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HomeMy WebLinkAboutSR_HEX_Report and Exhibits_Renton Special CareDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
Report_HEX_Renton Special Care
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: June 13, 2017
Project Name: Renton Special Care Community
Owner/Applicant: Renton Special Care Community, LLC, 2731 77th Avenue SE, suite 203, Mercer
Island, WA 98040
Contact: Kevin Carl, Magnet design + development, 1631 15th Avenue W, suite 211,
Seattle, WA 98119
File Number: LUA17-000023, ECF, CUP, SA-A
Project Manager: Jill Ding, Senior Planner
Project Summary: The applicant is requesting Hearing Examiner Conditional Use Permit Review,
Environmental (SEPA) Review, and Site Plan Review for the construction of a 60
bed memory care facility with three 4,747 square foot residential cottages (each
with 20 beds) and one 2,778 square foot cottage for administrative/service uses.
The project site is comprised of two lots totaling 65,761 square feet and is zoned
Residential-14 (R-14). All proposed buildings are one story with a maximum
height of 22 feet 2 inches. There are two driveway access points, one off of 108th
Ave SE and the other off SE 172nd Street, which connect via a driveway along
the north and west property lines. The applicant is proposing 26 surface parking
space and associated landscaping along the north and west property lines
(abutting existing residential development) as well as within the site. Frontage
improvements are proposed along the site's SE 172nd Street and 180th Ave SE
frontages. No critical areas are mapped on the project site.
Project Location: 17033 108th Avenue SE (Parcel Nos. 008700-0293 and 008700-0285)
Site Area: 65,761 sf (1.51 ac)
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B. EXHIBITS:
Exhibits 1-11: As shown in the SEPA Environmental Review Report
Exhibit 12: Public Comments
Exhibit 13: Staff response to public comments
Exhibit 14: SEPA Determination
Exhibit 15: Revised Tree Retention and Landscape Plan Set
Exhibit 16: Tree Retention Worksheet
Exhibit 17: Arborist Report
Exhibit 18: Refuse and Recycling Detail
Exhibit 19: Revised Site and Civil Plan Set
Exhibit 20:
Exhibit 21:
HEX Staff Report
Code Interpretation, CI-96
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Renton Special Care Community, LLC
2731 77th Avenue SE, suite 203
Mercer Island, WA 98040
2. Zoning Classification: R-14
3. Comprehensive Plan Land Use Designation: Residential High Density (HD)
4. Existing Site Use: Single family residence and associated detached
accessory structures proposed for removal.
5. Critical Areas: None mapped
6. Neighborhood Characteristics:
a. North: Single family residential, R-14
b. East: Multi-family residential, R-14
c. South: Daycare, RMF
d. West: Single family residential, R-8
6. Site Area: 1.51 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
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Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A 5327 03/01/2008
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by Soos Creek Water and Sewer District.
b. Sewer: Sewer service is provided by Soos Creek Water and Sewer District.
c. Surface/Storm Water: There is an existing storm drainage system in 108th Ave SE (SR-515).
2. Streets: The project site has frontage along 108th Ave SE and SE 172nd Street. 108th Ave SE is a Minor
Arterial Street with an existing right of way (ROW) width of 60-ft as measured using the King County
Assessor’s Map. There are no existing frontage improvements along the project frontage.
SE 172nd Street is a Commercial-Mixed Use & Industrial Access Street with an existing right of way (ROW)
width of 60-ft as measured using the King County Assessor’s Map. No frontage improvements are
installed along SE 172nd Street.
3. Fire Protection: City of Renton Fire Authority
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 4-2-110: Residential Development Standards
2. Chapter 4 Property Development Standards
3. Chapter 6 Streets and Utility Standards
a. Section 4-6-060: Street Standards
4. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
b. Section 4-9-200: Master Plan and Site Plan Review
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 January
19, 2017 and determined the application complete on February 2, 2017. The project was placed on hold
February 27, 2017 and was taken off hold on April 10, 2017. The project complies with the 120-day review
period.
2. The project site is located at the northwest corner of the intersection of SE 172nd Street and 108th Avenue
SE and is addressed as17033 108th Avenue SE (Parcel Nos. 008700-0293 and 008700-0285).
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3. The project site is currently developed with an existing single family residence proposed for removal.
4. Access to the site would be provided via a through driveway connection from 108th Avenue SE to SE
172nd Street along the north and west portions of the site.
5. The property is located within the Residential High Density (HD) Comprehensive Plan land use
designation.
6. The site is located within the Residential-14 (R-14) zoning classification.
7. There are approximately 56 trees located on site of which the applicant is proposing to retain a total of
2 trees.
8. There are no critical areas mapped on the project site.
9. According to the applicant, there is an abandoned and sand filled swimming pool on the site that will
need to be excavated and replaced with new structural fill. Significant excavation is also proposed for the
installation of a stormwater detention vault system. This includes approximately 424 lineal feet of 96”
detention pipe which is estimated to displace 200 cubic yards of fill. The majority of this material is
anticipated to be used for grading on site.
10. The applicant is proposing to begin construction in the summer/fall of 2017 and end in summer/fall of
2018.
11. Staff received two public comment letter(s)/email(s) (Exhibits 12). Staff’s response to the public
comments were provided via email (Exhibits 13) To address public comments the following report
contains analysis related to the road alignment of SE 172nd Street and parking.
12. No other public or agency comments were received.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
May 1, 2017 the Environmental Review Committee issued a Determination of Non-Significance (DNS) for
the Renton Special Care Community (Exhibit 14). A 14-day appeal period commenced on May 5, 2017
and ended on May 19, 2017. No appeals of the threshold determination have been filed.
14. 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.
15. Comprehensive Plan Compliance: The site is designated Residential High Density (HD) on the City’s
Comprehensive Plan Map. HD unit types are designed to incorporate features from both single-family
and multi-family developments, support cost-efficient housing, facilitate infill development, have close
access to transit service, and efficiently use urban services and infrastructure. Lands designated HD is
where projects will be compatible with existing uses and where infrastructure is adequate to handle
impacts from higher density uses. The proposal is compliant with the following development standards
if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
Goal L-H: Plan for high-quality residential growth that supports transit by providing
urban densities, promotes efficient land utilization, promotes good health and physical
activity, builds social connections, and creates stable neighborhoods by incorporating
both built amenities and natural features.
Goal L-I: Utilize multiple strategies to accommodate residential growth, including:
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Development of new single-family neighborhoods on large tracts of land outside
the City Center,
Development of new multi-family and mixed-use in the City Center and in the
Residential High Density and Commercial Mixed Use designations, and
Infill development on vacant and underutilized land in established neighborhoods
and multi-family areas.
Compliant
if
conditions
of
approval
are met
Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
Staff Comment: See FOF 17, Compatibility.
Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
Policy L-49: Address privacy and quality of life for existing residents by considering scale
and context in infill project design.
16. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that provide a mix of
detached and attached dwelling structures organized and designed to combine characteristics of both
typical single family and small-scale multi-family developments. Structure size is intended to be limited
in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one
another and can be integrated together into a quality neighborhood. Project features are encouraged,
such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood
and foster a sense of community. Civic and limited commercial uses may be allowed when they support
the purpose of the designation. The proposal is compliant with the following development standards if
all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
See FOF 17
Use: Convalescent centers are permitted as a Hearing Examiner Conditional Use Permit
within the R-14 zone.
Staff Comment: The proposed memory care facility is considered a convalescent center
and would be permitted within the R-14 zoning designation as a Hearing Examiner
Conditional Use, See FOF 17 for CUP analysis.
N/A
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required.
Staff Comment: No subdivision of the project site is proposed.
Compliant if
condition of
approval is
met
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, side yard along the street 15 feet. Per CI-96, there is no
rear yard setback.
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Staff Comment: The existing project site is comprised of two parcels. To ensure that no
structures are constructed over the property line separating the parcels, staff
recommends, as a condition of approval, that a Lot Combination be recorded prior to
the issuance of a building permit, combining the two parcels into one.
The proposed cottages would maintain the required 15-foot setback from both SE 172nd
Street and 108th Avenue SE. 63-foot and 45-foot side yard setbacks are proposed. The
proposed setbacks would comply with the minimum required setbacks for the R-14 zone,
provided a lot combination is recorded.
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building
height of 3 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The proposed structures would have a total building coverage of 17,306
square feet or 28.3% on the 61,150 net site area. The proposed impervious surfaces
would total 43,072 square feet or 70.4%. The proposed building and impervious surface
coverage would be less than the maximum allowed in the R-14 zone.
The proposed cottages would have a maximum height of 22 feet 2 inches and one story,
which is less than the 3 stories and 24-foot wall plate height permitted in the R-14 zone.
N/A
Maximum Number of Units per Building: In the R-14 zone, no more than 6 units per
building are permitted.
Staff Comment: The proposed cottages rooms with individual beds, the laundry, kitchen,
and bathroom facilities are communal; therefore the proposed units are not considered
residential dwelling units.
Compliant if
condition of
approval is
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
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Any non-residential development within a residential zone, shall be required to provide
a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot
(10') wide fully sight-obscuring landscaped visual barrier, along common property lines.
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Surface parking lots with between 15 and 50 parking spaces shall be landscaped with
15 square feet of landscaping per parking space. Any interior parking lot landscaping
area shall be a minimum of five feet (5') in width and perimeter parking lot landscaping
shall be a minimum of ten feet (10”) in width. Landscaping shall be dispersed
throughout the parking area and shall include a mixture of trees, shrubs, and
groundcover as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family,
commercial, and industrial uses. At least one tree for every six (6) parking spaces within
the lot interior shall be planted.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area
shall be planted. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover shall be planted in sufficient quantities to provide at least ninety
percent (90%) coverage of the landscaped area within three (3) years of installation.
d. There shall be no more than fifty feet (50') between parking stalls and an interior
parking lot landscape area.
Staff Comment: A conceptual landscape plan (Exhibit 15) was submitted with the formal
land use application materials. The submitted landscape plan provides primarily lawn
areas within the required 10-foot landscape strip proposed along the 108th Avenue SE
and SE 172nd Street frontages. The proposal is to shift much of the shrub and ground
cover plantings to the buildings and away from the public street frontage. The City’s
requirements specify that a mix of trees, shrubs, and ground cover shall be provided
within the first 10 feet abutting a public street frontage.
In addition, the applicant has proposed a 10-foot fully sight-obscuring landscape barrier
along the project site’s west property line, however this buffer shall also extend along
the north property line to provide a landscape screen between the proposed cottages
and the abutting residential development to the north.
Based on the proposal for 26 parking spaces, the proposal would be required to provide
390 square feet of interior parking lot landscape per parking space. The proposal
includes approximately 945 square feet of landscaping. In addition, 4 trees and 47
shrubs are required within the interior parking lot landscape area. The proposal includes
945 square feet of interior parking lot landscaping with 8 trees. The applicant shall verify
that the proposal complies with the requirement for 47 shrubs up to 50 percent of which
may be deciduous.
Staff recommends, as a condition of approval, that a detailed landscape plan meeting
the requirements of RMC 4-8-120D.12 be submitted at the time of Building Permit
review. The detailed landscape plan shall include:
a. A mix of trees, shrubs, and ground cover within the 10-foot landscape strip
abutting the SE 172nd Street and 108th Avenue SE street frontages;
b. The proposed 10-foot full sight-obscuring landscape visual barrier along the
west property line shall be required to extend along the north property line; and
c. Verification that the interior parking lot landscaped areas include 1 shrub per
20 square feet of provided interior parking lot landscaping, of which 50 percent
of the shrubs may be deciduous.
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The detailed landscape plan shall be submitted to the Current Planning Project Manager
for review and approval. The landscaping shall be installed prior to the issuance of a
Certificate of Occupancy.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations
require the retention of 20 percent of trees in a residential 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.
A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single family dwelling units in the R-14 zone are exempt from
the minimum tree density requirements. For multi-family development, the minimum
tree density is four (4) significant trees for every five thousand (5,000) square feet. The
tree density may consist of existing trees, replacement trees, trees required pursuant
to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination.
Staff Comment: The applicant submitted a Tree Retention Plan (Exhibit 15), Tree
Retention Worksheet (Exhibit 16), and Arborist Report (Exhibit 17) with the project
application materials. According to the submitted Tree Retention Worksheet, the project
site has a total of 56 trees on site, of which 18 trees have been classified as dangerous
and 20 are located within the proposed public right-of-way dedication areas, leaving a
total of 18 significant trees remaining. The applicant is proposing to retain 2 trees, which
is less than the 4 trees required to be retained. Therefore, a total of 24 inches of
replacement trees, or 12 minimum 2 inch caliper trees would be required to be installed
on the project site. The submitted conceptual landscape plan includes the installation of
100 trees throughout the site, the proposed trees have a minimum caliper of 2.5 inches
for deciduous trees and 6 feet in height for evergreen. The proposed tree retention and
replacement plan would comply with the City’s tree retention requirements.
Parking: Parking regulations require that convalescent centers provide a minimum and
maximum of 1 parking space for every 2 employees plus 1 space for every 3 beds. No
more than thirty percent (30%) of provided stalls may be designated as compact stalls.
A twenty five percent (25%) reduction or increase from the minimum or maximum
number of parking spaces may be granted for nonresidential uses through site plan
review if the applicant can justify the modification to the satisfaction of the
Administrator. Justification might include, but is not limited to, quantitative information
such as sales receipts, documentation of customer frequency, and parking standards of
nearby cities.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 30 feet in width at the property line. There shall be no
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more than one driveway for each one hundred sixty five feet (165') of street frontage
serving any one property. Maximum driveway slopes shall not exceed eight percent
(8%).
Staff Comment: The applicant has indicated that the proposed convalescent center
would employ a total of 27 full time employees and provide 60 beds. A total of 34
parking spaces would be required to be provided on-site. The applicant has requested a
25% reduction in the number of parking spaces required to 26 spaces. The applicant has
indicated that based on experience from previous project, the proposed convalescent
center would have a very low impact on the surrounding neighborhood. The applicant
has indicated that the 26 parking spaces proposed is usually never more the 50-60%
filled at peak times. The residents of the facility don’t drive or have vehicles, there are 8-
10 employees onsite per shift and there are typically have 2-4 visitors in the morning or
evening hours. There will be food deliveries, UPS and Trash service vehicles but not at a
high volume. There have been complaints regarding the shortage of on street parking in
the vicinity of the project site. In order to support the requested reduction in required
parking, staff recommends, as a condition of approval, that the applicant provide
sufficient information to the City at the time of Construction Permit application,
demonstrating that with the proposed reduction in parking, the proposed use would
result in no spill over parking onto the public right-of-way. This information shall be
submitted to the Current Planning Project Manager for review and approval.
Refuse and Recyclable Deposit Areas: Outdoor refuse and recyclables deposit areas
and collection points shall not be located within fifty feet (50') of a lot zoned residential,
except by approval through the site development plan review process, or through the
modification process if exempt from site development plan review.
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: Based on a total gross building floor area of 17,306 square feet, the
proposed development would be required to provide 34.6 square feet of recyclable
deposit area and 69.2 square feet of refuse deposit area for a total area of 103.8 square
feet. The applicant has proposed a refuse and recyclable deposit area, which would total
180 square feet and would exceed the 103.8 square feet required.
The proposed refuse and recyclable deposit area would be located on the northwest
corner of the project site and would have a setback of 10 feet from the west property
line and 5 feet from the north property line. The proposed setbacks are less than the
minimum 50-foot setback required from existing residential developments, however the
50-foot setback can be modified through site plan review per RMC 4-4-090C.3. Staff has
previously recommended under the Landscaping discussion above that the landscape
buffer along the north property line be increased from 5 feet to 10 feet, which would
increase the setback for the refuse and recyclable deposit area from 5 feet to 10 feet as
well. This landscape buffer would be comprised of a full sight obscuring landscaped
visual barrier. In addition, the applicant is also proposing to install a 6-foot high cedar
fence along the property line to further screen the neighboring properties from the
proposed development. The proposed enclosure for the refuse area would be comprised
of a 6-foot cedar enclosure with a charcoal grey metal roof. The proposed screening
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appears to adequately mitigate for the location of the refuse and recyclable deposit area
to within 50 feet of the abutting residentially zoned properties. As such staff supports a
reduced setback for the refuse and recycling from 50-feet to 10-feet.
Compliant if
conditions
of approval
are met
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty eight inches
(48") in height.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: A 1-3 foot high retaining wall is proposed along the south and west
facades of Cottage D. A 6-foot high cedar fence is proposed along the north and west
property lines to provide an additional screen between the proposed development and
the abutting residential properties. The height of the 6-foot fence would be required to
be reduced to a maximum height of 48-inches for the portion of the fence located within
the front yard and side yard along a street setback areas. A 7-foot high wood fence is
proposed as security fencing between the cottages to ensure the safety of the residents
while they are enjoying the centralized landscaped courtyard. In order to exceed the
maximum 72-inch height limit, the applicant may request the approval of a Special
Fence Permit, provided the proposed fence is located out of any required setback areas,
is constructed using height qualify fencing material (such as cedar), is aesthetically
pleasing, and is landscape appropriately. As the proposed 7-foot high fence exceeds the
maximum 72-inch height limit for residential districts, staff recommends, as a condition
of approval, that the applicant either reduce the height of the fence to comply with the
72-inch height requirement or submit an application for, and receive approval of, a
Special Fence Permit in compliance with the standards outlined in RMC 4-4-040G. The
applicant shall submit a revised fence detail or an approved Special Fence Permit to the
Current Planning Project Manager prior to the issuance of a Building Permit.
17. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit for the construction of a
Convalescent Center on the project site. The proposal is compliant with the following conditional use
criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval of the requested Conditional
Use Permit, if all conditions of approval are met:
Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible with
the general goals, objectives, policies and standards of the Comprehensive Plan, the
zoning regulations and any other plans, programs, maps or ordinances of the City of
Renton.
Staff Comment: See FOF 15 and 16 for Comprehensive Plan and zoning regulation
compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area of
the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The applicant indicates that prior to selecting the project site, a market
analysis was conducted. According to the results of the analysis, there is currently a need
for additional convalescent centers in the City of Renton and currently there is a shortage
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of supply in the immediate vicinity of the project site. The proposal for a Convalescent
Center on the project site would not result in an overconcentration of Convalescent Centers
in this area of the City.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The applicant has indicated that the design of the residential cottages as
single story structures keeps the overall scale of the development consistent with the
surrounding neighborhood. The interior courtyard provides a safe and private
indoor/outdoor living experience for the residents of the proposed development while
providing screening and privacy for the residents as well as the surrounding neighborhood.
Landscaping is proposed within and around the perimeter of the project site to buffer and
provide privacy to the surrounding neighborhood.
Staff does not anticipate that the proposed use would generate excessive noise or traffic
impacts that would adversely impact the surrounding neighborhood.
Compliant
if condition
of approval
is met
d. Compatibility: The proposed use shall be compatible with the scale and character of
the neighborhood.
Staff Comment: To integrate the proposed buildings into the surrounding residential
neighborhood, the applicant has proposed to limit the height of the proposed buildings to
one story. In addition, the materials selected are consistent with the materials that were
selected for the newly constructed Avaya Trails (aka Fieldbrook Commons) (LUA13-1109),
which were constructed across 108th to the east of the project site.
Staff has concerns that the proposed buildings have ‘turned their back’ on the SE 172nd
Street and 108th Avenue SE street frontages. There are residential design standards
outlined in RMC 4-2-115 that are applicable to residential development in the R-14 zone.
As the proposed development is not considered residential in nature, the residential design
standards are not applicable to the proposed development. To ensure that the proposed
development remains compatible with the scale and character of the other residential
development in the surrounding R-14 and R-8 zoning designations, staff recommends, as
a condition of approval, that the design of the buildings be required to comply with the
Residential Design portion of the Residential Design and Open Spaces standards applicable
in the R-14 zone (RMC 4-2-115E.3) and that enhanced landscaping be provided where
compliance with the architectural design cannot be achieved.
Compliant
if condition
of approval
is met
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: See parking discussion under FOF 16. Staff has received public comments
regarding the existing on street parking situation along 108th Avenue SE and SE 172nd
Street. It appears that there is significant overflow parking from the Avaya Trails project
onto the surrounding streets. This is a separate issue, not a part of this development
application, which the City is working on. The City has made every effort to ensure that the
full build out of SE 172nd Street will maintain as much on street parking as is feasible.
However as the residents of the proposed development do not drive, it is not anticipated
that the proposed development would further adversely impact the existing on street
parking situation. The applicant has requested a 25% reduction in the number of required
parking spaces, to ensure that the approval of this reduction does not exacerbate the
existing on-street parking situation, staff has recommended that the applicant provide
additional information to ensure that the requested parking reduction will not result in
overflow parking onto the on-street parking.
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f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The proposed cottages are oriented towards an interior fenced courtyard,
which will provide an opportunity for residents of the development to safely walk around
and enjoy the open space area. In addition, sidewalks will be constructed along the SE
172nd Street and 108th Avenue SE frontages to allow for pedestrian navigation around the
site perimeter. Vehicular traffic will be limited to the north and west portions of the site
through a driveway and surface parking area. It is not anticipated that the proposed
development would result in conflicts between pedestrian a vehicular traffic.
g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use
shall be evaluated and mitigated.
Staff Comment: The applicant has indicated that site lighting would be shielded and
downward facing to prevent off site trespass of light and glare. In addition, the applicant
has proposed a 6-foot cedar good neighbor fence and a landscaped buffer along the north
and west property lines to buffer the neighboring single family residential development
from the proposed cottages. The fenced, secured interior courtyard would further shield
light, noise, and glare from moving beyond the core of the project site.
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: See previous landscaping discussion under FOF 16.
18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14
zoning classification when it is not exempt from Environmental (SEPA) Review. 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 the Site Plan request:
Compliance Site Plan Criteria and Analysis
Compliant if
Conditions
of Approval
are Met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 15, Comprehensive Plan Analysis.
Compliant if
Conditions
of Approval
are Met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 16, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: Not applicable, the proposed site is not located within an Urban
Design District.
N/A d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant
if condition
e. Off Site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
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of approval
is met
Staff Comment: The applicant has indicated that the design of the residential cottages
as single story structures keeps the overall scale of the development consistent with
the surrounding neighborhood. In addition, the proposed cottages would be separated
by a secure, landscaped, centralized courtyard providing adequate spacing between
the cottages and preventing an overconcentration of development on a particular
portion of the site.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: See traffic discussion under FOF 17.
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.
Staff Comment: The perimeter of the project site would be would be landscaped with
a 10-foot sight-obscuring landscape strip. In addition, a 6-foot cedar fence is proposed
around the project site. The fencing and landscaping combination would adequately
screen the surrounding properties from the project site. The applicant submitted a
refuse and recyclable deposit area detail (Exhibit 18) with the formal land use
application materials. The refuse and recyclable deposit area is proposed to be located
on the northwest corner of the site and would be screen with a 6-foot cedar fence and
have a charcoal grey metal roof over the top. In addition to the screening detail, the
proposed landscaping would also screen the refuse and recyclable deposit area from
view of the neighboring properties.
See previous discussion under FOF 16.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposed single story cottages are not anticipated to adversely
impact view of the surrounding residential properties.
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: See discussion under FOF 16, 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 application; therefore staff
recommends, as a condition of approval, that a lighting plan be provided at the time
of building permit review for review and approval by the Current Planning Project
Manager.
f. On Site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The proposed buildings would be located around a centralized fenced
landscaped courtyard area. In addition a sight-obscuring landscape buffer would be
planted along the north and west property lines, in addition to a 6-foot cedar fence.
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The orientation of the buildings to the courtyard along with the installation of a
landscape buffer and fence would provide privacy and aid in the reduction of noise
impacts to the surrounding residential neighborhood.
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 proposed structures would be single story buildings and are not
anticipated to have an adverse impact in relations to natural characteristics, views,
site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs.
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 applicant is proposing to retain two existing big leaf maple trees
on the project site. Tree protection measures will be required to ensure grading and
filling for the construction of the project do not impact the root systems of these trees.
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 16, Zoning Development Standard: Landscaping.
Compliant
if condition
of approval
is met
g. Access
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 proposed two driveway access points onto the
property, one off of 108th Avenue SE and the other off of SE 172nd Street. The access
points have been located as far north and as far west as possible from the intersection
of 108th Avenue SE and SE 172nd Street.
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 proposed driveway access would be located on the north and west
portions of the site and would provide through access from SE 172nd Street to 108th
Avenue SE. The proposed driveway would maintain the required 20-foot emergency
access requirement as well as the 24-foot requirement for surface parking lots.
Pedestrian access would be provided from the surface parking lot to the main entrance
within Cottage A, additional pedestrian access would be provided within the interior
courtyard and would be separated from vehicular access through the installation of
fencing and landscaping. Pedestrian access is also provided from the surface parking
lot to the sidewalk proposed within 108th avenue SE. To further facilitate pedestrian
access through and around the project site, staff recommends, as a condition of
approval, that a sidewalk connection be provided to SE 172nd Street along the western
portion of the project site.
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Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: There are not designated loading and delivery areas as the applicant
has indicated that the anticipated food and UPS deliveries would not be in high enough
volume to mandate a separate designated loading and delivery area.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and access.
Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of
the number of required off-street parking spaces. Based on the requirement for 26
parking spaces, a total of 2.6 or 3 bicycle parking spaces would be required. The
required bicycle parking spaces were not included on the submitted site plan materials.
Staff recommends, as a condition of approval, that the location of the required bicycle
parking be provided on the site plan and that a detail of the bicycle parking be
provided. The revised site plan and bicycle parking detail shall be provided at the time
of Building Permit review to the Current Planning Project Manager for review and
approval.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: Pedestrian walkways are provided around the project perimeter
through the sidewalks the applicant will be required to construct within the 108th
Avenue SE and SE 172nd Street right-of-ways. In addition, the applicant has proposed a
sidewalk connection between the parking area and the main building entrance.
Pedestrian walkways are also proposed through the interior landscaped courtyard
area.
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: The project proposal would incorporate a secure, centralized,
landscaped courtyard for the residents of the cottages, which serves as a focal point of
the project site. Based on the unique needs of the proposed user, this secure courtyard
would provide adequate areas for passive and active recreation.
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 structures would not block view corridors to shorelines
or Mt. Rainier. The public access requirement is not applicable to the proposal.
N/A
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: Not applicable, there are not existing critical areas mapped on the
project site.
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 improvements and fees. Fire impact fees are applicable at the rate of $0.21 a
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square foot for the administration/office building and $8.04 a square foot for the
cottage buildings. This fee is paid at time of building permit issuance. Credit will be
granted for the removal of the one existing single family residence.
Water and Sewer.
Staff Comment: Water service and sewer service is provided by Soos Creek Water and
Sewer District.
Drainage.
Staff Comment: A Preliminary Drainage Plan (Exhibit 19) and Technical Information
Report (TIR) (Exhibit 4), dated January 2017, was submitted by LDC, Inc. with the Land
Use Application. Based on the City of Renton’s flow control map, the site falls within
the Flow Control Duration Standard area matching Forested Site Conditions and is
within the Black River Drainage Basin. The development is subject to Full Drainage
Review in accordance with the 2017 Renton Surface Water Design Manual (RSWDM).
The development is required to provide enhanced water quality treatment prior to
discharge. Project water quality treatment would consist of conveyance to a Filterra
Bioretention system prior to connection to the existing 12 inch concrete stormwater
main located in 108th Ave SE. The applicant will be required to demonstrate, as part
of the civil construction permit application, that the Control Structure and Detention
Tank elevations will provide the depth required to prevent backflow into the water
quality treatment system in the event of overflow. The minimum pipe diameter
required for private conveyance systems is 8 inches as outlined in the RSWDM.
As required by CORE Requirement #9 (CR#9), appropriate on site BMPs will be required
to help mitigate the new runoff created by the proposed development. A final drainage
plan and drainage report will be required to be submitted with the civil construction
permit application. The project proposes the use of Permeable Asphalt located in the
parking stall areas of the parking lot for the proposed development in order to mitigate
the requirements of CR#9. The applicant will be required to provide adequate
infeasibility criteria for not providing permeable pavement to the maximum extent
feasible per the requirements of CR#9, including all walkway areas.
Surface water system development fee is $0.641 per square foot of new impervious
surface, but not less than $1,608.00. This is payable prior to issuance of the civil
construction permit.
Transportation.
Staff Comment: The proposed development fronts 108th Ave SE (SR 515) along the east
property line. 108th Ave SE is classified as a Minor Arterial Road. Existing right-of-way
width in 108th Ave SE is approximately 60 feet. Minimum right of way for this street
designation is 91 feet. To meet the City’s complete street standards, street
improvements including a pavement width of 54 feet, a 5-foot bike lane, a 0.5 foot
curb, an 8-foot planting strip behind the curb, an 8 foot sidewalk, street trees and
street lighting will be required. To build this street section, dedication of 15.5 feet of
right of way fronting the site will be required.
The proposed development fronts SE 172nd Street to the south. SE 172nd Street is
classified as a commercial mixed use and industrial access street. Existing right-of-way
(ROW) width is approximately 60 feet. To meet the City’s complete street standards
for commercial mixed use and industrial access streets, a minimum ROW of 69 feet is
required. Dedication of 4.5 feet of ROW fronting the site will be required. Half street
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frontage improvements are required to be provided on the side of the street fronting
the development. Frontage improvements would include an 8-foot parking lane, a 0.5
foot wide curb and gutter, an 8 foot wide landscaped planter, a 6 foot wide sidewalk,
street lighting, and stormwater improvements.
In addition to providing the required frontage improvements as outlined in RMC 4-6-
060, the applicant must provide a minimum of 20 feet of paved roadway width for
emergency vehicle access. The existing pavement width along SE 172nd Street does
not provide adequate pavement width to maintain the minimum required width for
emergency access. Existing parking use on the south side of SE 172nd Street further
limits the available pavement width of the street section. In order to mitigate the
limitations with the existing pavement section of the roadway, the applicant has
proposed to provide a minimum of 26 feet of paved roadway to provide 20 feet for
emergency vehicle access as well as to maintain the existing parking along the
frontage of the property to the south of the development. This will be accomplished by
providing a new 5-foot wide sidewalk, curb and gutter along the south side of the SE
172nd Street.
A traffic analysis (Exhibit 5) dated June 23, 2016, was provided by Gibson Traffic
Consultants, Inc. (GTC). The site generated traffic volumes were calculated using data
from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th
Edition, (2009). Based on the calculations provided, the proposed development would
average 150 net new daily vehicle trips. Weekday peak hour AM trips would generate
7 new vehicle trips, with 2 vehicles leaving and 5 vehicles entering the site. Weekday
peak hour PM trips would generate 12 net new vehicle trips, with 7 vehicles leaving
and 5 vehicles entering the site. As detailed in the report the proposed project is not
expected to lower the levels of service of the surrounding intersections included in the
traffic study. The proposed development is expected to generate less than 20 net new
vehicle trips during the AM and PM peak hours.
The current transportation impact fee for a nursing home is estimated to be $893.23
per bed, this fee is paid at the time of Building Permit issuance. Credit will be granted
for the removal of the one existing single family residence.
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 Residential High Density (HD) Comprehensive Plan designation and
complies with the goals and policies established with this designation provided the applicant complies
with conditions of approval, see FOF 15.
2. The subject site is located in the Residential – 14 (R-14) 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 16.
3. The proposed project complies with the Conditional Use Permit criteria provided the applicant complies
with City Code and conditions of approval, see FOF 17.
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4. The proposed project complies with the Site Plan Review criteria provided the applicant complies with
City Code and conditions of approval, see FOF 18.
5. The proposed project complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 18.
6. There are adequate public services and facilities to accommodate the proposed project, see FOF 18.
J. RECOMMENDATION:
Staff recommends approval of the Renton Special Care Community, File No. LUA17-000023, as depicted in
Exhibit 19, subject to the following conditions:
1. A Lot Combination shall be recorded prior to the issuance of a building permit, combining the two parcels
into one.
2. A detailed landscape plan meeting the requirements of RMC 4-8-120D.12 shall be submitted at the time
of Building Permit review. The detailed landscape plan shall include but is not limited to the following:
a. A mix of trees, shrubs, and ground cover within the 10-foot landscape strip abutting the SE 172nd
Street and 108th Avenue SE street frontages;
b. The proposed 10-foot full sight-obscuring landscape visual barrier along the west property line
shall be required to extend along the north property line; and
c. Verification that the interior parking lot landscaped areas include 1 shrub per 20 square feet of
provided interior parking lot landscaping, of which 50 percent of the shrubs may be deciduous.
The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and
approval. The landscaping shall be installed prior to the issuance of a Certificate of Occupancy.
3. The applicant shall either reduce the height of the fence to comply with the 72-inch height requirement
or submit an application for, and receive approval of, a Special Fence Permit in compliance with the
standards outlined in RMC 4-4-040G. The applicant shall submit a revised fence detail or an approved
Special Fence Permit to the Current Planning Project Manager prior to the issuance of a Building Permit.
4. The design of the buildings shall be required to comply with the Residential Design portion of the
Residential Design and Open Spaces standards applicable in the R-14 zone (RMC 4-2-115E.3) and
enhanced landscaping be provided where compliance with the architectural design cannot be achieved.
5. A lighting plan shall be provided at the time of building permit review for review and approval by the
Current Planning Project Manager.
6. The location of the required bicycle parking shall be provided on the site plan and a detail of the bicycle
parking shall be provided. The revised site plan and bicycle parking detail shall be provided at the time of
Building Permit review to the Current Planning Project Manager for review and approval.
7. The applicant shall provide sufficient information to the City at the time of Construction Permit
application, demonstrating that with the proposed reduction in parking, the proposed use would result
in no spill over parking onto the public right-of-way. This information shall be submitted to the Current
Planning Project Manager for review and approval.
8. A sidewalk connection shall be provided to SE 172nd Street along the western portion of the project site.
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
ERC Report
ENVIRONMENTAL REVIEW COMMITTEE REPORT
ERC MEETING DATE:May1, 2017
PART ONE: PROJECT BACKGROUND
Project Name:Renton Special Care Community
Project Number:LUA17-000023, ECF, CUP, SA-A
Project Manager:Jill Ding, Senior Planner
Owner/Applicant:Renton Special Care Community, LLC, 2731 77th Avenue SE, suite 203, Mercer Island,
WA 98040
Contact:Kevin Carl, Magnet design + development, 1631 15th Avenue, suite 211, Seattle, WA
98119
Project Location:17033 108th Avenue SE (Parcel Nos. 008700-0293 and 008700-0285)
Project Summary:The applicant is requesting Hearing Examiner Conditional Use Permit Review,
Environmental (SEPA) Review, and Site Plan Review for the construction of a 60 bed
memory care facility with three 4,747 square foot residential cottages (each with 20
beds) and one 2,778 square foot cottage for administrative/service uses. The project
site is comprised of two lots totaling 65,761 square feet and is zoned Residential-14
(R-14). All proposed buildings are one story with a maximum height of 22 feet 2
inches. There are two driveway access points, one off of 108th Ave SE and the other
off SE 172nd Street, which connect via a driveway along the north and west property
lines. The applicant is proposing 26 surface parking space and associated landscaping
along the north and west property lines (abutting existing residential development)
as well as within the site. Frontage improvements are proposed along the site's SE
172nd Street and 180th Ave SE frontages. No critical areas are mapped on the project
site.
Exist. Bldg. Area SF:N/A Proposed New Bldg. Area:16,442 sf
Site Area: 65,761 sf (1.51 ac)
STAFF
RECOMMENDATION:
Staff Recommends that the Environmental Review Committee issue a
Determination of Non-Significance (DNS).
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PART TWO: ENVIRONMENTAL REVIEW
In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those
project impacts that are not adequately addressed under existing development standards and
environmental regulations.
A.Environmental Threshold Recommendation
Based on analysis of probable impacts from the proposal, staff recommends that the Responsible
Officials:
Issue a DNS with a 14-day Appeal Period.
B. Mitigation Measures
1.None recommended
C. Exhibits
Exhibit 1 Environmental Review Committee Report
Exhibit 2 Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated
November 11, 2015
Exhibit 3 Critical Areas Assessment prepared by Habitat Technologies, dated May 12,
2015
Exhibit 4 Preliminary Technical Information Report (TIR) prepared by LDC, Inc., January
2017
Exhibit 5 Traffic Analysis Report, prepared by Gibson Traffic Consultants, Inc., dated June
23, 2016
Exhibit 6 Site Plan
Exhibit 7 Landscape Plan
Exhibit 8 Drainage Control Plan
Exhibit 9 Conceptual Grading Plan
Exhibit 10 Architectural Elevations
Exhibit 11 Advisory Notes
D. Environmental Impacts
The Proposal was circulated and reviewed by various City Departments and Divisions to determine
whether the applicant has adequately identified and addressed environmental impacts anticipated to
occur in conjunction with the proposed development. Staff reviewers have identified that the proposal
is likely to have the following probable impacts:
1. Earth
Impacts: According to the applicant, there is an abandoned and sand filled swimming pool on the
site that will need to be excavated and replaced with new structural fill. Significant excavation is
also proposed for the installation of a stormwater detention vault system. This includes
approximately 424 lineal feet of 96” detention pipe which is estimated to displace 200 cubic yards
of fill. The majority of this material is anticipated to be used for grading on site.
A Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated November 11, 2015
(Exhibit 2) was submitted with the project application. According to the geotechnical report (Exhibit
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2), the topography of the project site is relatively level across the central and northern areas of the
site; grades descend approximately 5 to 10 feet within the western and southern portions of the
site. Existing vegetation is comprised primarily of dense tree, brush, and bramble cover along the
majority of the southern two-thirds of the site.
A total of seven test pits were excavated on the project site with depths ranging from 5.5 to 8.0
feet below the existing ground surface using a mini-trackhoe. The test pits were completed for
purposes of assessing soil conditions, classifying site soils, and investigating the presence of
groundwater below the existing ground surface.
In general, topsoil was encountered within the upper 6 to 15 inches of existing grades. Underlying
the topsoil, native soils at the test pit locations were comprised primarily of silty sand with gravel,
consistent with the typical makeup of Vashon till. Native soils were encountered to the maximum
exploration depth. Groundwater seepage was not encountered in any of the test pits. An
infiltration test was conducted and it was determined that the onsite soils were not generally
suitable for infiltration.
The report concludes that the site is compatible with the planned development and the native soils
should provide adequate support for foundation, slab, and pavement loads. The report included
recommendations regarding erosion control, site preparation and earthwork, foundations, seismic
design, slab-on-grade floors, retaining walls, drainage, excavations and slopes, pavement sections,
and utility support and trench backfill. It is anticipated that the City’s currently adopted erosion
control, construction, and drainage regulations would adequately mitigate for any impacts that
could result from the proposed development; therefore no further mitigation is recommended.
Mitigation Measure: None recommended.
Nexus: Not Applicable.
2. Water
a.Wetlands/Streams
Impacts: The applicant submitted a Critical Areas Assessment prepared by Habitat Technologies,
dated May 12, 2015 with the application (Exhibit 3). The submitted assessment concluded that
there were not wetlands or streams located on the project site. No streams or wetlands are shown
on the City’s critical areas maps, which is consistent with the findings in the submitted assessment.
No further mitigation is recommended at this time.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
b.Storm Water
Impacts: A Preliminary Technical Information Report (TIR) prepared by LDC, Inc., January 2017 was
submitted with the project application (Exhibit 4). The site falls within the Flow Control Duration
Standard (matching forested site conditions). The site soils are dense to very dense Vashon Till,
exhibiting low infiltration rates. Runoff from the site currently flows to the southwest and exits the
property at the southwest corner of the site, entering the City’s storm system located in SE 172nd
Street. Downstream flows eventually outlet into the Black River.
The proposed project would require flow control facilities, water quality treatment, and on-site
Best Management Practices (BMPs). Flow control is proposed to be provided by a detention pipe
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facility located beneath the parking and access drive aisle along the western and northern property
boundaries. The pipe system would be sized to meet the 100-year peak flows. The project is also
required to meet the requirements of the Enhance Basic Water Quality Treatment per the 2017
City of Renton Surface Water Design Manual. The proposed enhanced treatment facility is a Filterra
Bioretention System. The on-site BMP proposed is permeable pavement. Permeable pavement is
proposed in all parking stall locations (except for ADA parking stall locations), totaling 4,306 square
feet of permeable pavement.
The sizing and design of the proposed flow control facility, water quality treatment facility, and on-
site BMPs would be reviewed for compliance with the adopted 2017 City of Renton Surface Water
Design Manual; therefore no further mitigation is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
3. Transportation
Impacts: A Traffic Analysis Report, prepared by Gibson Traffic Consultants, Inc., dated June 23,
2016 was submitted with the project application (Exhibit 5). The submitted report concludes that
the proposed development is anticipated to generate 150 new average daily trips with 7 new AM
peak-hour trips and 12 new PM peak-hour trips. As the proposed project is not anticipated to
generate more than 20 AM or PM peak-hour trips, a full traffic impact analysis is not required. The
proposed project would be responsible for the payment of a Traffic Impact Fee at the applicable
rate at the time of Building Permit issuance. It is anticipated that the payment of the Traffic Impact
Fee would adequately mitigate additional traffic generated by the project; therefore no further
mitigation is recommended.
Mitigation Measures: No further mitigation recommended.
Nexus: Not applicable.
E. Comments of Reviewing Departments
The proposal has been circulated to City Department and Division Reviewers. Where applicable, their
comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.”
Copies of all Review Comments are contained in the Official File and may be attached to this
report.
The Environmental Determination decision will become final if the decision is not appealed within the
14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680).
Environmental Determination Appeal Process: Appeals of the environmental determination must be
filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady
Way, Renton, WA 98057, on or before 5:00 p.m. on May 19, 2017. RMC 4-8-110 governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City
Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT
REPORT TO THE HEARING EXAMINER, EXHIBITS
Project Name:
Renton Special Care Community
Project Number:
LUA17-000023
Date of Hearing
June 13, 2017
Staff Contact
Jill Ding, Senior Planner
Project Contact/Applicant
Kevin Carl, Magnet design +
development
Project Location
17033 108th Avenue SE
The following exhibits were entered into the record:
Exhibits 1-11: ERC Report and Exhibits
Exhibit 12: Public Comments
Exhibit 13: Staff Response to public comments
Exhibit 14: SEPA Determination
Exhibit 15: Revised Tree Retention and Landscape Plan Set
Exhibit 16: Tree Retention Worksheet
Exhibit 17: Arborist Report
Exhibit 18: Refuse and Recycling Detail
Exhibit 19: Revised Site and Civil Plan Set
Exhibit 20: Hex Report
Exhibit 21: Code Interpretation, CI-96
EXHIBIT 2Full Document
Available Upon
Request
EXHIBIT 3Full Document
Available Upon
Request
EXHIBIT 4Full Document Available
Upon Request
EXHIBIT 5
EXHIBIT 6
EXHIBIT 7
EXHIBIT 8
EXHIBIT 9
EXHIBIT 10
ADVISORY NOTES TO APPLICANT
LUA17-000023
January 19, 2017
Name: Cottages Special Care Community
Application Date:17033 108th Ave SE
Renton, WA 98055-5410
Site Address:
PLAN - Planning Review - Land Use Version 2 | April 24, 2017
Planning Review Comments Contact: Jill Ding | 425-430-6598 | jding@rentonwa.gov
Recommendations: 1.RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise
approved by the Development Services Division.
2.Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between
seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between
nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays.
3.Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any
portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative
measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as
adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development
Services Division’s approval of this work is required prior to final inspection and approval of the permit.
4.A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared.
5.The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment,
install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained.
6.The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained
trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO
TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or
groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide
supervision whenever equipment or trucks are moving near trees.
7.This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish
and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit.
Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonrfa.org
Recommendations: Environmental Impact Comments:
1.Fire impact fees are applicable at the rate of $0.21 a square foot for the administration/office building and $8.04 a square foot for the
cottage buildings. This fee is paid at time of building permit issuance. Credit will be granted for the removal of the one existing single family
residence.
Code Related Comments:
1.The preliminary fire flow is 1,750 gpm. A minimum of two fire hydrants are required. One within 150 feet and one within 300 feet of
each building. Hydrant spacing shall meet maximum spacing requirements of 300 feet also. One hydrant is required within 50 feet of all fire
department connections for the sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current
code. A water availability certificate is required from Soos Creek Water and Sewer District.
2.Approved fire sprinkler and fire alarm systems are required throughout the cottage buildings only. Direct outside access is required to
the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and
permits required for the fire alarm, fire sprinkler and the kitchen hood fire suppression system by the fire department.
3.Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required
to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required
for the onsite roadways. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading.
4.An electronic site plan is required prior to occupancy for pre fire planning purposes.
ENG - Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
Recommendations: I have reviewed the application for the Renton Special Care Community at 17033 108th Ave South (APN(‘s) 008700
0285, 0293) and have the following comments:
EXISTING CONDITIONS
The site is approximately 1.65 acres in size and is rectangular in shape. The site currently contains an existing single family residencs,
associated driveway and landscaped areas.
Water Water service is provided by Soos Creek Water and Sewer District. The site is located outside of an Aquifer Protection Area.
Sewer Wastewater service is provided by Soos Creek Water and Sewer District.
Storm There is an existing storm drainage system in 108th Ave SE (SR 515).
Streets 108th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60 ft as measured using the King County
Assessor’s Map. Existing frontage improvements consist of a 0.5 ft curb and a 5 ft sidewalk.
SE 172nd Street is a Commercial Mixed Use & Industrial Access Street with an existing right of way (ROW) width of 60 ft as measured
using the King County Assessor’s Map. No frontage improvements are installed along 109th Ave SE.
CODE REQUIREMENTS
WATER
1.The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. The water availability certificate
Page 1 of 3Ran: April 24, 2017
ADVISORY NOTES TO APPLICANT
LUA17-000023
PLAN - Planning Review - Land Use Version 2 | April 24, 2017
ENG - Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
should include the information that the fireflow requirement of the Renton Fire Department for this project is available. A copy of the
approved water plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit
.
SEWER
1.The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan
from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit.
SURFACE WATER
1.A geotechnical report, dated November 11, 2015, completed by Earth Solutions NW, LLC for the site has been provided. The submitted
report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities
on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide
recommendations for project design and construction. The report discounts the use of infiltration on the side due to the dense Vashon till
native soils. Geotechnical recommendations presented need to be address within the project plans.
2.A subsequent Infiltration Testing Report, dated January 6, 2017, completed by Professional Service Industries, Inc. (PSI), has been
provided as a supplement to the submitted geotechnical report. The supplemental report provided measured infiltration rates ranging from
0.10 to 0.22 inches per hour, cation exchange capacity ranges between 2.58 meq/100g to 6.19 meq/100g, and organic content rates from
1.1% to 1.8%.
a.The submitted infiltration testing was not completed in accordance with the 2017 Renton Surface Water Design Manual. An updated
infiltration testing report shall be submitted with the civil construction permit application following the test methods outlined in the manual.
See Section 5.2 and Reference Section 6 A for approved testing methods.
3.A Preliminary Drainage Plan and Technical Information Report (TIR), dated January 2017, was submitted by LDC, Inc. with the Land
Use Application. Based on the City of Renton’s flow control map, the site falls within the Flow Control Duration Standard area matching
Forested Site Conditions and is within the Black River Drainage Basin. The development is subject to Full Drainage Review in accordance
with the 2017 Renton Surface Water Design Manual (RSWDM). All core requirements and the six special requirements are discussed in the
Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR:
a.Applicant shall include discussion of core requirement #6 in the final drainage report. CR #6 relates to the aquifer protection area, which
is not applicable to this site, but it should be noted as such in the report.
a.Applicant shall submit an updated Bond Quantity Worksheet using the City of Renton’s worksheet with the Civil Construction Permit
Application.
4.The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist
of conveyance to a Filterra Bioretention system prior to connection to the existing 12 inch concrete stormwater main located in 108th Ave SE.
a.The applicant shall demonstrate as part of the civil construction permit application that the Control Structure and Detention Tank
elevations will provide the depth required to prevent backflow into the water quality treatment system in the event of overflow.
b.Minimum pipe diameter for private conveyance systems is 8 inches as outlined in the RSWDM.
5.As required by CORE Requirement #9 (CR#9), appropriate on site BMPs will be required to help mitigate the new runoff created by this
development. The final drainage plan and drainage report must be submitted with the civil construction permit application. The project
proposes the use of Permeable Asphalt located in the parking stall areas of the parking lot for the proposed development in order to mitigate
the requirements of CR#9.
a.The applicant shall provide adequate infeasibility criteria for not providing permeable pavement to the maximum extent feasible per the
requirements of CR#9, including all walkway areas.
6.Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is
payable prior to issuance of the civil construction permit.
TRANSPORTATION
1.The proposed development fronts 108th Ave SE (SR 515) along the east property lines. 108th Ave SE is classified as a Minor Arterial
Road. Existing right of way width in 108th Ave SE is approximately 60 feet. 108th Ave SE (SR 515) is classified as Principal Arterial.
Minimum right of way for this street designation is 91 ft. To meet the City’s complete street standards, street improvements including a
pavement width of 54 feet, a 0.5 foot curb, an 8 foot planting strip behind the curb, an 8 foot sidewalk, street trees and street lighting will be
required. To build this street section, dedication of 15.5 feet of right of way fronting the site will be required.
a.The frontage improvements along 108th Ave SE shall include a 5 ft bike lane as outlined in the Renton Trails and Bicycles Master Plan.
2.The proposed development fronts SE 172nd Street to the south. SE 172nd Street is a commercial mixed use and industrial access
street. Existing right of way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for commercial mixed use
and industrial access streets, minimum ROW is 69 feet. Dedication of 4.5 feet of ROW fronting the site will be required. Half street frontage
improvements are required to be provided on the side of the street fronting the development. Frontage improvements would include an 8
foot parking lane, a 0.5 foot wide curb and gutter, an 8 foot wide landscaped planter, a 6 foot wide sidewalk, street lighting, and stormwater
improvements.
3.In addition to providing the required frontage improvements as outlined in RMC 4 6 060, the applicant must provide a minimum of 20
feet of paved roadway width for emergency vehicle access. The existing pavement width along SE 172nd Street does not provide adequate
pavement width to maintain the minimum required width for emergency access. Existing parking use on the south side of SE 172nd Street
further limits the available pavement width of the street section.
a.In order to mitigate the limitations with the existing pavement section of the roadway, the applicant has proposed to provide a minimum
of 26 feet of paved roadway to provide 20 feet for emergency vehicle access as well as to maintain the existing parking along the frontage of
Page 2 of 3Ran: April 24, 2017
EXHIBIT 11
ADVISORY NOTES TO APPLICANT
LUA17-000023
PLAN - Planning Review - Land Use Version 2 | April 24, 2017
ENG - Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov
the property to the south of the development. This will be accomplished by providing a new 5 foot wide sidewalk, curb and gutter along the
south side of the SE 172nd Street.
4.ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to
provide direct pedestrian crossings.
5.Parking lot construction shall be in accordance with City code 4 4 80G and the recommendations outlined in the provided Geotechnical
Report.
6.Street lighting and street trees are required to meet current city standards.
a.Lighting plans were not submitted with the land use application and shall be submitted with the civil construction permit application for
review.
7.A traffic analysis dated June 23, 2016, was provided by Gibson Traffic Consultants, Inc. (GTC). The site generated traffic volumes were
calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the
calculations provided, the proposed development would average 150 net new daily vehicle trips. Weekday peak hour AM trips would
generate 7 new vehicle trips, with 2 vehicles leaving and 5 vehicles entering the site. Weekday peak hour PM trips would generate 12 net
new vehicle trips, with 7 vehicles leaving and 5 vehicles entering the site. As detailed in the report the proposed project is not expected to
lower the levels of service of the surrounding intersections included in the traffic study. The proposed development is expected to generate
less than 20 net new vehicle trips during the AM and PM peak hours.
8.Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1
and 104.2.
a.The maximum width of any driveway shall not exceed 30 feet.
b.Driveways shall be located a minimum of 5 feet from property lines.
c.Maximum driveway slope is 8%.
9.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements.
GENERAL COMMENTS
1.Adequate separation between utilities as well as other features shall be provided in accordance with code requirements.
a.7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which
require 10 ft horizontal and 1.5 ft vertical.
b.The stormwater line should be minimum 5 feet away from any other structure or wall or building.
c.Trench of any utility should not be in the zone of influence of the retaining wall or of the building.
2.All civil construction permits for utility and street improvements will require separate plan submittals. All civil plans shall confirm to the
Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for
the most up to date plan submittal requirements:
http://rentonwa.gov/business/default.aspx?id=42473
3.A landscaping plan shall be included with the civil construction permit application submittal. Each plan shall be on separate sheets.
4.All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along the property frontage or within the site must
be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector.
5.Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at
the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development
fee schedule.
Page 3 of 3Ran: April 24, 2017
From Dan Russell
Owner of Family Circle Learning Center
Located at 10717 SE 172nd St
Renton, WA 98055
To Jill Ding Senior Planner;
Regarding the Avana Ridge project and the upcoming project
I have three concerns:
Parking in the area is getting to be at a premium with the addition of the Avaya
project. We have had parking issues in the past with people parking on the property
and leaving their vehicles for extended times. We have reluctantly set up towing
capabilities which if used create animosity and sometimes retaliation. However, we
feel we have no choice as parking is causing people to take risks they would not have
taken if not necessary. The owner of Avana Ridge has asked to use our parking,
promising to have vehicles out during our working hours. This is not practical as
people many times will feel vindicated by their excuse as to why they failed to
remove their vehicle that we had towed away and then we are back to the above
scenario. What about eliminating the proposed playground and putting in more
parking?
a. I was made aware that parallel parking will be created on both sides of 172nd
this should alleviate some of the parking.
My question is: Can’t the parking requirement be addressed now before it becomes
a larger problem than it is currently, with the addition of two new sites using the
infrastructure created more than 30 years ago?
2 What will be done, maintained or addressed with regard to parking while 172nd is
being worked on. I assume there will be a period of time the existing parking and
access to my business will be eliminated or impaired. What provisions will be made
to keep from harming my business during this time?
My question is: Can I use existing area on my property to double park on a
temporary basis while and only while parking and access to the property is
hampered?
3 As stated with regards to the Avaya project in the past. Again my concerns are
traffic congestion, accident prevention, security, vandalism and a bad image being
created for the area. You are allowing for major growth with little infrastructure
created to handle it.
My question is: Have these issues been addressed with the next 30 years in mind?
From: Jill Ding
Sent: Thursday, April 27, 2017 11:00 AM
To: 'Jerry Miller'
Subject: RE: LUA17-000023 Cottages Special Care Community
Attachments: RSCC 2017 04 06 Landscape Plans.pdf
Mr. and Mrs. Miller,
Thank you for your comments on this project. Your comments have been included in the official file for
consideration by the decision maker. In addition, a public hearing has been scheduled for this project on
June 13th at 12 pm. The hearing will be located on the 7th floor of City Hall in the Council Chambers, you
may wish to attend and testify.
I apologize for the delay in responding to your comments, however as you are aware, the City has been
working with the applicant on the design of SE 172nd Street. The current design includes realigning the
existing street to the south with a curb and walkway extension along the frontage of the existing
daycare. As it is our understanding that on street parking is a significant concern of the neighborhood,
the City has made every effort to work with the developer to ensure that on street parking will not be
lost as a result of this project.
With regards to impacts of the proposed project to your property, the applicant has submitted a
landscape plan that includes a landscape buffer between your property and the proposed development.
I have attached a copy of the submitted landscape plan for your review.
Please feel free to contact me if you have further questions or concerns
Jill Ding
Senior Planner
Community and Economic Development
City of Renton
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
regarding this project.
From: Jerry Miller [mailto:jmillernw@yahoo.com]
Sent: Monday, February 13, 2017 9:27 AM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: LUA17-000023 Cottages Special Care Community
Please see attached comments regarding the referenced project..
From: Jill Ding
Sent: Thursday, April 27, 2017 12:26 PM
To: 'Dan Russell'
Subject: RE: Avana
Dan,
Thank you for your comments. You have been added as a party of record for the Cottages Special Care
Community project in Renton. Your comments have been included in the official file for consideration by
the decision maker. In addition, a public hearing has been scheduled for June 13th at 12:00 pm on the
7th floor of City Hall in the Council Chambers, you may wish to attend and testify.
With regards to your parking concerns, I can certainly understand where you are coming from. The City
has been working with the applicant of the Cottages Special Care Community as well as the developer
for the Avana Ridge project to ensure that the maximum amount of available on street parking can be
maintained with the development of these two projects.
If you have further questions on this project, please feel free to contact me.
Sincerely,
Jill Ding
Senior Planner
Community and Economic Development
City of Renton
1055 S Grady Way
Renton, WA 98057
425-430-6598
jding@rentonwa.gov
-----Original Message-----
From: Dan Russell [mailto:dre98055@comcast.net]
Sent: Wednesday, March 22, 2017 10:18 AM
To: Jill Ding <JDing@Rentonwa.gov>
Subject: Avana
As per our conversation
I hope this will help
Dan Russell
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTt©irnENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE(DNS)PROJECTNUMBER:LUA17-000023,ECF,CUP,SA-AAPPLICANT:RENTONSPECIALCARECOMMUNITYPROJECTNAME:COTTAGESSPECIALCARECOMMUNITYPROJECTDESCRIPTION:TheapplicantisrequestingHearingExaminerConditionalUsePermitReview,Environmental(SEPA)Review,andSitePlanReviewfortheconstructionofa60bedmemorycarefacilitywiththree4,747squarefootresidentialcottages(eachwith20beds)andone2,778squarefootcottageforadministrative/serviceuses.Theprojectsiteiscomprisedoftwolotstotaling65,761squarefeetandiszonedResidential-14(R-14).Allproposedbuildingsareonestorywithamaximumheightof22feet2inches.Therearetwodrivewayaccesspoints,oneoffof108thAveSEandtheotheroffSE172ndStreet,whichconnectviaadrivewayalongthenorthandwestpropertylines.Theapplicantisproposing26surfaceparkingspaceandassociatedlandscapingalongthenorthandwestpropertylines(abuttingexistingresidentialdevelopment)aswellaswithinthesite.Frontageimprovementsareproposedalongthesite’sSE172ndStreetand180thAveSEfrontages.Nocriticalareasaremappedontheprojectsite.PROJECTLOCATION:17033108thAveSE,Renton,WA98055-5410LEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(EIS)isnotrequitedunderRCW43.21C.030(2)fc).ThisDeterminationofNon-SignificanceisissuedunderWAC197-11-340.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onMay19,2017.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.PUBLICATIONDATE:DATEOFDECISION:SIGNATURES:May5,2017May1,2017AeqGreggZImn)rI7ian.Ap1nIst’ratorPublicWorkseparentDateDateM.Marshall,AdministratorFire&EmergencyServicesC.E.“Chip”Vincent,AdministratorDepartmentofCommunity&EconomicDevelopmentDateDateKellyBeymer,AdministratorCommunityServicesDepartment