HomeMy WebLinkAboutD_Site_Plan_Mod_Weatherly_Inn_LUA19000038_190409_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
D_Site_Plan_Mod_Weatherly_Inn_LUA19000038_190405
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: April 9, 2019
Project File Number: PR18-000010
Project Name: Weatherly Inn Site Plan Modification
Land Use File Number: LUA19-000038, MOD
Project Manager: Matt Herrera, Senior Planner
Owner: Alex Bunn, Weatherly Inn-Renton LLC, 606 Columbia St NW, Ste #101, Olympia, WA
98501
Applicant/Contact: Frank Durocher, RJ Development, 401 Central St SE, Olympia, WA 98501
Project Location: 45XX Talbot Rd S APNs 312305-9067 and 312305-9014
Project Summary: The applicant has submitted a site plan modification request that would provide
seven (7) additional assisted living units and three (3) additional memory care beds
for a total of 123 assisted living units and 33 memory care beds. These additional
units and beds are proposed to be provided by reconfiguring the existing floor plan
that was shown in the Hearing Examiner’s approved site plan and with an
approximate 100 square foot addition to the southwest corner of the proposed
building. The applicant has proposed to add eight (8) additional surface parking
spaces for the new assisted living units and memory care beds. In addition to the
increase in units/beds and parking spaces, the applicant has proposed to remove
the proposed 2,400 square foot carriage house amenity building and relocate the
garbage enclosure approximately 75-feet south from the initial approved location
identified in the site plan decision.
Site Area: 4.62 acres
DocuSign Envelope ID: D86F84DC-7E2E-4CB8-8FA5-6A5C64F91F9E
City of Renton Department of Community & Economic Development
Weatherly Inn Site Plan Modification
Administrative Modification Report & Decision
LUA19-000038, MOD
Report of April 9, 2019 Page 2 of 6
D_Site_Plan_Mod_Weatherly_Inn_LUA19000038_190405
B. EXHIBITS:
Exhibit 1: DNS-Addendum
Exhibit 2: Site Plan (Modified)
Exhibit 3: Traffic Impact Analysis Cover Letter prepared by Jake Traffic Engineering, dated February
26, 2019
Exhibit 4: Administrative Modification Report and Decision
Exhibit 5: Tree Preservation Plan (Updated)
C. PROJECT DESCRIPTION/BACKGROUND
The applicant has submitted a site plan modification request for the Weatherly Inn Assisted Living and Memory
Care facility that would be located at 45XX Talbot Rd S (APNs 312305-9067 and 312305-9094) near the
intersection of S 45th Pl and Talbot Rd S. The applicant received Hearing Examiner Site Plan approval for the
facility on August 15, 2018. Previous to the site plan decision, the Environmental Review Committee issued a
DNS-M on June 11, 2018 that included three (3) mitigation measures related to compliance with geotechnical
recommendations and onsite skilled nursing staff.
The approved site plan included the development of a vacant 4.62 acre property into a 116 unit assisted living
facility with 30 memory care beds. The building would be three and four stories with a one-story outbuilding
(carriage house) to provide additional indoor amenity space. A surface parking lot would accommodate 132
vehicles and access to the site would be via a new driveway closely aligned with S 45th Pl. The applicant would
provide frontage improvements along the east side of Talbot Rd. S and a center turn lane. The site plan decision
also included modification approval to construct retaining walls up to 9.5 feet with terrace widths of
approximately 6-feet along the southern portion of the site and a single tier wall up to 10.5 feet along a
northern portion of the site.
The applicant has submitted a site plan modification request that would provide seven (7) additional assisted
living units and three (3) additional memory care beds for a total of 123 assisted living units and 33 memory care
beds. These additional units and beds are proposed to be provided by reconfiguring the existing floor plan that
was shown in the site plan review application and with an approximate 100 square foot addition to the
southwest corner of the proposed building. The applicant has proposed to add eight (8) additional surface
parking spaces for the new assisted living units and memory care beds. In addition to the increase in units/beds
and parking spaces, the applicant has proposed to remove the proposed 2,400 square foot carriage house
amenity building and relocate the garbage enclosure approximately 75-feet south from the initial approved
location identified in the site plan decision.
D. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review and
determined the application complete on March 6, 2019. The project complies with the 120-day review
period.
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request.
3. The requested site plan modification is limited in scope to those items related to the additional assisted
living and memory care units, additional parking spaces, and relocation of the garbage enclosure. Other
changes or requests that do not rise to the level of a site plan modification, but instead are minor changes
DocuSign Envelope ID: D86F84DC-7E2E-4CB8-8FA5-6A5C64F91F9E
City of Renton Department of Community & Economic Development
Weatherly Inn Site Plan Modification
Administrative Modification Report & Decision
LUA19-000038, MOD
Report of April 9, 2019 Page 3 of 6
D_Site_Plan_Mod_Weatherly_Inn_LUA19000038_190405
that have no impact on the layout of the site are not inlcuded in this decision and will be reviewed for
compliance with the Hearing Examiner Site Plan Decision as part of the civil construction and building
permits.
4. The project site is located 45XX Talbot Rd S APNs 312305-9067 and 312305-9014.
5. The project site is currently undeveloped and forested.
6. Access to the site would be provided via a new driveway aligned with S 45th Pl. A portion of the driveway
would be located on the northern abutting property (4512 Talbot Rd S) within an existing shared driveway
easement.
7. The site that is proposed to be developed is located within the Commercial Mixed Use Comprehensive
Plan land use designation. The eastern portion of the property is located within the Residential Low
Density Comprehensive Plan land use designation. However, this portion of the property will remain
undeveloped.
8. The site that is proposed to be developed is located within the Commercial Office (CO) zoning
classification. The eastern portion of the property is located within the Residential-1 (R-1) zoning
classification, but will remain undeveloped.
9. Per the approved Hearing Examiner Site Plan, there are approximately 306 trees (252 significant trees)
located onsite, of which the applicant is proposing to retain a total of 43 significant trees.
10. The site is mapped with Geologically Hazardous Areas, specifically sensitive slopes and protected slopes
with potential landslide and erosion hazards.
11. The applicant is proposing to begin construction in 2019 with approximately 15 months of contruction.
12. The City’s Environmental Review Committee (ERC) issued an Addendum to the project’s DNS-M on April
1, 2019 (Exhibit 1). The ERC found the environmental impacts of the proposal were adequately
addressed under the analysis contained within the project’s issued DNS-M and the requested site plan
modification does not substantially change the analysis of significant impacts and alternatives in the
existing environmental document.
13. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
14. Site Plan Modification Analysis: The applicant is requesting a site plan modification in order to provide
seven (7) additional assisted living units and three (3) additional memory care beds, eight (8) additional
surface parking spaces, removal of the 2,400 square foot carriage house amenity building, and relocation
of the garbage enclosure approximately 75-feet south from the initial location. The proposal is compliant
with the following modification criteria, pursuant to RMC 4-9-200.H.2, if the condition of approval is met.
Therefore, staff is recommending approval of the requested modification, subject to conditions as noted
below:
Compliance Modification Criteria and Analysis
a. Involve more than a ten percent (10%) increase in area or scale of the development
in the approved plan; or
Staff Comment: The proposed increase in assisted living and memory care units and
surface parking spaces does not result in a 10-percent or increase in area or scale of the
development in the approved plan. The additional assisted living and memory care units
would be provided by altering the floor plan within the building and an approximately
DocuSign Envelope ID: D86F84DC-7E2E-4CB8-8FA5-6A5C64F91F9E
City of Renton Department of Community & Economic Development
Weatherly Inn Site Plan Modification
Administrative Modification Report & Decision
LUA19-000038, MOD
Report of April 9, 2019 Page 4 of 6
D_Site_Plan_Mod_Weatherly_Inn_LUA19000038_190405
100 square foot addition to the building footprint. Also, the applicant has proposed to
remove the 2,400 square foot carriage house amenity building resulting in a reduction
of building area.
Compliant if
condition of
approval is
met
b. Have a significantly greater impact on the environment and/or public facilities than
the approved plan; or
Staff Comment: The site plan modification request included an updated cover letter
(Exhibit 3) associated with Traffic Impact Analysis that was prepared for the approved
site plan. The updated letter indicated the proposed modification does not change the
results of the analysis prepared for the approved site plan and no additional
transportation impacts would occur with the seven (7) new assisted living units and
three (3) additional memory care beds.
The updated tree preservation plan (Exhibit 5) indicates the requested site plan
modification would result in the retention of 37 of the site’s 252 significant trees or 15-
percent retention. The Hearing Examiner report for the approved site plan and the
applicant’s arborist report prepared by American Forest Management dated December
4, 2017 indicated the project would retain 43 significant trees or 17-percent retention.
The updated tree preservation plan also refers to the applicant’s above referenced
arborist report as a basis for the significant tree retention calculation. Due to the
discrepancy in the tree retention calculation from the approved site plan and the
requested modified site plan, staff recommends as a condition of approval, the
applicant clarify and ensure that the requested site plan modification would not result
in a decrease in the amount of significant tree retention due to the relocation of the
garbage enclosure and additional surface parking spaces. A revised tree retention plan
that provides clarification and compliance with the tree retention that was approved
with the Hearing Examiner’s Site Plan decision shall be submitted with the civil
construction permit to be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
c. Change the boundaries of the originally approved plan.
Staff Comment: The requested site plan modification would occur within the boundaries
of the subject property that was in the originally approved plan.
E. DECISION:
The proposal satisfies (if the condition of approval is met) three (3) of the three (3) criteria listed in RMC 4-9-
200.H.2 for approval of modifications. Therefore, the Weatherly Inn Site Plan Modification, File No. LUA19-
000038, MOD, is approved and is subject to the following condition:
1. The applicant shall clarify and ensure that the requested site plan modification would not result in a
decrease in the amount of significant tree retention due to the relocation of the garbage enclosure and
additional surface parking spaces. A revised tree retention plan that provides clarification and compliance
with the tree retention that was approved with the Hearing Examiner’s Site Plan decision shall be
submitted with the civil construction permit to be reviewed and approved by the Current Planning Project
Manager prior to permit issuance.
DocuSign Envelope ID: D86F84DC-7E2E-4CB8-8FA5-6A5C64F91F9E
City of Renton Department of Community & Economic Development
Weatherly Inn Site Plan Modification
Administrative Modification Report & Decision
LUA19-000038, MOD
Report of April 9, 2019 Page 5 of 6
D_Site_Plan_Mod_Weatherly_Inn_LUA19000038_190405
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on April 9, 2019 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Alex Bunn
606 Columbia St NW, 101
Olympia, WA 98501
Frank Durocher
401 Central St SE
Olympia, WA 98501
TRANSMITTED on April 9, 2019 to the Parties of Record:
Todd Gardner
Swanson Gardner Meyers PLLC
9545 Lake Washington Blvd NE
Bellevue, WA 980045408
Alice Daniels
4702 Morris Ave S
Renton, WA 98055
Caleb Perkins
401 Central St SE
Olympia, WA 98501
Austin Groves
401 Central St SE
Olympia, WA 98501
Jim Godfrey
15029 Woodinville Redmond Rd
Woodinville, WA 98072
Denny Bullock
501 S 46th Pl
Renton, WA 98055
(206) 999-1980
Nancy Osborn
4635 Morris Ave S, #F
Renton, WA 98055
Joe Carlson
15029 Woodinville-Redmond Rd
NE, 200
Woodinville, WA 98072
David Smith
PO Box 50010
Renton, WA 980585010
TRANSMITTED on April 9, 2019 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on April 23, 2019. An appeal of the decision must be filed within the 14-day
appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner,
City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing
Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office,
(425) 430-6510.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
DocuSign Envelope ID: D86F84DC-7E2E-4CB8-8FA5-6A5C64F91F9E
4/9/2019 | 11:54 AM PDT
City of Renton Department of Community & Economic Development
Weatherly Inn Site Plan Modification
Administrative Modification Report & Decision
LUA19-000038, MOD
Report of April 9, 2019 Page 6 of 6
D_Site_Plan_Mod_Weatherly_Inn_LUA19000038_190405
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: D86F84DC-7E2E-4CB8-8FA5-6A5C64F91F9E
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Weatherly Inn Site Plan Modification
Land Use File Number:
LUA19-000038, MOD
Date of Report
April 9, 2019
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-
9014
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: DNS-Addendum
Exhibit 2: Site Plan (Modified)
Exhibit 3: Traffic Impact Analysis Cover Letter prepared by Jake Traffic Engineering, dated
February 26, 2019
Exhibit 4: Administrative Modification Report and Decision
Exhibit 5: Tree Preservation Plan (Updated)
DocuSign Envelope ID: D86F84DC-7E2E-4CB8-8FA5-6A5C64F91F9E
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ADDENDUM TO ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE (DNS-M) - MITIGATED
Pursuant to WAC 197-11-600(4)(c) and WAC 197-11-625
Addendum to the Weatherly Inn Assisted Living and Memory Care
Determination of Non-Significance - Mitigated (DNS-M)
Date of Addendum: April 1, 2019
Date of Initial Threshold Determination: June 11, 2018
Applicant: Frank Durocher, RJ Development, 401 Central St
SE, Olympia, WA 98501
File Numbers: LUA18-000011; LUA19-000038
Project Name: Weatherly Inn Assisted Living and Memory Care
Location: 45XX Talbot Rd S APNs 312305-9067 and
312305-9014
Lead Agency: City of Renton, Department of Community and
Economic Development
Review Process: Addendum to previously issued Determination
of Non-Significance – Mitigated (DNS-M)
Proposal / Purpose of Addendum: The applicant has submitted a site plan modification
request for the Weatherly Inn Assisted Living and Memory Care facility that would be located at
45XX Talbot Rd S (APNs 312305-9067 and 312305-9094) near the intersection of S 45th Pl and
Talbot Rd S. The applicant received Hearing Examiner site plan approval for the facility on
August 15, 2018. Previous to the site plan decision, the Environmental Review Committee
issued a DNS-M on June 11, 2018 that included three (3) mitigation measures related to
compliance with geotechnical recommendations and onsite skilled nursing staff.
The DNS-M and approved site plan included the development of a vacant 4.62 acre property
into a 116 unit assisted living facility with 30 memory care beds. The building would be three
and four stories with a one-story outbuilding (carriage house) to provide additional indoor
amenity space. A surface parking lot would accommodate 132 vehicles and access to the site
would be via a new driveway closely aligned with S 45th Pl. The applicant would provide
DocuSign Envelope ID: A4BFD636-8DA0-4C14-8AEF-455DFBEFBDD4
Addendum to Environmental (SEPA) Review
Page 2 of 3
April 1, 2019
frontage improvements along the east side of Talbot Rd. S and a center turn lane. The site plan
decision also included modification approval to construct retaining walls up to 9.5 feet with
terrace widths of approximately 6-feet along the southern portion of the site and a single tier
wall up to 10.5 feet along a northern portion of the site.
The applicant has submitted a site plan modification request that would provide seven (7)
additional assisted living units and three (3) additional memory care beds for a total of 123
assisted living units and 33 memory care beds. These additional units and beds are proposed to
be provided by reconfiguring the existing floor plan that was shown in the site plan review
application and with an approximate 100 square foot addition to the southwest corner of the
proposed building. The applicant has proposed to add eight (8) additional surface parking
spaces for the new assisted living units and memory care beds. In addition to the increase in
units/beds and parking spaces, the applicant has proposed to remove the proposed 2,400
square foot carriage house amenity building and relocate the garbage enclosure approximately
75-feet south from the initial approved location identified in the site plan decision. The
applicant’s site plan modification request also included an updated cover letter to the Traffic
Impact Analysis that was prepared for the initial proposal. The letter indicates the proposed
modification does not change the results of the analysis prepared for the approved site plan
and no additional transportation impacts would occur with the seven (7) new assisted living
units and three (3) additional memory care beds.
Analysis: It has been determined that the environmental impacts of the proposal were
adequately addressed under the analysis contained within the project’s issued DNS-M. Based
on WAC 197-11-600(4)c, the addendum process may be used if analysis or information is added
that does not substantially change the analysis of significant impacts and alternatives in the
existing environmental document.
This Addendum is appropriate because it contains only minor information not included in the
DNS-M and there are no environmental impacts related to inclusion of the new information.
The proposed site plan modification would not change the analysis or impacts in the initial SEPA
Review, therefore an Addendum to the DNS-M may be issued pursuant to WAC 197-11-625.
DECISION: The City of Renton is hereby issuing a SEPA Addendum pursuant to WAC 197-11-600
to addend the Weatherly Inn project to provide seven (7) additional assisted living units, three
(3) additional memory care beds and associated parking.
Additional Information: If you would like additional information, please contact Matt Herrera,
Senior Planner, City of Renton Planning Division, Department of Community & Economic
Development at (425) 430-6593. There is no comment period for this Addendum, dated April 1,
2019 issued by the City of Renton Environmental Review Committee
Exhibits
Exhibit 1 DNS-M Addendum
Exhibit 2 Site Plan (Modified)
DocuSign Envelope ID: A4BFD636-8DA0-4C14-8AEF-455DFBEFBDD4
Addendum to Environmental (SEPA) Review
Page 3 of 3
April 1, 2019
Exhibit 3 Traffic Impact Analysis Cover Letter prepared by Jake Traffic Engineering, dated
February 26, 2019
ENVIRONMENTAL REVIEW COMMITTEE SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date
Kelly Beymer, Administrator
Community Services Department
Date
Rick M. Marshall, Administrator
Fire & Emergency Services Department
Date
C.E. “Chip” Vincent, Administrator
Department of Community & Economic Development
Date
DocuSign Envelope ID: A4BFD636-8DA0-4C14-8AEF-455DFBEFBDD4
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CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCTALBOT ROAD S.LEGENDIN COMPLIANCE WITH CITY OF RENTON STANDARDSRENTON, WA 980554500 TALBOT RD SWEATHERLY INN RENTON03/01/2019CALL BEFORE YOU DIGSENNIOALF EP R ON D43668IGERSERETSSTATEOFWASHIGINEERG T O N
ROSS D. JARVISCONSTRUCTION NOTES:LANDSCAPE ANALYSIS:● ●● ● ●●●LOT COVERAGE:PARKING ANALYSIS:SEE ADA DETAIL #2 ON SHEET SP-03FOR ADDITIONAL INFORMATIONSEE ADA DETAIL #1 ON SHEET SP-03FOR ADDITIONAL INFORMATIONR-403606SITE IMPROVEMENT PLANTED-40-4036EXHIBIT 2RECEIVED03/08/2019 mherreraPLANNING DIVISION75 ft
1401231231133DocuSign Envelope ID: A4BFD636-8DA0-4C14-8AEF-455DFBEFBDD4
EXHIBIT 3 RECEIVED
03/08/2019 mherrera
PLANNING DIVISION
DocuSign Envelope ID: A4BFD636-8DA0-4C14-8AEF-455DFBEFBDD4
DocuSign Envelope ID: A4BFD636-8DA0-4C14-8AEF-455DFBEFBDD4
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N O . 405 EXP. 02/06/2021L A N D S CAPE ARCHITECTNORTH0feet60SCALE: 1" = 30'-0"30906'-0"SECTION VIEWROOT PROTECTION AREA (RPA)1.NO PRUNING SHALL BE PERFORMED EXCEPT BY APPROVEDARBORIST.2.NO EQUIPMENT SHALL OPERATE INSIDE THE PROTECTIVEFENCING INCLUDING DURING FENCE INSTALLATION ANDREMOVAL.3.PLACING MATERIALS NEAR TREES: NO PERSON MAY CONDUCTACTIVITY WITHIN THE ROOT PROTECTION AREA (RPA) OF ANYEXISTING TREE TO BE RETAINED, EXCEPT AS OTHERWISE NOTED(SEE LANDSCAPE AND IRRIGATION SPECIFICATIONS). THISINCLUDES BUT IS NOT LIMITED TO PARKING EQUIPMENT,PLACING SOLVENTS, STORING BUILDING MATERIAL AND SOILDEPOSITS, DUMPING CONCRETE WASH OUT AND LOCATINGBURN HOLES.4.PROTECTIVE BARRIER. BEFORE DEVELOPMENT, LANDCLEARING, FILLING OR ANY LAND ALTERATION, THECONTRACTOR:A.SHALL FIELD VERIFY LOCATION, SIZE AND SPECIES TODETERMINE RPA.B.SHALL ERECT TREE PROTECTION FENCING AROUND THERPA OF THE TREE, AS DESCRIBED IN THE TEMPORARY TREEPROTECTION FENCE DETAIL. THE FENCING SHALL BERETAINED THROUGHOUT CONSTRUCTION.C.SHALL PROHIBIT GRADING, TRENCHING, CUTTING,IMPERVIOUS SURFACING, OTHER CONSTRUCTION,COMPACTION OF EARTH, OR OTHER POTENTIALLYDAMAGING ACTIVITIES WITHIN THE RPA'S OF EXISTINGTREES.D.SHALL ENSURE THAT ANY CLEARING OR LANDSCAPINGDONE WITHIN THE DRIP LINE SHALL BE ACCOMPLISHED WITHHAND LABOR ONLY.E.SHALL ENSURE NO ROOTS GREATER THAN 2" SHALL BE CUT.5.ATTACHMENTS TO TREES: DURING CONSTRUCTION, NO PERSONSHALL ATTACH ANY OBJECT TO ANY EXISTING TREE.6.THE ROOT PROTECTION AREA (RPA) IS DEFINED AS THE AREAWITHIN THE DRIP LINE OF THE TREE TO BE RETAINED, UNLESSTHE TREE IS AN OAK. THE RPA FOR OAK TREES EXTENDS TOONE AND ONE-HALF TIMES THE RADIUS OF THE CANOPY.7.RETURN ALL AREAS TO THEIR PRE-CONSTRUCTION STATEAFTER INSTALLATION IS COMPLETE.TREE PROTECTION FENCING1/4" = 1'-0"IMPORTANT: ALL TREES INDICATED AS "TOREMAIN" MUST BE RETAINED. FAILURE TORETAIN ANY INDICATED TREE WILL RESULT INCONTRACTOR REPLACING TREE PER THE CITYOR OTHER REQUIREMENTS. CONTRACTORSHALL NOTIFY THE LANDSCAPE ARCHITECT,FORESTER AND/OR CITY (AS APPLICABLE) IF IT ISDETERMINED THAT A TREE CANNOT BERETAINED.24"TREE PROTECTION NOTESFENCE SHALL BE MAINTAINED THROUGHOUTDURATION OF CONSTRUCTION. ALLCLEARING AND PLANTING WITHIN THE ROOTZONE SHALL BE DONE BY HAND.MAINTAIN EXISTING GRADE WITH THETREE PROTECTION FENCE UNLESSOTHERWISE INDICATED ON THE PLANSTEMPORARY TREE PROTECTION FENCE:SIX-FOOT-HIGH CHAIN LINK CONSTRUCTIONFENCE WITH PLACARDS. STEEL POSTSINSTALLED AT 8' O.C.3" THICK LAYER OF MEDIUMBARK MULCH2" X 8' STEEL POSTS ORAPPROVED EQUALRADIUS OF FENCINGSHALL BE A MIN. OF 1'FOR EVERY 1" OF CALIPER1P-CO-REN-12SYMBOLDESCRIPTIONDETAILPRESERVE AND PROTECT EXISTING TREES 1/TP-01SHOWN TO REMAIN.RETAINING WALL, SEE CIVIL FOR GRADES, SEE STRUCTURAL/ARCH FOR MATERIALSAND DETAILS01-0101-1101 GENERAL SCHEDULETREE RETENTION NOTESSEE ARBORIST REPORT, DATED 12/4/17, BYAMERICAN FOREST MANAGEMENT, PHONE:425.820.3420, FOR ADDITIONAL INFORMATION.PER THE ARBORIST REPORT,"A total of 306 significant trees were identified on thesubject property. Trees in poor condition were not includedin the tree calculation. The City of Renton requires retentionof 10% of all the viable significant trees on commercialsites.Tree Calculation based on 252, healthy, viable, significanttrees"Viable Trees proposed for removal – 215 (85%)Viable Trees proposed for retention – 37 (15%)R-403625TREE PRESERVATION PLANTED-40-4036