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HomeMy WebLinkAboutSR_SGM_Site_Plan_Modification_Staff_Report_230427_v3_FINALDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map SR_SGM Site Plan Modification Staff Report_230418_Final A. ADMINISTRATIVE REPORT & DECISION Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED Report Date: April 27, 2023 Project File Number: PR19-000329 Project Name: Swanson Gardner Meyers Site Plan Modification Land Use File Number: LUA23-000035, SA-A Project Manager: Alex Morganroth, Senior Planner Owner: Todd and Polly Gardner, 9545 Lake Washington Blvd NE, Bellevue, WA 98004 Applicant/Contact: Edward Pozniak, Architectural Innovations, 14311 SE 16th ST, Bellevue, WA 98007 Project Location: 4512 Talbot Road S (APN 3123059069) Project Summary: The applicant is requesting a Major Modification to an approved Site Plan (LUA19-000169, ECF, SA-A, MOD) in order to reconfigure and expand the existing parking lot associated with the Swanson Gardener Meyer office building located at 4512 Talbot Rd S (APN 3123059069). The original site plan decision was issued on December 19, 2019 and included seven (7) conditions of approval. The approved site plan authorized the construction of a 2,499 sq. ft. addition to an existing 3,583 sq. ft. office building, as well as various minor landscape and parking lot improvements. The new building and associated frontage improvements were approved under C19005266 and B19005306, respectively. All approved improvements have been constructed and the certificate of occupancy was issued on June 30, 2022. The proposed site plan modification includes the addition of four (4) new surface parking spaces for a new total of 17 parking spaces on the site, reconfigured parking lot landscaping, and a new vehicular connection on the south edge of the parcel to the Weatherly Inn Senior Facility property (APN 3123059067). The subject parcel is a 27,212 square foot (0.62 acre) lot located in the Commercial Office (CO) zone and Urban Design District ‘D’. Primary access to the site is proposed to remain off of Talbot Rd S and a new driveway cut is proposed to connect both parcels via a shared driveway off of Weatherly Inn’s existing driveway and curb cut. The applicant is proposing to remove two (2) on site trees that were retained as part of LUA19-000169 and several shrubs on the Weatherly Inn site in the footprint of the proposed connecting driveway. According to the City’s online mapping system, COR Maps, no critical areas are mapped on the project site. The applicant submitted an arborist report, geotechnical report, landscape analysis and parking analysis with the application. Site Area: 26,294 sq. ft. (0.6 ac) DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 2 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final B. EXHIBITS: Exhibit 1: Environmental Review Committee (ERC) Determination Exhibit 2: Original Site Plan Review Administrative Report and Decision with Exhibits dated September 19, 2019 Exhibit 3: Civil Plans (Site, Utility, Grading, Erosion) Exhibit 4: Landscape Plan Exhibit 5: Weatherly Inn Landscape Plan Exhibit 6: Access Easement Exhibit 7: Arborist Report, prepared by Layton Tree Consulting, LLC and dated July 29, 2022 Exhibit 8: Tree Retention Worksheet Exhibit 9: Technical Information Report, prepared by CORE Design and dated June 2, 2022 Exhibit 10: Geotechnical Report, prepared by Nelson Geotechnical Associates and dated January 3, 2019 Exhibit 11: Advisory Notes C. GENERAL INFORMATION: 1. Owner(s) of Record: Todd and Polly Gardner, 9545 Lake Washington Blvd NE Bellevue, WA 98004 2. Zoning Classification: Commercial Office (CO) 3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) 4. Existing Site Use: Office, general 5. Critical Areas: None 6. Neighborhood Characteristics: a. North: CO zone; Nursing Home b. East: CO zone; Assisted Living c. South: CO zone; Assisted Living d. West: CO zone, Medical/Dental Office 7. Site Area: 26,294 sq. ft. (0.6 ac) D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Annexation N/A 3268 12/13/1978 Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 3 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final Site Plan Review LUA19-000169 N/A 09/20/2019 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the Talbot Hill service area in the 350-hydraulic zone. There is an existing 12-inch City water main located in Talbot Road South that can deliver a maximum total flow capacity of 4,500 gallons per minute. There is an existing 16-inch low pressure City water main located in Talbot Road South that cannot provide adequate water pressure for fire protection. There is a 10-inch City water main with 4-inch water stub to the subject property located at the southeast corner of the property that was constructed as a part of the adjacent Weatherly Inn project to the south. b. Sewer: Wastewater service is provided by the City of Renton. c. Surface/Storm Water: There is an existing private stormwater system located within the subject property. There is an existing 12-inch stormwater main located in Talbot Road South. 2. Streets: The proposed development fronts Talbot Road S along the west property line. Talbot Road South is classified as a Collector Arterial Road. Existing right-of-way (ROW) width is approximately 89 feet. 3. Fire Protection: Renton Regional Fire Authority (RRFA) F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120B: Development Standards for Commercial Zoning Designations 2. Chapter 4 City-Wide Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 9 Permits - Specific a. Section 4-9-200: Master Plan and Site Plan Review 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 February 9, 2023 and determined the application complete on the same day. The project complies with the 120- day review period. 2. The project site is located at 4512 Talbot Road S (APN 3123059069). DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 4 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final 3. The project site is currently developed with an existing 6,082 square foot wood-frame office building and a surface parking lot with 13 parking spaces. 4. An Administrative Site Plan Review application was approved in 2019 (LUA19-000169) that authorized the construction of a 2,499-square foot addition to a 3,583-square foot office building and conversion of an attached garage on the site to office space. 5. The applicant proposes to retain access to the site via an existing curb cut off of Talbot Rd S . In addition, a new access is proposed on the south side of the site that would provide a cross-site connection to the Weatherly Inn development. 6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use designation. 7. The site is located within the Commercial Office (CO) zoning classification. 8. Two (2) existing trees are located on the site that were retained as part of the original site plan approval (LUA19-000169). The applicant is proposing to remove the two (2) on-site trees and relocate one tree on the Weatherly Inn site. 9. No cut or fill is proposed. 10. The applicant is proposing to begin construction immediatelly following land use and building permit approval. 11. No public or agency comments were recieved. 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on September 9, 2019, the Environmental Review Committee issued a Determination of Non-Significance (DNS) for the original Swanson Gardner Meyers Office Addition (Exhibit 3). A 14-day appeal period commenced on September 13, 2019, and will end on September 27, 2019. No appeals of the threshold determination were filed. The updated project, which triggered the major site plan modification, is categorically exempt from Environmental (SEPA) Review per WAC 197-11-800. 13. Minor modifications may be permitted by administrative determination. To be considered a minor modification, the amendment must not: Involve more than a 10% increase or decrease in any measurable aspect of the approved plan such as, but not limited to, area, scale, building height, density, commercial area, amenities, public or private open space, landscaping, parking spaces, building materials (e.g., glazing), etc.; or have a substantially greater impact on the environment and/or public facilities than the approved plan; or change the boundaries of the originally approved plan; or substantially alter a key feature of the approved plan. The proposed project includes a total of seventeen (17) parking spaces, or four (4) spaces than approved in the original site plan review, representing a total increase of 30.7%. The increase exceeds the minor modification threshold of 10% and is therefore considered a major modification. 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 Commercial & Mixed Use (CMU) on the City’s Comprehensive Plan Map. The intention of this designation is to transform strip commercial development into business districts through the intensification of uses and with cohesive site planning, landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 5 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final Compliance Comprehensive Plan Analysis ✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. ✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas and neighborhoods through quality design and development. 16. Zoning Development Standard Compliance: The Commercial Office Zone (CO) is established to provide areas appropriate for professional, administrative, and business offices and related uses, offering high - quality and amenity work environments. In addition, a mix of limited retail and service uses may be allowed to primarily support other uses within the zone, subject to special conditions. Limited light industrial activities, which can effectively blend in with an office environment, are allowed, as are medical institutions and related uses. The proposal is compliant with the following development standards, as outlined in RMC 4-2-120.B, if all conditions of approval are met: Compliance CO Zone Develop Standards and Analysis ✓ Use: Office, General Staff Comment: No change of use is proposed. General office uses are outright permitted uses in the zone. NA Density: Residential uses are allowed within mixed use buildings. The density range permitted in the CO zone is a minimum of 75.0 up to a maximum of 150.0 dwelling units per net acre. Density may be increased up to 250 dwelling units per net acre subject to Administrative CUP approval, and/or per RMC 4-9-065, Density Bonus Review. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of-way, and private access easements. Staff Comment: Not applicable. No dwelling units are proposed. NA Lot Dimensions: The minimum lot size required in the CO zone is 25,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: Not applicable. No subdivision or change in lot size is proposed. ✓ Setbacks: There are no minimum front yard or secondary front yard setbacks for residential mixed use buildings. The minimum front yard and secondary front yard setbacks for other commercial buildings less than 25 feet in height is 15 feet, for buildings between 25 and 80 feet in height the minimum front and secondary front yard setback is 20 feet, and for buildings over 80 feet in height the minimum front and secondary front yard setback is 30 feet. The maximum front yard and secondary front yard setback is 15 feet for residential mixed use buildings, there are no maximum front or secondary front yard setback requirements for other commercial buildings. A reduced minimum setback of no less than fifteen feet (15') may be allowed for structures in excess of twenty-five feet (25') in height through the site plan review process. There are no side or rear yard setback requirements, except 15 feet if abutting a lot zoned residential. Staff Comment: The existing building, which includes both the original portion and the addition approved under LUA19-000169 has a front yard setback of approximately 72 feet; side yard setbacks of approximately 9 feet side yard setback from the north property line, and 15 feet between the proposed addition and the access easement DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 6 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final along the south property line. The existing rear yard setback is 9 feet and 3 inches. The existing building and addition meet all the minimum required setbacks. The proposed major modification would not impact the setbacks. ✓ Building Standards: The maximum lot coverage requirements for buildings in the CO zone is 65 percent of the total lot area or 75 percent i f parking is provided within the building or within a parking garage. The maximum building height permitted is 250 ft., except when abutting a residential zone, then the maximum height is 20 feet more than the maximum height allowed in the abutting residential zone. Staff Comment: As shown on the submitted site plan (Exhibit 3), the total lot coverage for the site is approximately 6,102 square feet or 23.2 percent (23.2%). The proposed lot coverage is less than the 65 percent (65%) maximum and would not change as a result of the major modification proposed. The existing one-story building has a maximum building height of approximately 18.5 feet, which is less than the 250-foot maximum for the zone. No changes to height are proposed as a result of the major modification. Compliant if conditions of approval are met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. 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 shall be planted within planting strips pursuant to the following standards, provided there shall be a minimum of one street tree planted per lot. a. Trees shall be selected from the City’s Approved Street Tree List based on the width of the planting strip and the presence or lack of overhead power lines; provided, the Administrator and City arborist shall each retain the right to reject any proposed cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree List. b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant to the standards promulgated by the City, which may require root barriers, structured soils, or other measures to help prevent tree roots from damaging infrastructure. c. Street trees shall be planted in the center of the planting strip between the curb and the sidewalk at the following intervals; provided, that, where right- of-way is constrained, irregular intervals and slight increases or decreases may be permitted or required. Additionally, trees shall be planted in locations that meet required spacing distances from facilities located in the right-of-way including, but not limited to, underground utilities, street lights, utility poles, traffic signs, fire hydrants, and driveways; such spacing standards are identified in the City’s Approved Tree List. Generally, the following spacing is required: i. Small-sized maturing trees: thirty feet (30') on center; ii. Medium-sized maturing trees: forty feet (40') on center; and iii. Large-sized maturing trees: fifty feet (50') on center. All parking lots shall have perimeter landscaping as follows: Such landscaping shall be at least ten feet (10') in width as measured from the street right-of-way. Standards for planting shall be as follows: DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 7 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi- family, commercial, and industrial uses at an average minimum rate of one tree per thirty (30) lineal feet of street frontage. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows: Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking space, and 100 or more spaces shall provide 35 sf of landscaping per parking space. Any interior parking lot landscaping area shall be sized to dimensions of at least eight feet (8') by twelve feet (12'). Landscaping shall be dispersed throug hout 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. All of the landscaped area that is not planted with trees and shrubs or covered with a tree grate must be planted in ground cover plants, which may include grasses. Mulch must be confined to areas underneath plants and is not a substitute for ground cover plants. Ground cover plants, other than grasses, must be at least the four-inch (4") pot size, provided such plants have well-developed roots and are not root bound or J-rooted; alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in ground cover plants, other than grass seed or sod, must be planted in triangular spacing. Ground cover plants must be planted at a density that will cover the entire area within three (3) years. All shrubs must be of sufficient size and number to meet the required standards within three (3) years of planting. Shrubs must be at least a two (2) gallon container size at planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2") in depth. Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time of planting must be fully branched and a minimum of six feet (6') in height. Except for trees with a tree grate, trees shall include a mulch ring that has a depth of at least three inches (3") and is at least three feet (3') in radius around the tree. DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 8 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final When a Commercial Zoned Lot or Use Is Abutting a Residential Zone, a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, is required along the common property line. A permanent built-in irrigation system with an automatic controller shall be installed, used, and maintained in working order in all landscaped areas. Staff Comment: A Landscape Plan (Exhibit 4) prepared by Karen Keist Landscape Architects was submitted with the project application. Per RMC 4-4-070B.1.d, conversion of vacant land (e.g., to parking or storage lots) triggers compliance with the landscaping regulations for the entire site. The project involves the conversion of vacant land to surface parking; therefore, compliance with landscaping regulations for the entire site is required. However, there is an exception, per RMC 4-4-070C.2.e, for alterations or small additions determined by the Community and Economic Development Administrator not to warrant improvements to the entire site. During review of the application, staff determined that factors including the small size of the site and location of the existing access off of Talbot Rd S may ne cessitate relief from some of the landscape standards, particularly the parking lot perimeter landscaping. See below for additional analysis. The proposal would require perimeter parking lot landscaping, with a minimum width of ten (10’) feet, around both the existing and proposed stalls. The perimeter parking lot landscaping is required to have a mixture of trees, shrubs, and groundcover per RMC 4-4-070H.4. Per the proposed landscape plan (Exhibit 4), an existing 10-foot wide perimeter landscape strip was installed per a condition of the original site plan review decision (Exhibit 2) along Talbot Rd S. The landscape strip was installed across the entire west side of the property, including the portions not adjacent to the existing parking lot, and as such would meet the perimeter landscape requirement along that section after construction of the new stalls. The existing landscape strip includes a mix of trees, shrubs, and ground cover such as Red crape myrtle, Dense yew, Spirea, Salal, and others. A 10-foot wide landscape strip is also proposed on the south side of the site, approximately half of which was installed as part of the Weatherly Inn development on the property to the south. In order to allow the Weatherly Inn developer to use a portion of the applicant’s site for an access road, the applicant granted a twenty-foot (20’)-wide reciprocal access easement on the south side of the property (Exhibit 6). Within the access easement, a five (5’) foot wide landscape strip was installed by the Weatherly Inn developer. The applicant has proposed an additional five (5’) foot wide strip outside of the easement directly adjacent to the existing landscape strip with a similar mix of trees, shrubs, and groundcover as planted in the other landscaped areas. Therefore, the total ten feet (10’) of combined perimeter landscaping complies with the parking lot perimeter landscape requirement on the south side of the site. In order to construct the new twenty (20’)-foot wide driveway to provide a cross-site connection to the parcel to the south of the property, the applicant has proposed the removal of vegetation within the easement installed as part of the Weatherly Inn development. Vegetation proposed for removal includes one Southern magnolia tree and approximately four (4) Mexican shrubs. In order to ensure adequate coordination with the owners of the Weatherly Inn, staff recommends as a condition of approval, the applicant shall provide proof of coordination with the property owner to the south with respect to the removal of the landscaping installed as part of the Weatherly Inn project. The proof provided shall be in the form of a letter, memorandum of understanding, or similar documentation and DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 9 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final shall be submitted with the Civil Construction Permit Application for review and approval by the Current Planning Project Manager. An existing five (5’) foot-wide perimeter landscape strip is located on the north side of the site between the parking lot entrance and the adjacent property to the north. As part of the original site plan review decision (LUA19-000169), a reduction was approved pursuant to RMC 4-4-070C.2.e due to the substantial burden full compliance with the standard would create based on the limited space on site. Therefore, staff recommends allowing for a reduced five (5’) foot landscape strip parking lot landscaping along the north side of the property, pursuant to RMC 4-4-070C.2.e and as approved under the original land use decision (Exhibit 2). Based on a total of 17 parking spaces, the applicant is required to provide a minimum of 255 sq. ft. of interior parking lot landscaping (15 sq. ft. x 17 spaces) with minimum dimensions of 8 feet (8’) by 12 feet (12’). The applicant has proposed a total of 633 sq. ft. across two (2) interior landscape islands, including one which includes a stormwater bioretention swale, and both of which meet the minimum dimensional requirements. Therefore, the proposal complies with the interior parking landscape requirements. ✓ Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4- 4-130) require the retention of 30 percent of trees in a commercial development. Tree credit requirements shall apply at a minimum rate of thirty (30) credits per net acre. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); significant trees adjacent to critical areas and their associated buffers; and significant trees over sixty feet (60') in height or greater than eighteen inches (18") caliper. Priority Two: Healthy tree groupings whose associated undergrowth can be preserved; other significant native evergreen or deciduous trees; and other significant non-native trees. Priority Three: Alders and cottonwoods shall be retained when all other trees have been evaluated for retention and are not able to be retained, unless the alders and/ or cottonwoods are used as part of an approved enhancement project within a critical area or its buffer. Staff Comment: The applicant submitted an Arborist Report prepared by Layton Tree Consulting (Exhibit 7) that indicated the site contains two (2) total significant trees including a six-inch (6”) Flowering cherry and a 23-inch Austrian pine. The applicant has proposed the removal of both trees, as well as an on-site Southern magnolia planted as part of the Weatherly Inn in the location of the proposed cross -site connection. Tree retention standards in commercial zones requires a minimum of 30 percent (30%) of the site’s significant trees to be retained during and post development. Of the three (3) significant trees on site, the applicant is proposing to remove all three (3) trees, for a retention rate of 0%. Based on the total areas of the property, 26,293 sq. ft., the applicant is required to provide a total of 18 tree credits (0.6 acres x 30 tree credits = 18 tree credits required). As part of the original land use decisi on, the applicant installed eight (8) new trees including three (3) Crape myrtle, three (3) Vine maple, and two (2) Douglas fir. As part of the major modification, the applicant has proposed the installation of 17 additional trees including one Crape myrtle, five (5) Stewartia, two (2) White Wonder Dogwood, three (3) Zelkova, and six (6) Southern magnolia. The DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 10 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final Magnolia trees would be installed within the easement on the south side of the property as part of the Weatherly Inn project. The total combined number of tree credits proposed across both the original site plan and the major modification i s equal to 20.25 tree credits, which exceeds the minimum required. The applicant has also proposed five (5) replacement trees including four (4) Douglas fir and one Elizabeth magnolia, which cannot count towards the total tree credit requirement. The replacement trees total nine (9) replacement tree credits, which is equal the nine (9) tree credits required upon removal of the 23-inch Austrian pine required to be retained (the largest tree of the three removed). Therefore, the applicant complies with the tree retention and land clearing regulations in RMC 4 -4-130, specifically the replacement criteria in RMC 4-4-130H.1.e.ii. Trees required to be retained (i.e., pro tected trees) during construction would be required to comply with the tree protection measures during construction per RMC 4 - 4-130H.9. The eight central components of tree protection include defining and protecting the drip line, erecting and maintaining a temporary six-foot-high chain link construction fence with placards around the tree to be retained, protecting the tree from grade changes, keeping the area clear of impervious surface material, restricting grading within the drip line, providing three inches (3”) of bark mulch within the required fencing, retaining a certified arborist to ensure trees are protected from development activities, and alternate protection/safeguards as necessary. ✓ Screening: All on-site surface mounted utility equipment shall be screened from public view. Screening shall consist of equipment cabinets enclosing the utility equipment, solid fencing or a wall of a height at least as high as the equipment it screens, or a landscaped visual barrier allowing for reasonable access to equipment. Equipment cabinets, fencing, and walls shall be made of materials and/or colors compatible with building materials. All operating equipment located on the roof of any building shall be enclosed so as to be screened from public view. Staff Comment: Architectural Elevations were submitted with the original site plan review application (Exhibit 2) that showed rooftop equipment located at the rear of the proposed addition screened by parapet wall. At the time, staff could not confirm the material of the parapet and as such, recommended a condition of approval requiring the applicant to submit rooftop equipment screening details verifying that the proposed screening was made of materials and colors compatible with the building materials. The condition of approval was met at the time of formal building permit review . As part of the proposed major site plan modification, the applicant has proposed relocating the refuse and recycling enclosure to an areas south of the previously approved addition. According to the applicant, the six (6’)-foot tall enclosure would be comprised of cedar slats with treated posts and painted to match the primary structure. Therefore, the project complies with the screening requirements for surface mounted equipment. See FOF 16: Zoning Development Standard Compliance, Refuse and Recycling for additional analysis. ✓ Refuse and Recycling: In office, educational and institutional developments, a minimum of two (2) square feet per every one thousand (1,000) square feet of building gross floor area shall be provided for recyclables deposit areas and a minimum of four (4) square feet per one thousand (1,000) square feet of building gross floor area shall DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 11 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final be provided for refuse deposit areas. A total minimum area of one hundred (100) square feet shall be provided for recycling and refuse deposit areas. Staff Comment: The site plan (Exhibit 3) identifies an existing detached refuse/recycling enclosure located on the west side of the existing building near the southern terminus of the existing parking lot. The applicant has proposed to relocate the enclosure to the south side of the building so as to provide room for the parking lot expansion. The applicant proposes to reconstruct the recycle/refuse enclosure in the new location using pressure treated wood posts and cedar slats. The applicant propose s to paint the enclosure to match the primary structure exterior. The office development would require a minimum of 100 square feet for recycling and refuse deposit areas. Based on the proposed application submittal materials, the proposed refuse/recycling enclosure is 12 feet by 8.5 feet, for a total square footage of 102 square feet, which complies with minimum size requirements. Based on the submittal materials, the proposal complies with minimum square footage and architectural design requirements. Compliant if conditions of approval are met Parking: Parking regulations require that a minimum of 2.0 parking spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area be provided for general office uses. Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. Compact parking spaces shall not to exceed thirty percent (30%) of onsite parking. Staff Comment: The site currently has 13 parking stalls, as approved under the original site plan review (Exhibit 2). The applicant proposes to restripe the existing parking lo t and add four (4) new stalls on the south side of parcel. For general office uses, Renton Municipal Code requires a minimum of 2.0 parking spaces per 1,000 square feet of net floor area and a maximum of 4.5 parking spaces per 1,000 square feet of net floor area. The net floor area of the office use was not provided by the applicant; however the total gross floor area of the use is approximately 6,082 square feet, which would require a minimum of 12 parking spaces and a maximum of 27 parking stalls. The applicant’s proposal meets parking space requirements. The provided site plan (Exhibit 3) does not provide proposed parking lot stall dimensions for all stalls and it is unclear whether the proposal complies with minimum stall dimensions standards or maximum compact parking space requirements based on the provided scale. Therefore, staff recommends as a condition of approval, the applicant shall submit a revised site plan with the civil construction permit application that demonstrates compliance with minimum parking stall dimensional requirements and maximum compact parking stall requirements or submit a formal modification and receive approval for a modified parking stall standards prior to civil construction permit submittal. ✓ Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent (10%) of the number of required off-street vehicle parking spaces. Staff Comment: The proposal would be required to provide bicycle parking meeting the standards set forth in RMC 4-4-080F.11.b based on 10% of the required number of parking stalls. A minimum of one bicycle-parking stall is required for this project. As part of the original land use application, the applicant to convert an existing alcove within the existing portion of the building into a bicycle storage room, which adequately provides bicycle parking for at least one bicycle. DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 12 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final 17. Design District Review: Design Standards: The proposal is not a mixed use development and therefore not subject to the Urban Design District D regulations per RMC 4-4-120B development standards. 18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CO zoning classification when the project is not exempt from Environmental (SEPA) Review. For Master Plan applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for Site Plan requests: Compliance Site Plan Criteria and Analysis ✓ a. Comprehensive Plan Compliance and Consistency . Staff Comment: See previous discussion under FOF 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: See discussion under FOF 17, Design District Review. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. e. Off-site Impacts. ✓ Pedestrian Access: A pedestrian connection shall be provided from a public entrance to the street, unless the Reviewing Official determines that the requirement would unduly endanger the pedestrian. Staff Comment: The proposal would be required to provide a pedestrian connection from the public entrance to the street. No pedestrian connection was proposed in the original site plan, and as such, the land use decision included a condition of approval requiring the applicant to submit a revised site plan with the civil construction permit application that shows a pedestrian connection from the office building public entrance to the public street. The new site plan proposed by the applicant includes the pedestrian pathway, which has already been constructed and connects the entrance of the bui lding to the new public sidewalk along Talbot Rd S. Therefore, the proposal complies with the pedestrian access requirements. ✓ Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided the fence, retaining wall or hedge does not stand in or in front of any required landscaping or pose a traffic vision hazard. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: No new retaining walls or fences are proposed as part of the project. An existing rockery of unknown height is located along the east property line between the building and the property line. DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 13 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final Compliant if condition of approval is met Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. Staff Comment: The one-story office addition approved as part of the original site plan review (Exhibit 2) is smaller than most other buildings in the surrounding area, including the new Weatherly Inn development to east and south . The newly-proposed parking lot expansion adds less than 4,000 sq. ft of new impervious surface and would not result in overconcentration of development on a specific portio n of the site. It is not anticipated that the proposal would be out of scale or impactful to other properties in the vicinity. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: The pedestrian connection constructed from the building entrance to the sidewalk as part of the original site plan review (Exhibit 2) creates a desirable transition between this use and adjacent properties. The existing building and parking lot have frontage along Talbot Rd S. As part of the parking lot expansion, the applicant has proposed a cross-site connection to the Weatherly Inn property to the south of the site. The cross-site connection would allow employees or visitors to applicants site to utilize the driveway on the Weatherly Inn site with access to Talbot Rd S. The addition of a second ingress/egress to the site would greatly improve vehicular circulation and maneuverability on the small site. The proposed second vehicular entrance, in conjunction with the street frontage improvements and pedestrian connection constructed under the originally approved project (Exhibit 2), will provide desirable transitions and linkages between surrounding uses. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. Staff Comment: See FOF 16, Zoning Development Standard: Screening. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The original proposal included tenant improvements and an addition to an existing building and was not anticipated that views would be impacted as a result of the project proposal. The parking lot expansion proposed as part of the major site plan modification would also not impact any views or natural features. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. Staff Comment: As shown in the submitted landscape plan (Exhibit 4), the new landscaping is expected to enhance the appearance of the project, especially along the south side of the site and near the front of the building where a bioswale is proposed . 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. DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 14 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final Staff Comment: A lighting plan was submitted with the original Civil Construction Permit and approved by staff. However, due to the parking lot expansion, additional lighting is anticipated. An updated lighting plan was not provided with the project application; therefore, staff recommends as a condition of approval that, if additional exterior lighting is proposed, the applicant shall submit a lighting plan at the time of Civil Construction Permit review that demonstrates compliance with RMC 4-4-075. Compliant if condition of approval is met f. On-site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: See the original site plan review staff report and decision for analysis related to the addition (Exhibit 2), which found that no significant impacts to privacy or ambient noise levels were anticipated. The proposed location of the additional parking spaces is between an existing parking lot and a drive aisle on the neighboring property. Noise impacts from the vehicles utilizing the lot are not anticipated to exceed noise associated with a typical commercial development. 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: See the original site plan review staff report and decision for analys is related to the addition (Exhibit 2). The proposed site plan modification does include the construction of any new structures. 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: While the proposed parking lot expansion would result in additional impervious surface on the site and removal of three (3) on-site trees, the highly- developed site does not contain any significant natural features. If approved, the applicant would be installing 25 new trees as part of the addition and parking lot expansion projects, which represents a significant increase over the number of trees previously on the site and will result in an improved natural environment on the site. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030 Staff Comment: As part of the major site plan modification, the applicant has proposed the installation of four (4) additional parking spaces resulting in approximately 3,500 sq. ft. of new impervious surface area. The parking proposed is significantly less than the maximum parking allowance for the site and includes the installation of other DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 15 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final features beneficially for stormwater uptake including a variety of new trees, shrubs, and ground cover located in the perimeter and interior parking lot landscaping, as well as a bioretention swale near the center of the parking lot adjacent to the building. 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. ✓ g. Access and Circulation. Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. Staff Comment: The applicant has proposed a connection to the Weatherly Inn development to the south of the project site that would result in an additional ingress/egress point. Provision of access to the parking lot via a side or frontage street is not possible as the site only fronts Talbot Rd S, a principal arterial. However, the provision of an additional access point via the driveway on the Weatherly Inn site would greatly improve vehicular circulatoin on the relatevely small site. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: The existing site allows for adequate vehicle access provided conditions of approval are met (see pedestrian access discussion under FOF 16, Zoning Development Standards Compliance: Pedestrian Access), the site will allow for adequate pedestrian access from Talbot Rd S. The proposed new parking area would promote safety and efficiency of circulation by creating additional parking spaces a s well as an additional ingress/egress point via the Weatherly Inn site. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: Not applicable. No loading or delivery areas are proposed. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Existing bus stop are located approximately 0.2 miles away at the intersection of Talbot Rd S and S 43rd Street. See FOF 16, Development Standard Compliance: Bicycle Parking. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: FOF 16, Zoning Development Standards Compliance: Pedestrian Access DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 16 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final ✓ h. Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. Staff Comment: As shown on the provided landscape plan, passive recreation is provided on site in the form of perimeter parking lot landscaping and existing passive space to the south of the addition approved under the original site plan review (Exhibit 2). ✓ i. Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines Staff Comment: See the original site plan review staff report and decision for analysis related to the addition (Exhibit 2). The proposed parking lot expansion would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. ✓ j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: See the original site plan review staff report and decision for analysis related to the addition (Exhibit2). There are no existing natural systems onsite that would be impacted by the proposed parking lot expansion. ✓ 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. No fire impact fees are levied for parking lot expansions. Water and Sewer. Staff Comment: Water service is provided by City of Renton. The project is within the City of Renton’s water service area in the Talbot Hill service area in the 350 -hydraulic zone. There is an existing 12-inch City water main located in Talbot Road South that can deliver a maximum total flow capacity of 4,500 gallons per minute. There is an existing 16-inch low pressure City water main located in Talbot Road South that cannot provide adequate water pressure for fire protection. There is a p roposed 10-inch City water main with 4-inch water stub to the subject property located at the southeast corner of the property. This water main is to be constructed as a part of the Weatherly Inn project, currently in construction. See Exhibit 6 for additional water advisory comments. Any development or redevelopment (expansion) project is subject to applicable water system development charges (SDC’s) and meter installation fees based on the number and size of new or resized meters for domestic uses, irrigation uses and for fire sprinkler use. The current water fee is $4,050.00 per 1-inch meter, $20,250.00 per 1-1/2 inch meter, and $32,400.00 per 2-inch meter. DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 17 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final Sewer service is provided by the City of Renton. The provided submittal does not propose any changes to side sewer service, or domestic water meter size. See the original site plan review decision with exhibits (Exhibit 2) for additional sewer advisory comments. Drainage. Staff Comment: The applicant submitted a new preliminary Technical Information Report (TIR) prepared by Core Design, Inc. with the Land Use Application, dated June June 2, 2022 (Exhibit 9). Based on the City’s flow control map, the site falls within the Flow Control Duration Standard area matching Forested Site Conditions and is within the Black River Drainage Basin. The site is bordered by Talbot Center to the north, the proposed Weatherly Development to the east and south, and Talbot Road to the west. The total project site is 0.60 acres in size. The site drains west (with an average slope of 6 percent) to the 12-inch storm drain system in Talbot Road that drains north for about 690 feet until S 43rd Street where it heads west for 550 feet and north for 150 feet through the parking lot of Valley Medical Center. The storm system in Valley Medical Center drains around the south and west sides of the property for about 1,200 feet before discharging into an open channel flowing north to Pa nther Creek. The report states that there is minimal upstream flow from the property to the east, which is currently forested but planned for development in which all of the stormwater will be managed on site. The applicant is proposing to replace the existing splashblock location with a tightline connection to the existing storm system. A new splashblock will be placed at the north property line to maintain the mitigation required by the previous project, C19005266. The Applicant is proposing to mitiga te the new impervious surface area with a mitigation trade. 700 SF of the roof runoff will be routed to a new bioretention swale in the center of the property. A final drainage report complying with the current Renton Surface Water Design Manual (RSWDM) would be required at the time of Civil Construction Permit. Transportation. Staff Comment: See the original site plan review staff report and decision for analysis related to the addition (Exhibit 2). Frontage improvements were installed as part of a civil permit, C19005266. No new transportation improvements are required. 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. DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 18 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final I. CONCLUSIONS: 1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and complies with the goals and policies established with this designation, see FOF 15. 2. The subject site is located in the Commercial Office (CO) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 16. 3. The proposed Swanson Gardner Meyers Site Plan Modification is exempt from the Urban Design Regulations, see FOF 17. 4. The proposed Swanson Gardner Meyers Site Plan Modification complies with the site plan review criteria as established by City Code provided the applicant complies with City code and conditions of approval, see FOF 18. 5. There are adequate public services and facilities to accommodate the proposed Swanson Gardner Meyers Site Plan Modification provided the applicant complies with city code and conditions of approval, see FOF 18. 6. An integral feature of the project is the creation of a stormwater bioswale in the parking lot, which would serve to both improve the quality and intensity of stormwater runoff and provide interior parking lot landscaping, as the as the addition of large, native tree species to be planted. J. DECISION: The Swanson Gardner Meyers Office Site Plan Modification, File No. LUA23-000035, SA-A, as depicted in Exhibit 2, is approved and is subject to the following conditions: 1. The applicant shall comply with all seven (7) condition of approval included with the o riginal Site Plan Review Administrative Decision dated September 19, 2019. 2. The applicant shall provide proof of coordination with the property owner to the south with respect to the removal of the landscaping installed as part of the Weatherly Inn project. The proof provided shall be in the form of a letter, memorandum of understanding, or similar documentation and shall be submitted with the Civil Construction Permit Application for review and approval by the Current Planning Project Manager. 3. The applicant shall submit a revised site plan with the civil construction permit appl ication that demonstrates compliance with minimum parking stall dimensional requirements and maximum compact parking stall requirements or submit a formal modification and receive approval for a modified parking stall standards prior to civil construction permit submittal. 4. If additional exterior lighting is proposed, the applicant shall submit a lighting plan at the time of Civil Construction Permit review that demonstrates compliance with RMC 4-4-075. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Vanessa Dolbee, Planning Director Date DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D 4/27/2023 | 4:27 PM PDT City of Renton Department of Community & Economic Development Swanson Gardner Meyers Site Plan Modification Administrative Report & Decision LUA23-000035, SA-A Report of April 27, 2023 Page 19 of 19 SR_SGM Site Plan Modification Staff Report_230418_Final TRANSMITTED on April 27, 2023 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Todd and Polly Gardner 9545 Lake Washington Blvd NE, Bellevue, WA 98004 Edward Pozniak, Architectural Innovations, 14311 SE 16th ST, Bellevue, WA 98007 TRANSMITTED on April 27, 2023 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Director Gina Estep, Economic Development Director Matt Herrera, Current Planning Manager Nathan Janders, Development Engineering Manager Anjela Barton, Fire Marshal K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the He aring Examiner on or before 5:00 PM on May 11, 2023. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov. EXPIRATION: The Administrative Site Development Plan Review decision will expire two (2) years from the date of decision. A single two (2) year extension may be requested pursuant to RMC 4-9-200. RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further ac tion must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court. DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT ADMINISTRATIVE REPORT & DECISION EXHIBITS Project Name: Swanson Gardner Meyers Site Plan Modification Land Use File Number: LUA23-000035, SA-A Date of Report April 27, 2023 Staff Contact Alex Morganroth Senior Planner Project Contact/Applicant Edward Pozniak Architectural Innovations 14311 SE 16th ST, Bellevue, WA 98007 Project Location 4512 Talbot Road S The following exhibits are included with the Administrative report: Exhibit 1: Environmental Review Committee (ERC) Determination Exhibit 2: Original Site Plan Review Administrative Report and Decision with Exhibits dated September 19, 2019 Exhibit 3: Civil Plans (Site, Utility, Grading, Erosion) Exhibit 4: Landscape Plan Exhibit 5: Weatherly Inn Landscape Plan Exhibit 6: Access Easement Exhibit 7: Arborist Report, prepared by Layton Tree Consulting, LLC and dated July 29, 2022 Exhibit 8: Tree Retention Worksheet Exhibit 9: Technical Information Report, prepared by CORE Design and dated June 2, 2022 Exhibit 10: Geotechnical Report, prepared by Nelson Geotechnical Associates and dated January 3, 2019 Exhibit 11: Advisory Notes DocuSign Envelope ID: 57BD3737-A63F-4813-88F2-F0381C7D329D