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HomeMy WebLinkAboutD_Admin_Decision_Report_Exhibits_SR_Site_Plan_Review_Swanson Gardner Meyers 190919DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_Site Plan Review_Swanson Garden MeyersSR_Site Plan Review_Swanson Garden Meyers A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: September 19, 2019 Project File Number: PR19-000329 Project Name: Swanson Gardner Meyers Office Addition Land Use File Number: LUA19-000169, ECF, SA-A, MOD Project Manager: Angelea Weihs, Associate Planner Owner: Todd and Polly Gardner, 9545 Lake Washington Blvd NE, Bellevue, WA 98004 Applicant/Contact: Edward Pozniak, Architectural Innovations, 14311 SE 16th ST, Bellevue, WA 98007 Project Location: 4512 Talbot Road S Project Summary: The applicant is requesting Administrative Site Plan Review and a street modification in order to convert an existing garage and build a 2,499 square foot addition to and existing 3,583 square foot paralegal office building located at 4512 Talbot Road S (parcel number 3123059069). The subject parcel is 26,294 square feet (0.6 acres) and located within the Commercial Office (CO) zone and Commercial Mixed Use Land Use Designation. The applicant proposes to remodel the existing interior to provide efficient work flow and conference areas, as well as construct an addition for additional paralegal office space. The proposed addition would be located on the south side of the existing building. Both the existing building and proposed addition are single-story. There are 8 existing significant trees on-site, of which the applicant is proposing to retain 2 of them. The applicant proposes to retain access to the site via an existing curb cut off of Talbot Rd S. The site has a total of 13 existing parking spaces. The applicant proposes to restripe the parking lot to meet parking dimensional requirements; however, no new additional stalls are proposed. No critical areas are mapped on the project site. Site Area: 26,294 sq. ft. (0.6 ac) DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 2 of 18 SR_Site Plan Review_Swanson Garden Meyers B. EXHIBITS: Exhibits 1-6: As shown in the Environmental Review Committee (ERC) Report Exhibit 7: Administrative Report Exhibit 8: Landscape Plan Exhibit 9: Street Modification Justification Exhibit 10: Architectural Plans Exhibit 11: Civil Plans Exhibit 12: Refuse Enclosure Details Exhibit 13: Arborist Report Exhibit 14: Geotechnical Report C. GENERAL INFORMATION: 1. Owner(s) of Record: Todd and Polly Gardner, 9545 Lake Washington Blvd NE Bellevue, WA 98004 2. Zoning Classification: Commercial Office (CO) 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: Office, general 5. Critical Areas: NA 6. Neighborhood Characteristics: a. North: CO zone, Nursing Home b. East: CO zone, Assisted Living c. South: CO zone, Vacant d. West: Talbot Rd S, CO zone, Medical/Dental Office 7. Site Area: 27,212 sq. ft. (0.62 ac) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 3268 12/13/1978 E. PUBLIC SERVICES: 1. Existing Utilities DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 3 of 18 SR_Site Plan Review_Swanson Garden Meyers a. Water: Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the Talbot Hill service area in the 350-hydraulic zone. There is an existing 12-inch City water main located in Talbot Road South that can deliver a maximum total flow capacity of 4,500 gallons per minute. There is an existing 16-inch low pressure City water main located in Talbot Road South that cannot provide adequate water pressure for fire protection. There is a proposed 10-inch City water main with 4-inch water stub to the subject property located at the southeast corner of the property. This water main is to be constructed as a part of the Weatherly Inn project, currently in construction. b. Sewer: Wastewater service is provided by the City of Renton. c. Surface/Storm Water: There is an existing private stormwater system located within the subject property. There is an existing 12-inch stormwater main located in Talbot Road South. 2. Streets: The proposed development fronts Talbot Road S along the west property line. Talbot Road South is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 89 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120B: Development Standards for Commercial Zoning Designations 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 9 Permits - Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternatives 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on July 31, 2019 and determined the application complete on August 2, 2019. The project complies with the 120-day review period. 2. The project site is located at 4512 Talbot Road S. 3. The project site is currently developed with an existing 3,583 square foot paralegal office building and a parking lot with 13 parking spaces. 4. The applicant proposes to retain access to the site via an existing curb cut off of Talbot Rd S. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 4 of 18 SR_Site Plan Review_Swanson Garden Meyers 5. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 6. The site is located within the Commercial Office (CO) zoning classification. 7. There are 9 existing trees on-site, of which the applicant is proposing to retain 2. 8. The applicant proposes approximatley 181 cubic yards of excavation for the proposed foundation and crawl space under the new addition. No fill is proposed. 9. The applicant is proposing to begin construction immediatelly following landuse and building permit approval. 10. No public or agency comments were recieved. 11. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 9, 2019, the Environmental Review Committee issued a Determination of Non-Significance (DNS) for the Swanson Gardner Meyers Office Addition (Exhibit 3). A 14-day appeal period commenced on September 13, 2019, and will end on September 27, 2019. No appeals of the threshold determination have been filed as of the date of this report. 12. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 13. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s Comprehensive Plan Map. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive.  Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. 14. Zoning Development Standard Compliance: The Commercial Office Zone (CO) is established to provide areas appropriate for professional, administrative, and business offices and related uses, offering high- quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120.B, if all conditions of approval are met: Compliance CO Zone Develop Standards and Analysis  Use: Office, General Staff Comment: The applicant is proposing to build a 2,499 square foot addition to an existing 3,583 square foot paralegal office building as well as convert an existing attached garage to office space. No change of use is proposed. General office uses are outright permitted uses in the zone. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 5 of 18 SR_Site Plan Review_Swanson Garden Meyers  Density: Residential uses are allowed within mixed use buildings. The density range permitted in the CO zone is a minimum of 75.0 up to a maximum of 150.0 dwelling units per net acre. Density may be increased up to 250 dwelling units per net acre subject to Administrative CUP approval, and/or per RMC 4-9-065, Density Bonus Review. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Not applicable. No dwelling units are proposed.  Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: Not applicable. No subdivision or change in lot size is proposed.  Setbacks: There are no minimum front yard or secondary front yard setbacks for residential mixed use buildings. The minimum front yard and secondary front yard setbacks for other commercial buildings less than 25 feet in height is 15 feet, for buildings between 25 and 80 feet in height the minimum front and secondary front yard setback is 20 feet, and for buildings over 80 feet in height the minimum front and secondary front yard setback is 30 feet. The maximum front yard and secondary front yard setback is 15 feet for residential mixed use buildings, there are no maximum front or secondary front yard setback requirements for other commercial buildings. A reduced minimum setback of no less than fifteen feet (15') may be allowed for structures in excess of twenty five feet (25') in height through the site plan review process. There are no side or rear yard setback requirements, except 15 feet if abutting a lot zoned residential. Staff Comment: The existing building and proposed addition area would maintain a front yard setback of approximately 72 feet; side yard setbacks of approximately 9 feet side yard setback from the north property line (existing setback), and 15 feet between the proposed addition and the access easement along the south property line. The existing and proposed rear yard setback is 9 feet and 3 inches. The existing building and proposed addition would meet all the minimum required setbacks.  Building Standards: The maximum lot coverage requirements for buildings in the CO zone is 65 percent of the total lot area or 75 percent is parking is provided within the building or within a parking garage. The maximum building height permitted is 250 ft., except when abutting a residential zone, then the maximum height is 20 feet more than the maximum height allowed in the abutting residential zone. Staff Comment: As shown on the proposed site plan (Exhibit 3), the total lot coverage for the site is approximately 6,102 square feet or 23.2 percent (23.2%). The proposed lot coverage is less than the 65 percent (65%) maximum. Based on the provided architectural elevations (Exhibit 10), the proposed one-story building has a maximum building height of 18.5 feet, which is less than the 250 foot maximum for the zone. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 6 of 18 SR_Site Plan Review_Swanson Garden Meyers minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Perimeter parking lot landscaping shall be at least 10 feet in width, interior parking lot landscaped areas shall have minimum dimensions of 8 feet (8’) by 12 feet (12’). Staff Comment: A Landscape Plan (Exhibit 8) was submitted with the project application. Per RMC 4-4-070B.1.c, additions to existing buildings that increase the gross square footage of the building by greater than one third triggers compliance with the landscaping regulations for the entire site. The project proposal includes an addition greater than one third the area of the existing building; therefore, compliance with landscaping regulations for the entire site is required. However, there is an exception, Per RMC 4-4-070C.2.e, for alterations or small additions determined by the Community and Economic Development Administrator not to warrant improvements to the entire site. The proposal would require perimeter parking lot landscaping, with a minimum depth of 10 feet, around the existing and proposed parking lot. The perimeter parking lot landscaping is required to have a mixture of trees, shrubs, and groundcover per RMC 4- 4-070H.4. Compliance with required perimeter landscaping between the existing parking lot and the north property line, as well as along the east side of the parking lot, between the existing parking and existing building, would require the removal of 7 existing parking spaces, which are necessary for compliance with parking regulations (See FOF 13, Parking). Staff recommends eliminating the required perimeter parking lot landscaping along this portion of the property (in the vicinity of parking stalls numbered 1-6, and 13, as identified on the provided Landscape Plan), pursuant to RMC 4-4-070C.2.e and noted above. Based on the provided site plan, no perimeter parking lot landscaping is proposed along the west or south side of the existing parking lot (along parking stalls numbered 7-12, as identified on the provided Landscape Plan). Compliance with perimeter landscaping requirements along these parking stalls would not necessitate the removal of existing parking spaces. In order to ensure compliance with perimeter parking lot landscaping regulations, staff recommends as a condition of approval, that a detailed landscape plan be submitted at DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 7 of 18 SR_Site Plan Review_Swanson Garden Meyers the time of Civil Construction Permit Review that includes 10 feet of perimeter parking lot landscaping along parking stalls numbered 7-12. The perimeter parking lot landscaping shall be revised to include a mixture of trees, shrubs and groundcover. The detailed landscape plan shall be submitted to the Current Planning Manager for review and approval. The proposal requires a minimum of 10 feet on site landscaping along the public street frontage (Talbot Rd S). The provided landscape plan shows 10 feet of landscaping along a portion of the front property line, but not along the entire length of the street frontage. The applicant would need to demonstrate compliance with the required 10- foot street frontage landscaping for the full length of the public street frontage. Therefore, staff recommends as a condition of approval that a detailed landscape plan be submitted at the time of Civil Construction Permit Review that includes the 10-foot onsite landscape strip required along the full length of Talbot Rd S, that includes a mixture of trees, shrubs and groundcover. The detailed landscape plan shall be submitted to the Current Planning Manager for review and approval. Landscaping shall be installed prior to issuance of a Certificate of Occupancy for the proposed office expansion.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: An Arborist Report prepared by American Forest Management, Inc. dated January 2, 2019 (Exhibit 13), indicated the site contains eight total significant trees. Tree retention standards in commercial zones requires a minimum of 10 percent (10%) of the site’s significant trees to be retained during and post development. Of the eight significant trees on site, the applicant is proposing to retain a total of two trees, or 25 percent (25%). All six trees proposed for removal are located within the footprint of the proposed addition. The two trees proposed to be retained include one 18-caliper inch and one 21-caliper inch Austrian pine trees, which are in good and fair condition respectively. The applicant has exceeded the minimum percentage of retained trees. Trees required to be retained (i.e., protected trees) during construction would be required to comply with the tree protection measures during construction per RMC 4- 4-130H.9. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 8 of 18 SR_Site Plan Review_Swanson Garden Meyers grading within the drip line, providing three inches (3”) of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. Compliant if conditions of approval are met Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: Architectural Elevations were submitted with the project application (Exhibit 10). Based on the provided elevations, a roof top HVAC system is proposed on the rooftop of the proposed addition. The proposed rooftop equipment is located at the rear of the proposed addition. The applicant is proposing a parapet wall for screening around the proposed rooftop equipment. Based on the provided elevations, the applicant appears to propose the same siding materials for the rooftop screening as proposed for the addition and existing office building. In order to ensure compliance with rooftop equipment screening requirements per RMC 4-4-095E, staff recommends as a condition of approval that the applicant submit rooftop equipment screening details that verify that the screening is made of materials and colors compatible with the building materials. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval.  Refuse and Recycling: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: The site plan (Exhibit 3) identifies a detached refuse/recycling enclosure located on the west side of the proposed office addition, to the south of the existing parking lot. The office development would require a minimum of 100 square feet for recycling and refuse deposit areas. Based on the proposed application submittal materials, which include recycle/refuse enclosure details (Exhibit 12), the proposed refuse/recycling enclosure is 12 feet by 8.5 feet, for a total square footage of 102 square feet, which complies with minimum size requirements. The applicant proposes to construct the recycle/refuse enclosure using pressure treated wood posts and cedar slats. The applicant proposes to paint the enclosure to match the primary structure exterior. Based on the submittal materials, the proposal complies with minimum square footage and architectural design requirements. Compliant if conditions of approval are met Parking: Parking regulations require that a minimum of 2.0 parking spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area be provided for general office uses. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Compact parking spaces shall not to exceed thirty percent (30%) of onsite parking. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 9 of 18 SR_Site Plan Review_Swanson Garden Meyers Staff Comment: The site currently has 13 parking stalls. The applicant proposes to restripe the existing parking lot; however, no additional stalls are proposed. For general office uses, Renton Municipal Code requires a minimum of 2.0 parking spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. The net floor area of the office use was not provided by the applicant; however the gross floor area of the use is approximately 6,082 square feet, which would require a minimum of 12 parking spaces and a maximum of 27 parking stalls. The applicant’s proposal meets parking space requirements. The provided site plan (Exhibit 3) does not provide proposed parking lot stall dimensions and the proposal does not appear to comply with minimum stall dimensions standards or maximum compact parking space requirements based on the provided scale. Therefore, staff recommends as a condition of approval that the applicant submit a revised site plan with the civil construction permit application that demonstrates compliance with minimum parking stall dimensional requirements and maximum compact parking stall requirements or submit a formal modification and receive approval for a modified parking stall standards prior to civil construction permit submittal.  Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Staff Comment: The proposal would be required to provide bicycle parking meeting the standards set forth in RMC 4-4-080F.11.b based on 10% of the required number of parking stalls. A minimum of one bicycle-parking stall is required for this project. The applicant is proposing to convert an existing alcove within the existing portion of the building into a bicycle storage room, which adequately provides bicycle parking for at least one bicycle. Compliant provided condition of approval is met Pedestrian Access: A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Staff Comment: The proposal would be required to provide a pedestrian connection from the public entrance to the street. No pedestrian connection was proposed based on the submitted application; therefore, staff recommends as a condition of approval that the applicant submit a revised site plan with the civil construction permit application that shows a pedestrian connection from the office building public entrance to the public street.  Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: The site plan (Exhibit 3) provided with the project application identifies a proposed new retaining to the south of the proposed office addition, between the addition and the existing access easement used for the neighboring property to the east (Weatherly Inn). The maximum height of the proposed retaining wall is 5.5 feet, which complies with maximum retaining wall height requirements. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 10 of 18 SR_Site Plan Review_Swanson Garden Meyers 15. Design District Review: Design Standards: The proposal is not a mixed use development and therefore not subject to the Urban Design District D regulations per RMC 4-4-120B development standards. However, new code is anticipated to add Design District D to all development within the CO zone if approved by City Council. The subject application does not vest the applicant to the current development standards, a building permit application would be required to obtain vesting rights. Street Modification Analysis: Pursuant to Renton Municipal Code (RMC) 4-9-250D, the applicant is requesting an Administrative Modification from RMC 4-6-060F.2, Minimum Design Standards for Public Streets and Alleys to eliminate the required 2.5 feet of right-of-way dedication needed to meet the minimum standards of a 3-lane Collector Arterial Road. The proposal is compliant with the following modification criteria, pursuant to 4-9-250D, if all conditions of approval are met: Compliance Street Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: The Community Design Element has applicable policies listed under “Promoting a Safe, Healthy, and Attractive Community”. These policies address walkable neighborhoods, safety, and shared uses. The intent of the policies are to promote new development with walkable places that support grid and flexible grid street and pathway patterns, and are visually attractive, safe, and healthy environments.” In addition, Policy T-32 of the City’s Transportation Element of the Comprehensive Plan requires the city to “coordinate transit, bike, and pedestrian planning efforts and evaluate opportunities to leverage investments for the benefit of more users.” Provided the modified collector arterial street is constructed as noted in FOF 16.b. below, the requested street modification is consistent with these policy guidelines.  b. Will meet the objectives and safety, function, appearance, environmental protection, and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The City’s Public Works Transportation section and Community and Economic Development department have reviewed Talbot Road South and the surrounding area and have determined that the modified Collector Arterial Road is more suitable for the portion of Talbot Road South adjacent to the site. The modified collector arterial street would retain the existing roadway and add 5-feet of pavement for a 5- foot bike lane, a 0.5-foot curb, a minimum 10-foot wide landscape planter, and a maximum 8-foot wide sidewalk with 2 feet (2’) clear at back of sidewalk. No right-of- way dedication will be required to install the recommended frontage improvements. This recommendation was based on the fact that the existing roadway width will meet the transportation needs of the surrounding area while providing the required separation between the vehicular and pedestrian travel ways as required by the code. The modified Collector Arterial Road section will conform to the design criteria outlined by the Transportation section. In addition, the recommended modified Collector Arterial Road will more closely meet Policy T-32 of the Transportation Element of the Comprehensive Plan (See comments under FOF 16.a). The recommended enlarged landscape planter (10 feet) will help to ensure preservation of existing mature trees within the public right-of-way, which complies with RMC 4-4-130A, which serves to DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 11 of 18 SR_Site Plan Review_Swanson Garden Meyers “enhance the City’s physical and aesthetic character by minimizing indiscriminate removal or destruction of trees.” This modified Collector Arterial Road section would meet the objectives of safety, function and appearance as intended by the code.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The modified street section will maintain existing access for the adjacent properties and does not appear to be injurious to other properties in the vicinity. The modified 10-foot landscape planter between the bike lane, curb, and sidewalk provides a safety buffer between the bikes and vehicles traveling on the street and the pedestrians using the sidewalk.  d. Conforms to the intent and purpose of the Code. Staff Comment: This modification provides a safe pedestrian and vehicle route for the proposed project and the surrounding area and would conform to the intent and purpose of the code.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity. Staff Comment: See comments under criterion ‘c’. 16. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CO zoning classification when the project is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan requests: Compliance Site Plan Criteria and Analysis  a. Comprehensive Plan Compliance and Consistency. Staff Comment: See previous discussion under FOF 13, Comprehensive Plan Analysis. Compliant if conditions of approval are met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 14, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: See discussion under FOF 15, Design District Review. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Compliant if condition of approval is met e. Off-site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 12 of 18 SR_Site Plan Review_Swanson Garden Meyers Staff Comment: The proposed one-story office addition is smaller than most of the other buildings in the surrounding area. It is not anticipated that the proposal would be out of scale or impactful to other properties in the vicinity. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: As conditioned, a pedestrian connection from the building entrance to the sidewalk will create a desirable transition between this use and adjacent properties. The existing building includes frontage along Talbot Rd S. A new 8-foot wide sidewalk is proposed within the public right-of-way along the property frontage. No new streets or driveways are proposed. It is anticipated that the proposed street frontage improvements will be adequate to provide desirable transitions and linkages between surrounding uses. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: See FOF 14, Zoning Development Standard: Screening. In order to provide adequate screening for the proposed new refuse and recycling point location, staff recommends as a condition of approval that the landscape plan be revised to include a minimum 10-foot wide landscaped buffer around all three sides of the refuse and recycling enclosure. This landscaping will assist in screening the facility from both the windows of the new office space and also the public Right-of-way. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The proposal includes tenant improvements and an addition to an existing building; it is not anticipated that views would be impacted as a result of the project proposal. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: As conditioned, the landscape plan is expected to enhance the appearance of the project. See discussion under FOF 14, Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the project application; therefore staff recommends as a condition of approval that, if exterior lighting is proposed, the applicant shall submit a lighting plan at the time of Building Permit review that demonstrates compliance with RMC 4-4-075. Compliant if condition of approval is met f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 13 of 18 SR_Site Plan Review_Swanson Garden Meyers Staff Comment: The proposed location for the addition is setback approximately 72 feet from the public right-of-way. Noise impacts are not anticipated be exceed noise associated with a typical office environment Any noise generated from vehicular traffic would be mitigated due to the proposed setback of the office addition as well as the activities that occupy the building. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. Staff Comment: As stated above, the proposed one-story office addition is smaller than most of the other buildings in the surrounding area. In addition, the proposed 72-foot front yard setback reduces the scale of the proposed development. It is not anticipated that the proposal would be out of scale or impactful to other properties in the vicinity. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. Staff Comment: The proposed addition has been located to reduce undue vegetation and landscaping removal. The proposal limits impervious surface area to the maximum extent feasible, provided conditions of approval are met. See impervious surface discussion under FOF 14, Building Standards. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030 Staff Comment: Not applicable, no parking lot expansion is proposed. The proposal does not exceed maximum parking ratios. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 14, Zoning Development Standard: Landscaping. Compliant if conditions of approval are met g. Access and Circulation. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: The applicant has not proposed any new ingress/egress as a part of the project and would continue to access the site via one driveway along the Talbot Rd S street frontage. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 14 of 18 SR_Site Plan Review_Swanson Garden Meyers Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: The existing site allows for adequate vehicle access provided conditions of approval are met (see pedestrian access discussion under FOF 14, Pedestrian Access), the site will allow for adequate pedestrian access from Talbot Rd S. The proposed addition is located on a currently undeveloped portion of the property and would not impact pedestrian or vehicular internal circulation or access. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: No applicable. No loading or delivery areas are proposed. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Existing bus stop are located approximately 0.2 miles away at the intersection of Talbot Rd S and S 43rd Street. See FOF 14, Development Standard Compliance: Bicycle Parking. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: See discussion under FOF 14, Pedestrian Access. Compliant if condition of approval is met h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: As shown on the provided landscape plan, passive recreation is provided on site in the form of landscaping and existing lawn space; however no exterior seating is provided on the project site. In order to ensure that recreation areas are provided on the project site, staff recommend as a condition of approval that the project incorporate exterior seating. The applicant shall submit a revised site plan that shows the exterior seating details with the Civil Construction Permit application.  i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal.  j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: There are no existing natural systems onsite that would be impacted by the proposed addition.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 15 of 18 SR_Site Plan Review_Swanson Garden Meyers improvements and fees. The 2019 Fire Impact Fees are currently $0.26 per square foot of additional office space. No fee is required for the existing retained building. The fire impact fee that is current at the time of building permit application would be levied. Water and Sewer. Staff Comment: Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the Talbot Hill service area in the 350-hydraulic zone. There is an existing 12-inch City water main located in Talbot Road South that can deliver a maximum total flow capacity of 4,500 gallons per minute. There is an existing 16-inch low pressure City water main located in Talbot Road South that cannot provide adequate water pressure for fire protection. There is a proposed 10- inch City water main with 4-inch water stub to the subject property located at the southeast corner of the property. This water main is to be constructed as a part of the Weatherly Inn project, currently in construction. See Exhibit 6 for additional water advisory comments. Any development or redevelopment (expansion) project is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of new or resized meters for domestic uses, irrigation uses and for fire sprinkler use. The current water fee is $4,050.00 per 1-inch meter, $20,250.00 per 1- 1/2 inch meter, and $32,400.00 per 2-inch meter. Sewer service is provided by the City of Renton. The provided submittal does not propose any changes to side sewer service, or domestic water meter size. See Exhibit 6 for additional sewer advisory comments. Drainage. Staff Comment: The applicant submitted a preliminary Technical Information Report (TIR) prepared by Core Design, Inc. with the Land Use Application, dated June 5, 2019 (Exhibit 4). Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The site is bordered by Talbot Center to the north, the proposed Weatherly Development to the east and south, and Talbot Road to the west. The total project site is 0.60 acres in size, with the existing building and parking lot on the north half of the site. The site drains west (with an average slope of 6 percent) to the 12- inch storm drain system in Talbot Road that drains north for about 690 feet until S 43rd Street where it heads west for 550 feet and north for 150 feet through the parking lot of Valley Medical Center. The storm system in Valley Medical Center drains around the south and west sides of the property for about 1,200 feet before discharging into an open channel flowing north to Panther Creek. The report states that there is minimal upstream flow from the property to the east, which is currently forested but planned for development in which all of the stormwater will be managed on site. The proposed development of the property would include an office expansion to the south of the existing office building and frontage improvements, which would include removing the existing 5-foot sidewalk and replacing it with an 8-foot wide sidewalk on the east side of Talbot Road. A new refuse/recycle dumpster is proposed to be provided on the south end of the existing parking lot. No additional parking is proposed; however, the applicant proposes to restripe the existing parking stalls. Proposed utility work DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 16 of 18 SR_Site Plan Review_Swanson Garden Meyers includes a fire line (installed by the Weatherly Development), a splash block and a perforated roof connection tying into the existing storm drain system in Talbot Road. The proposal adds a total of 4,930 square feet of new plus replaced impervious, therefore the project is exempt from flow control. Water quality treatment would be not required as the project would not add any pollution generating hard surface. A final drainage report complying with the current Renton Surface Water Design Manual (RSWDM) would be required at the time of Civil Construction Permit. Transportation. Staff Comment: The project site has frontage along Talbot Rd S. A transportation concurrence review (Exhibit 3) was conducted for this project. It was determined that the new development will not cause additional trips exceeding 20 vehicles per hour in either the AM (6:00 – 9:00) or PM (3:00 – 6:00) peak periods; therefore, a traffic impact analysis is not required. The current rate of transportation impact fee is $10.50 per square foot of general office space. The transportation impact fee that is current at the time of building permit application would be levied. N/A l. Phasing: The applicant is not requesting any additional phasing.  m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: See previous discussion above under Drainage. I. CONCLUSIONS: 1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 13. 2. The subject site is located in the Commercial Office (CO) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 14. 3. The proposed Swanson Gardner Meyers Office Addition is exempt from the Urban Design Regulations, see FOF 15. 4. The proposed Swanson Gardner Meyers Office Addition complies with the street modification criteria as established by City Code provided the applicant complies with City code and conditions of approval, see FOF 16. 5. The proposed Swanson Gardner Meyers Office Addition complies with the site plan review criteria as established by City Code provided the applicant complies with City code and conditions of approval, see FOF 17. 6. There are adequate public services and facilities to accommodate the proposed Swanson Gardner Meyers Office Addition provided the applicant complies with city code and conditions of approval, see FOF 18. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 17 of 18 SR_Site Plan Review_Swanson Garden Meyers J. DECISION: The Swanson Gardner Meyers Office Addition Site Plan and Modification, File No. LUA19-000169, SA-A, ECF, MOD, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. A detailed landscape plan consistent with RMC 4-8-120 shall be submitted for review and approval by the Current Planning Project Manager, prior to Construction Permit Issuance. The detailed landscape plan shall include, but is not limited to, the following amendments: a. 10 feet of perimeter parking lot landscaping along parking stalls numbered 7-12. The perimeter parking lot landscaping shall include a mixture of trees, shrubs and groundcover and shall be consistent with RMC 4-4-070H.4. b. 10-foot onsite landscape strip along the full length of Talbot Rd S, that includes a mixture of trees, shrubs and groundcover, per RMC 4-4-070H.1. c. 10-foot wide landscaped buffer around all three sides of the refuse and recycling enclosure. 2. The applicant shall submit a revised site plan with the civil construction permit application that demonstrates compliance with minimum parking stall dimensional requirements and maximum compact parking stall requirements or submit a formal modification request from the parking standards and receive approval of a modification prior to civil construction permit submittal. 3. The applicant submit a revised site plan with the civil construction permit application that shows a pedestrian connection from the office building public entrance to the public street. 4. If exterior lighting is proposed, the applicant shall submit a lighting plan at the time of Building Permit review that demonstrates compliance with RMC 4-4-075. The lighting plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit issuance. 5. The project shall incorporate exterior seating to be reviewed and approved by the Current Planning Project Manager prior to Civil Construction Permit issuance. The applicant shall submit a revised site plan that shows the exterior seating details with the Civil Construction Permit application. 6. The applicant shall submit rooftop equipment screening details that verify that the screening is made of materials and colors compatible with the building materials. The plan shall be reviewed and approved by the Current Planning Project Manager prior to building permit approval. 7. The applicant shall submit a revised site plan with the civil construction permit application that shows a pedestrian connection from the office building public entrance to the public street. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED on September 19, 2019 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Todd and Polly Gardner 9545 Lake Washington Blvd NE, Bellevue, WA 98004 Edward Pozniak, Architectural Innovations, 14311 SE 16th ST, DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 9/19/2019 | 4:40 PM PDT City of Renton Department of Community & Economic Development Swanson Gardner Meyers Office Addition Administrative Report & Decision LUA19-000169, ECF, SA-A, MOD Report of September 19, 2019 Page 18 of 18 SR_Site Plan Review_Swanson Garden Meyers Bellevue, WA 98007 TRANSMITTED on September 19, 2019 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Amanda Askren, Property Services Vanessa Dolbee, Current Planning Manager Rick Marshall, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on October 3, 2019. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Swanson Gardner Meyers Office Addition Land Use File Number: LUA19-000169, ECF, SA-A, MOD Date of Report September 19, 2019 Staff Contact Angelea Weihs Associate Planner Project Contact/Applicant Edward Pozniak Architectural Innovations 14311 SE 16th ST, Bellevue, WA 98007 Project Location 4512 Talbot Road S The following exhibits are included with the Administrative report: Exhibits 1-6: As shown in the Environmental Review Committee (ERC) Report Exhibit 7: Administrative Report Exhibit 8: Landscape Plan Exhibit 9: Street Modification Justification Exhibit 10: Architectural Plans Exhibit 11: Civil Plans Exhibit 12: Refuse Enclosure Details Exhibit 13: Arborist Report Exhibit 14: Geotechnical Report DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 102 101 103 104 105 1 2 8 NS3 5 7 64 NS 9 106 107 30" RIGHT-OF-WAY DEDICATION EXISTING PARKING LOT EXPANDED BUILDING PROPERTY LINE PROPERTY LINE PROPERTY LINE ADJACENT PROPERTY UNDER DEVELOPMENT: ADJACENT PROPERTY: COMMERCIAL ZONING TREE PROTECTION FENCING TREE PROTECTION FENCING EXISTING RIGHT-OF-WAYTALBOT ROAD SOUTHGRADING & LANDSCAPING WITHIN ROADWAY EASMENT ASSOCIATED WITH NEIGHBORING DEVELOPMENT (THE WEATHERLY) R26'R22'-6"TREE PROTECTION FENCING 27'-6" EXISTING PAVING TO BE REMOVED - SEE CIVIL NEW SIDEWALK EXISTING BUILDING EXISTING CURB EXISTING ROOF OVERHANG SIGNIFICANT TREES EXISTING TREE TO BE REMOVED: REFER TO TREE TABLE FOR IDENTIFICATION & SIZE. EXISTING TREE TO BE RETAINED: REFER TO TREE TABLE FOR IDENTIFICATION & SIZE. NS NON-SIGNIFICANT TREE # # DRIP LINE 0 scale 1" = 10' - 0" 10 20TREE PROTECTION PLAN1 job name: scale: issue:date: sheet: date: Swanson Gardner Meyers Office Remodel 4512 Talbot Rd Renton, Washington RLAW May 1, 2019Karen Kiest Landscape Architects111 west john street suite 306seattle washington 98119tel 206 323 6032As NotedSTATEOFWASHINGTONNO.8 .KA R E N S KIE S T 50 EXPLICENSED LANDSCAP E A R C HITECT. 1 2 1 020/19/L0.1 Tree Retention Plan CITY OF RENTON 4-4-130 TREE RETENTION AND LAND CLEARING REGULATIONS ZONING: COMMERCIAL PROJECT ABUTS COMMERCIAL ZONING ON ALL SIDES. F.1 LAND DEVELOPMENT PERMIT REQUIRED FOR SITE PREPARATION AN APPROVED LAND DEVELOPMENT PERMIT, AS DEFINED IN RMC 4-11-120, DEFINITIONS L, IS REQUIRED IN ORDER TO CONDUCT TREE REMOVAL OR LAND CLEARING ON ANY SITE FOR THE SAKE OF PREPARING THAT SITE FOR FUTURE DEVELOPMENT. H.1 PROTECTED TREES – RETENTION REQUIRED A. III. ALL OTHER ZONES: AT LEAST TEN PERCENT (10%) OF THE SIGNIFICANT TREES SHALL BE CONSIDERED PROTECTED AND RETAINED IN COMMERCIAL OR INDUSTRIAL DEVELOPMENTS. c.CALCULATING TREE RETENTION: TREE RETENTION STANDARDS SHALL BE APPLIED TO THE DEVELOPABLE AREA OF A PROPERTY (I.E., LAND WITHIN CRITICAL AREAS AND THEIR BUFFERS, PUBLIC RIGHTS-OF-WAY, PRIVATE PUD STREETS, SHARED DRIVEWAYS, AND PUBLIC TRAILS SHALL BE EXCLUDED). IF THE NUMBER TO BE RETAINED INCLUDES A FRACTION OF A TREE, ANY AMOUNT EQUAL TO OR GREATER THAN ONE-HALF (1/2) TREE SHALL BE ROUNDED UP. NUMBER OF SIGNIFICANT TREES PER ARBORIST REPORT: 8 NUMBER OF TREES REQUIRED TO BE RETAINED (10%): 1 NUMBER OF TREES PROPOSED TO BE RETAINED: 3 (33%) H.9 PROTECTION MEASURES DURING CONSTRUCTION PROTECTION MEASURES IN THIS SUBSECTION SHALL APPLY FOR ALL TREES THAT ARE TO BE RETAINED ON SITE AND OFF SITE. OFF-SITE TREES CONTAINING DRIP LINES THAT ENCROACH ONTO THE SITE UNDER CONSTRUCTION SHALL BE CONSIDERED PROTECTED TREES UNLESS IT IS DETERMINED THE ABUTTING PROPERTY OWNER IS IN COMPLIANCE WITH SUBSECTION C OF THIS SECTION, ALLOWED TREE REMOVAL ACTIVITIES. ALL OF THE FOLLOWING TREE PROTECTION MEASURES SHALL APPLY: a.CONSTRUCTION STORAGE PROHIBITED: THE APPLICANT MAY NOT FILL, EXCAVATE, STACK OR STORE ANY EQUIPMENT, DISPOSE OF ANY MATERIALS, SUPPLIES OR FLUIDS, OPERATE ANY EQUIPMENT, INSTALL IMPERVIOUS SURFACES, OR COMPACT THE EARTH IN ANY WAY WITHIN THE AREA DEFINED BY THE DRIP LINE OF ANY TREE TO BE RETAINED. b.FENCED PROTECTION AREA REQUIRED: PRIOR TO DEVELOPMENT ACTIVITIES, THE APPLICANT SHALL ERECT AND MAINTAIN SIX-FOOT (6') HIGH CHAIN LINK TEMPORARY CONSTRUCTION FENCING AROUND THE DRIP LINES OF ALL RETAINED TREES OR AT A DISTANCE SURROUNDING THE TREE EQUAL TO ONE AND ONE-QUARTER FEET (1-1/4') FOR EVERY ONE INCH (1") OF TRUNK CALIPER, WHICHEVER IS GREATER, OR ALONG THE PERIMETER OF A TREE PROTECTION TRACT. PLACARDS SHALL BE PLACED ON FENCING EVERY FIFTY FEET (50') INDICATING THE WORDS, “NO TRESPASSING – PROTECTED TREES,” OR ON EACH SIDE OF THE FENCING IF LESS THAN FIFTY FEET (50'). SITE ACCESS TO INDIVIDUALLY PROTECTED TREES OR GROUPS OF TREES SHALL BE FENCED AND SIGNED. INDIVIDUAL TREES SHALL BE FENCED ON FOUR (4) SIDES. IN ADDITION, THE APPLICANT SHALL PROVIDE SUPERVISION WHENEVER EQUIPMENT OR TRUCKS ARE MOVING NEAR TREES. c.PROTECTION FROM GRADE CHANGES: IF THE GRADE LEVEL ADJOINING TO A TREE TO BE RETAINED IS TO BE RAISED, THE APPLICANT SHALL CONSTRUCT A DRY ROCK WALL OR ROCK WELL AROUND THE TREE. THE DIAMETER OF THIS WALL OR WELL MUST BE EQUAL TO THE TREE’S DRIP LINE. d.IMPERVIOUS SURFACES PROHIBITED WITHIN THE DRIP LINE: THE APPLICANT MAY NOT INSTALL IMPERVIOUS SURFACE MATERIAL WITHIN THE AREA DEFINED BY THE DRIP LINE OF ANY TREE TO BE RETAINED. e.RESTRICTIONS ON GRADING WITHIN THE DRIP LINES OF RETAINED TREES: THE GRADE LEVEL AROUND ANY TREE TO BE RETAINED MAY NOT BE LOWERED WITHIN THE GREATER OF THE FOLLOWING AREAS: (I) THE AREA DEFINED BY THE DRIP LINE OF THE TREE, OR (II) AN AREA AROUND THE TREE EQUAL TO ONE AND ONE-HALF FEET (1-1/2') IN DIAMETER FOR EACH ONE INCH (1") OF TREE CALIPER. A LARGER TREE PROTECTION ZONE BASED ON TREE SIZE, SPECIES, SOIL, OR OTHER CONDITIONS MAY BE REQUIRED. (ORD. 5676, 12-3-2012) f.MULCH LAYER REQUIRED: ALL AREAS WITHIN THE REQUIRED FENCING SHALL BE COVERED COMPLETELY AND EVENLY WITH A MINIMUM OF THREE INCHES (3") OF BARK MULCH PRIOR TO INSTALLATION OF THE PROTECTIVE FENCING. EXCEPTIONS MAY BE APPROVED IF THE MULCH WILL ADVERSELY AFFECT PROTECTED GROUND COVER PLANTS. (ORD. 5676, 12-3-2012) g.MONITORING REQUIRED DURING CONSTRUCTION: THE APPLICANT SHALL RETAIN A CERTIFIED ARBORIST OR LICENSED LANDSCAPE ARCHITECT TO ENSURE TREES ARE PROTECTED FROM DEVELOPMENT ACTIVITIES AND/OR TO PRUNE BRANCHES AND ROOTS, FERTILIZE, AND WATER AS APPROPRIATE FOR ANY TREES AND GROUND COVER THAT ARE TO BE RETAINED. EXHIBIT 8 DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 TALBOT RD S102 101 103 104 105 1 2 NS 9 106 107 10' 8' SIDE- WALK 10' EXISTING RIGHT-OF-WAY PLANTINGS BY ADJACENT DEVELOPMENT EXISTING PARKING LOT PROPERTY LINE PROPERTY LINE ADJACENT DEVELOPMENT - FUTURE PARKING PROPERTY LINE75'-11"ADJACENT PROPERTY UNDER DEVELOPMENT: COMMERCIAL ZONING ADJACENT PROPERTY: COMMERCIAL ZONING 21' TYP.PERIMETER PARKING LOT LANDSCAPING EXISTING BUILDING PROPOSED BUILDING ADDITION, SEE ARCH 2'-6" R.O.W. DEDICATION RETAINING WALL PER CIVIL CURB & DRIVEWAY BY ADJACENT DEVELOPMENT EXISTING PLANTING TO REMAIN EXISTING TREES TO REMAIN - SEE L0.1 BUFFER TREES 3 2" CALIPER LAGERSTROEMIA X `TUSCARORA` / RED CRAPE MYRTLE MULTI-TRUNK 2" CAL. BUFFER SHRUBS 57 UP TO 50% DECIDUOUS PIERIS JAPONICA `CAVATINE` / LILY OF THE VALLEY BUSH 19 5 GAL. RHODODENDRON IMPEDITUM / IMPEDITUM DWARF RHODODENDRON 19 5 GAL. SPIRAEA JAPONICA `BUMALDA` / SPIREA 19 5 GAL. BY OTHERS 846 SF LANDSCAPE IMPROVEMENTS ASSOCIATED WITH ADJACENT PROJECT (THE WEATHERLY) - LANDSCAPE BUFFER GROUNDCOVERS 355 SF EPIMEDIUM X PERRALCHICUM 31 1 GAL. MAHONIA REPENS / CREEPING MAHONIA 31 1 GAL. POLYSTICHUM MUNITUM / WESTERN SWORD FERN 31 2 GAL. MULCH 274 SF - LAWN 3,980 SF TURF SOD / DROUGHT TOLERANT FESCUE BLEND SOD CONCEPT PLANT SCHEDULE 0 scale 1" = 10' - 0" 10 20Street Level Landscape Plan1 job name: scale: issue:date: sheet: date: Swanson Gardner Meyers Office Remodel 4512 Talbot Rd Renton, Washington RLAW April 22, 2019Karen Kiest Landscape Architects111 west john street suite 306seattle washington 98119tel 206 323 6032As NotedSTATEOFWASHINGTONNO.8 .KA R E N S KIE S T 50 EXPLICENSED LANDSCAP E A R C HITECT. 1 2 1 020/19/L1.0 Landscape Plan CITY OF RENTON 4-4-070 LANDSCAPING ZONING: COMMERCIAL PROJECT ABUTS COMMERCIAL ZONING ON ALL SIDES. F.6 PARKING LOTS b. "MINIMUM AMOUNTS OF INTERIOR PARKING LOT LANDSCAPING: SURFACE PARKING LOTS WITH MORE THAN FOURTEEN (14) STALLS SHALL BE LANDSCAPED WITH PLANTINGS AND TREES AS IDENTIFIED IN THIS SECTION." 12 PARKING STALLS PROVIDED - REQUIREMENTS DO NOT APPLY H.4 PERIMETER PARKING LOT LANDSCAPING: SUCH LANDSCAPING SHALL BE AT LEAST TEN FEET (10') IN WIDTH AS MEASURED FROM THE STREET RIGHT-OF-WAY. STANDARDS FOR PLANTING SHALL BE AS FOLLOWS: a.TREES SHALL BE TWO-INCH (2") CALIPER AT AN AVERAGE MINIMUM RATE OF ONE TREE PER THIRTY (30) LINEAL FEET OF STREET FRONTAGE. 76 LF FRONTAGE/30 LF = 2.5 TREES 3 TREES PROVIDED AT 18' O.C. b.SHRUBS AT THE MINIMUM RATE OF ONE PER TWENTY (20) SQUARE FEET OF LANDSCAPED AREA. UP TO FIFTY PERCENT (50%) OF SHRUBS MAY BE DECIDUOUS. 760SF LANDSCAPING/20 SF = 38 SHRUBS REQ. 57 SHRUBS PROVIDED c.GROUND COVER IN SUFFICIENT QUANTITIES TO PROVIDE AT LEAST NINETY PERCENT (90%) COVERAGE OF THE LANDSCAPED AREA WITHIN THREE (3) YEARS OF INSTALLATION. REF: ARCHTECTURAL SITE PLAN FOR PARKING STALL COUNTS AND DIMENSIONS DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 • 12100 NE 195th Street, Suite 300 • Bothell, Washington 98011 • Ph 425.885.7877 • www.coredesigninc.com J:\2018\18242\Documents\Engineering Reports\Modification Request\Deviation Request.docx TECHNICAL MEMORANDUM To: Angelea Weihs Associate Planner From: Sheri Murata, P.E. Core Design, Inc. Date: June 5, 2019 Re: Justification for Modification Request – Eliminating Right of Way Dedication Pursuant to the City of Renton instructions for a Modification Request, we submit the following for consideration. Description of the Modification Requested: We are requesting to not dedicate 2.5 feet of right-of-way to the City. Code section from which the Modification is requested: Talbot Road South is classified as a Collector Arterial Road. The Minimum Design Standards Table for Public Streets and Alleys in section 4-6-060 Street Standards states that Collector Arterials require a right-of-way (ROW) of 94 feet. The existing ROW is approximately 89 feet, therefore this would require a ROW dedication of 2.5 feet fronting the project site. Per the City of Renton written justification is required for the modification and is stated below as follows: 1. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives Justification: The existing ROW is wide enough to fit the full frontage improvements for a Collector Arterial if it is ever completed in the future for another project. 2. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment; Justification: Eliminating the ROW dedication will have no effect on the objective, safety, function, appearance, or environmental protection of the frontage improvements. 3. Will not be injurious to other property(ies) in the vicinity Justification: Eliminating the ROW dedication will not be injurious to other properties in the vicinity. 4. Conforms to the intent and purpose of the Code EXHIBIT 9 DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 Angelea Weihs June 5, 2019 ROW Dedication Deviation Request Page 2 J:\2018\18242\Documents\Engineering Reports\Modification Request\Deviation Request.docx Justification: The proposed frontage improvements of replacing the existing 5’ sidewalk with an 8’ sidewalk will remain within the existing ROW. 5. Can be shown to be justified and required for the use and situation intended Justification: The proposed frontage improvements of replacing the existing 5’ sidewalk with an 8’ sidewalk will remain within the existing ROW and the City will have less vegetated area to maintain. 6. Will not create adverse impacts to other property(ies) in the vicinity. Justification: The Waverly Inn project to the south is not proposing any ROW dedication. All of the proposed frontage improvements are contained within the existing ROW including the 8’ wide sidewalk that our project is connecting to. Based on the above discussion, the variation to the road design standards, as listed above, are reasonable and approval is requested. Please contact me with any comments and questions at (425) 885-7877 or shm@coredesigninc.com. DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resourceEXHIBIT 10DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resource 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resource 12345678910111213ADA STALLPARCEL BExistingOfficeNew 2,499sfAdditionS 45TH PLTALBOT RD S #1#2#3#5#4#6#8NS#101NS#102#103#104#105#106#9#107#7DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resource FFFFFDocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resource DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 OFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS 6-5-19 PR19XXXXXXC19XXXXXXDESIGN 12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877 CIVIL ENGINEERING LANDSCAPE ARCHITECTURE PLANNING SURVEYINGTED-XX-XXXXPROJECT NO. 18242 OWNER/APPLICANT CITY OF RENTON, WASHINGTON SHEET INDEXLEGAL DESCRIPTION HORIZONTAL CONTROL DIAGRAM ’ ’ DATUM BASIS OF BEARINGS ENGINEER/SURVEYOR PERMIT NUMBER UTILITY CONTACTS TESC SUPERVISOR NOTES SITE INFORMATION SW1/4, NE1/4, SEC. 31, TWP. 23 N., RGE. 5 E., W.M.CIVIL CONSTRUCTION PERMIT OFFICE REMODEL SWANSON GARDNER MEYER ORIGINATING BENCHMARK SITE VICINITY MAP S 45TH PL TALBOT RD SPROJECT SITE EXHIBIT 11 DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 S 45TH PL TALBOT RD SOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS PR19XXXXXXC19XXXXXXDESIGN 12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877 CIVIL ENGINEERING LANDSCAPE ARCHITECTURE PLANNING SURVEYINGTED-XX-XXXXPROJECT NO. 18242 SCALE: 1" = 20' BASIS OF BEARINGS REFERENCES LEGAL DESCRIPTION ’ ’ RESTRICTIONS NOTES LEGEND VERTICAL DATUM ORIGINATING BENCHMARK DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 S 45TH PL TALBOT RD SWEATHERLY INNOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS 6-5-19 PR19XXXXXXC19XXXXXXDESIGN 12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877 CIVIL ENGINEERING LANDSCAPE ARCHITECTURE PLANNING SURVEYINGTED-XX-XXXXPROJECT NO. 18242 NOTE DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 S 45TH PL TALBOT RD SOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS 6-5-19 PR19XXXXXXC19XXXXXXDESIGN 12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877 CIVIL ENGINEERING LANDSCAPE ARCHITECTURE PLANNING SURVEYINGTED-XX-XXXXPROJECT NO. 18242 DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 OFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS 6-5-19 PR19XXXXXXC19XXXXXXDESIGN 12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877 CIVIL ENGINEERING LANDSCAPE ARCHITECTURE PLANNING SURVEYINGTED-XX-XXXXPROJECT NO. 18242 TREE PROTECTION FENCING DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 S 45TH PL TALBOT RD SA A ENTRANCE TOOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS 6-5-19 PR19XXXXXXC19XXXXXXDESIGN 12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877 CIVIL ENGINEERING LANDSCAPE ARCHITECTURE PLANNING SURVEYINGTED-XX-XXXXPROJECT NO. 18242 SECTION A-A GRADING DETAIL 1 GRADING DETAIL 2 DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 S 45TH PL TALBOT RD SOFFICE REMODEL SWANSON GARDNER MEYERIN COMPLIANCE WITH CITY OF RENTON STANDARDS 6-5-19 PR19XXXXXXC19XXXXXXDESIGN 12100 NE 195th St, Suite 300 Bothell, Washington 98011 425.885.7877 CIVIL ENGINEERING LANDSCAPE ARCHITECTURE PLANNING SURVEYINGTED-XX-XXXXPROJECT NO. 18242 DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 14311 SE 16th Street. Bellevue, WA 98007 (425) 641-5320 Fax (425) 641-5318 your complete home planning resourceEXHIBIT 12DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 11415 NE 128th St., Suite 110, Kirkland, WA 98034 | Phone: 425.820.3420 | Fax: 425.820.3437 americanforestmanagement.com ARBORIST REPORT for 4512 Talbot Road S Renton, WA January 2, 2019 EXHIBIT 13 Entire Document Available Upon Request DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796 EXHIBIT 14 Entire Document Available UponRequest DocuSign Envelope ID: 922275D9-D013-45DE-958D-8988C1FF0796