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HomeMy WebLinkAboutUS BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT.pdfDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT A. ADMINISTRATIVE REPORT & DECISION DECISION: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED REPORT DATE: June 30, 2017 Project Name: US Bank Expansion Owner: Strada Da Valle LLC, 5050 1st Ave S, Suite 102, Seattle, WA 98134 Applicant/Contact: David Halinen, Halinen Law, 1019 Regents Blvd. Ste. 202, Fircrest, WA 98466 File Number: LUA17-000324, ECF, MOD, MOD, MOD Project Manager: Angelea Weihs, Associate Planner Project Summary: The applicant is requesting an Urban Design Modification, a Street Modification, and a Minor Modification to an approved Site Plan for a proposed 2,673 square foot addition to the existing 28,065 square foot building located at 2500 E Valley Rd (Parcel number 3023059103). The subject site is 3.08 acres (134,074 sf) and is zoned Commercial Arterial (CA). The building is currently used as administrative offices for US Bank. The expansion would enlarge the building’s footprint from 28,065 square feet to 30,738 square feet. Existing access is gained via East Valley Road. The existing site contains 176 parking stalls. The proposed development would include two enclosed truck bays, removal of 26 parking stalls, and new landscape planter strips along the north and east sides of the building expansion. Seismic hazards are mapped on the project site. A Category III wetland is mapped off-site within 50 feet of the property. In the project vicinity, there are 5 significant trees, 2 of which are proposed for removal to accommodate the addition. The applicant has requested and received an administrative determination that the project is exempt from the required wetland buffer setbacks, due to the existing separation from the wetland by pre-existing, intervening, and lawfully created substantial existing improvements, per RMC 4-3-050B.1.g. Project Location: 2500 East Valley Road Site Area: 134,074 City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 2 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT B. EXHIBITS: Exhibit 1-14: As shown in the SEPA Environmental Review Report Exhibit 15: Modifications Staff Report C. GENERAL INFORMATION: 1. Owner(s) of Record: Strada Da Valle LLC 5050 1st Ave S, Suite 102, Seattle, WA 98134 2. Zoning Classification: Commercial Arterial (CA) 3. Comprehensive Plan Land Use Designation: Employment Area (EA) 4. Existing Site Use: Office Building 5. Critical Areas: Seismic hazards and category III wetland mapped offsite 6. Neighborhood Characteristics: a. North: Office Building; Commercial Arterial (CA) b. East: Route 167 c. South: Warehouse; Commercial Arterial (CA) d. West: Warehouse; Light Industrial (IL) 6. Site Area: 3.08 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 1745 04/19/1959 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by the City of Renton. There is an existing 12-inch water main in East Valley Road. b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch wastewater main in East Valley Road. c. Surface/Storm Water: There is an existing storm water system within the property. 2. Streets: The site is bordered by East Valley Road to the west. East Valley Road is a collector arterial. Per RMC 4-6-060, collector streets should have a minimum ROW width of 94 feet, with 41 foot wide paved width, 8 foot parking lane, 0.5 foot wide curbs, 8 foot wide landscaped planters, and 8 foot wide City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 3 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT sidewalks. Street lighting and storm water improvements on the public street frontages are applicable. A street modification to keep the existing street improvements was submitted by the applicant. 3. Fire Protection: Renton Fire Authority. F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-120: Commercial Development Standards 2. Chapter 3 Environmental Regulations a. Section 4-3-050: Critical Area Regulations b. Section 4-3-100: Urban Design Regulations 3. Chapter 4 Property Development Standards 4. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 5. Chapter 9 Permits – Specific a. Section 4-9-200: Master Plan and Site Plan Review b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates 6. 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 May 23, 2017, and determined the application complete on May 31, 2017. The project complies with the 120-day review period. 2. The project site is located at 2500 East Valley Road. 3. The project site is currently developed with an existing office building. 4. Access to the site would be provided via the existing driveway along East Valley Road frontage. 5. The property is located within the Employment Area Comprehensive Plan land use designation. 6. The site is located within the Commercial Arterial (CA) zoning classification. 7. There are approximately 5 significant trees located within the project vicinity of which the applicant is proposing to retain a total of 3 trees. 8. The site is mapped with seismic hazards on-site and a category III wetland offsite. 9. Less than 250 cubic yards of material would be cut on site and no cubic yards of fill is proposed to be brought into the site. 10. The applicant is proposing to begin construction on July 10, 2017, and end on September 29, 2017. 11. No public or agency comments were recieved. City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 4 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT 12. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on June 26, 2017 the Environmental Review Committee issued a Determination of Non-Significance - Mitigated (DNS-M) for the US Bank Expansion (Exhibit 1). The DNS-M included one mitigation measure. 13. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC) issued the following mitigation measures with the Determination of Non-Significance – Mitigated: a. Project construction shall comply with the recommendations found in the Geotechnical Report completed by Terra Associates, Inc. (dated April 17, 2017) for the office building addition or updated reports submitted at a later date. 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 Employment Area (EA) on the City’s Comprehensive Plan Map. The purpose of the EA designation is to provide a significant economic development and employment base for the City and maintain a variety and balance of uses through zoning which promotes the gradual transition of uses on sites with good access and visibility to more intensive commercial and office uses. The proposal is compliant with the following Comprehensive Plan Goals and Policies if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Goal L-U: Preserve, protect, and enhance the quality and functions of the City’s sensitive areas including: lakes, rivers, major and minor creeks, intermittent stream courses and their floodplains, wetlands, ground water resources, wildlife habitats, and areas of seismic and geological hazards.  Policy L-35: Ensure buildings, roads, and other features are located on less sensitive portions of a site when sensitive areas are present.  Policy L-37: Land uses in areas subject to flooding, seismic, geologic, and coal mine hazards should be designed to prevent property damage and environmental degradation before, during, and after construction.  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.  Policy L-61: Improve the appearance of parking lots through landscaping and screening. 16. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to evolve from “strip commercial” linear business districts to business areas characterized by enhanced site planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access, amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall District. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance CA Zone Develop Standards and Analysis City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 5 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT  Use: Office Building Staff Comment: The building is currently used as administrative offices for US Bank. “Offices, general” is an outright permitted use in the CA Zone. No changes to the existing use are proposed.  Density: The minimum density required in the CA Zone is 10.0 dwelling units per net acre. The maximum density permitted is 60 dwelling units per net acre in the City Center and Highlands Community Planning Areas and 30 dwelling units per net acre in the East Plateau and Kennydale Community Planning Areas. Net density is calculated after the deduction of sensitive areas, areas intended for public right-of- way, and private access easements. Staff Comment: NA; no dwelling units are proposed as part of this proposal.  Lot Dimensions: The minimum lot size required in the CA Zone is 5,000 sq. ft. There are no minimum lot width or depth requirements. Staff Comment: NA; no changes to lot dimensions are proposed.  Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. A maximum front yard setback of 20 ft. is required. The minimum side yard along a street setback is 15 ft. The mi nimum setback may be reduced to 0 ft. through the site plan review process, provided blank walls are not located within the reduced setback. The maximum side yard along a street setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 ft. if the lot abuts or is adjacent to a lot zoned residential. Staff Comment: The proposed addition is setback 93 feet from the front property line. The CA Zone permits a maximum front yard setback of 20 feet. The applicant is requesting a minor modification to an approved site plan (approved April 25, 1990, by the City of Renton). Pursuant to RMC 4-2-120C.15, the maximum setback may be modified through the site plan review if the applicant can demonstrate that the proposal: Orients development to the pedestrian through such measures as providing pedestrian walkways beyond those required by the Renton Municipal Code (RMC), encouraging pedestrian amenities and supporting alternatives to single occupant vehicle (SOV) transportation; creates a low-scale streetscape through such measures as fostering distinctive architecture and mitigating the visual dominance of extensive and unbroken parking along the street front; and promotes safety and visibility through such measures as discouraging the creation of hidden spaces, minimizing conflict between pedestrian and traffic, and ensuring adequate setbacks to accommodate required parking and/or access that could not be provided otherwise. The US Bank development is oriented to the pedestrian via an existing pedestrian walkways leading from the building entrance to the public street. The existing pedestrian walkways and sidewalks encourage walking and support alternatives to single occupant vehicle transportation. The proposed addition creates a low-scale streetscape by fostering distinctive architecture that includes design elements, such as modulation changes, accentuated cornices, new landscaping, and decorative patina green metal panels set in a storefront system on the addition’s north facade. These design features mitigate the visual dominance of parking along the street front. The project proposal promotes safety and visibility by including decorative lights on all three facades of the new addition, in addition to the existing parking lot City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 6 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT lights that illuminate the site and minimize conflict between pedestrians and traffic. A proposed front yard setback of 93 feet for the new addition is adequate to accommodate existing parking and access. Therefore, the proposal meets all three criteria per RMC 4-2-120C.15 for approval of modified front yard setbacks.  Building Standards: The CA Zone has a maximum building coverage 65% of total lot area or 75% if parking is provided within the building or within an on-site parking garage. The maximum building height permitted is 50 ft., except 60 ft. if the ground floor of the building is in commercial use. Staff Comment: The subject site is 134,074 sf. The proposed addition would enlarge the building’s footprint from 28,065 square feet to 30,738 square feet. The proposed building coverage would be 23%, which meets the maximum required building coverage standard. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of-way areas shall be landscaped unless otherwise determined by the Administrator. All surface parking lots shall have perimeter landscaping and interior parking lot landscaping meeting the standards of RMC 4-4-070. Staff Comment: Compliance with landscaping standards is required for all new buildings or remodels of a structure that requires improvement equal to or greater than fifty percent (50%) of the assessed property valuation. The project proposal does not exceed fifty percent (50%) of the assessed property valuation. No new parking stalls are proposed with this development that would trigger compliance with parking landscaping regulations. The proposal includes new landscape planter strips along the north and east sides of the building expansion. However, the existing landscaping includes screening around the existing water vault near the northwest corner of the building, which is consistent with the screening regulations of RMC 4- 4-095. This landscaping has been eliminated with the new proposed landscaping (Exhibit 5). Therefore, staff recommends as a condition of approval that the applicant submit a revised landscape plan with the building permit application that includes additional landscape screening around the water vault, and does not conflict with the new relocated fire department connection. This change will ensure that the utility screening landscaping remains in compliance with the code as it currently does today.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations require the retention of 10 percent of trees in a commercial development. Significant trees shall be retained in the following priority order: Priority One: Landmark trees; significant trees that form a continuous canopy; significant trees on slopes greater than twenty percent (20%); Significant trees adjacent to critical areas and their associated buffers; and Significant trees over sixty feet (60') in height or greater than eighteen inches ( 18") caliper. City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 7 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT 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 (Exhibit 8) prepared by A&M Tree Service NW, Inc. (dated March 13, 2017) with the application. The site is approximately 3.08 acres. The proposed addition is located on the northern most portion of the site. The report identifies 5 significant trees within the parking lot landscaping that will be impacted by the proposal, including three Acer trees and two Cedar Deodar trees. The arborist recommends removing two Acer trees (6.5 and 10.5 caliper inches) which are directly in the area of construction. The other three trees are proposed to be retained. The arborist recommends pruning and monitoring the three retained trees. The proposal is compliant with the minimum ten percent (10%) tree retention standard. In addition to the five trees, there are a total of 8 rhododendron shrubs and two Hollywood Junipers located within the project vicinity. Two of the rhododendrons are proposed to be retained in their existing locations, five are proposed to be transplanted and incorporated in the new landscaping, and one is proposed for removal. The two Hollywood Junipers are proposed to be transplanted. Other shrubs located in the construction area are proposed for removal. The proposal includes new landscape planter strips along the north and east sides of the building expansion. During construction, trees required to be retained (i.e., protected trees) would be required to comply with the tree protection measures during construction (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 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.  Vehicular Access: A connection shall be provided for site-to-site vehicle access ways, where topographically feasible, to allow a smooth flow of traffic across abutting CA lots without the need to use a street. Access may comprise the aisle between rows of parking stalls, but is not allowed between a building and a public street. Staff Comment: The site continues to provide internal vehicle connectivity to the neighboring site to the north, as currently existing. No changes to vehicle access are proposed.  Parking: Parking regulations require that a minimum… Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8 ½ feet by 16 feet. City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 8 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT Staff Comment: The project site currently has a surface parking lot with 176 parking stalls. The proposed addition would result in the removal of 26 parking stalls, resulting in a total of 150 remaining parking spaces. Currently the property exceeds the maximum parking spaces permitted (126 parking spaces) for the use. Therefore, the proposed addition and elimination of 26 parking spaces increases the conformity with the parking regulations.  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: NA; no changes to fencing or retaining walls is proposed with this proposal. 17. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions of approval are complied with:  Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or independent review, conditions of approval for developments may include buffers and/or setbacks from buffers. A standard 15-foot building setback is required for all structures from Protected Slope areas. A 50-foot buffer and 15-foot building setback are required from Very High Landslide Hazard Areas. Staff Comment: A geotechnical report (Exhibit 6), dated April 17, 2017, completed by Terra Associates, Inc. was submitted with the application. The report discusses the soil and groundwater characteristics of the site as well as the seismic hazards and provides recommendations for project design and construction. The proposed addition is 2,673 SF in size. The extent of disturbance is approximately 6,236 SF. Less than 250 cubic yards of excavation and grading of site soils is proposed to prepare the building addition for its foundation. No fill dirt is expected as part of this project. According to the report, the existing surface grades are relatively flat. The soils observed in the test boring consisted of approximately 9.5 feet of fill overlying native lacustrine and alluvial deposits. Groundwater was observed in the test boring below a depth of approximately 12 feet. All of the soil samples collected below a depth of 12 feet were wet. Since the field work occurred on April 1st, it is expected that the observed groundwater level is representative of the seasonal high. The project site contains high seismic hazards. A liquefaction analysis was completed as part of the study. The results of the analysis indicate that soil liquefaction could occur during the design earthquake event. The analysis further indicated that liquefaction could result in total settlements of three inches, one- half of which would likely be differential in nature. The study indicated that this amount of settlement would not structurally impair the building but would likely result in cosmetic damage to the structure. The study provides recommendations to prevent or reduce cosmetic damage related to liquefaction induced settlements. City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 9 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT  Wetlands: The applicant submitted a Critical Areas Determination Report (Exhibit 14) prepared by Wetland Resources, Inc. (dated May 15, 2017) prior to land use permit application. The purpose of the report was to determine that the proposal was exempt from required wetland buffer setbacks due to lawfully created, pre- existing substantial existing improvements between the proposed addition and the critical area, per RMC 4-3-050B.1.g. The subject parcel is entirely developed, primarily with an existing office building and associated concrete-paved impervious surfaces (driveways, parking stalls, and walkways). According to the report, no wetlands, streams, lakes, or critical wildlife habitat are present on the subject parcel. A Category III wetland (identified as Wetland A) is located off-site to the east of the subject parcel. The report states that the extent of the proposed retained width of the existing impervious parking lot driveway (60-foot-total width of concrete between Wetland A and the closest point of the proposed building addition) and the 6-inch high vertical curb will serve as a barrier separating Wetland A from the project site on the subject upland property. The report concludes that the delivery of all functions from the subject upland building addition project site area to Wetland A will be prevented by the intervening improvements proposed to be retained between the proposed building expansion and Wetland A. Therefore, the applicant received an administrative determination that the project is exempt from the required wetland buffer setbacks, due to the existing separation from the wetland by pre- existing, intervening, and lawfully created substantial existing improvements, per RMC 4-3-050B.1.g. 18. Modification to an Approved Site Plan Analysis: The applicant is requesting a modification to an approved site plan (approved April 25, 1990, by the City of Renton). The proposal satisfies 3 of the 3 criteria listed in RMC 4-9-200H.2 for approval of modifications to an approved Site Plan. Therefore, staff is recommending approval of the requested modification. Criteria Met Criteria  a. Involve more than a ten percent (10%) increase in area or scale of the development in the approved plan; or Staff Comment: The above site plan modification request would not involve more than a 10 percent (10%) increase in area or scale of the development or change the boundaries of the original approved plan as the project would not extend beyond the original site boundaries of 30,994 square feet or scope of the originally approved site plan. The project would not have a greater impact on the environment and/or public facilities than the original approved plan.  b. Have a significantly greater impact on the environment and/or public facilities than the approved plan; or Staff Comment: See comments under criterion ‘a’.  c. Change the boundaries of the originally approved plan. Staff Comment: See comments under criterion ‘a’. 19. Urban Design Modification Analysis: The applicant is requesting a modification from the “Ground Level Details” section of RMC 4-3-100 in order to eliminate the requirement for transparent windows and/or doors on facades visible to the public. The proposal is compliant with the following modification City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 10 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT criteria, pursuant to RMC 4-3-100F, if all conditions of approval are met. Therefore, staff is recommending approval of the requested modification, subject to conditions as noted below: Compliance Modification Criteria and Analysis  a. The project as a whole meets the intent of the minimum standards and guidelines in subsections E1, E2, E3, E4, E5, E6, and E7 of the design regulations. Staff Comment: The applicant is requesting (Exhibit 11) an Urban Design modification from the “Ground Level Details” section of RMC 4-3-100 for transparent window/door standards. The proposed 2,673 square foot 2-bay garage addition (Exhibit 10) to the existing 28,065 square foot office building fronts East Valley Road to the west and Route 167 to the east. The applicant is requesting a modification from the design standard that requires fifty percent transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground on any façade visible to the public. The applicant intends to meet the guidelines of the design code by using a number of design elements that enhance the development, including: modulation changes on the north façade, and an offset of the addition from the existing structure on both the east and west facades; a stepped, extended parapet with cornice that is capped with coping proposed along the entirety of the top edge of each of the addition’s three facades, along with accentuated cornices capped with coping of the corners of each of the facade’s walls; new landscape strips along the addition’s north and east facades; decorative patina green metal panels set in a storefront system on the addition’s north facade to simulate windows; and a 12-inch-high, metal channel header above each of the two garage doors on the west façade, painted to match the patina green of the proposed faux window panels. The combination of these architectural features enhance the design and meet the intent and guidelines of the urban design regulations by creating visual interest, eliminating the appearance of blank walls, and enhancing the pedestrian environment on the abutting street. Therefore, the modification will not have a detrimental effect on nearby properties or the City as a whole.  b. The requested modification meets the intent and guidelines of the applicable design standard. Staff Comment: See comments under criterion ‘a’.  c. The modification will not have a detrimental effect on nearby properties and the City as a whole. Staff Comment: See comments under criterion ‘a’.  d. The deviation manifests high quality design. Staff Comment: See comments under criterion ‘a’.  f. The modification will enhance the pedestrian environment on the abutting and/or adjacent streets and/or pathways. Staff Comment: See comments under criterion ‘a’. 20. Street Modification Analysis: All frontage roads are required to meet street standards pursuant to RMC 4-6-060. The applicant is requesting a street modification, from RMC 4 -6-060, in order to reduce the City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 11 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT required dedication and improvements required along East Valley Road. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250. Therefore, staff recommends approval of the requested street modification: Compliance Street Modification Criteria and Analysis  a. Substantially implements the policy direction of the policies and objectives of the Comprehensive Plan Land Use Element and the Community Design Element and the proposed modification is the minimum adjustment necessary to implement these policies and objectives. Staff Comment: See FOF 15, Comprehensive Plan Compliance.  b. Will meet the objectives and safety, function, appearance, environmental protection and maintainability intended by the Code requirements, based upon sound engineering judgment. Staff Comment: The purpose of the City’s street standards is to establish design standards and development requirements for street improvements to ensure reasonable and safe access to public and private properties. East Valley Road: East Valley Road is a north-south two-way collector street abutting the project site to the east. Along the project frontage, the roadway includes two southbound lanes, one northbound lane, and a center two-way left-turn lane. Curbs, gutters and sidewalks exist on both sides of the street and landscaping is located on the west side of the street within the right-of-way. The existing right-of-way width is estimated at approximately 75 feet. The proposal is required to dedicate 11 feet according to the City’s Complete Street Standards which includes an 8 foot parking lane, 0.5 foot curb and gutter, an 8 foot wide landscaped planter, 8 foot wide sidewalk, and 2 foot back of sidewalk. The applicant has requested a modification in order to eliminate the need for dedication and maintain the existing curb, gutter, sidewalk (6-foot wide), and landscaping (11 feet in width) on the east side of the street. The Transportation Department has concluded that the existing right-of-way width is sufficient. The modified right-of-way would meet the objective of a safe walkable environment. The improvements would allow for a planting strip of sufficient size. There are no identified adverse impacts from the requested modification to provide a reduced right of way. Staff recommends approval of the modification to allow the existing East Valley Road right-of-way width to remain as is.  c. Will not be injurious to other property(ies) in the vicinity. Staff Comment: The proposed reduction in the right-of-way is not anticipated to be injurious to other properties within the vicinity of the site.  d. Conforms to the intent and purpose of the Code. Staff Comment: See comments under criterion ‘b’.  e. Can be shown to be justified and required for the use and situation intended; and Staff Comment: See comments under criterion ‘b’.  f. Will not create adverse impacts to other property(ies) in the vicinity . Staff Comment: See comments under criterion ‘c’. City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 12 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT 21. Availability and Impact on Public Services: Compliance Availability and Impact on Public Services Analysis  Police and Fire: Police and Renton Fire Authority staff indicated that sufficient resources exist to furnish services to the proposed development; subject to the condition that the applicant provides Code required improvements and fees.  Storm Water: An adequate drainage system shall be provided for the proper drainage of all surface water. Staff Comment: A Storm Drainage Report, prepared by Ted Dimof, PE, (dated May 18, 2017) (Exhibit 7) was submitted with the project application. The proposal includes replacement of an existing parking lot area with 2,673 square feet of expanded building footprint. The parcel is 3.08 acres while the project limits are restricted to an area of approximately 6,236 square feet, including the concrete surface replaced specifically for the water main relocation. The proposed project would result in a net addition of 650 square feet of impervious surface. According to the report, the proposed building addition would have a negligible effect on the existing drainage patterns. The existing project area drains to catch basins in the private parking lot to the southwest and southeast of the project area across relatively flat slopes. These catch basins tie into an existing on-site detention and water quality system that includes Lots 1 and 2 directly to the north. This on-site storm drainage system connects and drains into a public storm main in East Valley Road from Lot 2. The existing site area surface runoff is collected in two existing on-site catch basins and eventually routed to the public system in East Valley Road. The project would not change the existing discharge location. Drainage from the new roof is proposed to tie directly into the detention system via a perforated pipe connection. The remaining replaced driveway surfaces would drain to their respective, existing on-site catch basins. No changes are proposed to the existing stormwater conveyance system. A revised drainage report complying with the 2017 City of Renton Surface Water Manual and City Amendments is required. Based on the City’s flow control map, the site falls within the Peak Rate Flow Control Standard area matching Existing Site Conditions and is within the Black River Drainage Basin. The drainage report submitted with the construction permit application shall be updated to describe how it complies with each section of the manual and show all calculations.  Water: Water service is provided by the City of Renton. Water service is from the 196 zone, static pressure is about 76 psi at ground elevation of 16 feet. There is an existing 1.5-inch domestic meter and a 1.5-inch landscape meter. The project is showing approximately 80 feet of 10-inch water main relocation around the proposed building expansion. The project will need a partial release of the existing easement and the dedication of a new easement for the relocated water line.  Sanitary Sewer: Sewer service is provided by City of Renton. There is an existing 8- inch wastewater main located in East Valley Rd (see City plan no. S-020006). City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 13 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT I. CONCLUSIONS: 1. The subject site is located in the Employment Area (EA) 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 Arterial (CA) 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 US Bank Expansion meets the five (5) modification criteria for Urban Design Regulations as specified in RMC 4-3-100F, see FOF 19. 4. The proposed US Bank Expansion complies with the Critical Areas Regulations provided the applicant complies with City Code and conditions of approval, see FOF 17. 5. The proposed US Bank Expansion meets the six (6) modification criteria for street standards as specified in RMC 4-9-250, see FOF 20. 6. The proposed US Bank Expansion meets the three (3) modification criteria for a minor modification to an approved Site Plan as specified in RMC 4-9-200H.2, see FOF 18. 7. There are adequate public services and facilities to accommodate the proposed US Bank Expansion, see FOF 21. J. DECISION: The US Bank Expansion Modifications, File No. LUA17-000324, is approved and is subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non- Significance Mitigated, dated June 26, 2017. 2. The applicant shall submit a revised landscape plan for review and approval by the Current Planning Project Manager that includes additional landscape screening around the water vault, and does not conflict with the new relocated fire department connection, prior to building permit issuance. DATE OF DECISION ON LAND USE ACTION: SIGNATURE: Jennifer Henning, Planning Director Date TRANSMITTED this 30th day of June, 2017 to the Owner/Applicant/Contact: Owner: Applicant/Contact: Strada Da Valle LLC 5050 1st Ave S, Suite 102, Seattle, WA 98134 David Halinen, Halinen Law 1019 Regents Blvd. Ste. 202, Fircrest, WA 98466 TRANSMITTED this 30th day of June, 2017 to the following: Chip Vincent, CED Administrator Brianne Bannwarth, Development Engineering Manager Lillian Watson, Property Services Vanessa Dolbee, Current Planning Manager Fire Marshal City of Renton Department of Community & Economic Development Administrative Report & Decision US BANK EXPANSION LUA17-000324, ECF, MOD, MOD, MOD June 30, 2017 Page 14 of 14 US BANK EXPANSION_LUA17000324_MODIFICATIONS STAFF REPORT K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION: The administrative land use decision will become final if the decision is not appealed within 14 days of the decision date. APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing Examiner on or before 5:00 PM on July 14, 2017. An appeal of the decision must be filed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, (425) 430-6510. EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year extension may be requested pursuant to RMC 4-9-250. RECONSIDERATION: Within 14-days of the decision date, any party may request that the decision be reopened by the approval body. The approval body may modify his decision if material evidence not readily discoverable prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal within the 14-day appeal time frame. THE APPEARANCE OF FAIRNESS DOCTRINE: Provides that no ex parte (private one-on-one) communications may occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the Hearing Examiner as well. All communications after the decision/approval date must be made in writing through the Hearing Examiner. All communications are public record and this permits all interested parties to know the contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of this doctrine could result in the invalidation of the appeal by the Court.