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US BANK EXPANSION APPROVAL_LUA17000324
DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISION—RentonDECISION:JAPPROVEDAPPROVEDSUBJECTTOCONDITIONSElDENIEDREPORTDATE:June30,2017ProjectName:USBankExpansionOwner:StradaDaValleLLC,50501stAve5,Suite102,Seattle,WA98134Applicant/Contact:DavidHalinen,HalinenLaw,1019RegentsBlvd.Ste.202,Fircrest,WA98466FileNumber:LUA17-000324,ECF,MOD,MOD,MODProjectManager:AngeleaWeihs,AssociatePlannerProjectSummary:TheapplicantisrequestinganUrbanDesignModification,aStreetModification,andaMinorModificationtoanapprovedSitePlanforaproposed2,673squarefootadditiontotheexisting28,065squarefootbuildinglocatedat2500EValleyRd(Parcelnumber3023059103).Thesubjectsiteis3.08acres(134,074sf)andiszonedCommercialArterial(CA).ThebuildingiscurrentlyusedasadministrativeofficesforUSBank.Theexpansionwouldenlargethebuilding’sfootprintfrom28,065squarefeetto30,738squarefeet.ExistingaccessisgainedviaEastValleyRoad.Theexistingsitecontains176parkingstalls.Theproposeddevelopmentwouldincludetwoenclosedtruckbays,removalof26parkingstalls,andnewlandscapeplanterstripsalongthenorthandeastsidesofthebuildingexpansion.Seismichazardsaremappedontheprojectsite.ACategoryIllwetlandismappedoff-sitewithin50feetoftheproperty.Intheprojectvicinity,thereare5significanttrees,2ofwhichareproposedforremovaltoaccommodatetheaddition.Theapplicanthasrequestedandreceivedanadministrativedeterminationthattheprojectisexemptfromtherequiredwetlandbuffersetbacks,duetotheexistingseparationfromthewetlandbypre-existing,intervening,andlawfullycreatedsubstantialexistingimprovements,perRMC4-3-050B.1.g.ProjectLocation:2500EastValleyRoadSiteArea:134,074ProjectLocationMapUSBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUAI7-000324,ECF,MOD,MOD,MODJune30,2017Page2of14B.EXHIBITS:Exhibit1-14:AsshownintheSEPAEnvironmentalReviewReportExhibit15:ModificationsStaffReportC.GENERALINFORMATION:StradaDaValieLLC1.Owner(s)ofRecord:50501stAve5,Suite102,Seattle,WA981342.ZoningClassification:CommercialArterial(CA)3.ComprehensivePlanLandUseDesignation:EmploymentArea(EA)4.ExistingSiteUse:OfficeBuilding5.CriticalAreas:SeismichazardsandcategoryIllwetlandmappedoffsite6.NeighborhoodCharacteristics:a.North:OfficeBuilding;CommercialArterial(CA)b.East:Route167c.South:Warehouse;CommercialArterial(CA)d.West:Warehouse;LightIndustrial(IL)6.SiteArea:3.08acresD.HISTORICAL/BACKGROUND:ActionLandUseFileNo.OrdinanceNo.DateCornprehensivePlanN/A575806/22/2015ZoningN/A575806/22/2015AnnexationN/A174504/19/1959E.PUBLICSERVICES:1.ExistingUtilitiesa.Water:WaterserviceisprovidedbytheCityofRenton.Thereisanexisting12-inchwatermaininEastValleyRoad.b.Sewer:SewerserviceisprovidedbytheCityofRenton.Thereisanexisting8-inchwastewatermaininEastValleyRoad.c.Surface/StormWater:Thereisanexistingstormwatersystemwithintheproperty.2.Streets:ThesiteisborderedbyEastValleyRoadtothewest.EastValleyRoadisacollectorarterial.PerRMC4-6-060,collectorstreetsshouldhaveaminimumROWwidthof94feet,with41footwidepavedwidth,2footparkinglane,0.5footwidecurbs,8footwidelandscapedplanters,and8footwideUSBANKEXPANSION_LUA7000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentUSBANKEXPANSIONJune30,2017AdministrativeReport&DecisionLUAI7-000324,ECF,MOD,MOD,MODPage3of14sidewalks.Streetlightingandstormwaterimprovementsonthepublicstreetfrontagesareapplicable.Astreetmodificationtokeeptheexistingstreetimprovementswassubmittedbytheapplicant.3.FireProtection:RentonFireAuthority.F.APPLICABLESECTIONSOFTHERENTONMUNICIPALCODE:I1.Chapter2LandUseDistrictsa.Section4-2-020:PurposeandIntentofZoningDistrictsb.Section4-2-070:ZoningUseTablec.Section4-2-120:CommercialDevelopmentStandards2.Chapter3EnvironmentalRegulationsa.Section4-3-050:CriticalAreaRegulationsb.Section4-3-100:UrbanDesignRegulations3.Chapter4PropertyDevelopmentStandards4.Chapter6StreetsandUtilityStandardsa.Section4-6-060:StreetStandards5.Chapter9Permits—Specifica.Section4-9-200:MasterPlanandSitePlanReviewb.Section4-9-250:Variances,Waivers,Modifications,andAlternates6.Chapter11DefinitionsG.APPLICABLESECTIONSOFTHECOMPREHENSIVEPLAN:1.LandUseElementL1FINDINGSOFFACT(FOF):1.ThePlanningDivisionoftheCityofRentonacceptedtheabovemasterapplicationforreviewonMay23,2017,anddeterminedtheapplicationcompleteonMay31,2017.Theprojectcomplieswiththe120-dayreviewperiod.2.Theprojectsiteislocatedat2500EastValleyRoad.3.Theprojectsiteiscurrentlydevelopedwithanexistingofficebuilding.4.AccesstothesitewouldbeprovidedviatheexistingdrivewayalongEastValleyRoadfrontage.5.ThepropertyislocatedwithintheEmploymentAreaComprehensivePlanlandusedesignation.6.ThesiteislocatedwithintheCommercialArterial(CA)zoningclassification.7.Thereareapproximately5significanttreeslocatedwithintheprojectvicinityofwhichtheapplicantisproposingtoretainatotalof3trees.8.Thesiteismappedwithseismichazardson-siteandacategoryIllwetlandoffsite.9.Lessthan250cubicyardsofmaterialwouldbecutonsiteandnocubicyardsoffillisproposedtobebroughtintothesite.10.TheapplicantisproposingtobeginconstructiononJuly10,2017,andendonSeptember29,2017.11.Nopublicoragencycommentswererecieved.USBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA7-000324,ECF,MOD,MOD,MODJune3O,2017Page4ofl412.PursuanttotheCityofRenton’sEnvironmentalOrdinanceandSEPA(RCW43.21C,1971asamended),onJune26,2017theEnvironmentalReviewCommitteeissuedaDeterminationofNon-Significance-Mitigated(DNS-M)fortheUSBankExpansion(Exhibit1).TheDNS-Mincludedonemitigationmeasure.13.Basedonananalysisofprobableimpactsfromtheproposal,theEnvironmentalReviewCommittee(ERC)issuedthefollowingmitigationmeasureswiththeDeterminationofNon-Significance—Mitigated:a.ProjectconstructionshallcomplywiththerecommendationsfoundintheGeotechnicalReportcompletedbyTerraAssociates,Inc.(datedApril17,2017)fortheofficebuildingadditionorupdatedreportssubmittedatalaterdate.14.Representativesfromvariouscitydepartmentshavereviewedtheapplicationmaterialstoidentifyandaddressissuesraisedbytheproposeddevelopment.Thesecommentsarecontainedintheofficialfile,andtheessenceofthecommentshasbeenincorporatedintotheappropriatesectionsofthisreportandtheDepartmentalRecommendationattheendofthisreport.15.ComprehensivePlanCompliance:ThesiteisdesignatedEmploymentArea(EA)ontheCity’sComprehensivePlanMap.ThepurposeoftheEAdesignationistoprovideasignificanteconomicdevelopmentandemploymentbasefortheCityandmaintainavarietyandbalanceofusesthroughzoningwhichpromotesthegradualtransitionofusesonsiteswithgoodaccessandvisibilitytomoreintensivecommercialandofficeuses.TheproposaliscompliantwiththefollowingComprehensivePlanGoalsandPoliciesifallconditionsofapprovalaremet:ComplianceComprehensivePlanAnalysis“Goal1-U:Preserve,protect,andenhancethequalityandfunctionsoftheCity’ssensitiveareasincluding:lakes,rivers,majorandminorcreeks,intermittentstreamcoursesandtheirfloodplains,wetlands,groundwaterresources,wildlifehabitats,andareasofseismicandgeologicalhazards.“Policy1-35:Ensurebuildings,roads,andotherfeaturesarelocatedonlesssensitiveportionsofasitewhensensitiveareasarepresent.“Policy1-37:Landusesinareassubjecttoflooding,seismic,geologic,andcoalminehazardsshouldbedesignedtopreventpropertydamageandenvironmentaldegradationbefore,during,andafterconstruction.‘GoalL-BB:MaintainahighqualityoflifeasRentongrowsbyensuringthatnewdevelopmentisdesignedtobefunctionalandattractive.“GoalL-FF:StrengthenthevisualidentityofRentonanditsCommunityPlanningAreasandneighborhoodsthroughqualitydesignanddevelopment.Policy1-61:Improvetheappearanceofparkinglotsthroughlandscapingandscreening.16.ZoningDevelopmentStandardCompliance:ThepurposeoftheCommercialArterialZone(CA)istoevolvefrom“stripcommercial”linearbusinessdistrictstobusinessareascharacterizedbyenhancedsiteplanningandpedestrianorientation,incorporatingefficientparkinglotdesign,coordinatedaccess,amenitiesandboulevardtreatmentwithgreaterdensities.TheCAZoneprovidesforawidevarietyofretailsales,services,andothercommercialactivitiesalonghigh-volumetrafficcorridors.Residentialusesmaybeintegratedintothezonethroughmixed-usebuildings.ThezoneincludesthedesignatedAutomallDistrict.Theproposaliscompliantwiththefollowingdevelopmentstandardsifallconditionsofapprovalaremet:ComplianceCAZoneDevelopStandardsandAnalysisIUSBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUAI7-000324,ECF,MOD,MOD,MODJune30,2017Page5of14Use:OfficeBuildingStaffComment:ThebuildingiscurrentlyusedasadministrativeofficesforUSBank.“Offices,general”isanoutrightpermitteduseintheCAZone.Nochangestotheexistinguseareproposed.Density:TheminimumdensityrequiredintheCAZoneis10.0dwellingunitspernetacre.Themaximumdensitypermittedis60dwellingunitspernetacreintheCityCenterandHighlandsCommunityPlanningAreasand30dwellingunitspernetvacreintheEastPlateauandKennydaleCommunityPlanningAreas.Netdensityiscalculatedafterthedeductionofsensitiveareas,areasintendedforpublicright-of-way,andprivateaccesseasements.StaffComment:NA;nodwellingunitsareproposedaspartofthisproposal.LotDimensions:TheminimumlotsizerequiredintheCAZoneis5,000sq.ft.There,/arenominimumlotwidthordepthrequirements.StaffComment:NA;nochangestolotdimensionsareproposed.Setbacks:Theminimumfrontyardsetbackis15ft.Theminimumsetbackmaybereducedto0ft.throughthesiteplanreviewprocess,providedblankwallsarenotlocatedwithinthereducedsetback.Amaximumfrontyardsetbackof20ft.isrequired.Theminimumsideyardalongastreetsetbackis15ft.TheminimumsetbackmaybereducedtoOft.throughthesiteplanreviewprocess,providedblankwallsarenotlocatedwithinthereducedsetback.Themaximumsideyardalongastreetsetbackis20feet.Therearenominimumsideorrearyardsetbacks,except15ft.ifthelotabutsorisadjacenttoalotzonedresidential.StaffComment:Theproposedadditionissetback93feetfromthefrontpropertyline.TheCAZonepermitsamaximumfrontyardsetbackof20feet.Theapplicantisrequestingaminormodificationtoanapprovedsiteplan(approvedApril25,1990,bytheCityofRenton).PursuanttoRMC4-2-120C.15,themaximumsetbackmaybemodifiedthroughthesiteplanreviewiftheapplicantcandemonstratethattheproposal:OrientsdevelopmenttothepedestrianthroughsuchmeasuresasprovidingpedestrianwalkwaysbeyondthoserequiredbytheRentonMunicipalCode(RMC),encouragingpedestrianamenitiesandsupportingalternativestosingleoccupantvehicle(SOV)transportation;createsalow-scalestreetscapethroughsuchmeasuresasfosteringdistinctivearchitectureandmitigatingthevisualdominanceofextensiveandunbrokenparkingalongthestreetfront;andpromotessafetyandvisibilitythroughsuchmeasuresasdiscouragingthecreationofhiddenspaces,minimizingconflictbetweenpedestrianandtraffic,andensuringadequatesetbackstoaccommodaterequiredparkingand/oraccessthatcouldnotbeprovidedotherwise.TheUSBankdevelopmentisorientedtothepedestrianviaanexistingpedestrianwalkwaysleadingfromthebuildingentrancetothepublicstreet.Theexistingpedestrianwalkwaysandsidewalksencouragewalkingandsupportalternativestosingleoccupantvehicletransportation.Theproposedadditioncreatesalow-scalestreetscapebyfosteringdistinctivearchitecturethatincludesdesignelements,suchasmodulationchanges,accentuatedcornices,newlandscaping,anddecorativepatinagreenmetalpanelssetinastorefrontsystemontheaddition’snorthfacade.Thesedesignfeaturesmitigatethevisualdominanceofparkingalongthestreetfront.Theprojectproposalpromotessafetyandvisibilitybyincludingdecorative_ __ __ _ __ __ _ _lightsonallthreefacadesofthenewaddition,inadditiontotheexistingparkinglotUSBANKEXPAN5ION_LUA7000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA17-000324,ECF,MOD,MOD,MODJune30,2017Page6of14lightsthatilluminatethesiteandminimizeconflictbetweenpedestriansandtraffic.Aproposedfrontyardsetbackof93feetforthenewadditionisadequatetoaccommodateexistingparkingandaccess.Therefore,theproposalmeetsallthreecriteriaperRMC4-2-120C.15forapprovalofmodifiedfrontyardsetbacks.BuildingStandards:TheCAZonehasamaximumbuildingcoverage65%oftotallotareaor75%ifparkingisprovidedwithinthebuildingorwithinanon-siteparkinggarage.Themaximumbuildingheightpermittedis50ft.,except60ft.ifthegroundfloorofthebuildingisincommercialuse.VStaffComment:Thesubjectsiteis134,074sf.Theproposedadditionwouldenlargethebuilding’sfootprintfrom28,065squarefeetto30,738squarefeet.Theproposedbuildingcoveragewouldbe23%,whichmeetsthemaximumrequiredbuildingcoveragestandard.Landscaping:TheCity’slandscaperegulations(RMC4-4-070)requirea10-footlandscapestripalongallpublicstreetfrontages.AdditionalminimumplantingstripwidthsbetweenthecurbandsidewalkareestablishedaccordingtothestreetdevelopmentstandardsofRMC4-6-060.Streettreesand,ataminimum,groundcover,aretobelocatedinthisareawhenpresent.SpacingstandardsshallbeasstipulatedbytheDepartmentofCommunityandEconomicDevelopment,providedthereshallbeaminimumofonestreettreeplantedperaddress.Anyadditionalundevelopedright-of-wayareasshallbelandscapedunlessotherwisedeterminedbytheAdministrator.AllsurfaceparkinglotsshallhaveperimeterlandscapingandinteriorparkinglotlandscapingmeetingthestandardsofRMC4-4-070.CompliantifStaffComment:Compliancewithlandscapingstandardsisrequiredforallnewconditionofbuildingsorremodelsofastructurethatrequiresimprovementequaltoorgreaterapprovalisthanfiftypercent(50%)oftheassessedpropertyvaluation.Theprojectproposalmetdoesnotexceedfiftypercent(50%)oftheassessedpropertyvaluation.Nonewparkingstallsareproposedwiththisdevelopmentthatwouldtriggercompliancewithparkinglandscapingregulations.Theproposalincludesnewlandscapeplanterstripsalongthenorthandeastsidesofthebuildingexpansion.However,theexistinglandscapingincludesscreeningaroundtheexistingwatervaultnearthenorthwestcornerofthebuilding,whichisconsistentwiththescreeningregulationsofRMC4-4-095.Thislandscapinghasbeeneliminatedwiththenewproposedlandscaping(Exhibit5).Therefore,staffrecommendsasaconditionofapprovalthattheapplicantsubmitarevisedlandscapeplanwiththebuildingpermitapplicationthatincludesadditionallandscapescreeningaroundthewatervault,anddoesnotconflictwiththenewrelocatedfiredepartmentconnection.Thischangewillensurethattheutilityscreeninglandscapingremainsincompliancewiththecodeasitcurrentlydoestoday.TreeRetention:TheCity’sadoptedTreeRetentionandLandClearingRegulationsrequiretheretentionof10percentoftreesinacommercialdevelopment.Significanttreesshallberetainedinthefollowingpriorityorder:“PriorityOne:Landmarktrees;significanttreesthatformacontinuouscanopy;significanttreesonslopesgreaterthantwentypercent(20%);Significanttreesadjacenttocriticalareasandtheirassociatedbuffers;andSignificanttreesoversixtyfeet(60’)inheightorgreaterthaneighteeninches(18”)caliper.USBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA7-000324,ECF,MOD,MOD,MODJune30,2017Page7of14PriorityTwo:Healthytreegroupingswhoseassociatedundergrowthcanbepreserved;othersignificantnativeevergreenordeciduoustrees;andOthersignificantnon-nativetrees.PriorityThree:Aldersandcottonwoodsshallberetainedwhenallothertreeshavebeenevaluatedforretentionandarenotabletoberetained,unlessthealdersand!orcottonwoodsareusedaspartofanapprovedenhancementprojectwithinacriticalareaoritsbuffer.StaffComment:TheapplicantsubmittedanArboristReport(Exhibit8)preparedbyA&MTreeServiceNW,Inc.(datedMatch13,2017)withtheapplication.Thesiteisapproximately3.08acres.Theproposedadditionislocatedonthenorthernmostportionofthesite.Thereportidentifies5significanttreeswithintheparkinglotlandscapingthatwillbeimpactedbytheproposal,includingthreeAcertreesandtwoCedarDeodartrees.ThearboristrecommendsremovingtwoAcertrees(6.5and10.5caliperinches)whicharedirectlyintheareaofconstruction.Theotherthreetreesareproposedtoberetained.Thearboristrecommendspruningandmonitoringthethreeretainedtrees.Theproposaliscompliantwiththeminimumtenpercent(10%)treeretentionstandard.Inadditiontothefivetrees,thereareatotalof8rhododendronshrubsandtwoHollywoodJuniperslocatedwithintheprojectvicinity.Twooftherhododendronsareproposedtoberetainedintheirexistinglocations,fiveareproposedtobetransplantedandincorporatedinthenewlandscaping,andoneisproposedforremoval.ThetwoHollywoodJunipersareproposedtobetransplanted.Othershrubslocatedintheconstructionareaareproposedforremoval.Theproposalincludesnewlandscapeplanterstripsalongthenorthandeastsidesofthebuildingexpansion.Duringconstruction,treesrequiredtoberetained(i.e.,protectedtrees)wouldberequiredtocomplywiththetreeprotectionmeasuresduringconstruction(RMC4-4-130H.9).Theeightcentralcomponentsoftreeprotectionincludedefiningandprotectingthedripline,erectingandmaintainingatemporarysix-foot-highchainlinkconstructionfencewithplacardsaroundthetreetoberetained,protectingthetreefromgradechanges,keepingtheareaclearofimpervioussurfacematerial,restrictinggradingwithinthedripline,providing3”ofbarkmulchwithintherequiredfencing,retainingacertifiedarboristtoensuretreesareprotectedfromdevelopmentactivities,andalternateprotection/safeguardsasnecessary.VehicularAccess:Aconnectionshallbeprovidedforsite-to-sitevehicleaccessways,wheretopographicallyfeasible,toallowasmoothflowoftrafficacrossabuttingCAlotswithouttheneedtouseastreet.Accessmaycomprisetheaislebetweenrowsofparkingstalls,butisnotallowedbetweenabuildingandapublicVstreet.StaffComment:Thesitecontinuestoprovideinternalvehicleconnectivitytotheneighboringsitetothenorth,ascurrentlyexisting.Nochangestovehicleaccessareproposed.Parking:Parkingregulationsrequirethataminimum...“Standardparkingstalldimensionsare9feetby20feet,compactstalldimensionsare84feetby16feet.USBANKEXPANSION_LUA7000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA7-000324,ECF,MOD,MOD,MODJune3O,2017Page8ofl4StaffComment:Theprojectsitecurrentlyhasasurfaceparkinglotwith176parkingstalls.Theproposedadditionwouldresultintheremovalof26parkingstalls,resultinginatotalof150remainingparkingspaces.Currentlythepropertyexceedsthemaximumparkingspacespermitted(126parkingspaces)fortheuse.Therefore,theproposedadditionandeliminationof26parkingspacesincreasestheconformitywiththeparkingregulations.FencesandRetainingWalls:Amaximumofeightfeet(8’)anywhereonthelotprovidedthefence,retainingwallorhedgedoesnotstandinorinfrontofanyrequiredlandscapingorposeatrafficvisionhazard.VThereshallbeaminimumthree-foot(3’)landscapedsetbackatthebaseofretainingwallsabuttingpublicrights-of-way.StaffComment:NA;nochangestofencingorretainingwallsisproposedwiththisproposal.17.CriticalAreas:ProjectsiteswhichcontaincriticalareasarerequiredtocomplywiththeCriticalAreasRegulations(RMC4-3-050).TheproposalisconsistentwiththeCriticalAreasRegulations,ifallconditionsofapprovalarecompliedwith:GeologicallyHazardousAreas:Basedupontheresultsofageotechnicalreportand/orindependentreview,conditionsofapprovalfordevelopmentsmayincludebuffersand/orsetbacksfrombuffers.Astandard15-footbuildingsetbackisrequiredforallstructuresfromProtectedSlopeareas.A50-footbufferand15-footbuildingsetbackarerequiredfromVeryHighLandslideHazardAreas.StaffComment:Ageotechnicalreport(Exhibit6),datedApril17,2017,completedbyTerraAssociates,Inc.wassubmittedwiththeapplication.Thereportdiscussesthesoilandgroundwatercharacteristicsofthesiteaswellastheseismichazardsandprovidesrecommendationsforprojectdesignandconstruction.Theproposedadditionis2,673SFinsize.Theextentofdisturbanceisapproximately6,236SF.Lessthan250cubicyardsofexcavationandgradingofsitesoilsisproposedtopreparethebuildingadditionforitsfoundation.Nofilldirtisexpectedaspartofthisproject.Accordingtothereport,theexistingsurfacegradesarerelativelyflat.Thesoilsobservedinthetestboringconsistedofapproximately9.5feetoffilloverlyingnativelacustrineandalluvialdeposits.Groundwaterwasobservedinthetestboringbelowadepthofapproximately12feet.Allofthesoilsamplescollectedbelowadepthof12feetwerewet.SincethefieldworkoccurredonApril15t,itisexpectedthattheobservedgroundwaterlevelisrepresentativeoftheseasonalhigh.Theprojectsitecontainshighseismichazards.Aliquefactionanalysiswascompletedaspartofthestudy.Theresultsoftheanalysisindicatethatsoilliquefactioncouldoccurduringthedesignearthquakeevent.Theanalysisfurtherindicatedthatliquefactioncouldresultintotalsettlementsofthreeinches,onehalfofwhichwouldlikelybedifferentialinnature.Thestudyindicatedthatthisamountofsettlementwouldnotstructurallyimpairthebuildingbutwouldlikelyresultincosmeticdamagetothestructure.Thestudyprovidesrecommendationstopreventorreducecosmeticdamagerelatedtoliquefactioninducedsettlements.USBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA7-000324,ECF,MOD,MOD,MODJune30,2017Page9of14Wetlands:TheapplicantsubmittedaCriticalAreasDeterminationReport(Exhibit14)preparedbyWetlandResources,Inc.(datedMay15,2017)priortolandusepermitapplication.Thepurposeofthereportwastodeterminethattheproposalwasexemptfromrequiredwetlandbuffersetbacksduetolawfullycreated,preexistingsubstantialexistingimprovementsbetweentheproposedadditionandthecriticalarea,perRMC4-3-05QB.1.g.Thesubjectparcelisentirelydeveloped,primarilywithanexistingofficebuildingandassociatedconcrete-pavedimperviousl’surfaces(driveways,parkingstalls,andwalkways).Accordingtothereport,nowetlands,streams,lakes,orcriticalwildlifehabitatarepresentonthesubjectparcel.ACategoryIllwetland(identifiedasWetlandA)islocatedoff-sitetotheeastofthesubjectparcel.Thereportstatesthattheextentoftheproposedretainedwidthoftheexistingimperviousparkinglotdriveway(60-foot-totalwidthofconcretebetweenWetlandAandtheclosestpointoftheproposedbuildingaddition)andthe6-inchhighverticalcurbwillserveasabarrierseparatingWetlandAfromtheprojectsiteonthesubjectuplandproperty.ThereportconcludesthatthedeliveryofallfunctionsfromthesubjectuplandbuildingadditionprojectsiteareatoWetlandAwillbepreventedbytheinterveningimprovementsproposedtoberetainedbetweentheproposedbuildingexpansionandWetlandA.Therefore,theapplicantreceivedanadministrativedeterminationthattheprojectisexemptfromtherequiredwetlandbuffersetbacks,duetotheexistingseparationfromthewetlandbypreexisting,intervening,andlawfullycreatedsubstantialexistingimprovements,perRMC4-3-050B.1.g.18.ModificationtoanApprovedSitePlanAnalysis:Theapplicantisrequestingamodificationtoanapprovedsiteplan(approvedApril25,1990,bytheCityofRenton).Theproposalsatisfies3ofthe3criterialistedinRMC4-9-200H.2forapprovalofmodificationstoanapprovedSitePlan.Therefore,staffisrecommendingapprovaloftherequestedmodification.CriteriaMetCriteriaa.Involvemotethanatenpercent(10%)increaseinareaorscaleofthedevelopmentintheapprovedplan;orStaffComment:Theabovesiteplanmodificationrequestwouldnotinvolvemorethana10percent(10%)increaseinareaorscaleofthedevelopmentorchangetheboundariesoftheoriginalapprovedplanastheprojectwouldnotextendbeyondtheoriginalsiteboundariesof30,994squarefeetorscopeoftheoriginallyapprovedsiteplan.Theprojectwouldnothaveagreaterimpactontheenvironmentand/orpublicfacilitiesthantheoriginalapprovedplan.b.Haveasignificantlygreaterimpactontheenvironmentand/orpublicfacilities‘thantheapprovedplan;orStaffComment:Seecommentsundercriterion‘a’.c.Changetheboundariesoftheoriginallyapprovedplan.(StaffComment:Seecommentsundercriterion“a’.19.UrbanDesignModificationAnalysis:Theapplicantisrequestingamodificationfromthe“GroundLevelDetails”sectionofRMC4-3-100inordertoeliminatetherequirementfortransparentwindowsand/ordoorsonfacadesvisibletothepublic.TheproposaliscompliantwiththefollowingmodificationUSBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUAI7-000324,ECF,MOD,MOD,MODJune30,2017Page10of14criteria,pursuanttoRMC4-3-lOaF,ifallconditionsofapprovalaremet.Therefore,staffisrecommendingporovaloftherequestedmodification,subjecttoconditionsasnotedbelow:ComplianceModificationCriteriaandAnalysisa.TheprojectasawholemeetstheintentoftheminimumstandardsandguidelinesinsubsectionsEl,E2,E3,E4,E5,E6,andE7ofthedesignregulations.StaffComment:Theapplicantisrequesting(Exhibit11)anUrbanDesignmodificationfromthe“GroundLevelDetails”sectionofRMC4-3-100fortransparentwindow/doorstandards.Theproposed2,673squarefoot2-baygarageaddition(Exhibit10)totheexisting28,065squarefootofficebuildingfrontsEastValleyRoadtothewestandRoute167totheeast.Theapplicantisrequestingamodificationfromthedesignstandardthatrequiresfiftypercenttransparentwindowsand/ordoorsforatleasttheportionofthegroundfloorfacadethatisbetweenfourfeet(4’)andeightfeet(8’)abovegroundonanyfaçadevisibletothepublic.Theapplicantintendstomeettheguidelinesofthedesigncodebyusinganumberofdesignelementsthatenhancethedevelopment,including:modulationchangesonthenorthfaçade,andanoffsetoftheadditionfromtheexistingstructureonboththeeastandwestfacades;astepped,extendedparapetwithcornicethatiscappedwithcopingproposedalongtheentiretyofthetopedgeofeachoftheaddition’sthreefacades,alongwithaccentuatedcornicescappedwithcopingofthecornersofeachofthefacade’swalls;newlandscapestripsalongtheaddition’snorthandeastfacades;decorativepatinagreenmetalpanelssetinastorefrontsystemontheaddition’snorthfacadetosimulatewindows;anda12-inch-high,metalchannelheaderaboveeachofthetwogaragedoorsonthewestfaçade,paintedtomatchthepatinagreenoftheproposedfauxwindowpanels.Thecombinationofthesearchitecturalfeaturesenhancethedesignandmeettheintentandguidelinesoftheurbandesignregulationsbycreatingvisualinterest,eliminatingtheappearanceofblankwalls,andenhancingthepedestrianenvironmentontheabuttingstreet.Therefore,themodificationwillnothaveadetrimentaleffectonnearbypropertiesortheCityasawhole.b.Therequestedmodificationmeetstheintentandguidelinesoftheapplicable,/designstandard.StaffComment:Seecommentsundercriterion“a’.c.Themodificationwillnothaveadetrimentaleffectonnearbypropertiesand,/theCityasawhole.StaffComment:Seecommentsundercriterion‘a’.d.Thedeviationmanifestshighqualitydesign.StaffComment:Seecommentsundercriterion‘a’.f.Themodificationwillenhancethepedestrianenvironmentontheabutting,.‘and/oradjacentstreetsand/orpathways.StaffComment:Seecommentsundercriterion‘a’.20.StreetModificationAnalysis:AllfrontageroadsarerequiredtomeetstreetstandardspursuanttoRMC4-6-060.Theapplicantisrequestingastreetmodification,fromRMC4-6-060,inordertoreducetheUSBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA17-000324,ECF,MOD,MOD,MODJune30,2017Page11of14requireddedicationandimprovementsrequiredalongEastValleyRoad.Theproposaliscompliantwiththefollowingmodificationcriteria,pursuanttoRMC4-9-250.Therefore,staffrecommendsapprovaloftherequestedstreetmodification:ComplianceStreetModificationCriteriaandAnalysisa.SubstantiallyimplementsthepolicydirectionofthepoliciesandobjectivesoftheComprehensivePlanLandUseElementandtheCommunityDesignElement,/andtheproposedmodificationistheminimumadjustmentnecessarytoimplementthesepoliciesandobjectives.StaffComment:SeeFOF15,ComprehensivePlanCompliance.b.Willmeettheobjectivesandsafety,function,appearance,environmentalprotectionandmaintainabilityintendedbytheCoderequirements,baseduponsoundengineeringjudgment.StaffComment:ThepurposeoftheCity’sstreetstandardsistoestablishdesignstandardsanddevelopmentrequirementsforstreetimprovementstoensurereasonableandsafeaccesstopublicandprivateproperties.EastValleyRoad:EastValleyRoadisanorth-southtwo-waycollectorstreetabuttingtheprojectsitetotheeast.Alongtheprojectfrontage,theroadwayincludestwosouthboundlanes,onenorthboundlane,andacentertwo-wayleft-turnlane.Curbs,guttersandsidewalksexistonbothsidesofthestreetandlandscapingislocatedonthewestsideofthestreetwithintheright-of-way.Theexistingright-of-waywidthVisestimatedatapproximately75feet.Theproposalisrequiredtodedicate11feetaccordingtotheCity’sCompleteStreetStandardswhichincludesan8footparkinglane,0.5footcurbandgutter,an8footwidelandscapedplanter,8footwidesidewalk,and2footbackofsidewalk.Theapplicanthasrequestedamodificationinordertoeliminatetheneedfordedicationandmaintaintheexistingcurb,gutter,sidewalk(6-footwide),andlandscaping(11feetinwidth)ontheeastsideofthestreet.TheTransportationDepartmenthasconcludedthattheexistingright-of-waywidthissufficient.Themodifiedright-of-waywouldmeettheobjectiveofasafewalkableenvironment.Theimprovementswouldallowforaplantingstripofsufficientsize.Therearenoidentifiedadverseimpactsfromtherequestedmodificationtoprovideareducedrightofway.StaffrecommendsapprovalofthemodificationtoallowtheexistingEastValleyRoadright-of-waywidthtoremainasis.c.Willnotbeinjurioustootherpropertyfies)inthevicinity.“StaffComment:Theproposedreductionintheright-of-wayisnotanticipatedtobeinjurioustootherpropertieswithinthevicinityofthesite.d.ConformstotheintentandpurposeoftheCode.VStaffComment:Seecommentsundercriterion‘b’.e.Canbeshowntobejustifiedandrequiredfortheuseandsituationintended;vandStaffComment:Seecommentsundercriterion‘b’.1.Willnotcreateadverseimpactstootherproperty(ies)inthevicinity.StaffComment:Seecommentsundercriterion‘c’.USBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA17-000324,ECF,MOD,MOD,MODJune30,2017Page12of1421.AvailabilityandImpactonPublicServices:ComplianceAvailabilityandImpactonPublicServicesAnalysisPoliceandFire:PoliceandRentonFireAuthoritystaffindicatedthatsufficient‘resourcesexisttofurnishservicestotheproposeddevelopment;subjecttotheconditionthattheapplicantprovidesCoderequiredimprovementsandfees.StormWater:Anadequatedrainagesystemshallbeprovidedfortheproperdrainageofallsurfacewater.StaffComment:AStormDrainageReport,preparedbyTedDimofPE,(datedMay18,2017)(Exhibit7)wassubmittedwiththeprojectapplication.Theproposalincludesreplacementofanexistingparkinglotareawith2,673squarefeetofexpandedbuildingfootprint.Theparcelis3.08acreswhiletheprojectlimitsarerestrictedtoanareaofapproximately6,236squarefeet,includingtheconcretesurfacereplacedspecificallyforthewatermainrelocation.Theproposedprojectwouldresultinanetadditionof650squarefeetofimpervioussurface.Accordingtothereport,theproposedbuildingadditionwouldhaveanegligibleeffectontheexistingdrainagepatterns.Theexistingprojectareadrainstocatchbasinsintheprivateparkinglottothesouthwestandsoutheastoftheprojectareaacrossrelativelyflatslopes.Thesecatchbasinstieintoanexistingon-sitedetentionandI,waterqualitysystemthatincludesLots1and2directlytothenorth.Thison-sitestormdrainagesystemconnectsanddrainsintoapublicstormmaininEastValleyRoadfromLot2.Theexistingsiteareasurfacerunoffiscollectedintwoexistingon-sitecatchbasinsandeventuallyroutedtothepublicsysteminEastValleyRoad.Theprojectwouldnotchangetheexistingdischargelocation.Drainagefromthenewroofisproposedtotiedirectlyintothedetentionsystemviaaperforatedpipeconnection.Theremainingreplaceddrivewaysurfaceswoulddraintotheirrespective,existingon-sitecatchbasins.Nochangesareproposedtotheexistingstormwaterconveyancesystem.Areviseddrainagereportcomplyingwiththe2017CityofRentonSurfaceWaterManualandCityAmendmentsisrequired.BasedontheCity’sflowcontrolmap,thesitefallswithinthePeakRateFlowControlStandardareamatchingExistingSiteConditionsandiswithintheBlackRiverDrainageBasin.Thedrainagereportsubmittedwiththeconstructionpermitapplicationshallbeupdatedtodescribehowitcomplieswitheachsectionofthemanualandshowallcalculations.Water:WaterserviceisprovidedbytheCityofRenton.Waterserviceisfromthe196zone,staticpressureisabout76psiatgroundelevationof16feet.Thereisanexisting1.5-inchdomesticmeteranda1.5-inchlandscapemeter.Theprojectisshowingapproximately80feetof10-inchwatermainrelocationaroundtheproposedbuildingexpansion.Theprojectwillneedapartialreleaseoftheexistingeasementandthededicationofaneweasementfortherelocatedwaterline.SanitarySewer:SewerserviceisprovidedbyCityofRenton.Thereisanexisting8-inchwastewatermainlocatedinEastValleyRd(seeCityplanno.5-020006).USBANKEXPAN51ON_LUA7000324_MODIFICATIONSSTAFFREPORT •CONCLUSIONS:1.ThesubjectsiteislocatedintheEmploymentArea(EA)ComprehensivePlandesignationandcomplieswiththegoalsandpoliciesestablishedwiththisdesignation,seeFOE15.2.ThesubjectsiteislocatedintheCommercialArterial(CA)zoningdesignationandcomplieswiththezoninganddevelopmentstandardsestablishedwiththisdesignationprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF16.3.TheproposedUSBankExpansionmeetsthefive(5)modificationcriteriaforUrbanDesignRegulationsasspecifiedinRMC4-3-100F,seeFOF19.4.TheproposedUSBankExpansioncomplieswiththeCriticalAreasRegulationsprovidedtheapplicantcomplieswithCityCodeandconditionsofapproval,seeFOF17.5.TheproposedUSBankExpansionmeetsthesix(6)modificationcriteriaforstreetstandardsasspecifiedinRMC4-9-250,seeFOE20.6.TheproposedUSBankExpansionmeetsthethree(3)modificationcriteriaforaminormodificationtoanapprovedSitePlanasspecifiedinRMC4-9-200H.2,seeFOE18.7.ThereareadequatepublicservicesandfacilitiestoaccommodatetheproposedUSBankExpansion,seeFOE21.J.DECISION:TheUSBankExpansionModifications,FileNo.LUA17-000324,isapprovedandissubjecttothefollowingconditions:1.TheapplicantshallcomplywiththemitigationmeasuresissuedaspartoftheDeterminationofNon-SignificanceMitigated,datedJune26,2017.2.TheapplicantshallsubmitarevisedlandscapeplanforreviewandapprovalbytheCurrentPlanningProjectManagerthatincludesadditionallandscapescreeningaroundthewatervault,anddoesnotconflictwiththenewrelocatedfiredepartmentconnection,priortobuildingpermitissuance.DATEOFDECISIONONLANDUSEACTION:SIGNATURE:Owner:StradaDaValleLLC50501stAve5,Suite102,Seattle,WA98134Applicant/Contact:DavidHalinen,HalinenLaw1019RegentsBlvd.Ste.202,FircrestWA98466TRANSMUTEDthis30thdayofJune,2017tothefollowing:ChipVincent,CEDAdministratorBrianneBannwarth,DevelopmentEngineeringManagerLillianWatson,PropertyServicesVanessaDo/bee,CurrentPlanningManagerFireMarshalCityofRentonDepartmentofCommunity&EconomicDevelopmentUSBANKEXPANSIONJune30,2017AdministrativeReport&DecisionLUA7-000324,ECF,MOD,MOD,MODPage13of14PlanniDirectorTRANSMUTEDthis30thdayofJune,2017totheOwner/Applicant/Contact:&frfztDateUSBANKEXPANSION_LUAI7000324_MODIFICATIONSSTAFFREPORT CityofRentonDepartmentofCommunity&EconomicDevelopmentAdministrativeReport&DecisionUSBANKEXPANSIONLUA17-000324,ECF,MOD,MOD,MODJune30,2017Page14of14K.LANDUSEACTIONAPPEALS,REQUESTFORRECONSIDERATION,&EXPIRATION:ITheadministrativelandusedecisionwillbecomefinalifthedecisionisnotappealedwithin14daysofthedecisiondate.APPEAL:ThisadministrativelandusedecisionwillbecomefinalifnotappealedinwritingtotheHearingExamineronorbefore5:00PMonJuly14,2017.Anappealofthedecisionmustbefiledwithinthe14-dayappealperiodfRCW43.21.C.075(3);WAC197-11-680),togetherwiththerequiredfeetotheHearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.RMC4-8-110.BgovernsappealstotheHearingExaminerandadditionalinformationregardingtheappealprocessmaybeobtainedfromtheCityClerk’sOffice,(425)430-6510.EXPIRATION:TheModificationdecisionwillexpiretwo(2)yearsfromthedateofdecision.Asingleone(1)yearextensionmayberequestedpursuanttoRMC4-9-250.RECONSIDERATION:Within14-daysofthedecisiondate,anypartymayrequestthatthedecisionbereopenedbytheapprovalbody.Theapprovalbodymaymodifyhisdecisionifmaterialevidencenotreadilydiscoverablepriortotheoriginaldecisionisfoundorifhefindstherewasmisrepresentationoffact.Afterreviewofthereconsiderationrequest,iftheapprovalbodyfindssufficientevidencetoamendtheoriginaldecision,therewillbenofurtherextensionoftheappealperiod.Anypersonwishingtotakefurtheractionmustfileaformalappealwithinthe14-dayappealtimeframe.THEAPPEARANCEOFFAIRNESSDOCTRINE:Providesthatnoexparte(privateone-on-one)communicationsmayoccurconcerningthelandusedecision.TheDoctrineappliesnotonlytotheinitialdecision,buttoAppealstotheHearingExamineraswell.Allcommunicationsafterthedecision/approvaldatemustbemadeinwritingthroughtheHearingExaminer.Allcommunicationsarepublicrecordandthispermitsallinterestedpartiestoknowthecontentsofthecommunicationandwouldallowthemtoopenlyrebuttheevidenceinwriting.AnyviolationofthisdoctrinecouldresultintheinvalidationoftheappealbytheCourt.USBANKEXPANSION_LUA17000324_MODIFICATIONSSTAFFREPORT ValleyDistributionCenterPQth:st..,mt’ttIL‘USCALE:1”=300’(whenprintedon11”x17”sheet)NEIGHBORHOODDETAILMAPProposedUSBankExpansion0511712017-U-4EXHIBITSw-1gThSt19thStP1 Cf,C,,>—I‘UEIISJHX3p(C101NO0NN1N8110030j)Nfa7pflNOlJjo31101001ANOj—0N0Sj1.0NIO1w---—9;-------__rEJI A.L —.Jc •w,s V[V -J mQ C, o CoO-ti £ z— C cn ->zCD—1 m-f —< ;O(n )CQ _fl - 111 I-.t ao wet 4 °n.rt°°0r’°0,t e 0041)01 41 04 4 ‘1440 0006oaIOi 111tr1 e =e 1601%31413141543 slm ON 0151)4 30)413 4 S I 9310NA3)4 3119 NOI1I1Ohd3Q 9310N_1Vd3N3O NOI1IiOhJ3Q 0N3031 3119 .4 40 11336.4131441330.41431103131111404 1)0.43444 4113/I WOO 010(101.4 41W/Il WOO010t01544qyJ30l64 3.34/)VI0 36041(141)0 0301)130)0 if 31I9133roHdf - CiIIui.IV.LI8IHX3P--omP£zpmmcJ)—I;ocJ)-1NV1UçAdOINANIai)NIdV1ONV1/NOIIN13+0--OC1iWmSI000ftJC/Oil11010WCOWillOllIlla111113ASHISbuS0000*5,10050030010000111001l1031,001311330101015105*01WIldII0006ClCVIII,101105£101001111111-g0010011111100,3001/s3bM1111111101500001*0010111:111111511111100605065211011301012650001151001100110/100611155011100555510035CS*31301053500,131111153400113lOll13000010111111013106001/3131113103113110000311100001lI00111310,203010005013dWS4JN100011131111ThI/To’0051WCX00I52i5I3Ill0501101110101.50ToOl05610011315263121111130000050103037/110IIl(J0111C01lC))C—el:-.1110006050105011000.S1000551.1000001010CCOi0100010011111103001*31110Cl11______________I-_____—Ill1J0_(;.1_EEE1;IJhc10013II000QN]1SIloNLtY7d]dW300NY1CoCo/ LcDSCAPEPLANG1NGPLANLEGEND//_____________________SIloaUIAISC’EMoltSSWoA.WBaMWBW5IBMWILcanny’s,•s,090IlsayIoW‘OATWAw*s,:I9630515903119?TOBalR&S/SWWSAS0101969?90AAMITWaJBB’,BWA:I€JSAIyATLA050lfl100119905*910.01?roWWN1507100W%BT10.11151StISAWSNA?AUBW600WASIBMWUTSBIlBSSAW5*09LASTly10519601BAU5*1ITOASATWOPOM,?)AtAITAO501651*01PAWN10591191AUBroWssaISBAT10*11111030loTlyps040ITrrr1119100BpsIWOABTI*1*51BlInoowo,BrMISCTM5*99III‘050*00SANBISNAIL0500011051W041000*0tAS910MWBICCII59009900*‘IAL00100100OOSTW10sEP10BrBMW0*1*5*5150551105**0•9*_]—9*.<5w>u-icQ00.30z<Li111.1I‘00il”---i‘:I:TOW1c’0Ar5*905005*090t)BBS01101IAUS500*1000515-B.1fl’PICAL“V”TRENCHDETAILElIOTSCALE100$_P_____IrHI/o____10*4-IjzLLz:jfL---ti4flLL__-—1”———AlW169*091916•S——____-15*01*119W00r-(5*5910110101593*01I*057roBOrWI//S?(_\([11AT—/O0_,2SHRUBPLANTINGDETAIL55502SCALE.ISISLANDSCAPEPLANTINGPLAN2030TYPICALSHRUB/GROUNDCOVER®TRIANGULARPLANTINGDETAILSCStENBCEXHIBIT55lW1jL EntireDocumentAvailableUponRequest•—Riñ0PLANNINGIVSIONRECEIVEDO5r.GEOTECHNICALREPORTApril17,2017EXHIBITU.S.BankExpansion2500EastValleyRoadRenton,WashingtonProjectNö.1-7638TerraAssociates,IncPreparedfor:StradaDaVaNe,LLCSeattle,Washington•1•6 STORMDRAINAGEREPORTfor-——izi;TnoPLANNtNGDIVISIONRECEIVEDO23/2O17VVohUSBankExpansion2500EastValleyRoadRenton,WA98057OwnerandApplicant:StradadaValleLLC5050JstAve5,Ste102Seattle,WA98134(425)204-1045Architect:EntireDocumentAvailableUponRequestCornerstoneArchitecturalGroupAftn:RickUttKenmore,WA98028(206)682-5000Engineer:ledDimof,PELicenseNo.36042Bush,RoedandHitchings2009MinorAvenueESeattle,WA98102(206)323-4144Date:May18,2017EXHIBIT7 A&MTreeServiceNW,Inc.Commercial&ResidentialServices__—goPCANPILNGDWISIDURECEIVEDMarch13,2017StradaUSDank2500EValleyRoadRenton,WAThanksfortheopportunitytohelpyouwiththisproject.Attachedisthereportyourequested.IfyouhaveanyquestionsregardingthisreportpleasecontactAnneat425-260-4293.Sincerely,MichaelAMoreyJr.A&MTreeServiceNW,InciSACertifiedArboristPN-6934AISATRAQ425-867-2307EXHIBIT8ArboristReportforUSBankRenton/Strada-PreparedbyMikeMoreyJr.PN-6934A A&MTreeServiCeNW,Inc.Commercial&ResidentialServicesChartofTreesTree#-SpeciesIDDBHProblemsProposedAction1CedarDeodar14.5”DualTop,limitedCRZPruneandmonitor2Acer6.5”LimitedCRZRemoveforconstruction3Acer7”LimitedCRZPruneandmonitor4Acer10.5LimitedCRZ,veryclosetoRemoveutilityboxes5CedarDeodar17”Dualtop,limitedCRZPruneandmonitorILLCedarDeodarwhichhasbeenestablishedintheplantingbedhasco-dominanttop.Overallhealthofthetreeisgoodforthisenvironment.TheCRZislimitedbutthetreehasadaptedwelltodate.ATPZshouldbeinstalledandmonitoredpriortoandthroughouttheconstructionprocess.Ayearlymonitorafterconstructioniscompleteandpruningasneededissuggestedaswell.ILZ.Acer,RedMapleinplantingbedsitsrightnexttoafirehydrantanddirectlyintheareaofconstructionandshouldberemoved.,Acer,RedMapleinthesameplantingbedas#2sitsinthefarnorthofthebed.Thisareaisgoingtoberetainedduringconstruction.Thistreeisingoodhealthandcanbetrimmedforvehicleaccess.ATPZshouldbeinstalledandmonitoredbeforeandthroughouttheconstructionprocess.Yearlymonitoringafterconstructioniscompleteandpruningasneededissuggestedaswell.li.4,Acer,RedMapleinplantingbednearutilityboxes.Thistreesitsdirectlyintheareaofconstructionandshouldberemoved.ILiCedarDeodarwhichhasbeenestablishedintheplantingbedhasco-dominanttop.Overallhealthofthetreeisgoodforthisenvironment.TheCRZislimitedbutthetreehasadaptedwelltodate.ATPZshouldbeinstalledandmonitoredpriortoandthroughouttheconstructionprocess.Ayearlymonitorafterconstructioniscompleteandpruningasneededissuggestedaswell.ArboristReportforUSBankRenton/Strada-PreparedbyMikeMoreyJr.PN-6934A TreeServiceNW,i.Commercial&ResidentialServices4Thepictureaboveshowsthefulllayoutoftheconstructionsiteandallthetreesover6”indiameterthatarecurrentlythere.Trees6&7areretainedandwillnotbeimpactedbytheconstruction.Theyarebothingoodhealthfortheirenvironment.Tree2&4inredaretherequiredremovalstoallowfortheconstructiontotakeplace.Trees1,3&5inblackareretainedtreesthatwillhavesomeimpactduetotheconstruction.TheimpactwillbeminimaliftheTPZissustainedandmonitoredandproperpruningtakesplaceasneeded.Allareingoodtofairhealthcurrentlyandshouldbetrimmedandmonitoredbyacertifiedarborist.ArboristReportforUSBankRenton/Strada-PreparedbyMikeMoreyir.PN-6934A DU-IU9U-lU‘1U0-o0—.....DATE:05-10-2017PROJECTNG:701601riicm____ _ _ _ _ _ _ __—1IFL0TEl—1-9U0-D-oI,,‘Cw-I0PERMITSETSHEETTELE:PARTLHLDEMOLITIONPLAN&FLOORPLANUSBANKEXPANSION4j7IWCornerstone2500EASTVALLEYROADWAA00jinOu0A.000uPDCkITflkI0MAQLJINIflTflkIQQRflAlIini1iIAuu.hi4iPwu•,MM9u6I Ph>U)-HPhPh-Ham‘Cw-I0T-II’,oC)Co=rnrn0-HPhPh>-0F9If)PhPh-H0 6161NE175thStreet,Suite101Kenmore,Washington98028206.682.50004‘orrierstoriecornerstonearch.cornARCHITECTURALGROUPPLANNINGDIVISIONMay19,2017RECEIVEDC52217VwVhSCityofRentonPlanningDivision10555.GradyWay,SixthFloorEntireDocumentRenton,Washington98055AvailableUponRequestAttn:AngeleaWeihs,AssociatePlannerRe:U.S.BankExpansion—StradadaValleLLC’sproposedtwo-baysecurepickupanddeliverytruckparkinggarageadditionprojectproposedatthenorthendoftheexistingone-storyofficebuildinglocatedat2500EastValleyRoad,Renton,WADemonstrationof(1)theProposedAddition’sCompliancewiththeParticularProvisionsofRMC4-3-100(URBANDESIGNREGULATIONS)ThatYou,Ms.Weihs,HaveAdvisedAreApplicableand(2)WhyStrada’sRequestforanUrbanDesignRegulationsModificationoftheGROUNDLEVELDETAILSTransparentWindow/DoorStandardsShouldBeGrantedDearMs.Weihs:IamtheprojectarchitectforapplicantStradadaValleLLCregardingtheabove-referencedU.S.BankExpansionproject.AtStrada’srequest,Iamwritingforthefollowingtwopurposes.First,IamwritingtodemonstratethatthedesignoftheproposedparkinggarageadditioncomplieswiththestandardsofRMC4-3-100(URBANDESIGNREGULATIONS)setforthinRMC4-3-100E.5(BuildingArchitecturalDesign)thatyouhaveadvisedmeandStrada’sattorneyDavidHalinenaretheonesapplicabletotheproposedexpansionproject:namely,(a)BUILDINGCHARACTERANDMASSINGStandards1and2,(b)GROUNDLEVELDETAILS(withtheexceptionofthatcategory’sTransparentWindow/DoorStandards),(c)BUILDINGROOFLINES,and(U)BUILDINGMATERIALSStandards2through6forallDesignDistricts.Second,IamwritingtoexplainwhyStrada’srequestforanUrbanDesignRegulationsmodificationconcerningtheGROUNDLEVELDETAILSsection’sTransparentWindow/DoorStandardsshouldbeapproved.StradaproposestherequestedmodificationasthemeansbywhichtheproposedadditionwillcomplywithrelevantintentstatementsandguidelinesofRMC4-3-100asanalternativetocompliancewiththeGROUNDLEVELDETAILSsection’sTransparentWindow/DoorStandards.EXHIBIT11 EXHIBIT12—kenthn0PLANNINGDIVISION“U.S.BANKEXPANSION”RECEIVEDCONSTRUCTIONMITIGATIONNARRATIVE(May19,2017)A.ProposedConstructionDates(BeginningandEndingDates):ConstructionisproposedtobeginonJuly10,2017andendonSeptember29,2017.B.ProposedHoursandDaysofConstructionOperation:Workontheprojectcouldtakeplacefrom6:00AMto10:00,sevendaysaweek.Notethatbecausethenearestresidenceismorethan200feetawayfromtheproposedaddition(totheeastacrosstheValleyFreewayfromtheproposedaddition),thelimitationsonconstructiondaysandhourssetforthinRentonMunicipalCodeSection4-4-030C.3.bforconstructionactivitiesconductedinresidentialareasorwithinthreehundredfeet(300’)ofresidentialareasarenotapplicabletothesubjectproject.C.ProposedHauling/TransportationRoutes:HaulingofmaterialsbetweentheprojectsiteandtheValleyFreeway(SR167)isanticipatedviatheSR167entrance/exitingrampsatSW41standSW43rdStreetsandviaEastValleyHighwaysouthoftheprojectsite.Haulingofmaterialsbetweentheprojectsiteand1-405isanticipatedviathe1-405entrance/exitingrampsatWestValleyRoadandviaEastValleyRoad(northoftheprojectsite),5W;6thStreet,OakesdaleAvenueSW,SWGradyWay,andWestValleyHighway.D.MeasurestoBeImplementedtoMinimizeDust,TrafficandTransportationImpacts,Erosion,Mud,NoiseandOtherNoxiousCharacteristics:Verylittlesiteworkwillbeinvolvedwiththeproposedprojectbecauseof(1)thesmallsizeoftheprojectsiteareathatwillbedisturbed(only±6,218squarefeet),thesmallsizeoftheproposedbuildingaddition(only±2,673squarefeet,whichiscomparabletothesquare-footageofamedium-sizesingle-familyramblerresidence),(3)theveryflatprojectsitearea,(4)thefactthatlessthan250cubicyardsofexcavation,filling,andgradingisexpected,and(5)thefactthatmostoftheprojectsiteareaiswithinanexistingconcrete-surfacedparkinglot.Thesefactorsbythemselveswillminimizedust,trafficandtransportationimpacts,erosion,mud,noiseandothernoxiouscharacteristics.Further,toreduceorcontrolerosion,theprojectdesigncontemplatesinstallationofasedimenttrap,catchbasinfiltersatexistingparkinglotcatchbasins,andstrawwattlesacrossanexistingdrivewaytotheprojectsitearea,allasshownontheproject’sTemporaryErosionandSedimentation(TESC)andDrainagePlan.E.AnySpecialHoursProposedforConstructionorHauling(i.e.weekends,latenights)SeeSectionB(ProposedHoursandDaysofConstructionOperation),above.F.PreliminaryTrafficControlPlan:Accessintoandoutofthesubjectpropertytoandfromtheprojectsiteisappropriateatandisplannedatbothofthesubjectparcel’stwodirectdrivewayconnectionswithEastValleyRoad.Page1ofI DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENT-—---“““RentonEMEMORANDUMDATE:June21,2017TO:AngeleaWeihs,PlannerFROM:JustinJohnson,CivilEngineerII,PlanReviewSUBJECT:USBankExpansion1412060thAveSELUA17-000324NOTE:Theapplicantiscautionedthatinformationcontainedinthissummaryispreliminaryandnonbindingandmaybesubjecttomodificationand/orconcurrencebyofficialCitydecision-makers.ReviewcommentsmayalsoneedtoberevisedbasedonsiteplanningandotherdesignchangesrequiredbyCitystafformadebytheapplicant.Ihavecompletedapreliminaryreviewfortheabove-referencedproposallocatedatparcel(s)3023059103.Thefollowingcommentsarebasedonthepre-applicationsubmittalmadetotheCityofRentonbytheapplicant.WATER1.Waterserviceisfromthe196zone,staticpressureisabout76psiatgroundelevationof16feet.Existing10-inchlooparoundthebuildingcandeliver2,700gpm.Existing12-inchmaininFValleyRdcandeliver5,000gpm.2.Thereisanexisting1.5-inchdomesticmeteranda1.5-inchlandscapemeter.3.Theprojectisshowingapproximately80feetof10-inchwatermainrelocationaroundtheproposedbuildingexpansion.4.Willalsoneedapartialreleaseoftheexistingeasementandthededicationofaneweasementfortherelocatedwaterline.SEWER1.SewerserviceisprovidedbyCityofRenton.2.Thereisanexisting8-inchwastewatermainlocatedinEastValleyRd(seeCityplanno.S-020006).EXHIBIT13 UsBankExpansion—LUA17-000324June21,2017Page2of2SURFACEWATER1.Thereisanexistingstormwatersystemwithintheproperty.2.Adrainagereportcomplyingwiththe2017CityofRentonSurfaceWaterManualandCityAmendmentsisrequired.BasedontheCity’sflowcontrolmap,thesitefallswithinthePeakRateFlowControlStandardareamatchingExistingSiteConditionsandiswithintheBlackRiverDrainageBasin.3.Thedrainagereportsubmittedneedstodescribehowitcomplieswitheachsectionofthemanualandshowallcalculations.TRANSPORTATION1.EastValleyRoadisacollectorarterial,perRMC4-6-060collectorstreetsshouldhaveaminimumROWwidthof94feetwith41feetwidepavedwidth,8feetparkinglane,0.5feetwidecurbs,8feetwidelandscapedplanters,and8feetwidesidewalks.Streetlightingandstormwaterimprovementsonthepublicstreetfrontagesareapplicable.ThestreetimprovementsshouldmeettherequirementsofRMC4-6-060ataminimum.However,astreetmodificationwassubmittedbytheapplicant.TheCityofRentonwillsupportthemodificationrequestsubmitted.GENERALCOMMENTS1.Adequateseparationbetweenutilitiesaswellasotherfeaturesshallbeprovidedinaccordancewithcoderequirements.a.7-ftminimumhorizontaland1-ftverticalseparationbetweenstormandotherutilitiesisrequiredwiththeexceptionofwaterlineswhichrequire10-fthorizontaland1.5-ftvertical.b.Thestormwaterlineshouldbeminimum5feetawayfromanyotherstructureorwallorbuilding.c.Trenchofanyutilityshouldnotbeinthezoneofinfluenceoftheretainingwallorofthebuilding.2.Allconstructionutilitypermitsforutilityandstreetimprovementswillrequiteseparateplansubmittals.AllutilityplansshallconfirmtotheRentonDraftingStandards.AlicensedCivilEngineershallpreparethecivilplans.PleasevisittheDevelopmentEngineeringFormspageforthemostup-to-dateplansubmittalrequirements:http://rentonwa.gov/business/default.aspx?id=424733.Alandscapingplanshallbeincludedwiththecivilplansubmittal.Eachplanshallbeonseparatesheets.4.Allutilitylines(i.e.electrical,phone,andcableservices,etc.)servingtheproposeddevelopmentmustbeunderground.TheconstructionofthesefranchiseutilitiesmustbeinspectedandapprovedbyaCityofRentoninspector.5.Feesquotedinthisdocumentreflectthefeesapplicableintheyear2017onlyandwillbeassessedbasedonthefeethatiscurrentatthetimeofthepermitapplicationorissuance,asapplicabletothepermittype.Pleasevisitwww.rentonwa.govforthecurrentdevelopmentfeeschedule. CITYOFRENTONFIREPREVENTIONBUREAUMEMORANDUMDATE:June22,2017TO:ClarkClose,SeniorPlannerFROM:CoreyThomas,PlansReviewInspectorSUBJECT:CommentsforUSBankEnvironmentalImpactComments:1.Fireimpactfeeof$0.21persquarefootofadditionalspaceshallbechargedattimeofbuildingpermitissuance.CodeRelatedComments:1.Existingfiresprinklersystemshallbeextendedintothebuildingaddition.SeparateplansandpermitsarerequiredtobesubmittedtoandobtainedfromtheRentonRegionalFireAuthority.2.Proposedbuildingadditionisindirectconflictwiththeexistingestablishedfirelaneapparatusaccessroadwayandanewfirelaneroadwayshallestablishedaroundtheproposedaddition.Additionalexistingparkinglotandparkingspaceswillhavetoberelocated/eliminatedinordertoaccommodateanewfirelane.Firelanewidthisrequiredtobeaminimumof20-feetwideandturningradiusare25-feetinsideand45-feetoutside.Firelanesignagerequiredpercitycode.3.Existingfirehydrantappearsitwillneedtoberelocatedalongwithperhapsthefiredepartmentconnectionandbackflowvaultforthefiresprinklersystem.Backflowvaultshallbeprotectedfromvehiculartrafficorreplacedwithatrafficratedvault.CT:ctusbank USBANKEXPANSION_Redlines_vi1(2)Subject:Cloud+__________PageLabel:1installcatchbasininletprotectionpercityofrentonLock:Unlockedstandardsr1Status:Checkmark:UncheckedAuthor:JustinJohnsonDate:6/15/20172:00:32PMColor:__________Subject:Received-PlanningPageLabel:1Lock:Unlocked___________Status:Checkmark:UncheckedAuthor:aweihsDate:5/23/20171:54:08PMColor: dPeso11rce,/ffaIkDelineationIMitigation/RestorationIHabitatCreation/PermitAssistance950519thAvenueSE.Suite106Everett,Washington98208(425)337-3174Fax(425)337-3045CRITIcALAREASDETERMINATIONREPORTFORSTRADADAVALLELLC—U.S.BANKExPANsIONRENTONWAWetlandResources,Inc.Project#17029PreparedbyWetlandResources,Inc.950519thAvenueSE,Suite106Everett,WA98208(425)337-3174PreparedforEntireDocumentStradadaValleLLCAvailableUponAttn:BradMerlinoRequest50501stAve.5,Ste102Seattle,WA98134Telephone:(206)255-8485PreparedattheRequestof:CornerstoneArchitecturalGroupAttn:RickUtt6161NEl7SthStreet,#101Kenmore,WA98029Original:April13,2017Revised:May15,2017EXHIBIT14 DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTA.ADMINISTRATIVEREPORT&DECISIONCDECISION:121APPROVEDAPPROVEDSUBJECTTOCONDITIONS121DENIEDREPORTDATE:June30,2017ProjectName:USBankExpansionOwner:StradaDaValleLLC,50501stAve5,Suite102,Seattle,WA98134Applicant/Contact:DavidHatinen,HalinenLaw,1019RegentsBlvd.Ste.202,Fircrest,WA98466FileNumber:LUA17-000324,ECF,MOD,MOD,MODProjectManager:AngeleaWeihs,AssociatePlannerProjectSummary:TheapplicantisrequestinganUrbanDesignModification,aStreetModification,andainorModificationtoanapprovedSitePlanforaproposed2,673squarefootadditiontheexisting28,065squarefootbuildinglocatedat2500EValleyRd(Parcelnumber059103).Thesubjectsiteis3.08acres(134,074sf)andiszonedCommercialArterial.ThebuildingiscurrentlyusedasadministrativeofficesforUSBank.Theexpansionildenlargethebuilding’sfootprintfrom28,065squarefeetto30,738squarefeet.istingaccessisgainedviaEastValleyRoad.Theexistingsitecontains176parkingills.Theproposeddevelopmentwouldincludetwoenclosedtruckbays,removalof26ingstalls,andnewlandscapeplanterstripsalongthenorthandeastsidesoftheiildingexpansion.Seismichazardsaremappedontheprojectsite.ACategoryIlllandismappedoff-sitewithin50feetoftheproperty.Intheprojectvicinity,there5significanttrees,2ofwhichareproposedforremovaltoaccommodatetheTheapplicanthasrequestedandreceivedanadministrativedeterminationttheprojectisexemptfromtherequiredwetlandbuffersetbacks,duetotheexistingseparationfromthewetlandbypre-existing,intervening,andlawfullycreatedsubstantialexistingimprovements,perRMC4-3-0508.1.g.ProjectLocation:2500EastValleyRoadSiteArea:134,074ProjectLocationMapUSBANKEXPANS1ON_LUA17000324_MODIFiCATiONSSTAFFREPORT II