HomeMy WebLinkAboutD_US Bank Expansion Admin Report and Modifications_20170630.pdfDEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONDECISION:LIAPPROVEDAPPROVEDSUBJECTTOCONDITIONSLIDENIEDREPORTDATE:June30,2017ProjectName:USBankExpansionOwner:StradaDaValleLLC,50501stAve5,Suite102,Seattle,WA98134Applicant/Contact:DavidHalinen,HalinenLaw,1019RegentsBlvd.Ste.202,Fircrest,WA98466FileNumber:LUA17-000324,ECF,MOD,MOD,MODProjectManager:AngeleaWeihs,AssociatePlannerProjectSummary:TheapplicantisrequestinganUrbanDesignModification,aStreetModification,andaMinorModificationtoanapprovedSitePlanforaproposed2,673squarefootadditiontotheexisting28,065squarefootbuildinglocatedat2500EValleyRd(Parcelnumber3023059103).Thesubjectsiteis3.08acres(134,074sf)andiszonedCommercialArterial(CA).ThebuildingiscurrentlyusedasadministrativeofficesforUSBank.Theexpansionwouldenlargethebuilding’sfootprintfrom28,065squarefeetto30,738squarefeet.ExistingaccessisgainedviaEastValleyRoad.Theexistingsitecontains176parkingstalls.Theproposeddevelopmentwouldincludetwoenclosedtruckbays,removalof26parkingstalls,andnewlandscapeplanterstripsalongthenorthandeastsidesofthebuildingexpansion.Seismichazardsaremappedontheprojectsite.ACategoryIllwetlandismappedoff-sitewithin50feetoftheproperty.Intheprojectvicinity,thereare5significanttrees,2ofwhichareproposedforremovaltoaccommodatetheaddition.Theapplicanthasrequestedandreceivedanadministrativedeterminationthattheprojectisexemptfromtherequiredwetlandbuffersetbacks,duetotheexistingseparationfromthewetlandbypre-existing,intervening,andlawfullycreatedsubstantialexistingimprovements,perRMC4-3-050B.1.g.ProjectLocation:2500EastValleyRoadSiteArea:134,074ProjectLocationMapUSBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT
B.EXHIBITS:Exhibit1-14:AsshownintheSEPAEnvironmentalReviewReportExhibit15:ModificationsStaffReportC.GENERALINFORMATION:StradaDaValieLLC1.Owner(s)ofRecord:50501stAve5,Suite102,Seattle,WA981342.ZoningClassification:CommercialArterial(CA)3.ComprehensivePlanLandUseDesignation:EmploymentArea(EA)4.ExistingSiteUse:OfficeBuilding5.CriticalAreas:SeismichazardsandcategoryIllwetlandmappedoffsite6.NeighborhoodCharacteristics:a.North:OfficeBuilding;CommercialArterial(CA)b.East:Route167c.South:Warehouse;CommercialArterial(CA)d.West:Warehouse;LightIndustrial(IL)6.SiteArea:3.08acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateComprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AnnexationN/A174504/19/1959E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedbytheCityofRenton.Thereisanexisting12-inchwatermaininEastValleyRoad.b.Sewer:SewerserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchwastewatermaininEastValleyRoad.c.Surface/StormWater:Thereisanexistingstormwatersystemwithintheproperty.2.Streets:ThesiteisborderedbyEastValleyRoadtothewest.EastValleyRoadisacollectorarterial.PerRMC4-6-060,collectorstreetsshouldhaveaminimumROWwidthof94feet,with41footwidepavedwidth,8footparkinglane,0.5footwidecurbs,8footwidelandscapedplanters,and8footwideCityofRentonDepartmentofCommunity&EconomicDevelopmentUSBANKEXPANSIONJune30,2017AdministrativeReport&DecisionLUA17-000324,ECF,MOD,MOD,MODPage2ofl4USBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentUSBANKEXPANSIONJune30,2017AdministrativeReport&DecisionLUA17-000324,ECF,MOD,MOD,MODPage3ofl4sidewalks.Streetlightingandstormwaterimprovementsonthepublicstreetfrontagesareapplicable.Astreetmodificationtokeeptheexistingstreetimprovementswassubmittedbytheapplicant.3.FireProtection:RentonFireAuthority.F.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-120:CommercialDevelopmentStandards2.Chapter3EnvironmentalRegulationsa.Section4-3-050:CriticalAreaRegulationsb.Section4-3-100:UrbanDesignRegulations3.Chapter4PropertyDevelopmentStandards4.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards5.Chapter9Permits—Specifica.Section4-9-200:MasterPlanandSitePlanReviewb.Section4-9-250:Variances,Waivers,Modifications,andAlternates6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementLFINDINGSOFFACT(FOE):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonMay23,2017,anddeterminedtheapplicationcompleteonMay31,2017.Theprojectcomplieswiththe120-dayreviewperiod.Theprojectsiteislocatedat2500EastValleyRoad.Theprojectsiteiscurrentlydevelopedwithanexistingofficebuilding.AccesstothesitewouldbeprovidedviatheexistingdrivewayalongEastValleyRoadfrontage.ThepropertyislocatedwithintheEmploymentAreaComprehensivePlanlandusedesignation.2.3.4.5.6.7.ThesiteislocatedwithintheCommercialArterial(CA)zoningclassification.Thereareapproximately5significanttreeslocatedwithintheprojectvicinityofwhichtheapplicantisproposingtoretainatotalof3trees.8.Thesiteismappedwithseismichazardson-siteandacategoryIllwetlandoffsite.9.Lessthan250cubicyardsofmaterialwouldbecutonsiteandnocubicyardsoffillisproposedtobebroughtintothesite.10.TheapplicantisproposingtobeginconstructiononJuly10,2017,andendonSeptember29,2017.11.Nopublicoragencycommentswererecieved.USBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUAI7-000324,ECF,MOD,MOD,MODJune3O,2017Page4ofl412.PursuanttotheCityofRenton’sEnvironmentalOrdinanceandSEPA(RCW43.21C,1971asamended),onJune26,2017theEnvironmentalReviewCommitteeissuedaDeterminationofNon-Significance-Mitigated(DNS-M)fortheUSBankExpansion(Exhibit1).TheDNS-Mincludedonemitigationmeasure.13.Basedonananalysisofprobableimpactsfromtheproposal,theEnvironmentalReviewCommittee(ERC)issuedthefollowingmitigationmeasureswiththeDeterminationofNon-Significance—Mitigated:a.ProjectconstructionshallcomplywiththerecommendationsfoundintheGeotechnicalReportcompletedbyTerraAssociates,Inc.(datedApril17,2017)fortheofficebuildingadditionorupdatedreportssubmittedatalaterdate.14.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.15.ComprehensivePlanCompliance:ThesiteisdesignatedEmploymentArea(EA)ontheCity’sComprehensivePlanMap.ThepurposeoftheEAdesignationistoprovideasignificanteconomicdevelopmentandemploymentbasefortheCityandmaintainavarietyandbalanceofusesthroughzoningwhichpromotesthegradualtransitionofusesonsiteswithgoodaccessandvisibilitytomoreintensivecommercialandofficeuses.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysis“Goal1-U:Preserve,protect,andenhancethequalityandfunctionsoftheCity’ssensitiveareasincluding:lakes,rivers,majorandminorcreeks,intermittentstreamcoursesandtheirfloodplains,wetlands,groundwaterresources,wildlifehabitats,andareasofseismicandgeologicalhazards.Policy1-35:Ensurebuildings,roads,andotherfeaturesarelocatedonlesssensitiveportionsofasitewhensensitiveareasarepresent.“Policy1-37:Landusesinareassubjecttoflooding,seismic,geologic,andcoalminehazardsshouldbedesignedtopreventpropertydamageandenvironmentaldegradationbefore,during,andafterconstruction.VGoal1-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.‘GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.VPolicy1-61:Improvetheappearanceofparkinglotsthroughlandscapingandscreening.16.ZoningDevelopmentStandardCompliance:ThepurposeoftheCommercialArterialZone(CA)istoevolvefrom“stripcommercial”linearbusinessdistrictstobusinessareascharacterizedbyenhancedsiteplanningandpedestrianorientation,incorporatingefficientparkinglotdesign,coordinatedaccess,amenitiesandboulevardtreatmentwithgreaterdensities.TheCAZoneprovidesforawidevarietyofretailsales,services,andothercommercialactivitiesalonghigh-volumetrafficcorridors.Residentialusesmaybeintegratedintothezonethroughmixed-usebuildings.ThezoneincludesthedesignatedAutomallDistrict.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:!ComplianceCAZoneDevelopStandardsandAnalysisIUSBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUAI7-000324,ECF,MOD,MOD,MODJune30,2017Page5of14Use:OfficeBuildingvStaffComment:ThebuildingiscurrentlyusedasadministrativeofficesforUSBank.“Offices,general”isanoutrightpermitteduseintheCAZone.Nochangestotheexistinguseareproposed.Density:TheminimumdensityrequiredintheCAZoneis10.0dwellingunitspernetacre.Themaximumdensitypermittedis60dwellingunitspernetacreintheCityCenterandHighlandsCommunityPlanningAreasand30dwellingunitspernet,,acreintheEastPlateauandKennydaleCommunityPlanningAreas.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.StaffComment:NA;nodwellingunitsareproposedaspartofthisproposal.LotDimensions:TheminimumlotsizerequiredintheCAZoneis5,000sq.ft.Therearenominimumlotwidthordepthrequirements.StaffComment:NA;nochangestolotdimensionsareproposed.Setbacks:Theminimumfrontyardsetbackis15ft.Theminimumsetbackmaybereducedto0ft.throughthesiteplanreviewprocess,providedblankwallsarenotlocatedwithinthereducedsetback.Amaximumfrontyardsetbackof20ft.isrequired.Theminimumsideyardalongastreetsetbackis15ft.TheminimumsetbackmaybereducedtoOft.throughthesiteplanreviewprocess,providedblankwallsarenotlocatedwithinthereducedsetback.Themaximumsideyardalongastreetsetbackis20feet.Therearenominimumsideorrearyardsetbacks,except15ft.ifthelotabutsorisadjacenttoalotzonedresidential.StaffComment:Theproposedadditionissetback93feetfromthefrontpropertyline.TheCAZonepermitsamaximumfrontyardsetbackof20feet.Theapplicantisrequestingaminormodificationtoanapprovedsiteplan(approvedApril25,1990,bytheCityofRenton).PursuanttoRMC4-2-120C.15,themaximumsetbackmaybemodifiedthroughthesiteplanreviewiftheapplicantcandemonstratethattheproposal:OrientsdevelopmenttothepedestrianthroughsuchmeasuresasprovidingpedestrianwalkwaysbeyondthoserequiredbytheRentonMunicipalCode(RMC),encouragingpedestrianamenitiesandsupportingalternativestosingleoccupantvehicle(SOV)transportation;createsalow-scalestreetscapethroughsuchmeasuresasfosteringdistinctivearchitectureandmitigatingthevisualdominanceofextensiveandunbrokenparkingalongthestreetfront;andpromotessafetyandvisibilitythroughsuchmeasuresasdiscouragingthecreationofhiddenspaces,minimizingconflictbetweenpedestrianandtrafficandensuringadequatesetbackstoaccommodaterequiredparkingand/oraccessthatcouldnotbeprovidedotherwise.TheUSBankdevelopmentisorientedtothepedestrianviaanexistingpedestrianwalkwaysleadingfromthebuildingentrancetothepublicstreet.Theexistingpedestrianwalkwaysandsidewalksencouragewalkingandsupportalternativestosingleoccupantvehicletransportation.Theproposedadditioncreatesalow-scalestreetscapebyfosteringdistinctivearchitecturethatincludesdesignelements,suchasmodulationchanges,accentuatedcornices,newlandscaping,anddecorativepatinagreenmetalpanelssetinastorefrontsystemontheaddition’snorthfacade.Thesedesignfeaturesmitigatethevisualdominanceofparkingalongthestreetfront.Theprojectproposalpromotessafetyandvisibilitybyincludingdecorative____________lightsonallthreefacadesofthenewaddition,inadditiontotheexistingparkinglotUSBANKEXPANSION_LUA7000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUAI7-000324,ECF,MOD,MOD,MODJune30,2017Page6of14lightsthatilluminatethesiteandminimizeconflictbetweenpedestriansandtraffic.Aproposedfrontyardsetbackof93feetforthenewadditionisadequatetoaccommodateexistingparkingandaccess.Therefore,theproposalmeetsallthreecriteriaperRMC4-2-120C.15forapprovalofmodifiedfrontyardsetbacks.BuildingStandards:TheCAZonehasamaximumbuildingcoverage65%oftotallotareaor75%ifparkingisprovidedwithinthebuildingorwithinanon-siteparkinggarage.Themaximumbuildingheightpermittedis50ft.,except60ft.ifthegroundfloorofthebuildingisincommercialuse.VStaffComment:Thesubjectsiteis134,074sf.Theproposedadditionwouldenlargethebuilding’sfootprintfrom28,065squarefeetto30,738squarefeet.Theproposedbuildingcoveragewouldbe23%,whichmeetsthemaximumrequiredbuildingcoveragestandard.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.AllsurfaceparkinglotsshallhaveperimeterlandscapingandinteriorparkinglotlandscapingmeetingthestandardsofRMC4-4-070.CompliantifStaffComment:Compliancewithlandscapingstandardsisrequiredforallnewconditionofbuildingsorremodelsofastructurethatrequiresimprovementequaltoorgreaterapprovalisthanfiftypercent(50%)oftheassessedpropertyvaluation.Theprojectproposalmetdoesnotexceedfiftypercent(50%)oftheassessedpropertyvaluation.Nonewparkingstallsareproposedwiththisdevelopmentthatwouldtriggercompliancewithparkinglandscapingregulations.Theproposalincludesnewlandscapeplanterstripsalongthenorthandeastsidesofthebuildingexpansion.However,theexistinglandscapingincludesscreeningaroundtheexistingwatervaultnearthenorthwestcornerofthebuilding,whichisconsistentwiththescreeningregulationsofRMC4-4-095.Thislandscapinghasbeeneliminatedwiththenewproposedlandscaping(Exhibit5).Therefore,staffrecommendsasaconditionofapprovalthattheapplicantsubmitarevisedlandscapeplanwiththebuildingpermitapplicationthatincludesadditionallandscapescreeningaroundthewatervault,anddoesnotconflictwiththenewrelocatedfiredepartmentconnection.Thischangewillensurethattheutilityscreeninglandscapingremainsincompliancewiththecodeasitcurrentlydoestoday.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof10percentoftreesinacommercialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:VPriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.USBANKEXPANSION_LUA7000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA17-000324,ECF,MOD,MOD,MODJune30,2017Page7of14PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.StaffComment:TheapplicantsubmittedanArboristReport(Exhibit8)preparedbyA&MTreeServiceNW,Inc.(datedMarch13,2017)withtheapplication.Thesiteisapproximately3.08acres.Theproposedadditionislocatedonthenorthernmostportionofthesite.Thereportidentifies5significanttreeswithintheparkinglotlandscapingthatwillbeimpactedbytheproposal,includingthreeAcertreesandtwoCedarDeodartrees.ThearboristrecommendsremovingtwoAcertrees(6.5and10.5caliperinches)whicharedirectlyintheareaofconstruction.Theotherthreetreesareproposedtoberetained.Thearboristrecommendspruningandmonitoringthethreeretainedtrees.Theproposaliscompliantwiththeminimumtenpercent(10%)treeretentionstandard.Inadditiontothefivetrees,thereareatotalof8rhododendronshrubsandtwoHollywoodJuniperslocatedwithintheprojectvicinity.Twooftherhododendronsareproposedtoberetainedintheirexistinglocations,fiveareproposedtobetransplantedandincorporatedinthenewlandscaping,andoneisproposedforremoval.ThetwoHollywoodJunipersareproposedtobetransplanted.Othershrubslocatedintheconstructionareaareproposedforremoval.Theproposalincludesnewlandscapeplanterstripsalongthenorthandeastsidesofthebuildingexpansion.Duringconstruction,treesrequiredtoberetained(i.e.,protectedtrees)wouldberequiredtocomplywiththetreeprotectionmeasuresduringconstruction(RMC4-4-130H.9).Theeightcentralcomponentsoftreeprotectionincludedefiningandprotectingthedripline,erectingandmaintainingatemporarysix-foot-highchainlinkconstructionfencewithplacardsaroundthetreetoberetained,protectingthetreefromgradechanges,keepingtheareaclearofimpervioussurfacematerial,restrictinggradingwithinthedripline,providing3”ofbarkmulchwithintherequiredfencing,retainingacertifiedarboristtoensuretreesareprotectedfromdevelopmentactivities,andalternateprotection/safeguardsasnecessary.VehicularAccess:Aconnectionshallbeprovidedforsite-to-sitevehicleaccessways,wheretopographicallyfeasible,toallowasmoothflowoftrafficacrossabuttingCAlotswithouttheneedtouseastreet.Accessmaycomprisetheaislebetweenrowsofparkingstalls,butisnotallowedbetweenabuildingandapublic“street.StaffComment:Thesitecontinuestoprovideinternalvehicleconnectivitytotheneighboringsitetothenorth,ascurrentlyexisting.Nochangestovehicleaccessareproposed.Parking:Parkingregulationsrequirethataminimum...“Standardparkingstalldimensionsare9feetby20feet,compactstalldimensionsare814feetbyl6feet.USBANKEXPANSION_LUA7000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA17-000324,ECF,MOD,MOD,MODJune30,2017Page8of14StaffComment:Theprojectsitecurrentlyhasasurfaceparkinglotwith176parkingstalls.Theproposedadditionwouldresultintheremovalof26parkingstalls,resultinginatotalof150remainingparkingspaces.Currentlythepropertyexceedsthemaximumparkingspacespermitted(126parkingspaces)fortheuse.Therefore,theproposedadditionandeliminationof26parkingspacesincreasestheconformitywiththeparkingregulations.FencesandRetainingWalls:Amaximumofeightfeet(8’)anywhereonthelotprovidedthefence,retainingwallorhedgedoesnotstandinorinfrontofanyrequiredlandscapingorposeatrafficvisionhazard.VThereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.StaffComment:NA;nochangestofencingorretainingwallsisproposedwiththisproposal.17.CriticalAreas:ProjectsiteswhichcontaincriticalareasarerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).TheproposalisconsistentwiththeCriticalAreasRegulations,ifallconditionsofapprovalarecompliedwith:GeologicallyHazardousAreas:Basedupontheresultsofageotechnicalreportand/orindependentreview,conditionsofapprovalfordevelopmentsmayincludebuffersand/orsetbacksfrombuffers.Astandard15-footbuildingsetbackisrequiredforallstructuresfromProtectedSlopeareas.A50-footbufferand15-footbuildingsetbackarerequiredfromVeryHighLandslideHazardAreas.StaffComment:Ageotechnicalreport(Exhibit6),datedApril17,2017,completedbyTerraAssociates,Inc.wassubmittedwiththeapplication.Thereportdiscussesthesoilandgroundwatercharacteristicsofthesiteaswellastheseismichazardsandprovidesrecommendationsforprojectdesignandconstruction.Theproposedadditionis2,673SFinsize.Theextentofdisturbanceisapproximately6,236SF.Lessthan250cubicyardsofexcavationandgradingofsitesoilsisproposedtopreparethebuildingadditionforitsfoundation.Nofilldirtisexpectedaspartofthisproject.Accordingtothereport,theexistingsurfacegradesarerelativelyflat.Thesoilsobservedinthetestboringconsistedofapproximately9.5feetoffilloverlyingnativelacustrineandalluvialdeposits.Groundwaterwasobservedinthetestboringbelowadepthofapproximately12feet.Allofthesoilsamplescollectedbelowadepthof12feetwerewet.SincethefieldworkoccurredonAprilitisexpectedthattheobservedgroundwaterlevelisrepresentativeoftheseasonalhigh.Theprojectsitecontainshighseismichazards.Aliquefactionanalysiswascompletedaspartofthestudy.Theresultsoftheanalysisindicatethatsoilliquefactioncouldoccurduringthedesignearthquakeevent.Theanalysisfurtherindicatedthatliquefactioncouldresultintotalsettlementsofthreeinches,onehalfofwhichwouldlikelybedifferentialinnature.Thestudyindicatedthatthisamountofsettlementwouldnotstructurallyimpairthebuildingbutwouldlikelyresultincosmeticdamagetothestructure.Thestudyprovidesrecommendationstopreventorreducecosmeticdamagerelatedtoliquefactioninducedsettlements.USBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentUSBANKEXPANSIONJune30,2017AdministrativeReport&DecisionLUA7-000324,ECF,MOD,MOD,MODPage9of1418.ModificationtoanApprovedSitePlanAnalysis:Theapplicantisrequestingamodificationtoanapprovedsiteplan(approvedApril25,1990,bytheCityofRenton).Theproposalsatisfies3ofthe3criterialistedinRMC4-9-200H.2forapprovalofmodificationstoanapprovedSitePlan.Therefore,staffisrecommendingapprovaloftherequestedmodification.CriteriaMetCriteriaa.Involvemorethanatenpercent(10%)increaseinareaorscaleofthedevelopmentintheapprovedplan;orStaffComment:Theabovesiteplanmodificationrequestwouldnotinvolvemore-thana10percent(10%)increaseinareaorscaleofthedevelopmentorchangetheboundariesoftheoriginalapprovedplanastheprojectwouldnotextendbeyondtheoriginalsiteboundariesof30,994squarefeetorscopeoftheoriginallyapprovedsiteplan.Theprojectwouldnothaveagreaterimpactontheenvironmentand/orpublicfacilitiesthantheoriginalapprovedplan.b.Haveasignificantlygreaterimpactontheenvironmentand/orpublicfacilitiesy”thantheapprovedplan;orStaffComment:Seecommentsundercriterion‘a’.c.Changetheboundariesoftheoriginallyapprovedplan.(StaffComment:Seecommentsundercriterion‘a’.19.UrbanDesignModificationAnalysis:Theapplicantisrequestingamodificationfromthe“GroundLevelDetails”sectionofRMC4-3-100inordertoeliminatetherequirementfortransparentwindowsand/ordoorsonfacadesvisibletothepublic.TheproposaliscompliantwiththefollowingmodificationWetlands:TheapplicantsubmittedaCriticalAreasDeterminationReport(Exhibit14)preparedbyWetlandResources,Inc.(datedMay15,2017)priortolandusepermitapplication.Thepurposeofthereportwastodeterminethattheproposalwasexemptfromrequiredwetlandbuffersetbacksduetolawfullycreated,preexistingsubstantialexistingimprovementsbetweentheproposedadditionandthecriticalarea,perRMC4-3-050B.1.g.Thesubjectparcelisentirelydeveloped,primarilywithanexistingofficebuildingandassociatedconcrete-pavedimpervioussurfaces(driveways,parkingstalls,andwalkways).Accordingtothereport,nowetlands,streams,lakes,orcriticalwildlifehabitatarepresentonthesubjectparcel.ACategoryIllwetland(identifiedasWetlandA)islocatedoff-sitetotheeastofthesubjectparcel.Thereportstatesthattheextentoftheproposedretainedwidthoftheexistingimperviousparkinglotdriveway(60-foot-totalwidthofconcretebetweenWetlandAandtheclosestpointoftheproposedbuildingaddition)andthe6-inchhighverticalcurbwillserveasabarrierseparatingWetlandAfromtheprojectsiteonthesubjectuplandproperty.ThereportconcludesthatthedeliveryofallfunctionsfromthesubjectuplandbuildingadditionprojectsiteareatoWetlandAwillbepreventedbytheinterveningimprovementsproposedtoberetainedbetweentheproposedbuildingexpansionandWetlandA.Therefore,theapplicantreceivedanadministrativedeterminationthattheprojectisexemptfromtherequiredwetlandbuffersetbacks,duetotheexistingseparationfromthewetlandbypreexisting,intervening,andlawfullycreatedsubstantialexistingimprovements,perRMC4-3-050B.1.g.USBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUAI7-000324,ECF,MOD,MOD,MODJune30,2017Page10of14criteria,pursuanttoRMC4-3-100F,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingapprovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceModificationCriteriaandAnalysisa.TheprojectasawholemeetstheintentoftheminimumstandardsandguidelinesinsubsectionsEl,E2,E3,E4,E5,E6,andE7ofthedesignregulations.StaffComment:Theapplicantisrequesting(Exhibit11)anUrbanDesignmodificationfromthe“GroundLevelDetails”sectionofRMC4-3-100fortransparentwindow/doorstandards.Theproposed2,673squarefoot2-baygarageaddition(Exhibit10)totheexisting28,065squarefootofficebuildingfrontsEastValleyRoadtothewestandRoute167totheeast.Theapplicantisrequestingamothficationfromthedesignstandardthatrequiresfiftypercenttransparentwindowsand/ordoorsforatleasttheportionofthegroundfloorfacadethatisbetweenfourfeet(4’)andeightfeet(8’)abovegroundonanyfaçadevisibletothepublic.Theapplicantintendstomeettheguidelinesofthedesigncodebyusinganumberofdesignelementsthatenhancethedevelopment,including:modulationchangesonthenorthfaçade,andanoffsetoftheadditionfromtheexistingstructureonboththeeastandwestfacades;astepped,extendedparapetwithcornicethatiscappedwithcopingproposedalongtheentiretyofthetopedgeofeachoftheaddition’sthreefacades,alongwithaccentuatedcornicescappedwithcopingofthecornersofeachofthefacade’swalls;newlandscapestripsalongtheaddition’snorthandeastfacades;decorativepatinagreenmetalpanelssetinastorefrontsystemontheaddition’snorthfacadetosimulatewindows;anda12-inch-high,metalchannelheaderaboveeachofthetwogaragedoorsonthewestfaçade,paintedtomatchthepatinagreenoftheproposedfauxwindowpanels.Thecombinationofthesearchitecturalfeaturesenhancethedesignandmeettheintentandguidelinesoftheurbandesignregulationsbycreatingvisualinterest,eliminatingtheappearanceofblankwalls,andenhancingthepedestrianenvironmentontheabuttingstreet.Therefore,themodificationwillnothaveadetrimentaleffectonnearbypropertiesortheCityasawhole.b.Therequestedmodificationmeetstheintentandguidelinesoftheapplicablevdesignstandard.StaffComment:Seecommentsundercriterion“a’.c.Themodificationwillnothaveadetrimentaleffectonnearbypropertiesand,.-theCityasawhole.StaffComment:Seecommentsundercriterion‘a’.d.Thedeviationmanifestshighqualitydesign.StaffComment:Seecommentsundercriterion‘a’.f.Themodificationwillenhancethepedestrianenvironmentontheabutting,and/oradjacentstreetsand/orpathways.StaffComment:Seecommentsundercriterion‘a’.20.StreetModificationAnalysis:AllfrontageroadsarerequiredtomeetstreetstandardspursuanttoRMC4-6-060.Theapplicantisrequestingastreetmodification,fromRMC4-6-060,inordertoreducetheUSBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA17-000324,ECF,MOD,MOD,MODJune30,2017Page11of14requireddedicationandimprovementsrequiredalongEastValleyRoad.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250.Therefore,staffrecommendsapprovaloftherequestedstreetmodification:ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElement,—andtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:SeeFOF15,ComprehensivePlanCompliance.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:ThepurposeoftheCity’sstreetstandardsistoestablishdesignstandardsanddevelopmentrequirementsforstreetimprovementstoensurereasonableandsafeaccesstopublicandprivateproperties.EastValleyRoad:EastValleyRoadisanorth-southtwo-waycollectorstreetabuttingtheprojectsitetotheeast.Alongtheprojectfrontage,theroadwayincludestwosouthboundlanes,onenorthboundlane,andacentertwo-wayleft-turnlane.Curbs,guttersandsidewalksexistonbothsidesofthestreetandlandscapingislocatedonthewestsideofthestreetwithintheright-of-way.Theexistingright-of-waywidthVisestimatedatapproximately75feet.Theproposalisrequiredtodedicate11feetaccordingtotheCity’sCompleteStreetStandardswhichincludesan8footparkinglane,0.5footcurbandgutter,an8footwidelandscapedpIanter.8footwidesidewalk,and2footbackofsidewalk.Theapplicanthasrequestedamodificationinordertoeliminatetheneedfordedicationandmaintaintheexistingcurb,gutter,sidewalk(6-footwide),andlandscaping(11feetinwidth)ontheeastsideofthestreet.TheTransportationDepartmenthasconcludedthattheexistingright-of-waywidthissufficient.Themodifiedright-of-waywouldmeettheobjectiveofasafewalkableenvironment.Theimprovementswouldallowforaplantingstripofsufficientsize.Therearenoidentifiedadverseimpactsfromtherequestedmodificationtoprovideareducedrightofway.StaffrecommendsapprovalofthemodificationtoallowtheexistingEastValleyRoadright-of-waywidthtoremainasis.c.Willnotbeinjurioustootherproperty(ies)inthevicinity.“StaffComment:Theproposedreductionintheright-of-wayisnotanticipatedtobeinjurioustootherpropertieswithinthevicinityofthesite.U.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;vandStaffComment:Seecommentsundercriterion‘b’.f.Willnotcreateadverseimpactstootherpropertyfies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.USBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUAI7-000324,ECF,MOD,MOD,MODJune30,2017Page12of1421.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandRentonFireAuthoritystaffindicatedthatsufficient“.resourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheapplicantprovidesCoderequiredimprovementsandfees.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:AStormDrainageReport,preparedbyTedDimojPE,(datedMay18,2017)(Exhibit7)wassubmittedwiththeprojectapplication.Theproposalincludesreplacementofanexistingparkinglotareawith2,673squarefeetofexpandedbuildingfootprint.Theparcelis3.08acreswhiletheprojectlimitsarerestrictedtoanareaofapproximately6,236squarefeet,includingtheconcretesurfacereplacedspecificallyforthewatermainrelocation.Theproposedprojectwouldresultinanetadditionof650squarefeetofimpervioussurface.Accordingtothereport.theproposedbuildingadditionwouldhaveanegligibleeffectontheexistingdrainagepatterns.Theexistingprojectareadrainstocatchbasinsintheprivateparkinglottothesouthwestandsoutheastoftheprojectareaacrossrelativelyflatslopes.Thesecatchbasinstieintoanexistingon-sitedetentionandwaterqualitysystemthatincludesLots1and2directlytothenorth.Thison-sitestormdrainagesystemconnectsanddrainsintoapublicstormmaininEastValleyRoadfromLot2.Theexistingsiteareasurfacerunoffiscollectedintwoexistingon-sitecatchbasinsandeventuallyroutedtothepublicsysteminEastValleyRoad.Theprojectwouldnotchangetheexistingdischargelocation.Drainagefromthenewroofisproposedtotiedirectlyintothedetentionsystemviaaperforatedpipeconnection.Theremainingreplaceddrivewaysurfaceswoulddraintotheirrespective,existingon-sitecatchbasins.Nochangesareproposedtotheexistingstormwaterconveyancesystem.Areviseddrainagereportcomplyingwiththe2017CityofRentonSurfaceWaterManualandCityAmendmentsisrequired.BasedontheCity’sflowcontrolmap,thesitefallswithinthePeakRateFlowControlStandardareamatchingExistingSiteConditionsandiswithintheBlackRiverDrainageBasin.Thedrainagereportsubmittedwiththeconstructionpermitapplicationshallbeupdatedtodescribehowitcomplieswitheachsectionofthemanualandshowallcalculations.Water:WaterserviceisprovidedbytheCityofRenton.Waterserviceisfromthe196zone,staticpressureisabout76psiatgroundelevationof16feet.Thereisan,,existing1.5-inchdomesticmeteranda1.5-inchlandscapemeter.Theprojectisshowingapproximately80feetof10-inchwatermainrelocationaroundtheproposedbuildingexpansion.Theprojectwillneedapartialreleaseoftheexistingeasementandthededicationofaneweasementfortherelocatedwaterline.,SanitarySewer:SewerserviceisprovidedbyCityofRenton.Thereisanexisting8-inchwastewatermainlocatedinEastValleyRd(seeCityplanno.5-020006).USBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT
I.CONCLUSIONS:1.ThesubjectsiteislocatedintheEmploymentAreafEA)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOF15.2.ThesubjectsiteislocatedintheCommercialArterial(CA)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF16.3.TheproposedUSBankExpansionmeetsthefive(5)modificationcriteriaforUrbanDesignRegulationsasspecifiedinRMC4-3-100F,seeFOF19.4.TheproposedUSBankExpansioncomplieswiththeCriticalAreasRegulationsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF17.5.TheproposedUSBankExpansionmeetsthesix(6)modificationcriteriaforstreetstandardsasspecifiedinRMC4-9-250,seeFOF20.6.TheproposedUSBankExpansionmeetsthethree(3)modificationcriteriaforaminormodificationtoanapprovedSitePlanasspecifiedinRMC4-9-200H.2,seeFOF18.7.ThereareadequatepublicservicesandfacilitiestoaccommodatetheproposedUSBankExpansion,seeFOE21.J.DECISION:1TheUSBankExpansionModifications,FileNo.LUA17-000324,isapprovedandissubjecttothefollowingconditions:1.TheapplicantshallcomplywiththemitigationmeasuresissuedaspartoftheDeterminationofNon-SignificanceMitigated,datedJune26,2017.2.TheapplicantshallsubmitarevisedlandscapeplanforreviewandapprovalbytheCurrentPlanningProjectManagerthatincludesadditionallandscapescreeningaroundthewatervault,anddoesnotconflictwiththenewrelocatedfiredepartmentconnection,priortobuildingpermitissuance.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:Owner:StradaDaValleLLC50501stAve5,Suite102,Seattle,WA98134Applicant/Contact:DavidHalinen,HalinenLaw1019RegentsBlvd.Ste.202,Fircrest,WA98466TRANSMflTEDthis30thdayofJune,2017tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerLillianWatson,PropertyServicesVanessaDolbee,CurrentPlanningManagerFireMarshalCityofRentonDepartmentofCommunity&EconomicDevelopmentUSBANKEXPANSIONJune30,2017AdministrativeReport&DecisionLUA17-000324,ECF,MOD,MOD,MODPage13of14TRANSMITTEDthis30thdayofJune,2017totheOwner/Applicant/Contact:&/fz,tiDateUSBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT
CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUAI7-000324,ECF,MOD,MOD,MODJune30,2017Page14of14K.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:Theadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJuly14,2017.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiod(RCW43.21.C.075f3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheModificationdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14-daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:Providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.USBANKEXPAN5ION_LUAI7000324_MODIFICATIONSSTAFFREPORT
ValleyDistributionCenterzSW2Tth2StRW2fhRtSCALE:1”=300’(whenprintedon11”x17”sheet)S2O.pNEIGHBORHOODDETAILMAPProposedUSBankExpansion05117/2017sw—winEXHIBIT2P:Qffi:f
\\\\\\aP1C-)‘1CI)—Ip-Oj\\\mxI-IU\\IDHEETTOVERALLPARCELUSBANKEXPANSIONSITEPLANIi2500EASTVALLEYROADDATE,05-12.2017PROJECENO.701601DCMTCThJOAIACLII&IaTflf..IOQrIC7ICornerstonecA6K(rErAL0u/1—--
V[V
C
o
£mo0
zjU
z
o
Cl)
>-H
rrnH-<
oQ
3,
-1
_zfl a—
;
-a
Eo
S3ION)d)l 3119
m‘C-I666-1m—I-1Dz.16-SHEET11TLETREERETENTIONILANDCLEARING(TREEINVENTORY)PLANDATE05-16-2017PROJECTNO701601USBANKEXPANSION2500EASTVALLEYROADDMT(ThMIoIAQulur2rrlMOQCIC7‘ICornerstoneARCHITECTURALOROUP
LAMSCPEPLAflNGPLBLEGEND•1CRF;‘SlABASANSIAIGB.*ENLS1’REARSAR-SLABYp/,z.///7yY___i_______/ARAN\\\[-/___it-A’____I/,TiI—zz:z:z-:z“[H——CMBAY———BYRANREY,‘GRAIN-QTYPICAL“V’TRENCHDETAIL1UlOlSCALENThS-CpCr55SNARES;1:YBA9YSWZARA‘S0SHRUBPLANTINGDETAILLICsSCALEusLMCAPENINESISEWSSATWAWOrNSIN’AuAAANIONSASALL105/SIRESASWAdEDBYARBREASAREAGBT’NSB/SBYABREAsl€ARSSA.SSBYYARN/SARICCBISRACSBAREfANSICRYOJOS/BREnAtlINAMANIB.MLIBANREANNOSAIlfATtENMARLftBANRNSOD‘NSit.BAIRDMNLARARACARIaltEc,5AU/CRSITIANACINAYBrflJODIRENEBMiARSUIBASAREAS39ARYISSANTMWYIN0.5BANALItYPORENANNJAATMACBRASTIBEABStAIN51,1.5BEAtfSACLSMAWR‘NYMUSCABBRAN[ICCASYYMAflAALARMAREAUrTlIMITMATINALBN/ACDNAI/IRARSAREAPTBYAM‘NLANDSCAPEPLANTINGPLAN_i%___JLU>L.I_ILf)C/)Da0ZINZAB0<BL1.1SS51052025TYPICALSHRUB/GROUNDCOVEROTRIANGULARPLANTINGDETAILSOA/91SCALE.NECEXHIBIT5SIBA,YSACIATN
EXHIBIT6if!—i;T:;noPlANNINGOIOISIONRECEIVED05232011wphGEOTECHN1CALREPORTU.S.BankExpansion2500EastValleyRoadRenton,WashingtonProject:NO.T-Z638TerraAssociates,Inc.-.Prepared,for:StradaDaValle,LLCSeattle,WashingtonApril‘17,2017EntireDocumentAvailableUponRequest
STORMDRAINAGEREPORTfor0PLANNINGDIVISIONRECEIVEDO523I2OI7AWOihUSBankExpansion2500EastValleyRoadRenton,WA98057OwnerandApplicant:StradadaValleLLC5050JstAveS,Ste102Seattle,WA98134(425)204-1045Architect:EntireDocumentAvailableUponRequestCornerstoneArchitecturalGroupAffn:RickUttKenmore,WA98028(206)682-5000Engineer:TedDimof,PELicenseNo.36042Bush,RoedandHitchings2009MinorAvenueESeattle,WA98102(206)323-4144Date:May18,2017EXHIBIT7
A&MTFS4WVICCNW,Commercial&ResidentialServicesPLAI3NINGOIVSt3NRECEIVEDMarch13,2017StradaUSBank2500EValleyRoadRenton,WAThanksfortheopportunitytohelpyouwiththisproject.Attachedisthereportyourequested.IfyouhaveanyquestionsregardingthisreportpleasecontactAnneat425-260-4293.Sincerely,MichaelAMoreyJr.A&MTreeServiceNW,IncISACertifiedArboristPN-6934AISATRAQ425-867-2307EXHIBIT$ArboristReportforUSBankRenton/Strada-PreparedbyMikeMoreyJr.PN-6934A
A&MTreeServiCeNW,,.Commercial&ResidentialServicesChartofTreesTree#SpeciesIDDBHProblems1ProposedAction1CedarDeodar14.5”DualTop,limitedCRZPruneandmonitor2Acer6.5”LimitedCRZRemoveforconstruction3Acer7”LimitedCRZPruneandmonitor4Acer10.5LimitedCRZ,veryclosetoRemoveutilityboxes5CedarDeodar17”Dualtop,limitedCRZPruneandmonitorLCedarDeodarwhichhasbeenestablishedintheplantingbedhasco-dominanttop.Overallhealthofthetreeisgoodforthisenvironment.TheCRZislimitedbutthetreehasadaptedwelltodate.ATPZshouldbeinstalledandmonitoredpriortoandthroughouttheconstructionprocess.Ayearlymonitorafterconstructioniscompleteandpruningasneededissuggestedaswell.Acer,RedMapleinplantingbedsitsrightnexttoafirehydrantanddirectlyintheareaofconstructionandshouldberemoved.,Acer,RedMapleinthesameplantingbedas#2sitsinthefarnorthofthebed.Thisareaisgoingtoberetainedduringconstruction.Thistreeisingoodhealthandcanbetrimmedforvehicleaccess.ATPZshouldbeinstalledandmonitoredbeforeandthroughouttheconstructionprocess.Yearlymonitoringafterconstructioniscompleteandpruningasneededissuggestedaswell.4,Acer,RedMapleinplantingbednearutilityboxes.Thistreesitsdirectlyintheareaofconstructionandshouldberemoved.jCedarDeodarwhichhasbeenestablishedintheplantingbedhasco-dominanttop.Overallhealthofthetreeisgoodforthisenvironment.TheCRZislimitedbutthetreehasadaptedwelltodate.ATPZshouldbeinstalledandmonitoredpriortoandthroughouttheconstructionprocess.Ayearlymonitorafterconstructioniscompleteandpruningasneededissuggestedaswell.ArboristReportforUSBankRenton/Strada-PreparedbyMikeMoreyJr.PN-6934A
A&MTreeSeMueNW,.Commercial&ResidentialServices.1Thepictureaboveshowsthefulllayoutoftheconstructionsiteandallthetreesover6”indiameterthatarecurrentlythere.Trees6&7areretainedandwillnotbeimpactedbytheconstruction.Theyarebothingoodhealthfortheirenvironment.Tree2&4inredaretherequiredremovalstoallowfortheconstructiontotakeplace.Trees1,3&5inblackareretainedtreesthatwillhavesomeimpactduetotheconstruction.TheimpactwillbeminimaliftheTPZissustainedandmonitoredandproperpruningtakesplaceasneeded.Allareingoodtofairhealthcurrentlyandshouldbetrimmedandmonitoredbyacertifiedarborist.ArboristReportforUSBankRenton/StradaPreparedbyMikeMoreyir.PN-6934A
/L Wti
-D
2 2 m
•°CD
-S m
r
2 Cm
2-
-Jo z
a
sw
Cl)
>—I
->
5-D
-J IE
H
I /
4r1
b
j:v HI 6 II8IHXJ
NY1d eJOOld lVIldVd
A—I t/L 1JIO
NY1d dorni N0LL110k930 lYlidYd
S
SaLON
iJOIO J 310’
0N3031
oa an-ti tran tat tiat at a,
/
-at”
t Iti
flat.at ao.at ..atat aftc a .J.c ®
a 0
lan
S3IONAThI
—n a
L,3ItCW -
flflOEJ
a -
-(0
etno
twa ito tM flOat AtOll j tOM IWO 2)
at twa an-na aWajW Q
isa,o analat .fa Ins 2)
23dM 11VM
0
1”METAL
STOREFRONT
FRAME —-_
COLOR /POWDER
COATED METAL
PANEL
1”METAL
STOREFRONT
FRAME
CBX11.5 STEEL
CHANNEL
1 METAL
STOREFRONT —
FRAME
COLOR /POWDER
COATED METAL
PANEL
1”METAL
STOREFRONT
FRAME
COLOR /POWDER
COATED METAL
PANEL
1 METAL
METAL CING STOREFRONT
FRAME
•PRECAST
CONC.WALL
•UGRI flO1URE,
TTP.
•REHEAL to
MATCH EXISTiNG
GRADE
EXHIBIT 10 DECORAtiVE METAL
STOREFRONT SYSTEM
WESLELEVATION
GRS11NG
BUILEING
BEYOND
NORTH ELEVATION
4
PRECAST
CONCRETE WALL
EAST ELEVATION
6161NE175thStreet,Suite101_Kenmore,Washington98028206.682.5000,4CornerstonelbARCHITECTIiPAL(ROtJPPIANMNGDIVISIONMay19,2017CityofRentonPlanningDivision1055S.GradyWay,SixthFloorEntireDocumentRenton,Washington98055AvailableUponRequestAttn:AngeleaWeihs,AssociatePlannerRe:U.S.BankExpansion—StradadaValleLLC’sproposedtwo-baysecurepickupanddeliverytruckparkinggarageadditionprojectproposedatthenorthendoftheexistingone-storyofficebuildinglocatedat2500EastValleyRoad,Renton,WADemonstrationof(1)theProposedAddition’sCompliancewiththeParticularProvisionsofRMC4-3400(URBANDESIGNREGULATIONS)ThatYou,Ms.Weihs,HaveAdvisedAreApplicableand(2)WhyStrada’sRequestforanUrbanDesignRegulationsModificationoftheGROUNDLEVELDETAILSTransparentWindow/DoorStandardsShouldBeGrantedDearMs.Weihs:IamtheprojectarchitectforapplicantStradadaValleLLCregardingtheabove-referencedU.S.BankExpansionproject.AtStrada’srequest,Iamwritingforthefollowingtwopurposes.First,IamwritingtodemonstratethatthedesignoftheproposedparkinggarageadditioncomplieswiththestandardsofRMC4-3-100(URBANDESIGNREGULATIONS)setforthinRMC4-3-100E.5(BuildingArchitecturalDesign)thatyouhaveadvisedmeandStrada’sattorneyDavidHalinenaretheonesapplicabletotheproposedexpansionproject:namely,(a)BUILDINGCHARACTERANDMASSINGStandards1and2,(b)GROUNDLEVELDETAILS(withtheexceptionofthatcategory’sTransparentWindow/DoorStandards),(c)BUILDINGROOFLINES,and(U)BUILDINGMATERIALSStandards2through6forallDesignDistricts.Second,IamwritingtoexplainwhyStrada’srequestforanUrbanDesignRegulationsmodificationconcerningtheGROUNDLEVELDETAILSsection’sTransparentWindow/DoorStandardsshouldbeapproved.StradaproposestherequestedmodificationasthemeansbywhichtheproposedadditionwillcomplywithrelevantintentstatementsandguidelinesofRMC4-3-100asanalternativetocompliancewiththeGROUNDLEVELDETAILSsection’sTransparentWindow/DoorStandards.EXHIBIT11
EXHIBIT12PLANUNGOfVSIQN“U.S.BANKEXPANSION”RECEIVEDO5I232O17Wth,CONSTRUCTIONMITIGATIONNARRATIVE(May19,2017)A.ProposedConstructionDates(BeginningandEndingDates):ConstructionisproposedtobeginonJuly10,2017andendonSeptember29,2017.B.ProposedHoursandDaysofConstructionOperation:Workontheprojectcouldtakeplacefrom6:00AMto10:00,sevendaysaweek.Notethatbecausethenearestresidenceismorethan$00feetawayfromtheproposedaddition(totheeastacrosstheValleyFreewayfromtheproposedaddition),thelimitationsonconstructiondaysandhourssetforthinRentonMunicipalCodeSection4-4-030C.3.bforconstructionactivitiesconductedinresidentialareasorwithinthreehundredfeet(300’)ofresidentialareasarenotapplicabletothesubjectproject.C.ProposedHauling/TransportationRoutes:HaulingofmaterialsbetweentheprojectsiteandtheValleyFreeway(SR167)isanticipatedviatheSR167entrance/exitingrampsatSW41standSW43rdStreetsandviaEastValleyHighwaysouthoftheprojectsite.Haulingofmaterialsbetweentheprojectsiteand1-405isanticipatedviathe1-405entrance/exitingrampsatWestValleyRoadandviaEastValleyRoad(northoftheprojectsite),SW;6thStreet,OakesdaleAvenueSW,SWGradyWay,andWestValleyHighway.0.MeasurestoBeImplementedtoMinimizeDust,TrafficandTransportationImpacts,Erosion,Mud,NoiseandOtherNoxiousCharacteristics:Verylittlesiteworkwillbeinvolvedwiththeproposedprojectbecauseof(1)thesmallsizeoftheprojectsiteareathatwillbedisturbed(only±6,218squarefeet),thesmallsizeoftheproposedbuildingaddition(only±2,673squarefeet,whichiscomparabletothesquare-footageofamedium-sizesingle-familyramblerresidence),(3)theveryflatprojectsitearea,(4)thefactthatlessthan250cubicyardsofexcavation,filling,andgradingisexpected,and(5)thefactthatmostoftheprojectsiteareaiswithinanexistingconcrete-surfacedparkinglot.Thesefactorsbythemselveswillminimizedust,trafficandtransportationimpacts,erosion,mud,noiseandothernoxiouscharacteristics.Further,toreduceorcontrolerosion,theprojectdesigncontemplatesinstallationofasedimenttrap,catchbasinfiltersatexistingparkinglotcatchbasins,andstrawwattlesacrossanexistingdrivewaytotheprojectsitearea,allasshownontheproject’sTemporaryErosionandSedimentation(TESC)andDrainagePlan.E.AnySpecialHoursProposedforConstructionorHauling(i.e.weekends,latenights)SeeSectionB(ProposedHoursandDaysofConstructionOperation),above.F.PreliminaryTrafficControlPlan:Accessintoandoutofthesubjectpropertytoandfromtheprojectsiteisappropriateatandisplannedatbothofthesubjectparcel’stwodirectdrivewayconnectionswithEastValleyRoad.Page1ofI
DEPARTMENTOFCOMMUNITYRentonc:ANDECONOMICDEVELOPMENTMEMORANDUMDATE:June21,2017TO:AngeleaWeihs,PlannerFROM:JustinJohnson,CivilEngineerII,PlanReviewSUBJECT:USBankExpansion14120160thAveSELUA17-000324NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnonbindingandmaybesubjecttomodificationand/orconcurrencebyofficialCitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.Ihavecompletedapreliminaryreviewfortheabove-referencedproposallocatedatparcel(s)3023059103.Thefollowingcommentsarebasedonthepre-applicationsubmittalmadetotheCityofRentonbytheapplicant.WATER1.Waterserviceisfromthe196zone,staticpressureisabout76psiatgroundelevationof16feet.Existing10-inchlooparoundthebuildingcandeliver2,700gpm.Existing12-inchmaininEValleyRdcandeliver5,000gpm.2.Thereisanexisting1.5-inchdomesticmeteranda1.5-inchlandscapemeter.3.Theprojectisshowingapproximately80feetof10-inchwatermainrelocationaroundtheproposedbuildingexpansion.4.Willalsoneedapartialreleaseoftheexistingeasementandthededicationofaneweasementfortherelocatedwaterline.SEWER1.SewerserviceisprovidedbyCityofRenton.2.Thereisanexisting8-inchwastewatermainlocatedinEastValleyRd(seeCityplanno.S-020006).EXHIBIT13
UsBankExpansion—LUA17-000324June21,2017Page2of2SURFACEWATER1.Thereisanexistingstormwatersystemwithintheproperty.2.Adrainagereportcomplyingwiththe2017CityofRentonSurfaceWaterManualandCityAmendmentsisrequired.BasedontheCity’sflowcontrolmap,thesitefallswithinthePeakRateFlowControlStandardareamatchingExistingSiteConditionsandiswithintheBlackRiverDrainageBasin.3.Thedrainagereportsubmittedneedstodescribehowitcomplieswitheachsectionofthemanualandshowallcalculations.TRANSPORTATION1.EastValleyRoadisacollectorarterial,perRMC4-6-060collectorstreetsshouldhaveaminimumROWwidthof94feetwith41feetwidepavedwidth,8feetparkinglane,0.5feetwidecurbs,8feetwidelandscapedplanters,and8feetwidesidewalks.Streetlightingandstormwaterimprovementsonthepublicstreetfrontagesareapplicable.ThestreetimprovementsshouldmeettherequirementsofRMC4-6-060ataminimum.However,astreetmodificationwassubmittedbytheapplicant.TheCityofRentonwillsupportthemodificationrequestsubmitted.GENERALCOMMENTS1.Adequateseparationbetweenutilitiesaswellasotherfeaturesshallbeprovidedinaccordancewithcoderequirements.a.7-ftminimumhorizontaland1-ftverticalseparationbetweenstormandotherutilitiesisrequiredwiththeexceptionofwaterlineswhichrequire10-fthorizontaland1.5-ftvertical.b.Thestormwaterlineshouldbeminimum5feetawayfromanyotherstructureorwallorbuilding.c.Trenchofanyutilityshouldnotbeinthezoneofinfluenceoftheretainingwallorofthebuilding.2.Allconstructionutilitypermitsforutilityandstreetimprovementswillrequireseparateplansubmittals.AllutilityplansshallconfirmtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.PleasevisittheDevelopmentEngineeringFormspageforthemostup-to-dateplansubmittalrequirements:http://rentonwa.gov/business/default.aspx?id=424733.Alandscapingplanshallbeincludedwiththecivilplansubmittal.Eachplanshallbeonseparatesheets.4.Allutilitylines(i.e.electrical,phone,andcableservices,etc.)servingtheproposeddevelopmentmustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.5.Feesquotedinthisdocumentreflectthefeesapplicableintheyear2017onlyandwillbeassessedbasedonthefeethatiscurrentatthetimeofthepermitapplicationorissuance,asapplicabletothepermittype.Pleasevisitwww.rentonwa.govforthecurrentdevelopmentfeeschedule.
CITYOFRENTONFIREPREVENTIONBUREAUMEMORANDUMDATE:June22,2017TO:ClarkClose,SeniorPlannerFROM:CoreyThomas,PlansReviewInspectorSUBJECT:CommentsforUSBankEnvironmentalImpactComments:1.Fireimpactfeeof$0.21persquarefootofadditionalspaceshallbechargedattimeofbuildingpermitissuance.CodeRelatedComments:1.Existingtiresprinklersystemshallbeextendedintothebuildingaddition.SeparateplansandpermitsarerequiredtobesubmittedtoandobtainedfromtheRentonRegionalFireAuthority.2.Proposedbuildingadditionisindirectconflictwiththeexistingestablishedfirelaneapparatusaccessroadwayandanewfirelaneroadwayshallestablishedaroundtheproposedaddition.Additionalexistingparkinglotandparkingspaceswillhavetoberelocated/eliminatedinordertoaccommodateanewfirelane.Firelanewidthisrequiredtobeaminimumof20-feetwideandturningradiusare25-feetinsideand45-feetoutside.Firelanesignagerequiredpercitycode.3.Existingfirehydrantappearsitwillneedtoberelocatedalongwithperhapsthefiredepartmentconnectionandbackflowvaultforthefiresprinklersystem.Backflowvaultshallbeprotectedfromvehiculartrafficorreplacedwithatrafficratedvault.CT:ctusbank
USBANKEXPANSION_Redlines_vi1(2)Subject:Cloud-i-__________PageLabel:1installcatchbasininletprotectionpercityofrentonLock:UnlockedstandardsStatus:Checkmark:UncheckedAuthor:JustinJohnsonDate:6/15/20172:00:32PMColor:S__________Subject:Received-PlanningPageLabel:1Lock:UnlockedStatus:Checkmark:UncheckedAuthor:aweihsDate:5/23/20171:54:08PMColor:S
ttad7eso#rce4/1/cDelineationIMitigation/RestorationIHabitatCreation/PermitAssistce950579thAvenueS.E.Suite106Everett,Washington98208(425)337-3174Fax(425)337-3045CRITICALAREASDETERMINATIONREPORTFORSTRADADAVALLELLC-U.S.BANKExPANsIoNRENTOWAWetlandResources,Inc.Project#17029PreparedbyWetlandResources,Inc.950519thAvenueSE,Suite106Everett,WA98208(425)337-3174PreparedforEntireDocumentStradadaValleLLCAvailableUponA•,Requesti-ttn:raurvienrno50501stAve.5,Ste102Seattle,WA98134Telephone:(206)255-8485PreparedattheRequestof:CornerstoneArchitecturalGroupAttn:RickUtt6161NE175tStreet,#101Kenmore,WA98029Original:April13,2017Revised:May15,2017EXHIBIT14
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONDECISION:APPROVEDAPPROVEDSUBJECTTOCONDITIONSEDENIEDREPORTDATE:June30,2017ProjectName:USBankExpansionOwner:StradaDaValleLLC,50501stAve5,Suite102,Seattle,WA98134Applicant/Contact:DavidHalinen,HalinenLaw,1019RegentsBlvd.Ste.202,Fircrest,WA98466FileNumber:LUA7-000324,ECF,MOD,MOD,MODProjectManager:AngeleaWeihs,AssociatePlannerTheapplicantisrequestinganUrbanDesignModification,aStreetModification,andalinorModificationtoanapprovedSitePlanforaproposed2,673squarefootadditiontheexisting28,065squarefootbuildinglocatedat2500EValleyRd(Parcelnumber023059103).Thesubjectsiteis3.08acres(134,074sf)andiszonedCommercialArterialCA).ThebuildingiscurrentlyusedasadministrativeofficesforUSBank.Theexpansionuldenlargethebuilding’sfootprintfrom28,065squarefeetto30,738squarefeet.accessisgainedviaEastValleyRoad.Theexistingsitecontains176parkingaIls.Theproposeddevelopmentwouldincludetwoenclosedtruckbays,removalof26wkingstalls,andnewlandscapeplanterstripsalongthenorthandeastsidesoftheildingexpansion.Seismichazardsaremappedontheprojectsite.ACategoryIlllandismappedoff-sitewithin50feetoftheproperty.Intheprojectvicinity,there5significanttrees,2ofwhichareproposedforremovaltoaccommodatetheidition.Theapplicanthasrequestedandreceivedanadministrativedeterminationtheprojectisexemptfromtherequiredwetlandbuffersetbacks,duetotheexistingseparationfromthewetlandbypre-existing,intervening,andlawfullycreatedsubstantialexistingimprovements,perRMC4-3-050B.1.g.ProjectLocation:2500EastValleyRoadSiteArea:134,074ProjectSummary:ProjectLocationMapUSBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT
I;3;!$