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HomeMy WebLinkAboutD_ERC_Weatherly_Inn_180611.pdf DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT SIGNATURES: Gregg Zimmerman, Administrator Public Works Department Date Rick M. Marshall, Administrator Renton Regional Fire Authority Date Kelly Beymer, Administrator Community Services Department Date C.E. Vincent, Administrator Department of Community & Economic Development Date ENVIRONMENTAL (SEPA) DETERMINATION OF NON-SIGNIFICANCE - MITIGATED (DNS-M) PROJECT NUMBER: LUA18-000011 APPLICANT: Frank Durocher, RJ Development, 401 Central St SE, Olympia, WA 98501 PROJECT NAME: Weatherly Inn PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and one modification for a proposed assisted living and memory care facility located at the 4500 block of Talbot Rd S. The subject property is comprised of two vacant lots totaling 4.62 acres. The proposed three and four story building would provide 116 assisted living units and 19 memory care units. Surface parking is proposed to accommodate 132 vehicles. Access to the site would be provided via driveway from Talbot Rd S at the intersection of S 45th Pl. The applicant has requested a modification from the development regulations to construct several sections of the retaining walls to exceed the eight foot height limit with proposed heights up to 10 feet. The City's Critical Area Map indicates the site may contain Geologically Hazardous Areas. PROJECT LOCATION: 45XX Talbot Rd S, Renton, WA 98055 (APNs 312305-9067 and 312305-9094) LEAD AGENCY: City of Renton Environmental Review Committee Department of Community & Economic Development The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c). Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not act on this proposal for fourteen (14) days. Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 29, 2018. Appeals must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from the Renton City Clerk’s Office, (425) 430-6510. PUBLICATION DATE: June 15, 2018 DATE OF DECISION: June 11, 2018 DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 6/13/2018 | 6:11 PM PDT 6/14/2018 | 11:55 AM PDT 6/14/2018 | 10:44 AM PDT 6/14/2018 | 1:48 PM PDT DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC REPORT WEATHERLY INN_180611 ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE: June 11, 2018 Project Name: Weatherly Inn Project File Number: PR18-000010 Land Use File Number: LUA18-000011 Project Manager: Matt Herrera, Senior Planner Owner: JCR Development, 2835 82nd Ave SE, St. S-1, Mercer Island, WA 98040 Applicant/Contact: Frank Durocher, RJ Development, 401 Central St SE, Olympia, WA 98501 Project Location: 45XX Talbot Rd S, Renton, WA 98055 (APNs 312305-9067 and 312305-9094) Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and one modification for a proposed assisted living and memory care facility located at the 4500 block of Talbot Rd S. The subject property is comprised of two vacant lots totaling 4.62 acres. The proposed three and four story building would provide 116 assisted living units and 19 memory care units. Surface parking is proposed to accommodate 132 vehicles. Access to the site would be provided via driveway from Talbot Rd S at the intersection of S 45th Pl. The applicant has requested a modification from the development regulations to construct several sections of the retaining walls to exceed the eight foot height limit with proposed heights up to 10 feet. The City's Critical Area Map indicates the site may contain Geologically Hazardous Areas. Exist. Bldg. Area SF: Site is vacant Proposed New Bldg. Area (footprint): Proposed New Bldg. Area (gross): 44,450sf – Approx. 140,440sf – Approx. Site Area: 4.62 acres Total Building Area GSF: 140,440sf – Approx. STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance - Mitigated (DNS-M) DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 City of Renton Department of Community & Economic Development Environmental Review Committee Report WEATHERLY INN LUA18-000011,ECF,SA-H Report of June 11, 2018 Page 2 of 10 Weatherly Inn ERC Report PART ONE: PROJECT DESCRIPTION / BACKGROUND The applicant proposes to construct a new assisted living facility with an accessory memory care unit located at the 4500 block of Talbot Rd S (Exhibits 2 and 3). The proposed facility would accommodate 116 assisted living units. The memory care unit would provide 30 beds in 19 units. The subject property is comprised of two vacant and unimproved parcels totaling 4.62 acres. The site is zoned Commercial Office (CO) and is located within the Commercial Mixed Use (CMU) land use designation , with the exception of far eastern portion of the subject property, which is zoned Residential - 1 (R-1) and within the Residential Low Density (RLD) land use designation. The proposed improvements would occur exclusive ly on the CO zone and CMU land use designation portion of the property. Abutting properties to the north and east are also zoned CO with a nursing home to the north and an office building to the east. The southern abutting property is zoned Residential – 14 (R-14) and contains a mix of attached dwelling units. The subject property contains approximat ely 181 feet of frontage along Talbot Rd S, which is classified as a collector arterial. Aerial photos of the property detail a heavily vegetated site with approximately 306 significant trees. The City COR mapping system indicate regulated slopes with potential landslide and erosion hazards on the eastern portion of the property. The applicant is requesting Environmental Review and Hearing Examiner Site Plan approval for the three and four story 140,000 square foot assisted living facility (Exhibits 4-7). The applicant proposes to provide surface parking for the facility to accommodate 132 vehicles. Access to the site would closely align with the S 45th Pl intersection with Talbot Rd S. The northern portion of the driveway would be located on the abutting 4512 Talbot Rd S property within an existing 20 -foot wide roadway easement. Frontage improvements along the subject property include a new 8-foot (8’) wide sidewalk, 8-foot (8’) wide planter strip, 8-foot (8’) wide on-street parking lane, and 5-foot (5’) wide bike lane. Site grading to accommodate the improvements would result in terraced retaining walls along the southern and eastern portion of the developed property (Exhibit 8). The northern portion of the property would contain a single-tier retaining wall. The applicant has requested a modification to construct sections of the retaining walls in excess of the 8-foot (8’) height limit. The increased height areas would be along the southern and northern perimeters. New landscaping is proposed within the terraced wall sections. The proposed building footprint would follow a similar shape as the subject property app ear as a backward L when viewed from above. The façade nearest the street frontage would measure 128 feet wide and contain four stories. As the building extends to the east and north, the height follows the c ontour of the graded hill and transitions to three stories. Finished floor elevations are 179 feet on the eastern portion and 167 feet on the western portion following the downward gradient of the site. The entrance to the facility is located on the north portion of the building interior to the site with a pedestrian walkway connecting to the Talbot Rd S sidewalk. A separate 2,400 square foot community building is proposed along the southern portion of the property that would contain an indoor swimming pool and other therapeutic amenities for the residents. Between the community building and principal structure, exteri or amenity space would be provided with landscaping, seating areas, fountain, bocce court, and putting green. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 City of Renton Department of Community & Economic Development Environmental Review Committee Report WEATHERLY INN LUA18-000011,ECF,SA-H Report of June 11, 2018 Page 3 of 10 Weatherly Inn ERC Report PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review address es only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A. Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS-M with a 14-day Appeal Period. B. Mitigation Measures 1. The project shall comply with the recommendations of the geotechnical report, prepared by Earth Solutions NW dated August 3, 2017, and future addend a. 2. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). 3. A minimum of one (1) skilled nursing staff member shall be on the premises at all times in order to provide onsite services to the residents and reduce the amount of unnecessary non- emergency calls made to the Renton Regional Fire Authority. C. Exhibits Exhibit 1 Environmental Review Committee (ERC) Report Exhibit 2 Neighborhood Detail Map Exhibit 3 Survey Exhibit 4 Site Plan Exhibit 5 Landscape Plan Exhibit 6 Facility Renderings Exhibit 7 Building Elevations Exhibit 8 Grading Plan Exhibit 9 Geotechnical Report prepared by Earth Solutions NW, dated August 3, 2017 Exhibit 10 Water and Sewer Plan Exhibit 11 Construction Mitigation Description Exhibit 12 Technical Information Report prepared by SCJ Alliance dated May 2018 Exhibit 13 Storm Drainage Plan Exhibit 14 Arborist Report prepared by American Forest Management dated December 4, 2017 Exhibit 15 Tree Retention Plan Exhibit 16 Traffic Impact Analysis prepared by Jake Traffic Engineering dated March 2, 2018 Exhibit 17 Frontage Improvement Plan Exhibit 18 Traffic Concurrency Test Memorandum, Bannwarth Exhibit 19 Advisory Notes to Applicant DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 City of Renton Department of Community & Economic Development Environmental Review Committee Report WEATHERLY INN LUA18-000011,ECF,SA-H Report of June 11, 2018 Page 4 of 10 Weatherly Inn ERC Report D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: According to the applicant’s geotechnical report, prepared by Earth Solutions NW dated August 3, 2017 (Exhibit 9), the subject property maintains a general gradient of 30 percent (30%) on the eastern portion of the site while the central and western areas contain approximately 10 percent (10%) gradients. The report identifies the eastern portion of the site containing sensitive slopes per the critical areas regulations definition of average slopes between 25 and 40 percent (25-40%). Isolated areas of the slope in the northeastern corner were identified as meeting the protected slope definition of 40 percent (40%) rise over a vertical rise of 15 feet (15’). The eastern portion of the site was also identified as meeting the criteria for a medium landslide hazard as the slopes are between 15 and 40 percent (15-40%) and underlain by glacially consolidated deposits. The applicant does not propose any improvements within the protected slope area as much of the steeper grades along the eastern portion of the site will remain undeveloped. The geotechnical report does not recommend any buffers or setbacks for the sensitive or medium landslide areas, provided the applicant follows the recommendations of the report. A total of 11 test pits were excavated on the subject property. Topsoil was found in the upper 12 - 18 inches (12-18”) of the existing grades. No fill was encountered in any test pit. Native soils consisting of silty sand were observed in test pits with layers of silt, sand, and gravel soil types observed in several areas. Ground Moraine Deposits and Alderwood gravelly sandy loam are mapped within the area. Groundwater seepage was identified a several test pit locations at approximately two feet below existing grades. The geotechnical report states development is feasible on the subject property provided geotechnical considerations associated with the development include foundation support, maintaining slope stability, slab-on-grade subgrade support, and the suitability of using on -site soils as structural fill. The structure may be constructed in conventional continuous and spread footing foundations. The report provides additional recommendations for site preparation and earthwork, temporary erosion control, stripping, excavations and slopes, imported soils, subgrade preparation, structural fill, and retaining walls. Due to the geotechnical recommendations included in the provided report, staff recommends mitigation measures (a) and (b), identified below, which would provide assurance that building and construction plans are reviewed by the geotechnical engineer prior to submitting the permit applications. As provided on the grading plan, nearly 30,000 cubic yards of soil excavation will be needed to prepare the site for the building, surface parking, and utility installation (Exhibit 10). Approximately 5,000 cubic yards of fill would be needed. Fill would be a combination of excavated soils that would meet structural fill criteria and off-site fill material. The cut and fill quantities would likely result in a minimum of 25,000 cubic yards of excavated soils that would be removed off-site in approximately DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 City of Renton Department of Community & Economic Development Environmental Review Committee Report WEATHERLY INN LUA18-000011,ECF,SA-H Report of June 11, 2018 Page 5 of 10 Weatherly Inn ERC Report 2,500 truck trips. Grading, erosion and sediment control standards of RMC 4-4-060 would mitigate dust, slope, and runoff impacts. Site preparation of the sloped site will also result in the need for retaining walls that would surround most of the developed portion of the subject property as shown on the grading plan (Exhibit 8). Retaining walls terraced approximately six feet (6’) apart are located along the southern portion of the site between the building and the property line and along the eastern portion of the developed property. A single-tier retaining wall would be constructed along the northern portion of the property. Top of wall and bottom of wall elevations indicate most of the wall heights between grade level and six feet (6’) in height. Portions of the retaining walls between the building and the southern property line would rise up to 9.5 feet (9.5’) in height. A portion of the single-tier wall near the northwestern portion of the property would have maximum heights of approximately ten feet (10’). The applicant has requested a modification from the retaining wall height limitation of eight feet (8’)and terrace width requirements with the site plan review application. Retaining wall standards set forth in RMC 4-4-040 mitigate wall impacts via landscaping screening and the use of quality materials such as brick, rock, textured or patterned concrete, or comparable product with department approval. Retaining walls along the southern perimeter would be visible within the subject property as the face of the wall would be obscured by the proposed building. The wall along the northern portion of the property would be visible from t he abutting assisted living facility and office building, but could be screened with landscaping as a setback is provided from the wall to the property line. A decision on the requested modification would be issued with the site plan decision. If approved, conditions may be included to mitigate potential impacts. A separate building permit would be required for the walls as they are over four feet (4’) in height. Mitigation Measures: a. The project shall comply with the recommendations of the geotechnical report, prepared by Earth Solutions NW dated August 3, 2017, and future addenda. b. The applicant’s geotechnical engineer shall review the project’s construction and building permit plans to verify compliance with the geotechnical report(s). The geotechnical engi neer shall submit a sealed letter stating that he/she has reviewed the construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). Nexus: City of Renton Comprehensive Plan Policies L-35 and L-37, RMC 4-3-050 Critical Areas Regulations 2. Air Impacts: It is anticipated that some temporary air quality impacts could be associated with site work and building construction required to develop this site. Project development impacts during construction may include dust as a result of grading and exhaust from construction vehicles and equipment. Dust control would be mitigated through the use of temporary erosion control measures, watering or other measures to remediate impacts as needed (Exhibit 11). Long term emissions from vehicles owned by residents, staff, and delivery companies would occur following project completion. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 City of Renton Department of Community & Economic Development Environmental Review Committee Report WEATHERLY INN LUA18-000011,ECF,SA-H Report of June 11, 2018 Page 6 of 10 Weatherly Inn ERC Report No further site specific mitigation for the identified impacts from typical vehicle and construction exhaust is required. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 3. Water Storm Water Impacts: The applicant submitted a drainage Technical Information Report (TIR) prepared by SCJ Alliance and dated May 2018 (Exhibit 12). The report analyzes existing conditions and proposed surface water collection and distribution. As the site is undeveloped, there are no current drainage flow control facilities on the site. Drainage from the site either infiltrates or sheet flows west towards Talbot Rd S, where it enters an existing 12-inch storm system running north along the eastern frontage of Talbot Rd S. The natural discharge location for the stormwater generated by the proposal would be Panther Creek. The downstream path would follow existing City infrastructure along Talbot Rd S, S 43rd St, and along the western perimeter of the Valley Medical Center. According to the report, no improvements to the existing conveyance system along this course are needed to accommodate the Weatherly Inn proposal. The City’s Flow Control Map indicates the subject property is located in Flow Control Duration Standard Area – Matching Forested Site Conditions and is within the Black River Drainage Basin. The proposal is required to provide enhanced basic water quality treatment prior to discharge. The proposal is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the (TIR). As shown in the Storm Drainage Plan (Exhibit 13), the applicant proposes a flow control system consisting of 93 modular vaults located under the surface parking lot between the building and Talbot Rd S. The vault would release stormwater off-site at the predeveloped flow rate of 50 percent (50%) of the two year peak flow up to the 50-year peak flow and matches peaks for the 2- and 10-year return periods. A modular wetland located upstream of the vault would provide water quality treatment to flows from the roadway and surface parking area. The building roof drainage will connect directly to the vault along the western portion of the building as it does not need to be treated. Stormwater generated at grade will be picked up by a series of catch basins located throughout the paved areas of the site and conveyed via a 12-inch diameter PVC pipe to the water quality wetland and vault before it is metered out th e City’s system located in Talbot Rd S. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 4. Vegetation DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 City of Renton Department of Community & Economic Development Environmental Review Committee Report WEATHERLY INN LUA18-000011,ECF,SA-H Report of June 11, 2018 Page 7 of 10 Weatherly Inn ERC Report Impacts: The subject property is undeveloped and forested. The applicant’s Arborist Report prepared by American Forest Management, Inc. dated December 4, 2017 (Exhibit 14), indicated the site contains 306 significant trees. The subject property contains primarily native species with a dominant species of willow and cottonwood with moderate amounts of big leaf maple and Douglas fir. Minor expanses of other species include red alder, bitter cherry, and cascara. On-site reconnaissance and inventory by the arborist found that 54 of the identified 306 significant trees were not viable as they were either dead, terminally diseased, or dangerous resulting in a total of 252 significant trees to consider when calculating required tree retention . As shown on the tree retention plan (Exhibit 15), the denser concentrations of viable trees are located near the street frontage and the relatively topographically flatter portions of the property. Such areas are obviously the developable portions of the site. The tree retention plan is overlaid onto the site plan, which indicates the building footprint, parking lot, and stormwater facility are proposed within these densely vegetated areas. Pursuant to RMC 4-4-130.H, tree retention standards in commercial zones requires a minimum of 10 percent (10%) of the site’s significant trees to be retained d uring and post development. Of the 252 viable significant trees, the applicant proposes to retain 43 trees, or 17 percent (17%), of the site’s significant trees. The retained trees are located on the site’s sensitive slope area along the eastern portion of the property that would remain undeveloped. Six (6) of the retained trees qualify as Landmark trees. New tree planting will occur as part of the proposal along the street frontage, as a visual buffer along the southern property line abutting the residenti al zone, within the interior parking lot landscaping, and the terraces created by the proposed retaining walls. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 5. Environmental Health a. Noise Impacts: Noise impacts would primarily result from the preparation of the building site and construction of the new structures. The construction noise would be regulated through the City’s adopted noise level regulations per Chapter 8-7 of the RMC. As the site is within 300 feet (300’) of a residential area, grading work would be limited to Monday through Friday, 7:00am to 8:00pm, with weekend work only permitted if approved by the Community and Economic Development Administrator. Haul hour restrictions, pursuant to RMC 4-4-030.C.2, of Monday through Friday between 8:30am and 3:30pm would mitigate noise and transportation impacts to the neighborhood. Other construction related activities would be limited to Monday through Friday between 7:00am and 8:00pm. Work on Saturdays is restricted to the hours between 9:00am and 8:00pm. No work is permitted on Sundays. The anticipated temporary noise impacts would be those commonly associated with multi-family development. Mitigation Measures: No further mitigation is recommended. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 City of Renton Department of Community & Economic Development Environmental Review Committee Report WEATHERLY INN LUA18-000011,ECF,SA-H Report of June 11, 2018 Page 8 of 10 Weatherly Inn ERC Report Nexus: Not applicable. 6. Aesthetics Impacts: The proposed building (Exhibits 6 and 7) is a three- and four-story structure that maintains a consistent roof height, but gains the additional story by following the finished grade contour as it slopes downward to the west. No known views would be obstructed by the proposed building. The building would contain a primary hip roof profile with several variations provided at modulations that include gables, parapet cornices, dormers, and a mansard-style treatment along a portion of the north elevation. Four brick chimneys extend from the eastern portion of the building along the west elevation. Exterior materials include brick, stone veneer, and stucco. Building articulation includes pilasters, banding, and color variation following the modulations. New landscaping would be planted to soften the impacts of retaining walls and surface parking (Exhibit 5). A courtyard would be constructed on southeastern portion of the property providing decorative paving, planters, seating, fountain, putting green, and ornamental landscaping. As the proposal is not a mixed use development, the Urban Design District D standards do not apply. The Site Plan Review decision criteria requires off-site impacts to be considered wherein aesthetics would be a component of that review. Mitigation Measures: No further mitigation is recommend. Nexus: Not applicable. 7. Transportation Impacts: The subject property abuts Talbot Rd S, which is classified as a collector arterial. The existing frontage includes pavement, marked shoulder, curb, gutter, and sidewalk. Access to the subject property would generally align with the intersection of 45th Pl S. The proposed development would generate more than 20 AM and PM peak hour trips and therefore the applicant submitted a Traffic Impact Analysis prepared by Jake Traffic Engineering, dated March 2, 2018 (Exhibit 16). Trip generation for the proposal was calculated utilizing the 10 th edition of the Institute of Transportation Engineers (ITE) Trip Generation manual using ITE Land Use Code 254 – Assisted Living. The manual indicates the proposal would generate 30 AM peak hour trips and 41 PM peak hour trips. The proposal would generate 406 total weekday trips. The Traffic Impact Analysis (TIA) indicates the existing Level of Service (LOS) for the intersections of S 43rd/S Carr Rd and Talbot Rd S operates at LOS D or better and the TIA specifies the intersection would continue to operate at this level following the completion of the project. The intersection of Talbot Rd S and S 45th Pl operates at a LOS E currently, however it would be improved to LOS D with the required frontage improvements constructed by the applicant with the project. The applicant would be required to construct street frontage improvements that meet the current collector arterial standard. As shown on the frontage improvement plan (Exhibit 17), the applicant would re-channel Talbot Rd S to provide a left turn pocket for S. 45 th Pl, five-foot (5’) wide bicycle DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 City of Renton Department of Community & Economic Development Environmental Review Committee Report WEATHERLY INN LUA18-000011,ECF,SA-H Report of June 11, 2018 Page 9 of 10 Weatherly Inn ERC Report lane, and eight-foot wide (8’) on-street parking lane. The applicant would construct new curb and gutter with an eight-foot (8’) wide planter strip with street trees and eight-foot (8’) wide sidewalk. New frontage channelization and constructed improvements would require the applicant to dedicate approximately 2.5 feet (2.5’) of frontage along the property. The applicant has proposed a 30-foot (30’) wide vehicle driveway entering the facility and a six-foot (6’) wide pedestrian connection from Talbot Rd S and the building’s entrance. The driveway provides a connection to the building entrance drop-off zone that is enhanced with decorative paving. Surface parking to accommodate 132 vehicles is located in 60-degree parking spaces near the street frontage and in typical 90-degree spaces near the entrance and along the north and east sides of the building. The applicant initially requested to modify the minimum parking requirements, but later withdrew that request and has provided the Code’s minimum number of spaces. The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070.D (Exhibit 18), which is based upon a test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, and future payment of appropriate Transportation Impact Fees. It is anticipated that increased traffic created by the development would be mitigate d by the payment of transportation impact fees and the construction of frontage improvements. Mitigation Measures: No further mitigation is recommended. Nexus: Not applicable. 8. Fire & Police Impacts: Police staff have indicated that sufficient resources exist to furnish services to the proposed development. The Renton Regional Fire Authority (RRFA) has indicated assisted living and memory care facilities have a disproportionately high level of non-emergency related calls for service compared to typical multi-family residences. The RRFA further indicated that, unless mitigated, the anticipated increase in demand for non-emergency related calls as a result of this new facility would significantly adversely impact RRFA’s ability to provide timely emergency responses to citizens within their jurisdiction. The RRFA concluded that the following mitigation measure would adequately address the impact: a minimum of one (1) skilled nursing staff member employed and present on the premises at all times in order to provide responses to non- emergency related incidents, which would allow the RRFA to continue to respond to emergency related calls for service with minimal to no impact to the authority’s adopted level of service. Mitigation Measure: A minimum of one (1) skilled nursing staff member shall be on the premises at all times in order to provide onsite services to the residents and reduce the amount of unnecessary non-emergency calls made to the Renton Regional Fire Authority. Nexus: City of Renton Comprehensive Plan Policy CF-8 and Capital Facilities Element – Levels of Service. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 City of Renton Department of Community & Economic Development Environmental Review Committee Report WEATHERLY INN ERROR! REFERENCE SOURCE NOT FOUND. LUA18-000011,ECF,SA-H Report of June 11, 2018 Page 10 of 10 SR_ERC_Weatherly_Inn_LUA18-000011_180611 E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant” (Exhibit 19).  Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on June 29, 2018. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT STAFF REPORT TO THE ENVIRONMENTAL REVIEW COMMITTEE EXHIBITS Project Name: Weatherly Inn Project Number: PR18000010 LUA18-000011, ECF, SA-H Date of Meeting June 11, 2018 Staff Contact Matt Herrera Senior Planner Project Contact/Applicant Frank Durocher, RJ Development 401 Central St SE, Olympia, WA 98501 Project Location 45XX Talbot Rd S. APNs 312305-9067 and 312305-9094 The following exhibits are included with the ERC Report: Exhibit 1: Environmental Review Committee (ERC) Report Exhibit 2: Neighborhood Detail Map Exhibit 3: Survey Exhibit 4: Site Plan Exhibit 5: Landscape Plan Exhibit 6: Facility Renderings Exhibit 7: Architectural Elevations Exhibit 8: Grading Plan Exhibit 9: Geotechnical Report prepared by Earth Solutions NW dated August 3, 2017 Exhibit 10: Water and Sewer Plan Exhibit 11: Construction Mitigation Description Exhibit 12: Technical Information Report prepared by SCJ Alliance dated May 2018 Exhibit 13: Storm Drainage Plan Exhibit 14: Arborist Report prepared by American Forest Management dated December 4, 2017 Exhibit 15: Tree Retention Plan Exhibit 16: Traffic Impact Analysis prepared by Jake Traffic Engineering dated March 2, 2018 Exhibit 17: Frontage Improvement Plan Exhibit 18: Traffic Concurrency Test Memorandum: Bannwarth Exhibit 19: Advisory Notes to Applicant DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 EXHIBIT 2 Project Site N DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 8/4/20178/4/2017EXHIBIT 3DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 FFE:167.00FFE:179.00CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCTALBOT ROAD S.LEGENDSEC. 31, T23N., R5E., W.M.JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:WEATHERLY INN ASSISTED/MEMORY CARERENTON, WAK. MELVINR. JARVISMAY, 20182386.0368730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMCALL BEFORE YOU DIGSENNIOALF EP R ON D43668IGERSERETSSTATEOFWASHIGINEERG T O NROSS D. JARVIS05/15/2018SITE PLAN2386.03 SP-01SP-01S. ORDONEZ2SCALE IN FEET03060CONSTRUCTION NOTES:LANDSCAPE ANALYSIS:● ●● ● ●●●LOT COVERAGE:PARKING ANALYSIS:EXHIBIT 4DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 TALBOT ROAD SE3'-0"SEE ENLARGEMENTSHEET LS-04SEE ENLARGEMENTSHEET LS-03SEE ENLARGEMENTSHEET LS-06SEE ENLARGEMENTSHEET LS-05PRESERVE ANDPROTECTEXISTING TREESPRESERVE ANDPROTECTEXISTING TREESJOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:RENTON SENIOR HOUSINGRENTON, WAA. VOSJ. GLANDERMARCH 05, 20182386.0388730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMJEFFREY B. GLANDE R N O . 405 EXP. 02/06/2019L A N D SCAPE ARCHITECTA VOS04/04/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES1A VOS05/15/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES2OVERVIEW PLAN_2386.03 X-LS2 (RECOVER)LS-01A. VOS1NORTH0feet60SCALE: 1" = 30'-0"3090EXHIBIT 5DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 NORTH0feet40SCALE: 1" = 20'206001-0101-0101-0101-0101-0101-0101-1201-1201-1201-1201-12TALBOT ROAD SEPS3'-0"SEE ENLARGEMENTSHEET LS-04SEE ENLARGEMENTSHEET LS-03SEE ENLARGEMENTSHEET LS-06SEE ENLARGEMENTSHEET LS-0501-1301-1301-13EXISTING TREES01-0101-1201-12JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:RENTON SENIOR HOUSINGRENTON, WAA. VOSJ. GLANDERMARCH 05, 20182386.0388730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMJEFFREY B. GLANDE R N O . 405 EXP. 02/06/2019L A N D SCAPE ARCHITECTA VOS04/04/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES1A VOS05/15/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES2SCHEMATIC LANDSCAPE PLAN_2386.03 X-LS2 (RECOVER)LS-02A. VOS2SYMBOLDESCRIPTIONQTYDETAILSOD LAWNRETAINING WALL PER CIVIL PLANSPRESERVE AND PROTECT EXISTING TREES SHOWN TO REMAIN.01-0101-1201-1301 GENERAL SCHEDULEDocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 P-02P-0201-0201-06S-08B1S-02C1S-08B1S-06FS-08B1S-08B1S-06FS-06FS-09IS-09IS-02C1S-06FS-09IS-20S-25S-13S-17S-17ROOFOUTDOORDECKS-08BS-08BS-06FS-16S-15S-07G1S-09IS-09IS-07G2S-07G1S-07G1S-07G2S-07G2S-07G1S-07G2S-07G2S-07G1S-07G1S-07G2S-07G1S-07G1S-07G2JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:RENTON SENIOR HOUSINGRENTON, WAA. VOSJ. GLANDERMARCH 05, 20182386.0388730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMJEFFREY B. GLANDE R N O . 405 EXP. 02/06/2019L A N D SCAPE ARCHITECTA VOS04/04/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES1A VOS05/15/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES2ENLARGED LANDSCAPE PLAN - MEMORY CARE COURTYARDGROUND LEVEL (1ST FLOOR OF BUILDING) - SCALE: 1"=10'-0"ENLARGED LANDSCAPE PLAN - MEMORY CARE COURTYARDUPPER TERRACE LEVEL (2ND FLOOR OF BUILDING) - SCALE: 1"=10'-0"MEMORY CARE COURTYARD_2386.03 X-LS2 (RECOVER)LS-03A. VOS3NORTH0feet20SCALE: 1" = 10'-0"1030Per WAC 388-78A-3130, the assisted living facilitymust not use poisonous or toxic plants in interiorcourtyards accessible to residents.ABSYMBOLDESCRIPTIONQTYTYPESIZEDESCRIPTIONNOTESS-02PLANTER SQUARE 30, FRP2PLANTER30.5" SQ X 27"HFRP FIBERGLASS MODEL VR-3000, COLOR MIBRONZETOURNESOL SITEWORKS (800) 542-2282S-03PLANTER SQUARE 19,COMPOSITE2PLANTER19" SQ, 19" HRODIN, LARGE SQUARE, STONE COMPOSITE,COLOR ZINCBALLARD DESIGNS (800) 536-7551S-06PLANTER RECTANGLE 30X10,COMPOSITE4PLANTER10 3/4" H X 30"W X9 3/4" DRODIN, LARGE RECTANGLE, STONECOMPOSITE, COLOR ZINCBALLARD DESIGNS (800) 536-7551S-08PLANTER URN 30, FIBERGLASS4PLANTER30"D X 21"HFRENCH ANDUZE URN WIDE, FS60292, FINISHANTIQUE WHITEORLANDISTATUARY 773.489.0303S-10PLANTER URN 24, FIBERGLASS6PLANTER24" DIA., 32"HLUCIO PLANTER 31, MODEL F8410, FINISHANTIQUE STONEORLANDISTATUARY 773.489.0303S-134` BENCH GLIDER2BENCH6` LENGTHITEM #: 3458-HD-PW, COLOR: HAMMEREDPEWTERINTERNATIONAL CARAVAN, OR APPROVEDEQUALS-1748" DIA. TABLE, 4 CHAIRS6TABLE48" DIATABLE (MODEL CV6-3105), 4 CHAIRS (MODELCV5-1010-AL), COLOR: BLACKCITYSCAPES 888-331-9464, OR APPROVEDEQUALS-20TREE GRATE 48"-SQ6IRON48 " SQ.CAST IRON, IN HALVES, CAMELIA ITEM ID: 4832IRONSMITH INC., (800) 338-4766S-256` BENCH4BENCH6` LENGTHTBDSITE FURNISHINGS SCHEDULES-0XXPot Style, per SITE FURNISHINGS SCHEDULEPlantings, per POT PLANTING SCHEDULE, SHEET LS-07SYMBOLDESCRIPTIONQTYACCENT PAVING: SCORED @ 24" O.C., BOTH WAYS, COLOR T.B.D.P-02PAVING SCHEDULESYMBOLDESCRIPTIONQTYDETAIL SYNTHETIC TURF85 SFOVERHEAD ARBOR / PERGOLA STRUCTURE01-0201-0601 GENERAL SCHEDULEENLARGED LANDSCAPE PLAN - MEMORY CARE COURTYARDUPPER TERRACE LEVEL (3RD FLOOR OF BUILDING) - SCALE: 1"=10'-0"COURTYARD GROUNDLEVEL BELOWCSYMBOLDESCRIPTIONQTYTYPESIZEDESCRIPTIONNOTESPLANTER BOX ON PORCHRAILING. OCCURS AT EACHINTERIOR COURTYARDBALCONY5PLANTER48" L X 11" W X10-1/2" HPOLYETHYLENE SELF WATERING, ITEM# 39-345BKFAIRFIELD / GARDENER`S SUPPLYCOMPANY 1-888-833-1412S-07SITE FURNISHINGS SCHEDULESYMBOLDESCRIPTIONQTYTYPESIZEDESCRIPTIONNOTESPLANTER RECTANGLE 30X10,COMPOSITE2PLANTER10 3/4" H X 30"W X9 3/4" DRODIN, LARGE RECTANGLE, STONECOMPOSITE, COLOR ZINCBALLARD DESIGNS (800) 536-7551PLANTER BOX ON PORCHRAILING. OCCURS AT EACHINTERIOR COURTYARDBALCONY5PLANTER48" L X 11" W X10-1/2" HPOLYETHYLENE SELF WATERING, ITEM# 39-345BKFAIRFIELD / GARDENER`S SUPPLYCOMPANY 1-888-833-1412PLANTER URN 30, FIBERGLASS4PLANTER30"D X 21"HFRENCH ANDUZE URN WIDE, FS60292, FINISHANTIQUE WHITEORLANDISTATUARY 773.489.0303SQUARE TABLE, 4 CHAIRS2TABLE &CHAIRS30X30TABLE (MODEL CV6-1205 WITH 4 CHAIRS.(MODEL CV5-1011-AL), COLOR: COPPER VEINSITESCAPES 888-331-9464SQUARE TABLE, 2 CHAIRS7TABLE &CHAIRS30X30TABLE (MODEL CV6-1205 WITH 2 CHAIRS.(MODEL CV5-1011-AL), COLOR: COPPER VEINSITESCAPES 888-331-9464S-06S-07S-08S-15S-16SITE FURNISHINGS SCHEDULECOURTYARD GROUNDLEVEL BELOWENLARGED LANDSCAPE PLAN - MEMORY CARE COURTYARDUPPER TERRACE LEVEL (4TH FLOOR OF BUILDING) - SCALE: 1"=10'-0"COURTYARD GROUNDLEVEL BELOWDSYMBOLDESCRIPTIONQTYTYPESIZEDESCRIPTIONNOTESS-07PLANTER BOX ON PORCHRAILING. OCCURS AT EACHINTERIOR COURTYARDBALCONY5PLANTER48" L X 11" W X10-1/2" HPOLYETHYLENE SELF WATERING, ITEM# 39-345BKFAIRFIELD / GARDENER`S SUPPLYCOMPANY 1-888-833-1412SITE FURNISHINGS SCHEDULEDocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 flower,color, birdsS-08B2S-08B1S-02B1S-08B2S-03C1S-22S-24S-10J1S-21S-17S-05E2S-04D1S-09IS-23FountainBasinP-02P-02P-02P-0201-0701-0701-0801-08S-07G1S-07G3S-07G2S-07G3S-07G1S-07G2S-07G1S-07G1S-07G2S-07G3JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:RENTON SENIOR HOUSINGRENTON, WAA. VOSJ. GLANDERMARCH 05, 20182386.0388730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMJEFFREY B. GLANDE R N O . 405 EXP. 02/06/2019L A N D SCAPE ARCHITECTA VOS04/04/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES1A VOS05/15/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES2ENL. LANDSC. PLAN - ILF COURTYARDGROUND LEVEL (2ND FLOOR OF BLDG.)SCALE: 1"=10'-0"ENL. LANDSC. PLAN - ILF COURTYARDUPPER LEVEL (3RD FLOOR OF BLDG.)SCALE: 1"=10'-0"ILF COURTYARD_2386.03 X-LS2 (RECOVER)LS-04A. VOS4NORTH0feet20SCALE: 1" = 10'-0"1030Per WAC 388-78A-3130, the assisted living facilitymust not use poisonous or toxic plants in interiorcourtyards accessible to residents.ABCOURTYARDGROUND LEVELBELOWCODEDESCRIPTIONQTYP-02ACCENT PAVING: SCORED @ 24" O.C., BOTH WAYS, COLOR T.B.D.PAVING SCHEDULEPot Style, per SITE FURNISHINGS SCHEDULEPlantings, per POT PLANTING SCHEDULE, SHEET LS-07S-0XXSYMBOLDESCRIPTIONQTYDETAILBLOCK WALL, STUCCO FINISHIRON ARCHWAY W/ DOORS01-0701-0801 GENERAL SCHEDULEENLARGED LANDSCAPE PLAN - DINING TERRACEGROUND LEVEL (3RD FLOOR OF BLDG.)SCALE: 1"=10'-0"DENL. LANDSC. PLAN - ILF COURTYARDUPPER LEVEL (4TH FLOOR OF BLDG.)SCALE: 1"=10'-0"CCOURTYARDGROUND LEVELBELOWSYMBOLDESCRIPTIONQTYTYPESIZEDESCRIPTIONNOTESS-07PLANTER BOX ON PORCHRAILING. OCCURS AT EACHINTERIOR COURTYARDBALCONY5PLANTER48" L X 11" W X10-1/2" HPOLYETHYLENE SELF WATERING,ITEM# 39-345 BKFAIRFIELD / GARDENER`S SUPPLYCOMPANY 1-888-833-1412SITE FURNISHINGS SCHEDULE (ILF COURTYARD 4TH FLOOR)SYMBOLDESCRIPTIONQTYTYPESIZEDESCRIPTIONNOTESS-07PLANTER BOX ON PORCHRAILING. OCCURS AT EACHINTERIOR COURTYARDBALCONY5PLANTER48" L X 11" W X10-1/2" HPOLYETHYLENE SELF WATERING,ITEM# 39-345 BKFAIRFIELD / GARDENER`S SUPPLYCOMPANY 1-888-833-1412SITE FURNISHINGS SCHEDULE (ILF COURTYARD 3RD FLOOR)SYMBOLDESCRIPTIONQTYTYPESIZEDESCRIPTIONNOTESS-12THEA FOSS REVERSIBLEBACK BENCHBENCH6` LENGTHMODEL TF-0100-72, SURFACEMOUNT, COLOR: BLACKTOURNESOL SITEWORKS 800-542-2282S-22BIRD BATHBIRD BATH36" ROUNDBY OWNERPROVIDE LEVEL CONCRETE PAD, PERDETAILSITE FURNISHINGS SCHEDULE (SE COURTYARD DINING TERRACE)SYMBOLDESCRIPTIONQTYTYPESIZEDESCRIPTIONNOTESS-02PLANTER SQUARE 30, FRP2PLANTER30.5" SQ X 27"HFRP FIBERGLASS MODEL VR-3000,COLOR MI BRONZETOURNESOL SITEWORKS (800)542-2282S-03PLANTER SQUARE 19,COMPOSITE2PLANTER19" SQ, 19" HRODIN, LARGE SQUARE, STONECOMPOSITE, COLOR ZINCBALLARD DESIGNS (800) 536-7551S-04PLANTER SQUARE 15,COMPOSITE2PLANTER15 1/4"H X 143/4"SQRODIN, MEDIUM SQUARE, STONECOMPOSITE, COLOR ZINCBALLARD DESIGNS (800) 536-7551S-05PLANTER RECTANGULAR36X20, COMPOSITE2PLANTER36 X 20FAIRFIELD MODEL # 5826BHOME DEPOTS-08PLANTER URN 30,FIBERGLASS3PLANTER30"D X 21"HFRENCH ANDUZE URN WIDE,FS60292, FINISH ANTIQUE WHITEORLANDISTATUARY 773.489.0303S-10PLANTER URN 24,FIBERGLASS4PLANTER24" DIA., 32"HLUCIO PLANTER 31, MODEL F8410,FINISH ANTIQUE STONEORLANDISTATUARY 773.489.0303S-11PLANTER ROUND 24, CLAY1PLANTER24"D X 20"HBLACK CLAY, MODEL BC145AWASHINGTON POTTERY COMPANY1-425-656-7277S-15SQUARE TABLE, 4 CHAIRS4TABLE &CHAIRS30X30TABLE (MODEL CV6-1205 WITH 4CHAIRS. (MODEL CV5-1011-AL),COLOR: COPPER VEINSITESCAPES 888-331-9464S-1748" DIA. TABLE, 4 CHAIRS9TABLE48" DIATABLE (MODEL CV6-3105), 4CHAIRS (MODEL CV5-1010-AL),COLOR: BLACKCITYSCAPES 888-331-9464, ORAPPROVED EQUALS-21TREE GRATE, 48" ROUND1TREE GRATE48" ROUNDMODEL 4833 CAMELIAIRONSMITH (800) 338.4766, ORAPPROVED EQUALS-22BIRD BATH2BIRD BATH36" ROUNDBY OWNERPROVIDE LEVEL CONCRETE PAD, PERDETAILS-23FOUNTAIN, 3 TIER, FLUTEDBOWL1TIEREDFOUNTAIN70"H, 47"WMODEL: VICOBELLO FT-114BARONE GARDEN, INC., RENTON WA1-425-235-2770 CONTR. TOCOORDINATE AND PROVIDE LEVELCONC. BASE, POWER,SWITCHIN/TIMER, LIGHTING, WATERAS REQUIRED.S-24WALL FOUNTAIN1WALLFOUNTAINH58" X D40" X24"AUGUSTINE MODEL LG124-FWBARONE GARDEN, INC., RENTON WA1-425-235-2770SITE FURNISHINGS SCHEDULE (ILF COURTYARD GROUND FLOOR)SHRUBSQTYCOMMON NAMEBOTANICAL NAMESIZE6SOFT TOUCH JAPANESE HOLLYILEX CRENATA `SOFT TOUCH`1 GAL4PINK CARPET ROSEROSA X `FLOWER CARPET PINK`2 GAL18SEQUOIA GOLD MINIATURE ROSEROSA X `SEQUOIA GOLD`6" POT2ROSEMARYROSMARINUS OFFICINALIS `BLUE SPIRES`1 GAL2DAPPLED WILLOWSALIX INTEGRA `HAKURA NISHIKI`1.25" CAL., #20CONT. TREEFORMANNUALS/PERENNIALSQTYCOMMON NAMEBOTANICAL NAMESIZE18HIDCOTE BLUE LAVENDERLAVANDULA ANGUSTIFOLIA `HIDCOTE BLUE`1 GAL23CREEPING JENNYLYSIMACHIA NUMMULARIA `GOLDILOCKS`4" POT8PARDON MY PURPLE BEE BALMMONARDA DIDYMA `PARDON MY PURPLE`4" POT41SEASONAL COLORSEASONAL COLOR4" POTPLANT SCHEDULE SE COURTYARD DINING TERRACEDocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 3'-0"AKbocceballcourtputtinggreenS-05E3S-04D2S-04D2S-10E3S-09E3S-10E3S-10E3S-09E3S-02C1S-08B1S-10J2S-09IS-09IS-10J2S-08B1S-23S-12S-13S-12S-12S-13S-12S-22S-13S-04D2S-04D2S-13S-19S-1901-0601-07P-01P-01P-01P-01P-01P-0101-0201-0201-0201-0901-10FountainBasinS-15S-05E3P-03P-03P-0301-0201-0201-03JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:RENTON SENIOR HOUSINGRENTON, WAA. VOSJ. GLANDERMARCH 05, 20182386.0388730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMJEFFREY B. GLANDE R N O . 405 EXP. 02/06/2019L A N D SCAPE ARCHITECTA VOS04/04/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES1A VOS05/15/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES2ENLARGED LANDSCAPE PLAN - SOUTHEAST COURTYARDGROUND LEVEL (2ND FLOOR OF BLDG.)SCALE: 1"=10'-0"SE COURTYARD PLANS_2386.03 X-LS2 (RECOVER)LS-05A. VOS5NORTH0feet20SCALE: 1" = 10'-0"1030ASYMBOLDESCRIPTIONQTYDETAILACCENT PAVING: SCORED / STAMPED AS SHOWN, COLOR T.B.D.POROUS POLYETHYLENE REINFORCED PAVINGP-01P-03PAVING SCHEDULESYMBOLDESCRIPTIONQTYTYPESIZEDESCRIPTIONNOTESPLANTER SQUARE 19, COMPOSITE2PLANTER19" SQ, 19" HRODIN, LARGE SQUARE, STONE COMPOSITE, COLOR ZINCBALLARD DESIGNS (800) 536-7551PLANTER SQUARE 15, COMPOSITE6PLANTER15 1/4"H X 14 3/4"SQRODIN, MEDIUM SQUARE, STONE COMPOSITE, COLORZINCBALLARD DESIGNS (800) 536-7551PLANTER RECTANGULAR 36X20,COMPOSITE4PLANTER36 X 20FAIRFIELD MODEL # 5826BHOME DEPOTPLANTER URN 30, FIBERGLASS2PLANTER30"D X 21"HFRENCH ANDUZE URN WIDE, FS60292, FINISH ANTIQUEWHITEORLANDISTATUARY 773.489.0303PLANTER URN 24, FIBERGLASS6PLANTER24" DIA., 32"HLUCIO PLANTER 31, MODEL F8410, FINISH ANTIQUE STONEORLANDISTATUARY 773.489.0303PLANTER ROUND 24, CLAY6PLANTER24"D X 20"HBLACK CLAY, MODEL BC145AWASHINGTON POTTERY COMPANY 1-425-656-7277THEA FOSS REVERSIBLE BACKBENCH7BENCH6` LENGTHMODEL TF-0100-72, SURFACE MOUNT, COLOR: BLACKTOURNESOL SITEWORKS 800-542-22824` BENCH GLIDER5BENCH6` LENGTHITEM #: 3458-HD-PW, COLOR: HAMMERED PEWTERINTERNATIONAL CARAVAN, OR APPROVED EQUALBARBECUE1CUSTOMPER PLAN / DETAILBIDDER DESIGNPER DETAILSQUARE TABLE, 4 CHAIRS10TABLE & CHAIRS30X30TABLE (MODEL CV6-1205 WITH 4 CHAIRS. (MODELCV5-1011-AL), COLOR: COPPER VEINSITESCAPES 888-331-94643 PANEL IRON SCREEN1IRONWORK6`X6`SKU: GAR120RRHPOTTER.COM 208-994-534024" WIDE IRON TRELLIS / PANEL,WALL-MOUNT4IRONWORK6`X24`SKU: GAR309RR, GAR258 & GAR545HPOTTER.COM 208-994-5340BIRD BATH1BIRD BATH36" ROUNDBY OWNERPROVIDE LEVEL CONCRETE PAD, PER DETAILFOUNTAIN, 3 TIER, FLUTED BOWL1TIERED FOUNTAIN70"H, 47"WMODEL: VICOBELLO FT-114BARONE GARDEN, INC., RENTON WA 1-425-235-2770CONTR. TO COORDINATE AND PROVIDE LEVEL CONC.BASE, POWER, SWITCHIN/TIMER, LIGHTING, WATER ASREQUIRED.S-03S-04S-05S-08S-10S-11S-12S-13S-14S-15S-18S-19S-22S-23SITE FURNISHINGS SCHEDULEPot Style, per SITE FURNISHINGS SCHEDULEPlantings, per POT PLANTING SCHEDULE, SHEET LS-07S-0XXSYMBOLDESCRIPTIONQTYDETAIL SYNTHETIC TURF2,100 SF PUTTING GREEN147 SFBLOCK WALL, STUCCO FINISHRAISED PEDESTAL / ART PLINTHART PIECE / STATUARY, BY OWNER01-0201-0301-0701-0901-1001 GENERAL SCHEDULEDocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 P-0201-12PSAKA2.10MATCH LINES-01AS-01AS-01AS-09P-02S-23P-02FountainBasinS-1701-11JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:RENTON SENIOR HOUSINGRENTON, WAA. VOSJ. GLANDERMARCH 05, 20182386.0388730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMJEFFREY B. GLANDE R N O . 405 EXP. 02/06/2019L A N D SCAPE ARCHITECTA VOS04/04/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES1A VOS05/15/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES2ENTRY COURTYARD & PLANT SCHEDULE_2386.03 X-LS2 (RECOVER)LS-06A. VOS6EVERGREEN TREE - NARROWWEEPING NOOTKA FALSE CYPRESS / CHAMAECYPARIS NOOTKATENSIS `PENDULA`SERBIAN SPRUCE / PICEA OMORIKANARROW DECIDUOUS TREEEUROPEAN BEECH / FAGUS SYLVATICA `DAWYCK PURPLE`PRINCETON SENTRY GINKGO / GINKGO BILOBA `PRINCETON SENTRY`CHERRY / PRUNUS AMANOGAWASMALL OPEN SHADE TREESTREET KEEPER HONEYLOCUST / GLEDITSIA TRIACANTHOS `DRAVESR` PP 21698EXISTING TREE TO REMAIN- EXISTING TREE TO REMAINEVERGREEN SCREEN TREEJAPANESE WHITE PINE / PINUS PARVIFLORA `GLAUCA`HOGAN CEDAR / THUJA PLICATA `HOGAN`MOUNTAIN HEMLOCK / TSUGA MERTENSIANASTREET TREESSTREET TREE - TBD / TBD TBDSHADE TREEGREEN MOUNTAIN SUGAR MAPLE / ACER SACCHARUM `GREEN MOUNTAIN` TMRAYWOOD ASH / FRAXINUS OXYCARPA `RAYWOOD` TMAMERICAN SWEET GUM / LIQUIDAMBAR STYRACIFLUASCARLET OAK / QUERCUS COCCINEAACCENT TREE - MED.VARIEGATED MAPLE / ACER PLATANOIDES `DRUMMONDII`TRICOLOR BEECH / FAGUS SYLVATICA `TRICOLOR`FLOWERING CHERRY / PRUNUS X YEDOENSIS `AKEBONO`ACCENT TREE - SMALLVINE MAPLE / ACER CIRCINATUMOSHIO-BENI JAPANESE MAPLE / ACER PALMATUM `OSHIO-BENI`CUMULUS SERVICEBERRY / AMELANCHIER LAEVIS `CUMULUS`PINK KOUSA DOGWOOD / CORNUS KOUSA `SATOMI`VARIEGATED KOUSA DOGWOOD / CORNUS KOUSA `WOLF EYES`ROSE SAUCER MAGNOLIA / MAGNOLIA X SOULANGIANA `ROSEA`ACCENT SHRUBCAMELLIA / CAMELLIA SASANQUA `NUCCIO`S PEARL`ANNABELLE SMOOTH HYDRANGEA / HYDRANGEA ARBORESCENS `ANNABELLE`HYBRID RHODODENDRON / RHODODENDRON X `ANAH KRUSCHKE`PURPLE SPLENDOUR RHODODENDRON / RHODODENDRON X `PURPLE SPLENDOUR`UNIQUE RHODODENDRON / RHODODENDRON X `UNIQUE``WILL ADLERMAN` RUGOSA ROSE / ROSA RUGOSA `WILL ALDERMAN`ROSE / ROSA X `KNOCKOUT` TMDAPPLED WILLOW / SALIX INTEGRA `HAKURA NISHIKI`SNOWBALL VIBURNUM / VIBURNUM PLICATUM `SNOWBALL`FORMAL EVERGREEN SHRUBGREEN BEAUTY BOXWOOD / BUXUS MICROPHYLLA JAPONICA `GREEN BEAUTY`IRISH YEW / TAXUS BACCATA `STRICTA`GOLDEN GLOBE CEDAR / THUJA OCCIDENTALIS `GOLDEN GLOBE`EMERALD GREEN ARBORVITAE / THUJA OCCIDENTALIS `SMARAGD`POTTED PLANTING-LARGE SCREENING SHRUBSTRAWBERRY TREE / ARBUTUS UNEDOPACIFIC WAX MYRTLE / MYRICA CALIFORNICACLIMBING VINEAVALANCHE EVERGREEN CLEMATIS / CLEMATIS ARMANDII `AVALANCHE`CLEMATIS / CLEMATIS X `NELLY MOSER`GRAPE / VITIS LABRUSCA `GOLDEN MUSCAT`SNOW SHOWERS JAPANESE WISTERIA / WISTERIA FLORIBUNDA `SNOW SHOWERS`LOW ACCENT PLANTINGSSHRUB, GROUNSCOVERS, GRASSES & PERENNIALSBOWLES` COMMON PERIWINKLE / VINCA MINOR `BOWLES`LOW PLANTINGS-SHRUB MIX FOR TERRACESGOLD SPOT EUONYMUS / EUONYMUS JAPONICUS `AUREO VARIEGATA`CRANESBILL / GERANIUM `PATRICIA`GOLDEN CREEPING JENNY / LYSIMACHIA NUMMULARIA `AUREA`WESTERN SWORD FERN / POLYSTICHUM MUNITUMPACIFIC RHODODENDRON / RHODODENDRON MACROPHYLLUMSNOWBALL VIBURNUM / VIBURNUM PLICATUM `SNOWBALL`COMMON PERIWINKLE / VINCA MINORNATIVE MIX FOR TERRACESSALAL / GAULTHERIA SHALLONPACIFIC RHODODENDRON / RHODODENDRON MACROPHYLLUMGRO-LOW FRAGRANT SUMAC / RHUS AROMATICA `GRO-LOW`HANCOCK CORALBERRY / SYMPHORICARPOS X CHENAULTII `HANCOCK`CONCEPT PLANT SCHEDULEPer WAC 388-78A-3130, the assisted living facility must notuse poisonous or toxic plants in interior courtyardsaccessible to residents.ENLARGED LANDSCAPE PLAN - MAIN ENTRY COURTYARDGROUND LEVEL (1ST FLOOR OF BUILDING)SCALE: 1"=10'-0"NORTH0feet20SCALE: 1" = 10'-0"1030ASYMBOLDESCRIPTIONQTYDETAILRAISED PLANTING BED PER DETAILRETAINING WALL PER CIVIL PLANS01-1101-1201 GENERAL SCHEDULESYMBOLDESCRIPTIONQTYDETAILACCENT PAVING: SCORED @ 24" O.C., BOTH WAYS, COLOR T.B.D.P-02PAVING SCHEDULESYMBOLDESCRIPTIONQTYDETAILTYPESIZEDESCRIPTIONNOTESPLANTER SQUARE 48, FRP3PLANTER48"SQ X 48"HFRP FIBERGLASS MODEL VR-4800, COLOR: MI BRONZETOURNESOL SITEWORKS (800) 542-22826` BACKED BENCH2BENCH26"X34"X72"CAST IRON END, SURFACE MOUNT, MODEL CV1-1010,COLOR: BLACKSITESCAPES 888-331-946448" DIA. TABLE, 4 CHAIRS3TABLE48" DIATABLE (MODEL CV6-3105), 4 CHAIRS (MODEL CV5-1010-AL),COLOR: BLACKCITYSCAPES 888-331-9464, OR APPROVED EQUALFOUNTAIN, 3 TIER, FLUTED BOWL1TIERED FOUNTAIN70"H, 47"WMODEL: VICOBELLO FT-114BARONE GARDEN, INC., RENTON WA 1-425-235-2770CONTR. TO COORDINATE AND PROVIDE LEVEL CONC.BASE, POWER, SWITCHIN/TIMER, LIGHTING, WATER ASREQUIRED.S-01S-09S-17S-23SITE FURNISHINGS SCHEDULEPot Style, per SITE FURNISHINGS SCHEDULEPlantings, per POT PLANTING SCHEDULE, SHEET LS-07S-0XXDocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Pot Mix APlanter: S-01Pot Mix B1Planter: S-02, S-08Pot Mix C1Planter: S-03Pot Mix D1Planter: S-04Pot Mix E1Planter: S-05Pot Mix FPlanter: S-06Pot Mix G1Planter: S-07Pot Mix H1Planter: S-08Pot Mix IPlanter: S-09Pot Mix J1Planter: S-10S-01S-02S-08S-03SEASONAL COLOR SCHEDULE1.Non-toxic plants* for interior courtyards accessible to memory care residentsCOOL TONESWARM TONESAlyssum (trailing, sun/shade)Alstroemeria (upright, sun)Arctotis - African Daisy (upright, sun)Impatiens (low, sun/shade)Petunia (trailing, sun/shade)Miniature Rose (upright, sun)Salvia splendens (upright, sun)Salvia farinacea (upright, sun)Snapdragon (upright, sun/shade)Wax begonia (low, sun/shade)Zinnia (upright, sun)*Per WAC 388-78A-3130, the assisted living facility must not usepoisonous or toxic plants in interior courtyards accessible to memorycare residents.2.Annuals for use in areas NOT accessible to memory care residentsCOOL TONESWARM TONESAlyssum (trailing, sun/shade)ImpatiensBacopa (trailing, sun/shade)CalibrachoaAngelonia (upright, sun/shade)Carex (trailing/uprught, sun/shade)Osteospermium (upright, sun/shade)Pennisetum (upright, sun/shade)Lobelia (trailing, sun/shade)Wax begoniaPetunia (trailing, sun/shade)AlstroemeriaSalvia splendensSalvia farinacea3.Perennials for use in areas NOT accessible to memory care residents.COOL TONESWARM TONESCreeping Jenny (trailing, sun/shade)Rosemary (trailing/uprught, sun)Heuchera (mounding, sun/shade)Salvia officinalis (mounding, sun)RoseVinca minor (trailing, sun/shade)Pot Mix B2Planter: S-02S-02S-04S-03Pot Mix C2Planter: S-03Pot Mix D2Planter: S-04S-10S-08S-07S-06S-05Pot Mix E2Planter: S-05S-05S-11Pot Mix J2Planter: S-10S-11Pot Mix H2Planter: S-08S-08S-04Pot Mix E3Planter: S-05S-05POT PLANTING SCHEDULES-07S-07Pot Mix G2Planter: S-07Pot Mix G3Planter: S-07JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:RENTON SENIOR HOUSINGRENTON, WAA. VOSJ. GLANDERMARCH 05, 20182386.0388730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMJEFFREY B. GLANDE R N O . 405 EXP. 02/06/2019L A N D SCAPE ARCHITECTA VOS04/04/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES1A VOS05/15/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES2POT PLANTING SCHEDULE_2386.03 X-LS2 (RECOVER)LS-07A. VOS7Pot Style, per SITE FURNISHINGS SCHEDULEPlantings, per POT PLANTING SCHEDULE, SHEET LS-07S-0XXSHRUBSQTYCOMMON NAMESIZE1DEER FERNBLECHNUM SPICANT1 GAL1BUTTERFLY BUSHBUDDLEJA DAVIDII `PEACOCK`5 GAL1ARTIFICIAL BOXWOODBUXUS (ARTIFICIAL)1 OR 2 GAL1GREEN BEAUTY BOXWOODBUXUS MICROPHYLLA JAPONICA`GREEN BEAUTY`5 GAL1CAMELLIACAMELLIA SASANQUA `NUCCIO`SPEARL`36" MIN. HT.1SETSUGEKKA CAMELLIA ESPALIERCAMELLIA SASANQUA `SETSUGEKKA`5 GAL2JAPANESE ARALIAFATSIA JAPONICA5 GAL1SKY PENCIL JAPANESE HOLLYILEX CRENATA `SKY PENCIL`18" MIN. HT., 2GAL. CONT.1SEQUOIA GOLD MINIATURE ROSEROSA X `SEQUOIA GOLD`6" POT1ZEPHRINE DROUHIN CLIMBING ROSEROSA X `ZEPHRINE DROUHIN`2 GAL. CONT.,STAKED &TIED1ROSEMARYROSMARINUS OFFICINALIS `BLUESPIRES`1 GALANNUALS/PERENNIALSQTYCOMMON NAMESIZE3BIOKOVO GERANIUMGERANIUM X CANTABRIGIENSE`BIOKOVO`4" POT6HARDY GERANIUMGERANIUM X MAGNIFICUMPLATYPETALUM4"POT7CORAL BELLSHEUCHERA X `AMETHYST MIST`1 GAL1BUTTER AND SUGAR SIBERIAN IRISIRIS SIBIRICA `BUTTER AND SUGAR`1 GAL2SILVERY SUNPROOF BLUE LILYTURFLIRIOPE MUSCARI `SILVERYSUNPROOF`6" POT6CREEPING JENNYLYSIMACHIA NUMMULARIA`GOLDILOCKS`4" POT1PARDON MY PURPLE BEE BALMMONARDA DIDYMA `PARDON MYPURPLE`4" POT1MAY NIGHT SAGESALVIA NEMOROSA `MAY NIGHT`6" POT2PURPLE SAGESALVIA OFFICINALIS `PURPUREA`6" POT36SEASONAL COLORSEASONAL COLOR4" POT1MOTHER OF THYMETHYMUS PRAECOX `PURPLE CARPET`4" POT3TRAILING PERIWINKLEVINCA MINOR `ATROPURPUREA`4" POTGRASSESQTYCOMMON NAMESIZE4EVERILLO JAPANESE SEDGECAREX OSHIMENSIS `EVERILLO`1 GAL2EVERILLO JAPANESE SEDGECAREX OSHIMENSIS `EVERILLO`6" POT1HAMELN DWARF FOUNTAIN GRASSPENNISETUM ALOPECUROIDES`HAMELN`1 GALPLANT SCHEDULE POTSDocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:RENTON SENIOR HOUSINGRENTON, WAA. VOSJ. GLANDERMARCH 05, 20182386.0388730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMJEFFREY B. GLANDE R N O . 405 EXP. 02/06/2019L A N D SCAPE ARCHITECTA VOS04/04/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES1A VOS05/15/18REVISED PER CITY COMMENTS / SITE PLAN CHANGES2DETAILS & SPECIFICATIONS_2386.03 X-LS2 (RECOVER)LS-08A. VOS8TREESQTYCOMMON NAMECAL.25VINE MAPLEACER CIRCINATUM15 GAL7VARIEGATED MAPLEACER PLATANOIDES `DRUMMONDII`2" CAL14GREEN MOUNTAIN SUGAR MAPLEACER SACCHARUM `GREEN MOUNTAIN`TM2" CAL8CUMULUS SERVICEBERRYAMELANCHIER LAEVIS `CUMULUS`15 GAL10WEEPING NOOTKA FALSE CYPRESSCHAMAECYPARIS NOOTKATENSIS`PENDULA`6` HT MIN2PINK KOUSA DOGWOODCORNUS KOUSA `SATOMI`2" CAL., B&B11WESTERN FLOWERING DOGWOODCORNUS NUTTALLII2" CAL., 12-15`HT., B&B2EUROPEAN BEECHFAGUS SYLVATICA `DAWYCK PURPLE`2" CAL9SERBIAN SPRUCEPICEA OMORIKA6` HT MIN5VANDERWOLF`S PYRAMID PINEPINUS FLEXILIS `VANDERWOLF`SPYRAMID`6` HEIGHT MIN.2CHERRYPRUNUS AMANOGAWA2" CAL7SCARLET OAKQUERCUS COCCINEA2" CALSHRUBSQTYCOMMON NAMESIZE14MARDI GRAS ABELIAABELIA X `MARDI GRAS`5 GAL20STRAWBERRY TREEARBUTUS UNEDO5 GAL1DEER FERNBLECHNUM SPICANT1 GAL1BUTTERFLY BUSHBUDDLEJA DAVIDII `PEACOCK`5 GAL1ARTIFICIAL BOXWOODBUXUS (ARTIFICIAL)1 OR 2 GAL22GREEN BEAUTY BOXWOODBUXUS MICROPHYLLA JAPONICA `GREENBEAUTY`5 GAL1CAMELLIACAMELLIA SASANQUA `NUCCIO`S PEARL`36" MIN. HT.1SETSUGEKKA CAMELLIA ESPALIERCAMELLIA SASANQUA `SETSUGEKKA`5 GAL5VARIEGATED DOGWOODCORNUS ALBA `IVORY HALO` TM2 GAL7ETERNAL FRAGRANCE DAPHNEDAPHNE X TRANSATLANTICA `BLAFRA`2 GAL22WHITE SPRING HEATHERERICA CARNEA `SPRINGWOOD WHITE`1 GAL28PURPLE-LEAF WINTER CREEPEREUONYMUS FORTUNEI `COLORATA`1 GAL2JAPANESE ARALIAFATSIA JAPONICA5 GAL2CLIMBING HYDRANGEAHYDRANGEA ANOMALA PETIOLARIS2 GAL. CONT.,STAKED &TIED6ANNABELLE SMOOTH HYDRANGEAHYDRANGEA ARBORESCENS `ANNABELLE`5 GAL1BLUE WAVE LACECAP HYDRANGEAHYDRANGEA MACROPHYLLA `BLUE WAVE`5 GAL16SKY PENCIL JAPANESE HOLLYILEX CRENATA `SKY PENCIL`18" MIN. HT., 2GAL. CONT.15SOFT TOUCH JAPANESE HOLLYILEX CRENATA `SOFT TOUCH`1 GAL16PACIFIC WAX MYRTLEMYRICA CALIFORNICA5 GAL7WESTERN SWORD FERNPOLYSTICHUM MUNITUM2 GAL2HYBRID RHODODENDRONRHODODENDRON X `ANAH KRUSCHKE`36" MIN. HT.1PURPLE SPLENDOUR RHODODENDRONRHODODENDRON X `PURPLE SPLENDOUR`36" MIN. HT.2TIGER EYES SUMACRHUS TYPHINA `TIGER EYES`5 GAL4PINK CARPET ROSEROSA X `FLOWER CARPET PINK`2 GAL19SEQUOIA GOLD MINIATURE ROSEROSA X `SEQUOIA GOLD`6" POT13ZEPHRINE DROUHIN CLIMBING ROSEROSA X `ZEPHRINE DROUHIN`2 GAL. CONT.,STAKED &TIED3ROSEMARYROSMARINUS OFFICINALIS `BLUE SPIRES`1 GAL2DAPPLED WILLOWSALIX INTEGRA `HAKURA NISHIKI`1.25" CAL., #20CONT. TREEFORM15IRISH YEWTAXUS BACCATA `STRICTA`5 GAL1DWARF GLOBE ARBORVITAETHUJA OCCIDENTALIS `DWARF GLOBE`5 GAL8GOLDEN GLOBE CEDARTHUJA OCCIDENTALIS `GOLDEN GLOBE`5 GAL1EMERALD GREEN ARBORVITAETHUJA OCCIDENTALIS `SMARAGD`5 GAL2SNOWBALL VIBURNUMVIBURNUM PLICATUM `SNOWBALL`5 GAL2SPRING BOUQUET VIBURNUMVIBURNUM TINUS `SPRING BOUQUET`5 GALANNUALS/PERENNIALSQTYCOMMON NAMESIZE38TINY MONSTER GERANIUMGERANIUM SANGUINEUM `TINY MONSTER`1 GAL3BIOKOVO GERANIUMGERANIUM X CANTABRIGIENSE `BIOKOVO`4" POT6HARDY GERANIUMGERANIUM X MAGNIFICUM PLATYPETALUM4"POT7CORAL BELLSHEUCHERA X `AMETHYST MIST`1 GAL11HOSTA `AUTUMN FROST`HOSTA X `AUTUMN FROST`1 GAL24BUTTER AND SUGAR SIBERIAN IRISIRIS SIBIRICA `BUTTER AND SUGAR`1 GAL21CAESAR`S BROTHER SIBERIAN IRISIRIS SIBIRICA `CAESAR`S BROTHER`1 GAL18HIDCOTE BLUE LAVENDERLAVANDULA ANGUSTIFOLIA `HIDCOTEBLUE`1 GAL2SILVERY SUNPROOF BLUE LILYTURFLIRIOPE MUSCARI `SILVERY SUNPROOF`6" POT29CREEPING JENNYLYSIMACHIA NUMMULARIA `GOLDILOCKS`4" POT9PARDON MY PURPLE BEE BALMMONARDA DIDYMA `PARDON MY PURPLE`4" POT1MAY NIGHT SAGESALVIA NEMOROSA `MAY NIGHT`6" POT2PURPLE SAGESALVIA OFFICINALIS `PURPUREA`6" POT77SEASONAL COLORSEASONAL COLOR4" POT8AUTUMN JOY SEDUMSEDUM X `AUTUMN JOY`1 GAL1MOTHER OF THYMETHYMUS PRAECOX `PURPLE CARPET`4" POT3TRAILING PERIWINKLEVINCA MINOR `ATROPURPUREA`4" POTGRASSESQTYCOMMON NAMESIZE5FEATHER REED GRASSCALAMAGROSTIS X ACUTIFLORA `KARLFOERSTER`2 GAL4EVERILLO JAPANESE SEDGECAREX OSHIMENSIS `EVERILLO`1 GAL2EVERILLO JAPANESE SEDGECAREX OSHIMENSIS `EVERILLO`6" POT17JAPANESE FOREST GRASSHAKONECHLOA MACRA `AUREOLA`1 GAL26BLUE OAT GRASSHELICTOTRICHON SEMPERVIRENS1 GAL20HAMELN DWARF FOUNTAIN GRASSPENNISETUM ALOPECUROIDES `HAMELN`1 GALVINE/ESPALIERQTYCOMMON NAMESIZE11CLEMATISCLEMATIS X `NELLY MOSER`2 GALSHRUB AREASQTYCOMMON NAMECONT89UNDERSTORY MIX1 GALGROUND COVERSQTYCOMMON NAMESIZE11GOLDEN CREEPING JENNYLYSIMACHIA NUMMULARIA `AUREA`1 GAL54COMMON PERIWINKLEVINCA MINOR1 GALAKPSPLANT SCHEDULEEVERGREEN TREE - NARROW- WEEPING NOOTKA FALSE CYPRESS- SERBIAN SPRUCE376` HT MINNARROW DECIDUOUS TREE- EUROPEAN BEECH- PRINCETON SENTRY GINKGO- CHERRY122" CALSMALL OPEN SHADE TREE- STREET KEEPER HONEYLOCUST72" CALEXISTING TREE TO REMAIN158--EVERGREEN SCREEN TREE- JAPANESE WHITE PINE- HOGAN CEDAR- MOUNTAIN HEMLOCK476` HEIGHTMIN.STREET TREES- STREET TREE - TBD52" CAL., B&B /CONT.SHADE TREE- GREEN MOUNTAIN SUGAR MAPLE- RAYWOOD ASH- AMERICAN SWEET GUM- SCARLET OAK12" CAL., B&B /CONT.ACCENT TREE - MED.- VARIEGATED MAPLE- TRICOLOR BEECH- FLOWERING CHERRY72" CAL., B&B /CONT.ACCENT TREE - SMALL- VINE MAPLE- OSHIO-BENI JAPANESE MAPLE- CUMULUS SERVICEBERRY- PINK KOUSA DOGWOOD- VARIEGATED KOUSA DOGWOOD- ROSE SAUCER MAGNOLIA112" CAL., B&B /CONT.ACCENT SHRUB- CAMELLIA- ANNABELLE SMOOTH HYDRANGEA- RHODODENDRON- `WILL ADLERMAN` RUGOSA ROSE- DAPPLED WILLOW- SNOWBALL VIBURNUM95 GAL / 36"MIN. HT.FORMAL EVERGREEN SHRUB- GREEN BEAUTY BOXWOOD- IRISH YEW- GOLDEN GLOBE CEDAR- EMERALD GREEN ARBORVITAE65 GALLARGE SCREENING SHRUB- STRAWBERRY TREE- PACIFIC WAX MYRTLE15 GALLOW ACCENT PLANTINGS4,484SFSHRUB, GROUNSCOVERS, GRASSES& PERENNIALSBOWLES` COMMON PERIWINKLE1 GALLOW PLANTINGS8,108SFSHRUB MIX FOR TERRACES3,592SFGOLD SPOT EUONYMUS415 100% 1 gal36" ocCRANESBILL598 100% 1 gal30" ocGOLDEN CREEPING JENNY598 100% 1 gal30" ocWESTERN SWORD FERN305 100% 1 gal42" ocPACIFIC RHODODENDRON150 100% 2 gal60" ocSNOWBALL VIBURNUM150 100% 2 gal60" ocCOMMON PERIWINKLE598 100% 1 gal30" ocNATIVE MIX FOR TERRACES5,923SF1 GAL- SALAL- PACIFIC RHODODENDRON- GRO-LOW FRAGRANT SUMAC- HANCOCK CORALBERRYCONCEPT PLANT SCHEDULEDocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 EXHIBIT 6 RECEIVED 04/05/2018 MHerrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 RECEIVED 04/05/2018 MHerrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 RECEIVED 04/05/2018 MHerrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 RECEIVED 04/05/2018 MHerrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 RECEIVED 04/05/2018 MHerrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 RECEIVED 04/05/2018 MHerrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 1ST FLOOR 0' -0" 2ND FLOOR 12' -1 7/8" 3RD FLOOR 24' -3 3/4" 4TH FLOOR 36' -5 5/8" ROOF 45' -6 3/4" GRADE PLAN (AVG GRADE) 8' -6" MAX HEIGHT 53' -6" MAX HEIGHT 4/12 ROOF 59' -6" BM1547 (DRAGONS BREATHE)SW7013 (IVORY LACE)SW7013 (IVORY LACE)SW7013 (IVORY LACE)BM1547 (DRAGONS BREATHE)SW7013 (IVORY LACE)MARVIN BRONZE TIMBERLINE WEATHERED WOOD ELDORADO STONE WHITE BRICK BM1536 (NORTHERN CLIFFS) BM1547 (DRAGONS BREATHE) SW1553 (EQUESTRIAN GRAY)ELDORADO STONE WHITE BRICK SW1553 (EQUESTRIAN GRAY) BM1536 (NORTHERN CLIFFS)MARVIN BRONZE BM1536 (NORTHERN CLIFFS) BM1536 (NORTHERN CLIFFS) SW1553 (EQUESTRIAN GRAY) 1ST FLOOR 0' -0" 2ND FLOOR 12' -1 7/8" 3RD FLOOR 24' -3 3/4" 4TH FLOOR 36' -5 5/8" ROOF 45' -6 3/4" GRADE PLAN (AVG GRADE) 8' -6" MAX HEIGHT 53' -6" MAX HEIGHT 4/12 ROOF 59' -6" SW1553 (EQUESTRIAN GRAY)TIMBERLINE WEATHERED WOOD MORTAR WASHED STONE VENEER Standing Metal Seam Roof SW1553 (EQUESTRIAN GRAY) MARVIN BRONZE SW1553 (EQUESTRIAN GRAY)SW7013 (IVORY LACE)MARVIN BRONZE SW1553 (EQUESTRIAN GRAY)BM1536 (NORTHERN CLIFFS) BM1536 (NORTHERN CLIFFS) BM1547 (DRAGONS BREATHE) SW1553 (EQUESTRIAN GRAY) SW1553 (EQUESTRIAN GRAY) ELDORADO STONE WHITE BRICK Drawn by FOR COORDINATION AND INFORMATION ONLY NOT FOR CONSTRUCTION Scale 1/8" = 1'-0" A3.0EXTERIOR ELEVATIONS JS RENTON, WA PRELIMINARY 03/22/18 WEATHERLY INN RENTON Scale:1/8" = 1'-0"1 TALBOT ROAD (WEST) ELEVATION Scale:1/8" = 1'-0"2 NORTH ELEVATION - AREA 2 EXHIBIT 7 RECEIVED 04/05/2018 MHerrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 1ST FLOOR 0' -0" 2ND FLOOR 12' -1 7/8" 3RD FLOOR 24' -3 3/4" 4TH FLOOR 36' -5 5/8" ROOF 45' -6 3/4" GRADE PLAN (AVG GRADE) 8' -6" MAX HEIGHT 53' -6" MAX HEIGHT 4/12 ROOF 59' -6" 2ND FLOOR 12' -1 7/8" 3RD FLOOR 24' -3 3/4" 4TH FLOOR 36' -5 5/8" ROOF 45' -6 3/4" MAX HEIGHT 53' -6" MAX HEIGHT 4/12 ROOF 59' -6" Drawn by FOR COORDINATION AND INFORMATION ONLY NOT FOR CONSTRUCTION Scale 1/8" = 1'-0" A3.1EXTERIOR ELEVATIONS JS RENTON, WA PRELIMINARY 03/22/18 WEATHERLY INN RENTON Scale:1/8" = 1'-0"1 SOUTH ELEVATION - AREA 1 Scale:1/8" = 1'-0"3 NORTH ELEVATION - AREA 1 RECEIVED 04/05/2018 MHerrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 2ND FLOOR 12' -1 7/8" 3RD FLOOR 24' -3 3/4" 4TH FLOOR 36' -5 5/8" ROOF 45' -6 3/4" MAX HEIGHT 53' -6" MAX HEIGHT 4/12 ROOF 59' -6"SW7013 (IVORY LACE)ELDORADO STONE WHITE BRICK SW7013 (IVORY LACE) TIMBERLINE WEATHERED WOOD SW1553 (EQUESTRIAN GRAY) MARVIN BRONZE ELDORADO STONE WHITE BRICK 2ND FLOOR 12' -1 7/8" 3RD FLOOR 24' -3 3/4" 4TH FLOOR 36' -5 5/8" ROOF 45' -6 3/4" MAX HEIGHT 53' -6" MAX HEIGHT 4/12 ROOF 59' -6"8' - 1"4' - 0 3/4"TIMBERLINE WEATHERED WOOD SW7013 (IVORY LACE) ELDORADO STONE WHITE BRICK Drawn by FOR COORDINATION AND INFORMATION ONLY NOT FOR CONSTRUCTION Scale 1/8" = 1'-0" A3.2EXTERIOR ELEVATIONS JS RENTON, WA PRELIMINARY 03/22/18 WEATHERLY INN RENTON Scale:1/8" = 1'-0"1 EAST ELEVATION Scale:1/8" = 1'-0"2 SOUTH ELEVATION - AREA 2 RECEIVED 04/05/2018 MHerrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 FFE:167.00FFE:179.00TALBOT ROAD S.NOTES:LEGENDSEC. 31, T23N., R5E., W.M.JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:WEATHERLY INN ASSISTED/MEMORY CARERENTON, WAK. MELVINR. JARVISMAY, 20182386.0368730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMCALL BEFORE YOU DIGSENNIOALF EP R ON D43668IGERSERETSSTATEOFWASHIGINEERG T O NROSS D. JARVIS05/15/2018GRADING PLAN2386.03 CG-01CG-01DRAWN BY3SCALE IN FEET03060QUANTITIESAREA SUMMARY:EXHIBIT 8DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 EarthSolutionsNWLLC EarthSolutions NW LLC Geotechnical Engineering Geology Environmental Scientists Construction Monitoring 1805 -136th Place N.E.,Suite 201 Bellevue,WA 98005 (425)449-4704 Fax (425)449-4711 www.earthsolutionsnw.com GEOTECHNICAL ENGINEERING STUDY PROPOSED COMMERCIAL DEVELOPMENT TALBOT ROAD SOUTH AND SOUTH 45th PLACE RENTON,WASHINGTON ES-0895.03 V", K ,4*?- * ■ T'-P ■j-■■■= ¥ m 3=Ss ss a■ '-5r' sft :+'-- 5£it ,_■* T « r Hnr. / "=■--- gu rC .- +'' Lr ’a4^■■ ■■-A.-/-*r ' -r_^>--f1 ■’■■*;*-^s-rrasa - ~-*■■,' £■*»■ ' _- > Full document available in Laserfiche Submittals Folder EXHIBIT 9 DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 FFE:167.00FFE:179.00TALBOT ROAD S.LEGENDSEC. 31, T23N., R5E., W.M.JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:WEATHERLY INN ASSISTED/MEMORY CARERENTON, WAK. MELVINR. JARVISMAY, 20182386.0368730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMCALL BEFORE YOU DIGSENNIOALF EP R ON D43668IGERSERETSSTATEOFWASHIGINEERG T O NROSS D. JARVIS05/15/2018WATER AND SEWER PLAN2386.03 UT-01UT-01DRAWN BY5SCALE IN FEET03060NOTE:EXHIBIT 10DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 RJ Development 401 Central St SE – Olympia, WA 98501 (360) 528-3343 – www.rjdevelopment.com Construction Mitigation Description for Weatherly Inn Renton 4500 Talbot Rd S, Renton We are proposing to develop an Assisted Living and Memory Care Community located at 4500 Talbot Rd, Renton WA. The site is on two separate undeveloped parcels and the APN’s for the parcels are 3123059067 and 3123059094. The total lot area between both parcels is 4.62 acres (201,316 S.F.). Both parcels are currently zoned as Commercial Office (CO). The project’s Fair Market Value is estimated at $39.9M. Planned construction is expected to start in the summer of 2018, ending in the fall of 2019. Construction should be limited to the hours of 7am – 8pm, Monday through Friday, in accordance with City of Renton guidelines. Construction transportation is expected to follow highways and major arterials to and from the project site. We will be utilizing on-site dumpsters for local small refuse. When full, the refuse will be transported to the nearest facility. Appropriate signage and flagging will be utilized when/if necessary, and a fence is expected to be erected around the project site for security. All OSHA and state guidelines will be followed with regards to dust, traffic and transportation impacts, erosion, mud, and noise that is typical with construction projects. If dust becomes an issue at any time during the project, we will utilize water to minimize the impact. Prior to any right-of-way work and before building permit is issued, we will submit for approval a traffic mitigation plan that adheres to all guidelines as outlined in the State of Washington Manual on Uniform Traffic Control Devices (MUTCD) for Streets and Highways. Frank Durocher Project Manager RJ Development 401 Central St SE ▪ Olympia, WA 98501 Office ▪ (360) 528-3343 frank@RJDevelopment.com “Seniors Housing Delivered” ™ EXHIBIT 11 DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Technical Information Report (TIR) Renton Senior Housing RJ Development Preliminary May 2018 Full document available in Laserfiche Submittals Folder EXHIBIT 12 DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 TALBOT ROAD S.LEGENDSEC. 31, T23N., R5E., W.M.JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:WEATHERLY INN ASSISTED/MEMORY CARERENTON, WAK. MELVINR. JARVISMAY, 20182386.0368730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMCALL BEFORE YOU DIGSENNIOALF EP R ON D43668IGERSERETSSTATEOFWASHIGINEERG T O NROSS D. JARVIS05/15/2018STORM DRAINAGE PLAN2386.03 SD-01SD-01DRAWN BY4SCALE IN FEET03060FFE:164.0FFE:176.0EXHIBIT 13DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 11415 NE 128th St., Suite 110, Kirkland, WA 98034 | Phone: 425.820.3420 | Fax: 425.820.3437 americanforestmanagement.com Senior Housing Project - Talbot Rd S Parcel #3123059067 & 3123059094 Renton, WA Arborist Report December 4th, 2017 Full document available in Laserfiche Submittals Folder EXHIBIT 14 DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 FFE:167.00FFE:179.00TALBOT ROAD S.NOTES:LEGENDSEC. 31, T23N., R5E., W.M.JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:RENTON SENIOR HOUSINGRENTON, WAK. MELVINR. JARVISDECEMBER, 20172386.0368730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMCALL BEFORE YOU DIGSENNIOALF EP R ON D43668IGERSERETSSTATEOFWASHIGINEERG T O NROSS D. JARVIS--/--/2017GRADING PLAN2386.03 CG-01CG-01DRAWN BY3SCALE IN FEET03060QUANTITIESTREE RETENTION PLANTREE RETENTION PLANEXHIBIT 15DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Full document available in Laserfiche Submittals Folder EXHIBIT 16 RECEIVED 03/08/2018 mherrera PLANNING DIVISION DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 TALBOT ROAD S.TALBOT ROAD S.LEGENDSEC. 31, T23N., R5E., W.M.JOB NO:DRAWING FILE NO:DATE:DESIGNER:BYDATEREVISIONSDRAWN BY:SHEET TITLE:OFDRAWING NO:SHEET NO:PROJECT NAME:SEAL:APPROVED BY:WEATHERLY INN ASSISTED/MEMORY CARERENTON, WAK. MELVINR. JARVISMAY, 20182386.0368730 TALLON LANE NE, SUITE 200, LACEY, WA 98516P: 360-352-1465 F: 360-352-1509SCJALLIANCE.COMCALL BEFORE YOU DIGSENNIOALF EP R ON D43668IGERSERETSSTATEOFWASHIGINEERG T O NROSS D. JARVIS05/15/2018FRONTAGE IMPROVEMENT PLAN2386.03 FR-01FR-01DRAWN BY6SCALE IN FEET02040SEE SP-01 FOR CONTINUATIONEXHIBIT 17DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT M E M O R A N D U M DATE:March 12, 2018 TO:Matt Herrera, Senior Planner FROM:Brianne Bannwarth, Development Engineering Manager SUBJECT:Traffic Concurrency Test – Weatherly Inn; LUA18-000011, ECF, SA-H The applicant is requesting Hearing Examiner Site Plan Review and Environmental (SEPA) Review for a proposed assisted living and memory care facility located at the 4500 block of Talbot Rd. S. The subject property is comprised of two (2) vacant lots (APNs 312305-9094 and 312305-9067) totaling 4.62 acres. The proposed four (4) story building would provide 116 assisted living units (with a total of 126 beds) and 19 memory care units (with a total of 30 beds). Surface parking would be provided to accommodate 88 vehicles. The subject property is located in the Commercial Office (CO) zoning classification and Commercial Mixed Use (CMU) land use designation. The far eastern portion of the property is zoned Residential-1 (R-1) and will remain undeveloped. Access to the site would be provided via driveway from Talbot Rd S at the intersection of S 45th Pl. New public improvements include an 8-foot wide sidewalk, 8-foot wide planter strip, curb, and gutter along the property's frontage on Talbot Rd S. The applicant has submitted geotechnical, drainage, traffic impact, and arborist reports with the master application. The proposed development would generate approximately 406 net new average weekday daily trips. During the weekday AM peak hour, the project would generate approximately 30 net new trips (19 inbound and 11 outbound). During the weekday PM peak hour, the project would generate approximately 41 net new trips (16 inbound and 25 outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-6-070.D as follows: EXHIBIT 18 DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Transportation Concurrency Test – Weatherly Inn Page 2 of 3 June 4, 2018 Traffic Concurrency Test Criteria Pass Implementation of citywide Transportation Plan Yes Within allowed growth levels Yes Project subject to transportation mitigation or impact fees Yes Site specific street improvements to be completed by project Yes Traffic Concurrency Test Passes Evaluation of Test Criteria Implementation of citywide Transportation Plan: The City’s investment in completion of the forecast traffic improvements is 130% of the scheduled expenditure through 2017. Within allowed growth levels: As shown on the attached citywide traffic concurrency summary, the calculated citywide trip capacity for concurrency with the city adopted model for 2017 is 2,110 trips, which provides sufficient capacity to accommodate a decrease of 32 trips from this project. A resulting 2,069 trips are remaining. Project subject to transportation mitigation or impact fees: The project will be subject to transportation impact fees at time of building permit for the project. Site specific street improvements to be completed by project: The project will be required to complete all internal and frontage street improvements for the building prior to occupancy. Any additional off-site improvements identified through SEPA or land use approval will also be completed prior to final occupancy. Background Information on Traffic Concurrency Test for Renton The City of Renton Traffic Concurrency requirements for proposed development projects are covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement is covered in RMC 4-6-070.D, which is listed for reference: D. CONCURRENCY REVIEW PROCESS: 1. Test Required: A concurrency test shall be conducted by the Department for each nonexempt development activity. The concurrency test shall determine consistency with the adopted Citywide Level of Service Index and Concurrency Management System established in the Transportation Element of the Renton Comprehensive Plan, according to rules and procedures established by the Department. The Department shall issue an initial concurrency test result describing the outcome of the concurrency test. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Transportation Concurrency Test – Weatherly Inn Page 3 of 3 June 4, 2018 2. Written Finding Required: Prior to approval of any nonexempt development activity permit application, a written finding of concurrency shall be made by the City as part of the development permit approval. The finding of concurrency shall be made by the decision maker with the authority to approve the accompanying development permits required for a development activity. A written finding of concurrency shall apply only to the specific land uses, densities, intensities, and development project described in the application and development permit. 3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project fails the concurrency test, the project application shall be denied by the decision maker with the authority to approve the accompanying development activity permit application. The Concurrency Management System established in the Transportation Element on page XI-65 of the Comprehensive Plan states the following: Based upon the test of the citywide Transportation Plan, consideration of growth levels included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation Fee, and an application of site specific mitigation, development will have met City of Renton concurrency requirements. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Page 1 of 3 LUA18-000011 ADVISORY NOTES TO APPLICANT The following notes are supplemental information provided in conjunction with the administra tive 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: Name, 425-430-6593, mherrera@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: Ann Fowler, 425-430-7382, afowler@rentonwa.gov) 1. See Attached Development Engineering Memo March 14, 2018 Fire Authority: (Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov) 1. Fire impact fees are applicable at the rate of $3.92 per square foot of space. This fee is paid at time of building permit issuance. 2. The preliminary fire flow is 4,000 gpm. A minimum of four fire hydrants are required. One within 150- feet and three within 300-feet of the building. Maximum hydrant spacing of 300-feet on center shall also EXHIBIT 19 DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 ADVISORY NOTES TO APPLICANT Page 2 of 3 LUA18-000011 be met. One hydrant is required within 50-feet of the fire department connection. A looped water main is required to be installed around the proposed buildings. 3. Approved fire sprinkler and fire alarm systems are required throughout the building. Dry standpipes are required in all stairways. Kitchen hood fire suppression systems required. Separate plans and permits required by the fire department. Direct outside access is required to the fire sprinkler riser room. Fully addressable and full detection is required for the fire alarm system. 4. Fire department apparatus access roadways are required within 150-feet of all points on the building. Fire lane signage required for the on site roadway. Required turning radius are 25 -feet inside and 45-feet outside. Roadways shall be a minimum of 20-feet wide. Roadways shall support a minimum of a 30-ton vehicle and 75-psi point loading. 5. All buildings equipped with an elevator in the City of Renton are required to have at least one elevator meet the size requirements for a bariatric size stretcher. Car size shall accommodate a minimum of a 40 - inch by 84-inch stretcher. 6. The building shall comply with the City of Renton Emergency Radio Coverage ordinance. Testing shall verify both incoming and outgoing minimum emergency radio signal coverage. If inadequate, the building shall be enhanced with amplification equipment in order to meet minimum coverage. Separate plans and permits are required for any proposed amplification systems. 7. Standy power is required as follows per city ordinance. Standy power shall be provided to power all heating and refrigeration, communication and alarm systems, ventilation systems, emergency lighting, patient care related circuits and at least one elevator. Technical Services: (Contact: Amanda Askren, 425-430-7369, aaskren@rentonwa.gov) 1. Encroachments along the south property line will need to be addressed with all property owners. 2. Road improvements, utilities and landscaping are shown on an existing easement. The applicant does not have the ownership of this land and therefore will need additional supporting documents with the adjacent property for construction, long term maintenance and other considerations. 3. Utilities per the provided civil plans show proposed utilities on the adjacent property and therefore will need additional supporting documents with the adjacent property for construction, long term maintenance and other considerations. 4. Electrical easement running through the property and also under proposed buildings. The easement will need to be vacated prior to final recording or as requested by Project Manager. 5. Lot Combination is required based on the proposed site plan. Community Services: (Contact: Leslie Betlach, 425-430-6619, lbetlach@rentonwa.gov) 1. Parks Impact fee per Ordinance 5670 applies. Police: (Contact: Cyndie Parks, 425-430-7521, cparks@rentonwa.gov) 1. Estimated CFS Annually: 68 2. CONSTRUCTION PHASE Theft from construction sites is one of the most commonly reported crimes in the City. To protect materials and equipment it is recommended that all materials and tools be locked up when not in use. The site will need security lighting, and any construction trailer or storage area should be completely fenced in with portable chain-link fencing. The fence will provide both a physical and psychological barrier to any prospective criminal and will demonstrate that the area is private property. Construction trailers should be kept locked when not in use, and should be fitted with heavy-duty deadbolts with a minimum 1-1/2” throw when bolted. Glass windows in construction trailers should be shatter-resistant. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 ADVISORY NOTES TO APPLICANT Page 3 of 3 LUA18-000011 Toolboxes and storage containers should be secured with heavy-duty padlocks and kept locked when not in use. “No Trespassing” signs should be posted on the property during the construction phase. These signs will aid police in making contacts with unwanted individuals on the property if they are observed vandalizing or stealing building materials. 3. COMPLETED COMPLEX Each residential unit should have solid core doors, preferably metal or solid wood, with peepholes. The doors should have heavy-duty deadbolt locks with a minimum 1-½” throw and installed with 3” wood screws. Any external storage areas should also have solid wood or metal doors, with deadbolts and latch guards installed. Sliding windows and glass patio doors should have secondary locks installed to restrict movement. These secondary locks need to be placed into the top or bottom of the window frames to restrict movement. Simply placing a sturdy, fitted dowel in the window tracks may be adequate. Security lighting should be installed along sidewalks, foyers and pathways. Each assisted living and memory care unit should have individual designators clearly posted with numbers or letters at least 6” in height and of a color contrasting with the building. This will assist emergency personnel in locating the correct location for response. Latch guards should be installed on any and all doors leading from the outside in. Where egress might be an issue, bar-releases can be installed to meet Fire Code requirements. This would include any storage or maintenance rooms, etc. Pedestrian doors leading to the outside should require a code to enter and exit for security purposes in regards to your customer base. Any separate resident storage units should have latch guards and deadbolts installed. Dump ster locations should be secured within their own housing and well lit. If possible, creating a dumpster location that can be secured for facility use, but accessible for waste management is recommended. It is recommended that the commercial areas be monitored with recorded security alarm systems installed. It’s not uncommon for businesses to experience theft and/or vandalism during the hours of darkness. An auxiliary security service could be used to patrol the property during those times. It is important to direct all foot traffic towards the main entrance of the buildings. Any alternative employee entrances should have controlled access doors to prevent trespassing. Landscaping should be installed with the objective of allowing visibility: not t oo dense or too high. Too much landscaping will make residents and employees feel isolated, and will provide criminals with concealment to commit crimes such as burglary and vandalism. Based upon the needs of this facility’s residents there will be staff ing onsite 24/7. Parking lot for both visitors and especially employees will need to be well lit to deter prowling activity. 4. Miscellaneous I recommend the developer have a Crime Prevention Representative conduct a security survey for this facility once it is near completion. 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: 719E26A9-3796-4BB3-9901-13DB3009FDA0 DEPARTMENT OF COMMUNITY & ECONOMIC DEVELOPMENT M E M O R A N D U M DATE: March 14, 2018 TO: Mathew Herrera, Planner FROM: Ann Fowler, Civil Plan Reviewer SUBJECT: Utility and Transportation Comments for Weatherly Inn 4500 Talbot Rd S LUA 18-000011 I have reviewed the application for the Weatherly Inn at 4500 Talbot Rd S (APN(‘s) 3123059067, 3123059094) and have the following comments: EXISTING CONDITIONS The site is approximately 4.75 acres in size and is rectangular in shape. The exisitng site is heavily forested. There previously existed a single family home which has been demolished. The access road to the demolished home still remains. Water  Water service is provided by City of Renton. The site is in the Talbot Hill service area in the 350 hydraulic pressure zone.  There is an existing 12-inch City water main (350 hydraulic-zone) located in Talbot Road South (see Water plan no. W-0697) that can deliver a maximum total flow capacity of 4,200 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 an existing 10-inch City water main located in Morris Avenue South within the adjacent property to the south of the proposed project, which is stubbed to the edge of the property line, (see Water plan no. W-2253) that can deliver a maximum total flow capacity of 1,900 gallons per minute (gpm).  The approximate static water pressure is 80 psi at the elevation of 156 feet. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by the City of Renton. There is an existing 8-inch wastewater main located in Talbot Road South (see City plan no. S-0457). Storm The existing property does not contain stormwater facilities. There are stormwater mains located in Talbot Road South. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Weatherly Inn – LUA18-000011 Page 2 of 7 Streets Talbot Road South is a Collector Arterial Street with an existing right of way (ROW) width of 89 as measured using the King County Assessor’s Map. There is currently a 5- ft sidewalk fronting the project site. CODE REQUIREMENTS WATER 1. The proposed water main improvements are required to be shown on the composite utility civil plan submitted with the Land Use Application. Renton Fire Authority has determined that the preliminary fire flow demand for the proposed development is 4,000 gpm. The proposed development requires the installation of a minimum 10-inch looped water main extension around the proposed buildings, connecting to the existing 12-inch water main located in Talbot Road South. The following water system improvements are required: 2. The following water main improvements are required to provide water service for domestic use and fire protection for the development per City Code and Development standards (RMC 4-6-010B) including, but not limited to: a. Installation of fire hydrants as required by Renton Fire Prevention. The number and location of the hydrants shall be determined based on the City’s review of the final building and site plans. b. Installation of a fire sprinkler stub with a detector double check valve assembly (DDCVA) for backflow prevention to the building. The DDVCA shall be installed in an outside underground vault per City standard plan no. 360.1 (or 360.2 depending on the size of the system). The DDVCA may be installed inside the building if it meets the conditions as shown on the City’s standard plan 360.5 for the installation of a DDCVA inside a building. c. Installation of a domestic water meter for each building. The sizing of the meter(s) shall be in accordance with the most recent edition of the Uniform Plumbing Code. Domestic water meter with size 3-inch or larger shall be installed in an exterior vault per standard plan no. 320.4. The meter vault shall be located within public right-of-way or within an easement on private property. d. Installation of a with a backflow prevention assembly on private property behind the domestic water meter. A reduced-pressure principle backflow prevention assembly (RPBA) is required for water meters for retail, commercial, industrial water use. The RPBA shall be installed inside an above-ground heated enclosure per City standard plan no. 350.2. The RPBA may be located inside the building if a drainage outlet for the relief valve is provided and the location is pre-approved by the City Plan Reviewer and City Water Utility Department. 3. A separate meter is required for landscape irrigation per COR Standard Plan 320.1. A double check valve assembly (DCVA) is required behind the meter per COR Standard Plan 340.8. 4. Civil plans for the water main improvements will be required and must be prepared by a professional engineer registered in the State of Washington. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. Adequate horizontal and vertical separations between the new water main and other utilities (storm sewer pipes and DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Weatherly Inn – LUA18-000011 Page 3 of 7 vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is installed inside a steel casing. 5. Please refer to City of Renton General Design and Construction Standards for Water Main Extensions as shown in Appendix J of the City’s 2012 Water System Plan. 6. Adequate horizontal and vertical separation between the new water main and other utilities (storm sewer pipes and vaults, sanitary sewer, power, gas, electrical) shall be provided for the operation and maintenance of the water main. 7. Retaining walls, rockeries or similar structures cannot be installed over the water main unless the water main is inside a steel casing. 8. The site is located outside of an Aquifer Protection Area. 9. 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. a. Water system development charges for each proposed 3-inch domestic water service is $59,632.00 per meter. This is payable at construction permit issuance. b. Fire service system development charges for each proposed 4-inch fire service line is $11,922.00. 10. Meters greater than 2” will be charged a $220.00 processing fee and the contractor will provide the meter and install it. 11. The subject property is within the (Valley General) Hospital and South Talbot Hill Water Special Assessment District (SAD) #8406 as established by City ordinance #3790 with recording no. 8403260504. Since the preliminary fire flow demand is over 1,500 gpm, the following assessments will apply: a. Tax lot 3123059094 Area Charge of $0.048 per square foot x 87,120 SF = $4,181.76 b. Tax lot 3123059067 Area Charge of $0.048 per square foot x 114,562 SF = $5,498.98 12. Additional water system development charges and water meter charges will apply if a landscape irrigation meter is required and is based on the size of the meter. SEWER 1. Any commercial kitchen space will need to be directed to a grease interceptor(s) prior to connecting into the City’s Sanitary Sewer system. Installation of a grease interceptor will be required. The grease interceptor shall be sized in accordance with standards found in the latest edition of the Uniform Plumbing Code (UPC), minimum 1000 gallon. The grease interceptor shall drain by gravity to the sewer main and shall be located so that it is accessible for routine owner maintenance. A separate plumbing permit is required. 2. All proposed sanitary sewer mains will be private and should be labeled as such. 3. All proposed sanitary sewer mains shall maintain a minimum slope as outlined in the Department of Ecology Criteria for Sewage Works Design. a. Applicant should consult the as-built plans for the existing sanitary sewer main in Talbot Road South. The rim and invert elevations shown for the proposed MH #1 do not appear to match the proposed grade elevations at the street. 4. The development is subject to applicable wastewater system development charges based on the size of the new domestic water to serve the project. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Weatherly Inn – LUA18-000011 Page 4 of 7 a. SDC fee for sewer is based on the size of the new domestic water to serve the project. The current sewer fee for a 3-inch meter is $45,392.00. SDC fees are payable at construction permit issuance. SURFACE WATER 1. A geotechnical report, dated August 3, 2017, completed by Earth Solutions NW, LLC, for the site has been provided. The submitted report describes the site is a Moderate Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations for project design and construction. The geotechnical report discounts the use of infiltration for the site based on the high ground water present. Geotechnical recommendations presented need to be address within the project plans. 2. A Preliminary Drainage Plan and Technical Information Report (TIR), dated February 2018, was submitted by SCJ Alliance Consulting Services with the Land Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM). All nine core requirements and the six special requirements have been discussed in the Technical Information Report. 3. There is no stormwater conveyance system onsite. Drainage from the site either infiltrates or sheet flows west towards Talbot Rd S, where it enters an existing 12” storm system running north along the eastern frontage of Talbot Rd S. Slopes on the site range from roughly 5% at the west end of the site to roughly 50% near the east end. 4. Appropriate on-site BMPs will be required to help mitigate the new runoff created by this development. A preliminary drainage plan, including the application of on-site BMPs, has been included with the land use application. The final drainage plan and drainage report must be submitted with the civil construction permit application. a. Final evaluation of the application of on-site BMPs to the maximum extent feasible will be completed during civil construction permit review. The applicant may be required to apply additional on-site BMPs in order to meet the minimum requirements outlined in Core Requirement #9. Basic dispersion may be a viable option for some of the roof areas. 5. The development is required to provide enhanced basic water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a Modular Wetland system prior to connection to the existing 12-inch PVC stormwater main located in Talbot Road South. 6. All new conveyance systems constructed as part of the project must be sized to RSWDM standards for the total future tributary area (onsite and offsite) that the storm systems will serve. 7. The proposed StormCapture detention vault will need to be designed to allow for maintenance access and may require an adjustment per Section 1.4 of the RSWDM. 8. Any proposed detention and/or water quality vault shall be designed in accordance with the RSWDM that is current at the time of civil construction permit application. Separate structural plans will be required to be submitted for review and approval under a separate DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Weatherly Inn – LUA18-000011 Page 5 of 7 building permit for the detention and/or water quality vault. Special inspection from the building department is required. 9. All work proposed outside of the applicant’s property will require a permanent drainage easement to be provided to the City and a temporary construction easement prior to any permits being issued. 10. A Construction Stormwater General Permit from Department of Ecology will be required since grading and clearing of the site exceeds one acre. A Stormwater Pollution Prevention Plan (SWPPP) is required for this site. 11. Surface water system development fee is $0.687 per square foot of new impervious surface, but not less than $1,718.00. The project is proposing to add approximately 2.7 acres of impervious surface. The estimated total SDC for surface water is $80,799.44. This is assessed based on the final approved civil construction plans and payable prior to issuance of the construction permit. TRANSPORTATION 1. The proposed development fronts Talbot Road South along the west property line(s). Talbot Road South is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 89 feet. To meet the City’s complete street standards for Collector Arterial streets, minimum ROW is 94 feet for a 3 lane roadway. Dedication of 2.5 feet of ROW fronting the site will be required. Per City code 4-6-060, half street improvements shall include a pavement width of 57 feet (28.5 feet from centerline), a 0.5-foot curb, an 8-foot planting strip, an 8-foot sidewalk, street trees and storm drainage improvements. 2. ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. A crossing should be provided to the southwest corner of the intersection Talbot Road South and S 45th Place from the development side of the street. 3. Parking lot construction shall be in accordance with City code 4-4-80G. 4. Street lighting and street trees are required to meet current city standards. Lighting plans are required to be submitted with the land use application and will be reviewed during the construction utility permit review. 5. A traffic analysis dated March 2, 2018 was provided by Transportation Engineering Northwest (TENW). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition, (2017). Based on the calculations provided, the proposed development would average 406 new daily vehicle trips. Weekday peak hour AM trips would generate 30 new vehicle trips, with 11 vehicles leaving and 19 vehicles entering the site. Weekday peak hour PM trips would generate 41 new vehicle trips, with 16 vehicles entering and 25 vehicles existing the site. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. Increased traffic created by the development will be mitigated by payment of transportation impact fees. a. The following intersections have been evaluated as part of the analysis: i. SW 43rd St – SE Carr Road/Talbot Road South ii. Site Access – S. 45th Place/Talbot Road South 6. Refer to City code 4-4-080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a. The maximum width of any driveway shall not exceed 30-feet. DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Weatherly Inn – LUA18-000011 Page 6 of 7 b. Driveways shall be located a minimum of 5-feet from property lines. c. Maximum driveway slope is 8%. 7. Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. 8. Payment of the transportation impact fee is applicable on the construction of the development at the time of application for the building permit. The current rate of transportation impact fee is $1,464.90 per bed for Senior Housing. The estimated total impact fee is $228,524.40. The transportation impact fee that is current at the time of building permit application will be levied. 9. Concurrency under separate cover. GRADING COMMENTS 1. The project is proposing adding fill in the parking lot area along the northwest property corner abutting neighboring properties. Both properties to the north and west have existing retaining walls which were likely not designed to support the additional fill proposed. a. As a condition of approval, the applicant will be required to provide a structural analysis of the existing retaining walls confirming there will be no adverse impacts to the structural integrity of the retaining walls as a result of the proposed development. i. The structural analysis provided will require third party structural review at the applicant’s expense. ii. The structural analysis shall be submitted with the Civil Construction Permit Application and shall be approved prior to issuance of the Civil Construction Permit. GENERAL COMMENTS 2. 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. 3. 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. 4. 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. 5. 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: http://rentonwa.gov/business/default.aspx?id=42473 DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0 Weatherly Inn – LUA18-000011 Page 7 of 7 6. A landscaping plan shall be included with the civil plan submittal. Each plan shall be on separate sheets. 7. 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. 8. * An additional 5% technology fee will be added to each fee marked with an asterisk (*). 9. 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: 719E26A9-3796-4BB3-9901-13DB3009FDA0