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HomeMy WebLinkAboutAdministrative Site DevelopmentDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ADMINISTRATIVE SITE DEVELOPMENT PLAN REPORT & DECISION REPORT DATE: August 6, 2015 Project Name: Southport Office Development Minor Modification Owner: Michael Christ; 1083 Lake Washington Blvd, Suite 50; Renton, WA 98056 Applicant: Greg Krape; Hotel at Southport, LLC; 1083 Lake Washington Blvd, Suite 50; Renton, WA 98056 Contact: Bill Stalzer; Stalzer & Associates; 603 Stewart St, Suite 512; Seattle, WA 98101 File Number: LUA00-156, MOD Project Manager: Rocale Timmons, Senior Planner Project Summary: The applicant requested a Minor Site Plan Modification for the construction of three, 125-foot tall, office buildings totaling approximately 743,610 gross square feet. The office buildings consists of approximately 732,855 square feet of office space, 6,630 square feet of retail space, and a 4,125 square foot restaurant. The office spaces are integrated with and sit on top of a parking structure that includes 2,120 parking spaces, 245 bicycle parking spaces for use by the proposed office, adjacent hotel, and ancillary uses. The property is located within the Commercial Mixed Use (CMU) land use designation and the Urban Center (UC) zoning classification. However, the proposal is vested to COR-3 zoning classification as part of the Southport Development Planned Action FSEIS (September 9, 1999), and the Southport Level II Master Plan and Shoreline Development Permit (LUA99- 189, SA-A, SM) and the subsequent Master Site Plan Modifications (dated February 4, 2008 and September 23, 2014). Modifications to the approved site plan include a shift of the office buildings to the south consistent with the locations in the 2014 Master Site Plan minor modification; increase the setback from the Boeing industrial buildings by an additional 15 feet to the east; and an increase in building modulation. Access to the site is proposed from Lake Washington Blvd via an internal road network to the overall Southport Development site. The site is not located within the Shoreline Jurisdiction. Project Location: 1101 Lake Washington Blvd Site Area: 5.62 acres City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 2 of 13 Site Plan Report A. EXHIBITS: Exhibit 1: 2015 Southport Office Development Report and Decision Exhibit 2: Approved Southport Master Site Plan (2014) Exhibit 3: 2015 Southport Office Site Plan Exhibit 4: Landscape Plan Exhibit 5: Elevations Exhibit 6: Transportation Assessment prepared by TenW (dated May 13, 2014) Exhibit 7: Southport Office Development Modification ERC Memo (dated July 24, 2015) Exhibit 8: Approved Southport Master Site Plan Minor Modification Report (dated September 23, 2014) Exhibit 9: Approved Southport Office Development Level I Site Plan Report (dated February 5, 2001) Exhibit 10: Aerial Photograph Exhibit 11: Vested Commercial Office Residential – 3 Development Standards Exhibit 12: Vested Shoreline Master Program Regulations - 1999 Exhibit 13: Southport Planned Action Ordinance (#4804) Exhibit 14: Approved Southport Master Site Plan (LUA99-189/dated July 18, 2000) Exhibit 15: Approved Southport Master Site Plan Minor Modification Letter (dated February 4, 2008) Exhibit 16: Planned Action Designation (dated April 4, 2000) Exhibit 17: Southport FSEIS and Mitigation Document (dated September 17, 1999) Exhibit 18: Southport Master Site Plan/Hotel ERC Memo (dated July 14, 2014) Exhibit 19: Revised Southern Elevation (dated June 12, 2015) Exhibit 20: Ground Effects Diagram (dated June 12, 2015) Exhibit 21: Lake Washington Existing Trail Condition City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 3 of 13 Site Plan Report B. GENERAL INFORMATION: 1. Owner(s) of Record: Michael Christ 1083 Lake Washington Blvd, Suite 50 Renton, WA 98056 2. Comprehensive Plan Land Use Designation: Vested to Urban Center North (UCN) - 1999 3. Zoning Classification: Vested to 1999 Commercial Office Residential-3 (COR-3) (Exhibit 11) 4. Existing Site Use: Vacant/Gravel Parking Lot 5. Neighborhood Characteristics: a. North: Southport Hotel b. East: Multi-Family Residential (UCN-2 zone) c. South: Puget Sound Energy (UCN-2 zone) d. West: Boeing Renton Plant (UCN-2 zone) 6. Site Area: 245,086 square feet (5.62 acres) C. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5099 11/01/2004 Zoning N/A 5100 11/01/2004 Annexation N/A 1791 09/09/1959 Planned Action EIS N/A 4804 10/25/1999 Master Site Plan & Shoreline Substantial Development Permit LUA99-189 N/A 04/07/2000 Minor Modification for the Southport Master Site Plan LUA99-189 N/A 02/04/2008 Administrative Site Plan Review (Bristol Apartments) LUA01-144 N/A 02/22/2002 Administrative Site Plan Review (Southport Office Bldgs) LUA00-156 N/A 02/05/2001 Southport Hotel/Modification to Master Site Plan LUA14-000645 N/A 09/23/2014 City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 4 of 13 Site Plan Report D. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service would be provided by the City of Renton. There is an existing 12-inch water main located within the internal access road for the adjacent properties east of the proposed development, known as Southport Phases 1 & 2, (refer to City project plans no. W-2882 and W- 3291). The static water pressure is about 128 psi at ground elevation of 22 feet. b. Sewer: Sewer service would be provided by the City of Renton. There is an 8-inch sewer main in an easement on the site. c. Surface/Storm Water: There is a private storm drainage conveyance system and water quality treatment on site. 2. Streets: There are partial street improvements in Lake Washington Blvd NE to accommodate the proposed use. 3. Fire Protection: City of Renton Fire Department E. 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 4-2-120: Development Standards for Commercial Zoning Classifications (1999) (Exhibit 11) 2. Chapter 4 Property Development Standards 3. Chapter 6 Streets and Utility Standards 4. Chapter 9 Procedures and Review Criteria a. Section 4-9-200: Site Plan Review 5. Chapter 11 Definitions F. ADMINSTRATIVE SITE PLAN REVIEW FINDINGS OF FACT: 1. The Southport Office Development project includes three office buildings totaling approximately 743,610 gross square feet. The office buildings consists of approximately 732,855 square feet of office space, 6,630 square feet of ground-level retail space, and 4,125 square feet of ground-level restaurant space. The office spaces are integrated with and sit on top of a parking structure that includes 2,120 parking spaces, 245 bicycle parking spaces, and showers, changing and bathroom facilities for use by office, retail, restaurant and hotel employees. 2. The Southport Office Level I Site Plan application was approved on February 5, 2001 subject to six conditions of approval (Exhibit 9): 1) Dedication of a maintenance easement for the pedestrian promenade / trail along the Lake Washington Shoreline benefiting the City of Renton shall be recorded. The dedication language shall be approved by the City Attorney prior to recording. Recording shall be prior to occupancy. 2) A note shall be included in the Southport Office Building lease agreements that states the development has been presumed to be compatible with activities associated with Renton International Airport. 3) Reserved. City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 5 of 13 Site Plan Report 4) The applicant shall install “Children at Play” signs where vehicle traffic may be routed near Gene Coulon Park. Installation shall be prior to construction permits. 5) A site lighting plan will be required that demonstrates consideration of placement and design of exterior lighting in order to avoid excessive brightness or glare to adjacent properties and streets. The plan will be required prior to building permits. 6) A Transportation Demand Management Program will be required to be submitted and approved prior to occupancy. 7) The site plan must be revised to reflect that the northernmost edge of the restaurant is not within 75’ of the shoreline edge. This revision must be approved by the Development Services Department prior to building permits. 3. The requested modification to the approved Southport Office Level I Site Plan includes the following changes:  Shifting of the structures: The westernmost office building (Building 1) would be shifted 1 84 feet southward and 15 feet eastward, for a 35-foot setback from the western property line (Boeing Manufacturing Facilities). The center office building (Building 2) would shift 51 feet southward in alignment with the north façade of Building 1. The easternmost office building (Building 3) would shift 44 feet southward to offset it from the north façade of the other two buildings, all consistent with the locations in the 2014 Master Site Plan (Exhibit 2).  Additional street-level amenities are proposed including a system of pedestrian arcades along the north facade of each building; landscaped pedestrian entrances to each office building; a grand staircase with an outdoor terrace between Buildings 1 and 2; a 2-story retail space in Building 2 with adjacent outdoor seating; and a street-level 2-story restaurant with an outdoor seating area in Building 3.  Substantially increasing building modulation by setting back the north and east facades of the office floor component from the edges of the pedestal; adding geometric floorplate extensions with view terraces on a portion of the east facades of the office component; stepping back the south façades of the office components of Buildings 1 and 2 approximately 70 feet from the south façade of the parking structure; wrapping the office component of Building 3 around the east and south sides of the garage; modulating the south façades of the office components with a vertical channel in the façade and outdoor view terraces on the southeast corner of upper floors; and adding landscaped rooftop terraces of the east side of each building providing 360 degree views of the surrounding area.  Relocating the restaurant from the isolated northwest corner of the site to the street-level northeast corner of building 3 which is a more active pedestrian location than its previous location.  Eliminating one northern parking garage entry/exit and redirecting traffic flows in and out of the parking garage to shift vehicular traffic away from the hotel, restaurant, retail space, Br istol 1, and the waterfront promenade.  Adding a row of alternating evergreen and white poplar trees along the south property line to visually screen the parking garage from distant views. 4. The property is located within the Commercial Mixed Use (CMU) land use designation and the Urban Center (UC) zoning classification. However, the proposal is vested to the COR-3 zoning classification as part of the Southport Development Planned Action Final Supplemental Environmental Impact Statement (SFEIS) (September 17, 1999); the Southport Level II (Master Site Plan); subsequent Master Site Plan Modifications (dated February 4, 2008/Exhibit 15 and September 23, 2014/Exhibit 8); and Southport Office Level I Site Plan (dated February 5, 2001/Exhibit 9). City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 6 of 13 Site Plan Report 5. Since the 2000 Master Site Plan approval, the City has issued Level I Site Plan approvals for all three of the Southport Development: Phase I, The Bristol, a mixed/use residential complex; Phase II, the subject proposal for three office buildings; and Phase III, the hotel. The proposed Southport Office Development Site Plan implements Phase II of the Southport Master Site Plan. 6. The FSEIS and mitigation document was issued for the Southport Planned Action in September 1999 (Exhibit 17). Ordinance #4804 was adopted by the City Council in October 1999 designating a Planned Action of the subject site (Exhibit 13). 7. The objective of the Southport Planned Action SFEIS was to complete the environmental review in advance of the overall conceptual Master Site Plan. Project applications and development phases are then allowed to proceed without additional environmental review provided the proposed development is consistent with the plan alternatives and level of development that was analyzed in the EIS process. 8. On April 4, 2000, the City determined that the Southport Master Site Plan was consistent with both the range of plan alternatives that were evaluated in the FSEIS and with the development levels or parameters as specified in the Planned Action Oridinance (Exhibit 16). 9. On July 14, 2014, the City determined that the 2014 Southport Master Site Plan modification (LUA14- 000645) was also consistent with both the range of plan alternatives that were evaluated in the FSEIS and with the development levels or parameters as specified in the Planned Action Oridinance (Exhibit 18). Any subsequent applications to develop the property consistent with the Master Site Plan would also be covered by the Planned Action and would not require additional SEPA review. 10. The City’s Environmental Review Committee determined that the proposed Minor Modification to the Southport Office Site Plan continues to meet the criteria outlined in the Planned Action Ordinance (Ordinance #4804) and qualifies as a planned action; the proposal shall not require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to SEPA (Exhibit 7). As part of the third and final phase the applicant will be responsible for completing all remaining mitigation measures. 11. The Southport Master Site Plan and Level I Site Plan approval remained valid and effective through July 18, 2015. The subject Minor Modification and associated building permit (B1500568) were submitted, and deemed complete prior to July 18, 2015 and consequently remain vested to the land use regulations in effect at the time of the Southport Master Site Plan approval. Once approved, this Minor Modification and the related building permit (including all related construction permits) will remain valid and effective pursuant to the permit durations set forth in the Renton City Code (RMC 4 -5-050) and the International Building Code (IBC), subject to renewals and extensions consistent with those provisions. 12. The proposed office building complex is set back more than 200 feet from the shoreline and as a result the shoreline regulations are not applicable to the subject Minor Modification request. 13. The combined maximum building height and site elevation cannot exceed the maximum height of 179 feet above sea level, meeting current FAA maximum height for structures. 14. Access to the site would be provided via an existing internal private street extended from Lake Washington Boulevard NE. 15. Approximately 3.2 acres of ground related open space is planned for the entire Southport development. 16. The proposed parking structure provides direct pedestrian access to and from the hotel, along with vertical circulation for pedestrians to move to and from the exterior pedestrian plaza and office building lobbies. In accordance with the parking requirements in the 1999 Renton Municipal Code Section 4 -4- 080 and the requested parking modifications, parking for the office, retail, restaurant uses and for the hotel are provided in the parking structure as follows: City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 7 of 13 Site Plan Report Occupancy Net Floor Area/Square Foot Minimum Ratio/1,000 Maximum Ratio/1,000 Minimum Stalls Maximum Stalls Stalls Provided Office 654,784 2.0 4.5 1,310 2,947 1,592 Restaurant 4,093 10.0 10.0 41 41 41 Retail 3,831 4.0 5.0 16 20 20 Hotel N/A N/A N/A 467 467 467 Total 1,834 3,475 2,120 17. The Planning Division of the City of Renton accepted the above master application for review on May 5, 2015 and determined it complete on May 13, 2015. The project complies with the 120-day review period. 18. No agency or public comments were received. 19. 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 have been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 20. The proposal requires a Minor Modification to the approved Site Plan (Level 1 Site Plan) approved on February 5, 2001 (Exhibit 9). The following table contains project elements intended to comply with the minor modification to approved Site Plans criteria, as outlined in RMC 4-9-200H.2: Table A: MINOR MODIFICATION TO AN APPROVED MASTER PLAN OR SITE PLAN Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not:  Involve more than a ten percent (10%) increase in area or scale of the development in the approved plan. Staff Comment: The proposed Minor Modification represents approximately a 2.5% decrease in the scale/square footage of development from the 2001 Site Plan approval: Use 2001 Southport Office Site Plan (Exhibit 9) 2015 Southport Office Site Plan Minor Modification Retail (Specialty) SF 0 6,630 Restaurant SF 10,000 4,125 Office SF 750,000 732,855 Parking Stalls 1,850 1,653 (not including 467 parking stalls) Total Square Feet 760,000 743,610 Compliant if all conditions of approval are met Have a significantly greater impact on the environment and/or public facilities than the approved plan. Staff Comment: Many of the original components of the approved site plan remain the same and continue to comply with Site Plan Review decision criteria, as outlined in RMC 4-9-200.E as wells as implement the approved Master Site Plan (as modified on February 4, 2008/Exhibit 15 and September 23, 2014/Exhibit 8). The proposed modification would be City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 8 of 13 Site Plan Report required to demonstrate compliance with those conditions issued as part of the original approval (see above, Finding of Fact 2). Specific Site Plan Review criteria is used to ensure proposed changes (see above, Finding of Fact 3) would not have a significantly greater impact on the environment and/or public facilities than the approved plan. The applicable criterion include: Circulation, Landscaping, Structure Scale, and Transportation. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: Physical transition and linkage elements would be provided along the north, east and south property lines. The design of the three office buildings provides public and tenant amenities by blending the office plaza area with the hotel porte cochere (Exhibit 20). Each office building has its own distinctive landscaped entrance and lobby off of the pedestrian plaza, which fronts on and connects with the hotel porte cochere (Exhibit 4). The lobby of each building in turn is connected to the lobby of the other two buildings by a system of wide interconnected pedestrian passageways. Along the route between Buildings 2 and 3, an open-air conferencing and garden pavilion off the lobby provides a direct view of Lake Washington down the internal street between the Bristol apartments and the hotel (Exhibit 20). The proposal includes a designated area for pedestrians abutting the southern elevation which currently does not include a linkage across the eastern most garage entrance on the southern facade. Given the intensity of the use, it is imperative there be a provision of safe, designated, and attractive pedestrian connections between all parking areas, buildings, public sidewalks and adjacent properties. Therefore staff recommends, as a condition of approval, the applicant be required to provide a continual pedestrian connection, along the southern façade of the parking garage. Additionally, all designated pedestrian areas shall be differentiated, in material, from drive aisles. A revised site plan shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit approval. Along Lake Washington a pedestrian walkway easement extends a pedestrian route to the east property line providing a pedestrian and bicycling connection to Gene Coulon Park for the entire length of the Southport shoreline. The sidewalk on the east side of the hotel and office provides a direct pedestrian route to the waterfront area. The SFEIS included mitigation measures requiring water access and trail connections from Gene Coulon Park to the Cedar River Trail by a dedicated public recreation easement (Exhibit 17). Three public recreation easements have been recorded (Recording numbers 20051021000894, 20051021000895, and 20051021000896). Staff recommends, as a condition of approval, a public recreation easement be recorded prior to the issuance of the building permit approval to provide the required public pedestrian access along the waterfront. The recreation easement shall traverse north/south, and connect to the existing east/west walkway easement for a future continuous trail connection from Gene Coulon Park to the Cedar River Trail (Exhibit 21). Landscaping: Using landscaping to provide transitions between a development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: A conceptual landscape plan was submitted with the project application (Exhibit 4). The landscape plan includes a general planting plan. The use of paving patterns, planting beds and site walls appear to reinforce the architectural City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 9 of 13 Site Plan Report elements of the proposed structure. It is unclear, without specific detail, if the proposed landscape planting plan provided a diverse mix of vegetation needed to meet the intent of the code. The applicant has proposed white poplars along its southern property line. While poplars grow quickly, making them potential screens and windbreaks they possess weak wood, making them a hazard near structures when branches break off in storms. Additionally, their shallow roots can buckle pavement and sidewalks, and poplars are messy, dropping leaves, twigs and their cottony seeds. Therefore, an alternative tree species shall be used for screening along the southern property line. Staff recommends, as a condition of approval, the applicant submit a revised and detailed landscape plan complying with the following: a mixture of trees, shrubs, and groundcover to satisfaction of the Current Planning Project Manager. The detailed landscape plan, shall be submitted to, and approved by, the Current Planning Project Manager prior to construction permit issuance. Underground irrigation systems are required to be installed and maintained for all landscaped areas. The irrigation system shall provide full water coverage of the planted areas specified on the plan. 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: The office continues to comply with the height standards in the COR-3 zoning as demonstrated in the 2001 Level I Site Plan approval (Exhibit 9) and remains unchanged. The 2015 Southport Office Site Plan modification intends to improve upon the approved 2001 Southport Office Site Plan. Specifically, the office buildings have been moved farther away from the Boeing industrial buildings, hotel, and residential buildings. The increase in separation serves to provide greater privacy, sunlight and separation of high-volume pedestrian and vehicle areas. Additionally, numerous outdoor terraces have been incorporated into the design in order to provide enhanced distant and site views. The overall massing and architectural treatment of the office buildings provides for a varied, articulated form combined with a consistent design aesthetic. The office component of each building sits on a pedestal at approximately 50 feet in height which reflects the scale of the adjacent Bristol apartment buildings. The office component is set back from the edges of the pedestal to create a more slender form allowing for a change of scale and relief. Additionally, the office component of Building 3 wraps around the entire east façade of the parking garage and a portion of the south façade to provide a cohesive streetscape for pedestrians on the internal street between the Bristol apartment buildings and the office buildings, as well as for drivers entering the site from Lake Washington Boulevard North (Exhibit 5). The office component of Buildings 1 and 2 steps back approximately 70 feet from the south façade of the garage to provide a significant visual break in the façade between the garage and office building forms (Exhibits 5) While the office portion of proposed Building 3 has been wrapped around the east and southwest facades of the parking garage to reduce the visual impact from adjacent properties the seven story parking garage is readily visible from south/Park Ave. In order to address the massing of the parking structure the applicant has proposed a simplistic aesthetic while providing visual screening of automobile lights with precast panels as well as landscaping along the southern property line. All garage lighting is City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 10 of 13 Site Plan Report proposed to have sharp cutoff shields to eliminate evening light pollution. Staff is supportive of the simplistic design. However, the seven story garage as proposed is monotonous and does not include sufficient design elements which serve to reduce the visual bulk of the building. Material variation and/or architectural enhancements are needed in order to create variation and enhance visual appeal to meet the intent of this criterion. In response, the applicant submitted revised elevations for the southern garage façade following the submittal of the subject application (Exhibit 19). Staff determined that these proposed elevation revisions (Exhibit 19) addressed staff’s concerns and would serve to reduce the visual bulk of the southern garage façade. Staff recommends, as a condition of approval, the applicant provide a material/colors board to the Current Planning Project Manager prior to the primary building permit approval. The materials board shall demonstrate compatibility with the Bristol Apartments and hotel. The applicant submitted revised elevations for the southern garage façade following the submittal of the subject application (Exhibit 19). The proposed elevation revisions (Exhibit 19) would serve to satisfy the condition of approval to reduce the visual bulk of the southern garage façade. Transportation: Staff Comment: Vehicular access is provided from the closest public street, Lake Washington Boulevard NE, to the Southport development. Pedestrian access is provided along a portion of the streets adjacent to the Southport property. Vehicle access points to the parking garage have been adjusted: one of the two north entrances in the 2001 site plan has been eliminated; one of the south entrances has been widened; and a new entrance has been added along the west side of the garage. These changes provide greater separation between pedestrian and vehicular routes, thereby improving pedestrian safety and increasing the efficiency of vehicle access to and from the garage. The proposed development is expected to maintain the safety and efficiency of pedestrian and vehicle circulation on the site if all conditions of approval are complied with. The applicant submitted a trip generation analysis (Exhibit 6) for the 2014 Southport Master Site Plan which provided a comparison of the PM peak hour trip generation analyses documented in the Southport Master Site Plan approval and subsequent modifications (Exhibits 8 and 15). The transportation assessment noted that that the PM Peak Hour trips generated by the uses in the 2014 Minor Modification compared to the 2000 Southport Master Site Plan (1,314 trips) are less than the number of PM Peak Hour trips in the approved 2008 Minor Modification to the Master Site Plan due to a reduction in the number of hotel rooms. Additionally, the proposed number of trips is within the range of PM Peak Hour trips analyzed in the Planned Action (1,355 trips). As a result, no additional transportation analysis or traffic mitigation is anticipated beyond the SFEIS. The measures identified in the Southport Planned Action Mitigation Document (Exhibit 17) mitigate the transportation impacts of the proposed office. Since the 2001 Southport Office Building Site Plan approval, SECO has installed intersection, railroad crossing, and sidewalk improvements at the intersection of the internal road and Lake Washington Blvd North, as well as water mains, sewer mains, com-conduit pathways and electrical pathways, feeders and associated utility vaults as part of the infrastructure to support both the office development and adjacent hotel project. Additional site access and off-site road improvements on Lake Washington Boulevard North consistent with the 1999 Mitigation Document will be completed as City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 11 of 13 Site Plan Report warranted prior to occupancy of each office building. Specifically but not limited to the widening of Lake Washington Blvd south of Houser (to provide a 4-lane section) and widening of the existing on-site bridge over John’s Creek to provide a new 4-lane bridge will be required to be installed prior to occupancy of the office buildings. Therefore staff recommends, as a condition of approval, the applicant be required to construct improvements which include the widening of Lake Washington Blvd NE, south of Houser (to provide a 4-lane section), and widen the existing on-site bridge over John’s Creek to provide a new 4-lane bridge. The applicant shall construct the improvements prior to temporary occupancy for the third and final office building. Traffic impact fees would be determined at time of building permit(s) issuance.  The modification does not change the boundaries of the originally approved plan. Staff Comment: The boundaries in the approved 2001 Southport Office Site Plan (Exhibit 9) remain unchanged in the requested minor modification. G. CONCLUSIONS: 1. The Southport Office Development is consistent with the approved Master Site Plan (as modified on February 4, 2008/Exhibit 15 and September 23, 2014/Exhibit 8) and therefore complies with the Planned Action thresholds. 2. The Southport Office Development is consistent with the Minor Modification criteria to an approved Site Plan, if all conditions of approval are met. 3. The proposal is compliant and consistent with the plans, policies, regulations and approvals to which it is vested if all conditions of approval are met. 4. Staff does not anticipate any adverse impacts on surrounding properties and uses as long as the conditions of approval are complied with. 5. The proposed use is anticipated to be compatible with existing and future surrounding uses as permitted in the UC zoning classification. 6. The scale, height and bulk for the proposed structures are appropriate for the site. 7. Safe and efficient access and circulation has been provided for all users if all conditions of approval are met. 8. There are adequate public services and facilities to accommodate the proposed use. 9. Adequate parking for the proposed use has been provided. 10. The proposed site plan ensures safe movement for vehicles and pedestrians and has mitigated potential effects on the surrounding area if all conditions of approval are complied with. 11. The proposed development would not generate any long term harmful or unhealthy conditions. Potential noise, light and glare impacts from the proposed use have been evaluated and mitigated if all conditions of approval are complied with. 12. Landscaping has been provided in all areas not occupied by the buildings or paving. CityofRentonDeportmentofCommunity&EconomicDevelopmentAdministrativeSitePlonReport&DecisionSOUTHPORTOFFICEDEVELOPMENTMINORMODIFICATIONLUAOO-000156,MODReportofAugust6,2015Page12of13H.DECISION:TheproposedSitePlanMinorModification,FileNo.LUAOO-156,MODisapproved.Theproposalissubjecttothefollowingconditions:1.TheapplicantshallcomplywithallmitigationmeasuresissuedaspartoftheSFEIS,datedSeptember17,1999(Exhibit17).2.TheapplicantshalldemonstratecompliancewithallconditionsofapprovalissuedaspartoftheSouthportOfficeLevelISitePlan,datedFebruary5,2001(Exhibit9).3.Theapplicantshallberequiredtoprovideacontinualpedestrianconnection,alongthesouthernfaçadeoftheparkinggarage.Additionally,alldesignatedpedestrianareashallbedifferentiated,inmaterial,fromdriveaisles.Arevisedsiteplanshallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoconstructionpermitapproval.4.Theapplicantshallrecordapublicrecreationeasementpriortoissuanceofthebuildingpermitapproval.Sucheasementshallconnecttotheexistingpedestrianeasements(identifiedabove)forafuturecontinuoustrailconnectionfromGeneCoulonParktotheCedarRiverTrail.SucheasementshallbesubjecttoseveralconditionsprecedentsuchthattheeasementrightsgrantedthereinshallonlybecomeeffectiveifandwhentheCitycompletes(definedashavingsecuredallnecessarypropertytights,permits,andfinancingtocompleteconstruction)thetrailconnectiononthepropertytothewest(currentlyownedbyBoeingandDNRasshowninExhibit21).Further,theCitywillmakecontinuous,diligenteffortstoobtainasubstituteoverlandeasementfromtheadjoiningpropertytothewest(currentlyownedbyBoeing),andtheeasementrequiredinthisconditionshallexpireassoonastheCityisabletoobtainasubstituteoverlandeasementovertheadjoiningpropertytothewest.ThefinaltermsofthesubjecteasementshallbesubjecttoreviewandapprovalbytheCityAttorney.5.Theapplicantshallsubmitarevisedanddetailedlandscapeplancomplyingwiththefollowing:amixtureoftrees,shrubs,andgroundcovertosatisfactionoftheCurrentPlanningProjectManager.Thedetailedlandscapeplan,shallbesubmittedto,andapprovedby,theCurrentPlanningProjectManagerpriortoconstructionpermitissuance.6.Theapplicantshallprovideamaterial/colorsboardtotheCurrentPlanningProjectManagerpriortotheprimarybuildingpermitapproval.ThematerialsboardshalldemonstratecompatibilitywiththeBristolApartmentsandhotel.7.TheapplicantshallberequiredtoconstructimprovementswhichincludethewideningofLakeWashingtonBlvdNE,southofHouser(toprovidea4-lanesection),andwidentheexistingon-sitebridgeoverJohn’sCreektoprovideanew4-lanebridge.Theapplicantshallconstructtheimprovementspriortotemporaryoccupancyforthethirdandfinalofficebuilding.NJenniferHenninq/PlanningDirectorJDateSitePlanReport City of Renton Department of Community & Economic Development Administrative Site Plan Report & Decision SOUTHPORT OFFICE DEVELOPMENT MINOR MODIFICATION LUA00-156, MOD Report of August 6, 2015 Page 13 of 13 Site Plan Report TRANSMITTED this this 6th day of August 2015 to the Contact/Applicant/Owner: Applicant: Owner: Contact: Greg Krape Hotel at Southport, LLC 1083 Lake Washington Blvd, Suite 50 Renton, WA 98056 Michael Christ 1083 Lake Washington Blvd, Suite 50 Renton, WA 98056 Bill Stalzer Stalzer & Associates 603 Stewart St, Suite 512 Seattle, WA 98101 TRANSMITTED this this 6th day of August 2015 to the Parties of Record: Yeh-Hee Hahn CBRE Brokerage Services 1201 Pacific Ave, Ste #1502 Tacoma, WA 98042 Bob Braaf 1085 Lake Washington Blvd N, Ste #C411 Renton, WA 98056 Mike O’Halloran 4420 4th Ave Renton, WA 98059 The Boeing Company PO Box 3707 Seattle, WA 98124-2207 TRANSMITTED this 6th day of August 2015 to the following: C.E. “Chip” Vincent, CED Administrator Vicki Grover, Interim Development Engineering Manager Vanessa Dolbee, Current Planning Manager Fire Marshal Land Use Action Appeals, Request for Reconsideration, & Expiration The review decisions will become final if the decisions are not appealed within 14 days of the decision date. Minor Modification to Approved Site Plan Approval Appeal: Appeals of the administrative modification to approved site plan must be filed in writing to the Hearing Examiner on or before 5:00 p.m. on August 20, 2015. APPEALS: An appeal of the decision(s) must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Renton Municipal Code Section 4-8-110 governs appeals to the Hearing Examiner. Appeals must be filed in writing together with the $250.00 application fee to Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. Additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall - 7th Floor, (425) 430-6510. RECONSIDERATION: Within 14 days of the decision date, any party may request that a decision be reopened by the Administrator (Decision-maker). The Administrator (Decision-maker) 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 Administrator (Decision-maker) 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 timeframe. EXPIRATION PERIOD: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision or the expiration of the Master Site Plan whichever comes first. 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.