking lot landscaping along parking stalls numbered 7-12. The perimeter
parking lot landscaping shall include a mixture of trees, shrubs and groundcover and shall be
consistent with RMC 4-4-070H.4.
b. 10-foot onsite landscape strip along the full length of Talbot Rd S, that includes a mixture of trees,
shrubs and groundcover, per RMC 4-4-070H.1.
c. 10-foot wide landscaped buffer around all three sides of the refuse and recycling enclosure.
2. The applicant shall submit a revised site plan with the civil construction permit application that
demonstrates compliance with minimum parking stall dimensional requirements and maximum compact
parking stall requirements or submit a formal modification request from the parking standards and receive
approval of a modification prior to civil construction permit submittal.
3. The applicant submit a revised site plan with the civil construction permit application that shows a
pedestrian connection from the office building public entrance to the public street.
4. If exterior lighting is proposed, the applicant shall submit a lighting plan at the time of Building Permit
review that demonstrates compliance with RMC 4-4-075. The lighting plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
5. The project shall incorporate exterior seating to be reviewed and approved by the Current Planning
Project Manager prior to Civil Construction Permit issuance. The applicant shall submit a revised site plan
that shows the exterior seating details with the Civil Construction Permit application.
6. The applicant shall submit rooftop equipment screening details that verify that the screening is made of
materials and colors compatible with the building materials. The plan shall be reviewed and approved by
the Current Planning Project Manager prior to building permit approval.
7. The applicant shall submit a revised site plan with the civil construction permit application that shows a
pedestrian connection from the office building public entrance to the public street.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on September 19, 2019 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Todd and Polly Gardner
9545 Lake Washington Blvd NE,
Bellevue, WA 98004
Edward Pozniak,
Architectural Innovations,
14311 SE 16th ST,
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796
9/19/2019 | 4:40 PM PDT
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
City of Renton Department of Community & Economic Development
Swanson Gardner Meyers Office Addition
Administrative Report & Decision
LUA19-000169, ECF, SA-A, MOD
Report of September 19, 2019 Page 18 of 18
SR_Site Plan Review_Swanson Garden Meyers
Bellevue, WA 98007
TRANSMITTED on September 19, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on October 3, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date
of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications
may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals
to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing
through the Hearing Examiner. All communications are public record and this permits all interested parties to
know the contents of the communication and would allow them to openly rebut the evidence in writing. Any
violation of this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE REPORT & DECISION
EXHIBITS
Project Name:
Swanson Gardner Meyers Office Addition
Land Use File Number:
LUA19-000169, ECF, SA-A, MOD
Date of Report
September 19, 2019
Staff Contact
Angelea Weihs
Associate Planner
Project Contact/Applicant
Edward Pozniak
Architectural Innovations
14311 SE 16th ST, Bellevue,
WA 98007
Project Location
4512 Talbot Road S
The following exhibits are included with the Administrative report:
Exhibits 1-6: As shown in the Environmental Review Committee (ERC) Report
Exhibit 7: Administrative Report
Exhibit 8: Landscape Plan
Exhibit 9: Street Modification Justification
Exhibit 10: Architectural Plans
Exhibit 11: Civil Plans
Exhibit 12: Refuse Enclosure Details
Exhibit 13: Arborist Report
Exhibit 14: Geotechnical Report
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
102
101
103
104
105
1
2
8
NS3
5
7
64
NS
9
106
107
30"
RIGHT-OF-WAY
DEDICATION
EXISTING
PARKING
LOT
EXPANDED
BUILDING
PROPERTY LINE
PROPERTY LINE
PROPERTY LINE
ADJACENT PROPERTY UNDER DEVELOPMENT:
ADJACENT PROPERTY: COMMERCIAL ZONING
TREE
PROTECTION
FENCING
TREE
PROTECTION
FENCING
EXISTING
RIGHT-OF-WAYTALBOT ROAD SOUTHGRADING & LANDSCAPING
WITHIN ROADWAY EASMENT
ASSOCIATED WITH NEIGHBORING
DEVELOPMENT (THE WEATHERLY)R26'R22'-6"TREE PROTECTION FENCING 27'-6"
EXISTING PAVING TO
BE REMOVED - SEE
CIVIL
NEW
SIDEWALK
EXISTING
BUILDING
EXISTING CURB
EXISTING ROOF OVERHANG
SIGNIFICANT TREES
EXISTING TREE TO BE REMOVED:
REFER TO TREE TABLE FOR IDENTIFICATION & SIZE.
EXISTING TREE TO BE RETAINED:
REFER TO TREE TABLE FOR IDENTIFICATION & SIZE.
NS NON-SIGNIFICANT TREE
#
#
DRIP LINE
0
scale 1" = 10' - 0"
10 20TREE PROTECTION PLAN1
job name:
scale:
issue:date:
sheet:
date:
Swanson Gardner
Meyers
Office Remodel
4512 Talbot Rd
Renton, Washington
RLAW
May 1, 2019Karen Kiest Landscape Architects111 west john street suite 306seattle washington 98119tel 206 323 6032As NotedSTATEOFWASHI
N
GTONNO.8
.KA R E N S KIE
S
T
50 EX PLICENSED
LANDSC A P E A R C HITECT.
1 2 1020/19/L0.1
Tree Retention Plan
CITY OF RENTON 4-4-130 TREE
RETENTION AND LAND CLEARING
REGULATIONS
ZONING: COMMERCIAL
PROJECT ABUTS COMMERCIAL ZONING ON ALL SIDES.
F.1 LAND DEVELOPMENT PERMIT REQUIRED FOR SITE PREPARATION
AN APPROVED LAND DEVELOPMENT PERMIT, AS DEFINED IN RMC 4-11-120, DEFINITIONS L, IS REQUIRED IN
ORDER TO CONDUCT TREE REMOVAL OR LAND CLEARING ON ANY SITE FOR THE SAKE OF PREPARING THAT
SITE FOR FUTURE DEVELOPMENT.
H.1 PROTECTED TREES – RETENTION REQUIRED
A. III. ALL OTHER ZONES: AT LEAST TEN PERCENT (10%) OF THE SIGNIFICANT TREES SHALL BE CONSIDERED
PROTECTED AND RETAINED IN COMMERCIAL OR INDUSTRIAL DEVELOPMENTS.
c.CALCULATING TREE RETENTION: TREE RETENTION STANDARDS SHALL BE APPLIED TO THE DEVELOPABLE AREA
OF A PROPERTY (I.E., LAND WITHIN CRITICAL AREAS AND THEIR BUFFERS, PUBLIC RIGHTS-OF-WAY, PRIVATE
PUD STREETS, SHARED DRIVEWAYS, AND PUBLIC TRAILS SHALL BE EXCLUDED). IF THE NUMBER TO BE RETAINED
INCLUDES A FRACTION OF A TREE, ANY AMOUNT EQUAL TO OR GREATER THAN ONE-HALF (1/2) TREE SHALL
BE ROUNDED UP.
NUMBER OF SIGNIFICANT TREES PER ARBORIST REPORT: 8
NUMBER OF TREES REQUIRED TO BE RETAINED (10%): 1
NUMBER OF TREES PROPOSED TO BE RETAINED: 3 (33%)
H.9 PROTECTION MEASURES DURING CONSTRUCTION
PROTECTION MEASURES IN THIS SUBSECTION SHALL APPLY FOR ALL TREES THAT ARE TO BE RETAINED ON SITE
AND OFF SITE. OFF-SITE TREES CONTAINING DRIP LINES THAT ENCROACH ONTO THE SITE UNDER
CONSTRUCTION SHALL BE CONSIDERED PROTECTED TREES UNLESS IT IS DETERMINED THE ABUTTING PROPERTY
OWNER IS IN COMPLIANCE WITH SUBSECTION C OF THIS SECTION, ALLOWED TREE REMOVAL ACTIVITIES. ALL
OF THE FOLLOWING TREE PROTECTION MEASURES SHALL APPLY:
a.CONSTRUCTION STORAGE PROHIBITED: 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.
b.FENCED PROTECTION AREA REQUIRED: PRIOR TO DEVELOPMENT ACTIVITIES, THE APPLICANT SHALL ERECT
AND MAINTAIN SIX-FOOT (6') HIGH CHAIN LINK TEMPORARY CONSTRUCTION FENCING AROUND THE DRIP
LINES OF ALL RETAINED TREES OR AT A DISTANCE SURROUNDING THE TREE EQUAL TO ONE AND
ONE-QUARTER FEET (1-1/4') FOR EVERY ONE INCH (1") OF TRUNK CALIPER, WHICHEVER IS GREATER, OR
ALONG THE PERIMETER OF A TREE PROTECTION TRACT. 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.
c.PROTECTION FROM GRADE CHANGES: IF THE GRADE LEVEL ADJOINING TO A TREE TO BE RETAINED IS TO BE
RAISED, THE APPLICANT SHALL CONSTRUCT A DRY ROCK WALL OR ROCK WELL AROUND THE TREE. THE
DIAMETER OF THIS WALL OR WELL MUST BE EQUAL TO THE TREE’S DRIP LINE.
d.IMPERVIOUS SURFACES PROHIBITED WITHIN THE DRIP LINE: THE APPLICANT MAY NOT INSTALL IMPERVIOUS
SURFACE MATERIAL WITHIN THE AREA DEFINED BY THE DRIP LINE OF ANY TREE TO BE RETAINED.
e.RESTRICTIONS ON GRADING WITHIN THE DRIP LINES OF RETAINED TREES: THE GRADE LEVEL AROUND ANY
TREE TO BE RETAINED MAY NOT BE LOWERED WITHIN THE GREATER OF THE FOLLOWING AREAS: (I) THE AREA
DEFINED BY THE DRIP LINE OF THE TREE, OR (II) AN AREA AROUND THE TREE EQUAL TO ONE AND ONE-HALF
FEET (1-1/2') IN DIAMETER FOR EACH ONE INCH (1") OF TREE CALIPER. A LARGER TREE PROTECTION ZONE
BASED ON TREE SIZE, SPECIES, SOIL, OR OTHER CONDITIONS MAY BE REQUIRED. (ORD. 5676, 12-3-2012)
f.MULCH LAYER REQUIRED: ALL AREAS WITHIN THE REQUIRED FENCING SHALL BE COVERED COMPLETELY AND
EVENLY WITH A MINIMUM OF THREE INCHES (3") OF BARK MULCH PRIOR TO INSTALLATION OF THE
PROTECTIVE FENCING. EXCEPTIONS MAY BE APPROVED IF THE MULCH WILL ADVERSELY AFFECT PROTECTED
GROUND COVER PLANTS. (ORD. 5676, 12-3-2012)
g.MONITORING REQUIRED DURING CONSTRUCTION: THE APPLICANT SHALL RETAIN A CERTIFIED ARBORIST OR
LICENSED LANDSCAPE ARCHITECT TO ENSURE TREES ARE PROTECTED FROM DEVELOPMENT ACTIVITIES
AND/OR TO PRUNE BRANCHES AND ROOTS, FERTILIZE, AND WATER AS APPROPRIATE FOR ANY TREES AND
GROUND COVER THAT ARE TO BE RETAINED.
EXHIBIT 8
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
TALBOT RD S102
101
103
104
105
1
2
NS
9
106
107
10'
8'
SIDE-
WALK
10'
EXISTING RIGHT-OF-WAY
PLANTINGS BY
ADJACENT
DEVELOPMENT
EXISTING
PARKING
LOT
PROPERTY LINE
PROPERTY LINE
ADJACENT DEVELOPMENT
- FUTURE PARKING
PROPERTY LINE75'-11"ADJACENT PROPERTY UNDER DEVELOPMENT:
COMMERCIAL ZONING
ADJACENT PROPERTY: COMMERCIAL ZONING
21' TYP.PERIMETER
PARKING LOT
LANDSCAPING
EXISTING
BUILDING
PROPOSED
BUILDING
ADDITION,
SEE ARCH
2'-6" R.O.W. DEDICATION
RETAINING WALL
PER CIVIL
CURB & DRIVEWAY BY
ADJACENT
DEVELOPMENT
EXISTING PLANTING TO
REMAIN
EXISTING TREES TO REMAIN - SEE L0.1
BUFFER TREES 3
2" CALIPER
LAGERSTROEMIA X `TUSCARORA` / RED CRAPE MYRTLE MULTI-TRUNK 2" CAL.
BUFFER SHRUBS 57
UP TO 50% DECIDUOUS
PIERIS JAPONICA `CAVATINE` / LILY OF THE VALLEY BUSH 19 5 GAL.
RHODODENDRON IMPEDITUM / IMPEDITUM DWARF RHODODENDRON 19 5 GAL.
SPIRAEA JAPONICA `BUMALDA` / SPIREA 19 5 GAL.
BY OTHERS 846 SF
LANDSCAPE IMPROVEMENTS ASSOCIATED WITH ADJACENT PROJECT
(THE WEATHERLY)
-
LANDSCAPE BUFFER GROUNDCOVERS 355 SF
EPIMEDIUM X PERRALCHICUM 31 1 GAL.
MAHONIA REPENS / CREEPING MAHONIA 31 1 GAL.
POLYSTICHUM MUNITUM / WESTERN SWORD FERN 31 2 GAL.
MULCH 274 SF
-
LAWN 3,980 SF
TURF SOD / DROUGHT TOLERANT FESCUE BLEND SOD
CONCEPT PLANT SCHEDULE
0
scale 1" = 10' - 0"
10 20Street Level Landscape Plan1
job name:
scale:
issue:date:
sheet:
date:
Swanson Gardner
Meyers
Office Remodel
4512 Talbot Rd
Renton, Washington
RLAW
April 22, 2019Karen Kiest Landscape Architects111 west john street suite 306seattle washington 98119tel 206 323 6032As NotedSTATEOFWASHI
N
GTONNO.8
.KA R E N S KIE
S
T
50 EX PLICENSED
LANDSC A P E A R C HITECT.
1 2 1020/19/L1.0
Landscape Plan
CITY OF RENTON 4-4-070
LANDSCAPING
ZONING: COMMERCIAL
PROJECT ABUTS COMMERCIAL ZONING ON ALL
SIDES.
F.6 PARKING LOTS
b. "MINIMUM AMOUNTS OF INTERIOR PARKING
LOT LANDSCAPING: SURFACE PARKING LOTS
WITH MORE THAN FOURTEEN (14) STALLS
SHALL BE LANDSCAPED WITH PLANTINGS
AND TREES AS IDENTIFIED IN THIS SECTION."
12 PARKING STALLS PROVIDED -
REQUIREMENTS DO NOT APPLY
H.4 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-INCH (2") CALIPER AT
AN AVERAGE MINIMUM RATE OF ONE TREE
PER THIRTY (30) LINEAL FEET OF STREET
FRONTAGE.
76 LF FRONTAGE/30 LF = 2.5 TREES
3 TREES PROVIDED AT 18' O.C.
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.
760SF LANDSCAPING/20 SF = 38 SHRUBS REQ.
57 SHRUBS PROVIDED
c.GROUND COVER IN SUFFICIENT QUANTITIES
TO PROVIDE AT LEAST NINETY PERCENT (90%)
COVERAGE OF THE LANDSCAPED AREA
WITHIN THREE (3) YEARS OF INSTALLATION.
REF: ARCHTECTURAL SITE PLAN FOR PARKING
STALL COUNTS AND DIMENSIONS
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
• 12100 NE 195th Street, Suite 300
• Bothell, Washington 98011
• Ph 425.885.7877
• www.coredesigninc.com
J:\2018\18242\Documents\Engineering Reports\Modification Request\Deviation Request.docx
TECHNICAL MEMORANDUM
To: Angelea Weihs
Associate Planner
From: Sheri Murata, P.E.
Core Design, Inc.
Date: June 5, 2019
Re: Justification for Modification Request – Eliminating Right of Way Dedication
Pursuant to the City of Renton instructions for a Modification Request, we submit the following for
consideration.
Description of the Modification Requested:
We are requesting to not dedicate 2.5 feet of right-of-way to the City.
Code section from which the Modification is requested:
Talbot Road South is classified as a Collector Arterial Road. The Minimum Design Standards Table for
Public Streets and Alleys in section 4-6-060 Street Standards states that Collector Arterials require a
right-of-way (ROW) of 94 feet. The existing ROW is approximately 89 feet, therefore this would require
a ROW dedication of 2.5 feet fronting the project site.
Per the City of Renton written justification is required for the modification and is stated below as follows:
1. Substantially implements the policy direction of the policies and objectives of the Comprehensive
Plan Land Use Element and the Community Design Element and the proposed modification is the
minimum adjustment necessary to implement these policies and objectives
Justification: The existing ROW is wide enough to fit the full frontage improvements for a
Collector Arterial if it is ever completed in the future for another project.
2. Will meet the objectives and safety, function, appearance, environmental protection and
maintainability intended by the Code requirements, based upon sound engineering judgment;
Justification: Eliminating the ROW dedication will have no effect on the objective, safety,
function, appearance, or environmental protection of the frontage improvements.
3. Will not be injurious to other property(ies) in the vicinity
Justification: Eliminating the ROW dedication will not be injurious to other properties in the
vicinity.
4. Conforms to the intent and purpose of the Code EXHIBIT 9
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
Angelea Weihs June 5, 2019
ROW Dedication Deviation Request Page 2
J:\2018\18242\Documents\Engineering Reports\Modification Request\Deviation Request.docx
Justification: The proposed frontage improvements of replacing the existing 5’ sidewalk with an
8’ sidewalk will remain within the existing ROW.
5. Can be shown to be justified and required for the use and situation intended
Justification: The proposed frontage improvements of replacing the existing 5’ sidewalk with an
8’ sidewalk will remain within the existing ROW and the City will have less vegetated area to
maintain.
6. Will not create adverse impacts to other property(ies) in the vicinity.
Justification: The Waverly Inn project to the south is not proposing any ROW dedication. All of
the proposed frontage improvements are contained within the existing ROW including the 8’ wide
sidewalk that our project is connecting to.
Based on the above discussion, the variation to the road design standards, as listed above, are reasonable
and approval is requested. Please contact me with any comments and questions at (425) 885-7877 or
shm@coredesigninc.com.
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resourceEXHIBIT 10DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource 12345678910111213ADA STALLPARCEL BExistingOfficeNew 2,499sfAdditionS 45TH PLTALBOT RD S
#1#2#3#5#4#6#8NS#101NS#102#103#104#105#106#9#107#7DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource FFFFFDocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
OFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS
6-5-19 PR19XXXXXXC19XXXXXXDE S I GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYINGTED-XX-XXXXPROJECT NO. 18242
OWNER/APPLICANT
CITY OF RENTON, WASHINGTON
SHEET INDEXLEGAL DESCRIPTION
HORIZONTAL CONTROL DIAGRAM
’
’
DATUM
BASIS OF BEARINGS
ENGINEER/SURVEYOR
PERMIT NUMBER
UTILITY CONTACTS
TESC SUPERVISOR
NOTES
SITE INFORMATION
SW1/4, NE1/4, SEC. 31, TWP. 23 N., RGE. 5 E., W.M.CIVIL CONSTRUCTION PERMIT
OFFICE REMODEL
SWANSON GARDNER MEYER
ORIGINATING BENCHMARK
SITE
VICINITY MAP
S 45TH PL TALBOT RD SPROJECT
SITE
EXHIBIT 11
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
S 45TH PL TALBOT RD SOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS PR19XXXXXXC19XXXXXXDE S I GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYINGTED-XX-XXXXPROJECT NO. 18242
SCALE: 1" = 20'
BASIS OF BEARINGS
REFERENCES
LEGAL DESCRIPTION
’
’
RESTRICTIONS
NOTES
LEGEND
VERTICAL DATUM
ORIGINATING BENCHMARK
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
S 45TH PL TALBOT RD SWEATHERLY INNOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS
6-5-19 PR19XXXXXXC19XXXXXXDE S I GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYINGTED-XX-XXXXPROJECT NO. 18242
NOTE
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
S 45TH PL TALBOT RD SOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS
6-5-19 PR19XXXXXXC19XXXXXXDE S I GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYINGTED-XX-XXXXPROJECT NO. 18242
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
OFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS
6-5-19 PR19XXXXXXC19XXXXXXDE S I GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYINGTED-XX-XXXXPROJECT NO. 18242
TREE PROTECTION FENCING
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
S 45TH PL TALBOT RD SA A
ENTRANCE TOOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS
6-5-19 PR19XXXXXXC19XXXXXXDE S I GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYINGTED-XX-XXXXPROJECT NO. 18242
SECTION A-A
GRADING DETAIL 1
GRADING DETAIL 2
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
S 45TH PL TALBOT RD SOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS
6-5-19 PR19XXXXXXC19XXXXXXDE S I GN
12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877
CIVIL ENGINEERING
LANDSCAPE ARCHITECTURE
PLANNING
SURVEYINGTED-XX-XXXXPROJECT NO. 18242
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resourceEXHIBIT 12DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
11415 NE 128th St., Suite 110, Kirkland, WA 98034 | Phone: 425.820.3420 | Fax: 425.820.3437
americanforestmanagement.com
ARBORIST REPORT
for
4512 Talbot Road S
Renton, WA
January 2, 2019
EXHIBIT 13
Entire Document
Available Upon
Request
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
EXHIBIT 14
Entire Document
Available Upon
Request
DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resourceEXHIBIT 2PLANNING DIVISIONAWEIHS 08/01/2019RECEIVEDDocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource
14311 SE 16th Street.
Bellevue, WA 98007
(425) 641-5320
Fax (425) 641-5318
your complete home planning resource 12345678910111213ADA STALLPARCEL BExistingOfficeNew 2,499sfAdditionS 45TH PLTALBOT RD S
#1#2#3#5#4#6#8NS#101NS#102#103#104#105#106#9#107#7EXHIBIT 3PLANNING DIVISIONAWEIHS 08/01/2019RECEIVEDDocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
TECHNICAL INFORMATION REPORT
FOR
Office Remodel Swanson Gardner Meyers
CITY OF RENTON IN KING COUNTY, WASHINGTON
Prepared by:
First Submittal:
Revised:
Core No.:
Sheri Murata, P.E.
June 5, 2019
18242
6/5/19
VESTED TO 2017 CITY OF RENTON SURFACE WATER DESIGN MANUAL
Entire Document
Available Upon
Request
EXHIBIT 4
PLANNING DIVISION
AWEIHS 08/01/2019
RECEIVED
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
EXHIBIT 5
PLANNING DIVISION
AWEIHS 08/01/2019
RECEIVED
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 2 LUA19-000169
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Angelea Weihs, 425-430-7312, aweihs@rentonwa.gov)
1. RMC section 4-4-030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless
otherwise approved by the Development Services Division.
2. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
3. Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an
appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where
no further construction work will occur within ninety (90) days. Alternative measures such as mulch,
sodding, or plastic covering as specified in the current King County Surface Water Management Design
Manual as adopted by the City of Renton may be proposed between the dates of November 1st and
March 31st of each year. The Development Services Division’s approval of this work is required prior to
final inspection and approval of the permit.
4. A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is
being cleared.
5. 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.
6. 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.
7. This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible
for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and
/or your U.S. Fish and Wildlife Service permit.
Development Engineering:
(Contact: Jonathan Chavez, 425-430-7288, jchavez@rentonwa.gov)
1. See Attached Development Engineering Memo.
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. See Attached Renton Fire Authority Memo.
Technical Services:
(Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov)
EXHIBIT 6
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
ADVISORY NOTES TO APPLICANT
Page 2 of 2 LUA19-000169
1. No Comments
Community Services:
(Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov)
1. No Comments
Police:
(Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov)
1. No Comments
Building:
(Contact: Craig Burnell, 425-430-7290, cburnell@rentonwa.gov)
1. Recommendations of the geotechnical report must be followed as a condition of building permits.
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
FIRE PREVENTION BUREAU
MEMORANDUM
___________________________________________________________________________
DATE:September 5, 2019
TO:Angelea Weihs, Associate Planner
FROM:Corey Thomas, Lead Plans Review Inspector
SUBJECT:Comments for Swanson Gardner Meyers Office Addition
___________________________________________________________________________
Environmental Impact Comments:
1. Fire impact fees are applicable at the rate of $0.26 per square foot of additional
commercial space. This fee is paid at time of building permit issuance. No fee for
existing retained building.
Code Related Comments:
1. The preliminary fire flow calculation is 1,500 gpm. A minimum of two hydrants are
required. One within 150-feet and one within 300-feet of the proposed building.
Existing fire hydrants appear adequate to meet these requirements. One fire hydrant
is required within 50-feet of the required fire department connection to the fire
sprinkler system.
2. An approved fire sprinkler system is required throughout both the new and existing
building areas as it exceeds a total area of 5,000 square feet. An approved fully
automatic fire alarm system is required throughout both the new and existing building
per local ordinance as it exceeds a total area of 3,000 square feet. Separate plans and
permits required by the fire department. Direct access is required into the fire sprinkler
equipment room from the outside of the building. Civil water plans do not show a
required dedicated connection for a fire sprinkler system.
3. Existing fire department apparatus access roadways are adequate as provided by
the public street system and the existing driveway.
CT:ct
swansongardneraddition
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
c:\users\jchavez\appdata\local\temp\lua19-000169 civil conditions_7805811\lua19-000169 civil conditions.docx
DEPARTMENT OF COMMUNITY
& ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE:August 20, 2019
TO:Angelea Weihs, Planner
FROM:Jonathan Chavez, Plan Reviewer
SUBJECT:Swanson Garden Meyers Addition
4512 Talbot Road South
LUA19-000169
I have reviewed the Land Use Application submittal for the Swanson Garden Meyers Addition
project at parcel(s) 3123059069. The applicant is proposing a 2,499 SF addition on an existing
2,876 SF office structure, on a .62 acre lot.
EXISTING CONDITIONS
The site is approximately .62 acres in size. The site includes an existing structure and parking lot.
Water Water service is provided by City of Renton. The project is within the City of Renton’s
water service area in the Talbot Hill service area in the 350-hydraulic zone. There is an
existing 12-inch City water main (350 hydraulic-zone) located in Talbot Road South (see
Water Plan Nos. W-0560 and W-0697) that can deliver a maximum total flow capacity of
4,500 gallons per minute (gpm). There is an existing 16-inch low pressure City water main
located in Talbot Road South (see Water plan no. W-0599) that cannot provide adequate
water pressure for fire protection. There is a proposed 10-inch City water main with 4-
inch water stub to the subject property located at the southeast corner of the
property. This water main is to be constructed as a part of the Weatherly Inn project (W-
4036), currently in construction. The site is located outside of an Aquifer Protection Area.
The approximate static water pressure is 85 psi at the elevation of 154 feet. There are
existing water service(s) to the subject property:
o 3/4-inch domestic water meter(s)
o 1-inch -landscape irrigation meter
Sewer Wastewater service is provided by the City of Renton.
Storm There is an existing private stormwater system located within the subject property (see
City plan no. R-1937). There is an existing 12-inch stormwater main located in Talbot
Road South (see City plan no. R-1937).
Streets Talbot Road South is classified as a Collector Arterial Road. Existing right-of-way (ROW)
width is approximately 89 feet.
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
Swanson Garden Meyers Addition – LUA19-000169
August 21, 2019
Page 2 of 5
CODE REQUIREMENTS
WATER
1. Based on the review of project information submitted for the pre-application meeting,
Renton Regional Fire Authority has determined that the preliminary fire flow demand for
the proposed development is 1,500 gpm including the use of an automatic fire sprinkler
system. The following developer’s installed water main improvements will be required to
provide domestic and fire protection service to the development including but not limited
to:
a. Installation of a fire sprinkler stub a with a double check detector assembly
(DCDA) for backflow prevention to each building. The fire sprinkler stub and
related piping shall be done by a registered fire sprinkler
designer/contractor. The DCDA shall be installed on the private property in an
outside underground vault per City standard plan no. 360.2. The DCDA may be
installed inside the building if it meets the conditions as shown on City’s standard
plan 360.5 for the installation of a DCDA inside a building. The location of the
DCDA inside the building must be pre-approved by the City Plan Reviewer and
Water Utility.
b. The “Site and Composite Utility Plan” submitted with the Land Use Application
indicated that the 4-inch water stub for the fire sprinkler system will be provided
as part of the water main improvements to be constructed by the adjacent
development to the south known as the Weatherly Inn Renton. As such, the fire
sprinkler system for the new addition to the building cannot be operational until
the water mains improvements for the adjacent development are constructed
and are operational. A temporary and/or final certificate of occupancy cannot be
given until the fire sprinkler system is operational.
c. Where the 4-inch water stub passes under the proposed retaining wall, the
water pipe shall be installed in a steel casing that extends a minimum of 5 feet
past each edge of the retaining wall.
d. Installation of off-site and on-site fire hydrants. The location and number of
hydrants will be determined by the Fire Authority based on the final fire flow
demand and final site plan. A hydrant is required within 50 feet of the building’s
fire sprinkler system fire department connection (FDC).
e. The domestic water meter shall have a double check valve assembly (DCVA)
installed behind on the meter on private property per City Standards. The DCVA
may be located inside the building if the location is approved by the City Plan
Reviewer and City Water Utility Department.
f. A 15-foot utility easement will be required for any water main and for related
appurtenances that are not located within the public right-of-way.
g. A minimum 10-foot setback is required from the building foundation to the
water main.
h. A pressure-reducing-valve (PRV) is required behind each water meter because the
water pressure is over 80 psi.
i. Installation of a “Storz” adapter on the existing hydrants, if they are not already
equipped with one.
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
Swanson Garden Meyers Addition – LUA19-000169
August 21, 2019
Page 3 of 5
2. Adequate separation between utilities is required. Minimum separation between water
and non-potable water utilities is 10-feet horizontal and 1.5-feet vertical.
3. The subject property is within the (Valley General) Hospital Special Assessment District
#8406 as established by City Ordinance No. 3790, with recording number
8403260504. City records indicate that the applicable assessments have previously been
paid in full.
4.FOR NEW OR UPSIZED SERVICES: The development is subject to applicable water system
development charges (SDC’s) and meter installation fees based on the number and size
of the meters for domestic uses and for fire sprinkler use. The development is also subject
to fees for water connections, cut and caps, and purity tests. Current fees can be found
in the 2019 Development Fees Document on the City’s website. Fees that are current will
be charged at the time of construction permit issuance.
a. The SDC fee for water is based on the size of the new domestic water to serve the
project. The current water fee for a single 1-inch meter is $4,050.00 per meter, 1-
1/2 inch meter is $20,250.00 and a 2-inch meter is $32,400.00.
b. The SDC fee for fire service is based on the size of the fire service line to serve the
project.
c. Water service installation charges for each proposed domestic water service is
applicable. Water Service installation for a 1-inch water service line is $2,875.00*
per service line, a 1-1/2 inch water service is $4,605.00* per service line and for
$4,735.00* for each 2-inch water service line. This is payable at construction
permit issuance.
d. Drop-in meter fee is $460.00* per meter for a 1-inch meter, $750.00* for a 1-1/2
inch meter, and $950.00* for a 2-inch meter. This is payable at issuance of the
building.
e. Final determination of applicable fees will be made after the water meter size has
been determined. SDC fees are assessed and payable at construction permit
issuance.
f.Installation of a landscape irrigation meter and double check valve assembly
(DCVA), if applicable.
SEWER
1. No changes to the existing sewer service is proposed.
SURFACE WATER
1. A drainage report complying with the current Renton Surface Water Manual (RSWM) will
be required. Based on the City’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 RSWM.
2. An offsite analysis will be required. Please ensure that the analysis report follows the
guidelines outlined in section 1.2.2 of the RSWM. All new conveyance systems
constructed as part of the project must be sized to RSWDM standards with sufficient
capacity to convey and contain (at minimum) the 25-year peak flow, assuming developed
conditions for onsite tributary areas and existing conditions for any offsite tributary areas.
3. Storm drainage improvements along all public street frontages are required to conform
to the City’s street and stormwater conveyance standards. Any new storm drain installed
on or off-site shall be designed and sized in accordance with standards found in Chapter
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
Swanson Garden Meyers Addition – LUA19-000169
August 21, 2019
Page 4 of 5
4 of the 2017 RSWDM and shall account for the total upstream tributary area, assuming
developed conditions for onsite tributary areas and existing conditions for any offsite
tributary areas. The minimum cover over storm pipes beneath vehicle loads is 3’ for PVC,
1’ for ductile iron (DI), and 2” for most other materials. See Table 4.2.1.A2 in the 2017
RSWDM and Standard Plans 220.00 and 220.10 for details.
4. Appropriate on-site BMPs satisfying Core Requirement #9 will be required to help
mitigate the new runoff created by this development to the maximum extent feasible.
On-site BMPs shall be evaluated in order of preference by feasibility as described in
Section C.1.3 of the 2017 RSWDM. A preliminary drainage plan, including the application
of on-site BMPs, shall be included with the land use application, as applicable to the
project. The final drainage plan and drainage report must be submitted with the utility
construction permit application.
5. A geotechnical soils report for the site is required per the 2017 Renton Surface Water
Design Manual Section C.1.3. Information on the water table and soil permeability
(measured infiltration rates), with recommendations of appropriate on-site BMPs per
Core Requirement #9 and Appendix C shall be included in the report. The report should
also include information concerning the soils, geology, drainage patterns and vegetation
present shall be presented in order to evaluate the drainage, erosion control and slope
stability for site development of the proposed plat. The applicant must demonstrate the
development will not result in soil erosion and sedimentation, landslide, slippage, or
excess surface water runoff.
6. Erosion control measures to meet the City requirements shall be provided.
7.The current City of Renton Surface Water Standard Plans that shall be used in all
drainage submittals are available online at the City of Renton website.
8. The 2019 Surface water system development fee is $0.72 per square foot of new
impervious surface, but no less than $1,800.00. This is payable prior to issuance of the
construction permit. This fee is subject to change based on the calendar year the
construction permit is issued.
TRANSPORTATION
1. The proposed development fronts Talbot Road S along the west property line(s). Talbot
Road S is classified as a 3-lane Collector Arterial Road. Existing right-of-way (ROW) width
varies along the property frontage. To meet the City’s complete street standards for 3-
lane Collector Arterial streets, minimum ROW is 94 feet. Per City code 4-6-060, half street
improvements shall include a pavement width of 57 feet (28.5 feet from centerline), a
0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2 foot clear space at back of
walk, street trees and storm drainage improvements.
a. The Transportation Division will allow for the pavement section to be expanded
only 5 feet to accommodate a bike lane. The final half street improvements shall
be as follows: expanding paved width 5 feet east from existing curb face, a new
.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, a 2-foot clear space back
of walk, street trees and storm drainage improvements.
2. Parking lot construction shall be in accordance with City code 4-4-80G.
3. Payment of the transportation impact fee is applicable on the construction of the single
family houses at the time of application for the building permit. The current rate of
transportation impact fee is $10.50 per square foot of general office space. The
transportation impact fee that is current at the time of building permit application will be
levied, payable at building permit issue.
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D
Swanson Garden Meyers Addition – LUA19-000169
August 21, 2019
Page 5 of 5
GENERAL COMMENTS
1. All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along
property frontage or within the site must be underground. The construction of these
franchise utilities must be inspected and approved by a City of Renton inspector.
2. Maximum exposed retaining wall height is 6-ft and shall be setback a minimum of 3-ft
from the right-of-way as outlined in RMC 4-4-040 – Fences, Hedges and Retaining Walls.
3. 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.
4. All civil construction permits for utility 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. Please visit the Development Engineering Forms
page for the most up-to-date plan submittal requirements:
https://rentonwa.gov/cms/One.aspx?portalId=7922741&pageId=9687014.
5. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on
separate sheets.
6. Fees quoted in this document reflect the fees applicable in the year 2018 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.
7. A demo permit is required for the demolition of the existing building. The demo permit
shall be acquired through the building department.
DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D