HomeMy WebLinkAboutSR_Report_HEX_Weatherly_Inn_wExhibits_180731.pdfDEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_Report_HEX_Weatherly_Inn
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: July 31, 2018
Project Name: Weatherly Inn
Owner: JCR Development, 2835 82nd Ave SE, St. S-1, Mercer Island, WA 98040
Applicant/Contact: Frank Durocher, RJ Development, 401 Central St SE, Olympia, WA 98501
Project File Number: PR18-000010
Land Use File Number: LUA18-000011
Project Manager: Matt Herrera, Senior Planner
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review and one modification
for a proposed assisted living and memory care facility located at the 4500 block of
Talbot Rd S. The subject property is comprised of two vacant lots totaling 4.62 acres.
The proposed three- and four-story building would provide 116 assisted living units
and 19 memory care units. Surface parking is proposed to accommodate 132
vehicles. Access to the site would be provided via driveway from Talbot Rd S at the
intersection of S 45th Pl. The applicant has requested a modification from the
development regulations to construct several sections of the retaining walls to
exceed the 8-foot height limit with proposed heights up to 10.5 feet. The City's
Critical Area Map indicates the site contains Geologically Hazardous Areas.
Project Location: 45XX Talbot Rd S, Renton, WA 98055 (APNs 312305-9067 and 312305-9094)
Site Area: 4.62 acres
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
WEATHERLY INN LUA18-000011,SA-H,MOD
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B. EXHIBITS:
Exhibits 1-19: As shown in the SEPA Environmental Review Report
Exhibit 20 Report to the Hearing Examiner
Exhibit 21 Public Comment Letter with City and Applicant Response
Exhibit 22 Determination of Non-Significance – Mitigated
Exhibit 23 Code Interpretation #131
C. GENERAL INFORMATION:
1. Owner(s) of Record: JCR Development, 2835 82nd Ave SE, St. S-1,
Mercer Island, WA 98040
2. Zoning Classification: Commercial Office (CO) and Residential-1 (R-1)
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU) and Residential Low
Density (RLD)
4. Existing Site Use: Vacant
5. Critical Areas: Geological Hazardous Areas
6. Neighborhood Characteristics:
a. North: Convalescent Center / CO Zone
b. East: General Office / CO zone
c. South: Multifamily Residential / R-14 zone
d. West: Vacant / R-1 zone
7. Site Area: 4.62 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 3268 12/13/1978
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 12-inch water main
located in Talbot Road South that can deliver a maximum total flow capacity of 4,200 gallons per
minute. Additionally there is an existing 10-inch water main located in Morris Ave S within the
abutting property to the south, which is stubbed to the edge of the property line that can deliver a
maximum total flow capacity of 1,900 gallons per minute.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing 8-inch sewer main in
Talbot Road S.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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c. Surface/Storm Water: The existing property does not contain stormwater facilities. There are
stormwater mains located in Talbot Road S.
2. Streets: Talbot Road South is a Collector Arterial Street with an existing right of way (ROW) width of 89
feet as measured via the King County Assessor’s Map. There is currently a 5-ft wide sidewalk along the
property’s frontage.
3. Fire Protection: Renton Regional 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 4-2-120B: Development Standards for Commercial Zoning Designations
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide 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 Alternatives
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 January
5, 2018 and determined the application complete on January 11, 2018. The application was placed on
hold January 25, March 21, and April 25 to request additional information and/or clarification from the
applicant. The project complies with the 120-day review period.
2. The project site is two vacant properties located at 45XX Talbot Road South (APNs 312305-9094 and
312305-9067). The site is located on the east side of Talbot Rd S at the intersection of S 45th Pl.
3. The project site is currently undeveloped and forested.
4. Access to the site would be provided via a new driveway aligned with S 45th Pl. A portion of the driveway
would be located on the northern abutting property (4512 Talbot Rd S) within an existing shared driveway
easement.
5. The site that is proposed to be developed is located within the Commercial Mixed Use Comprehensive
Plan land use designation. The eastern portion of the property is located within the Residential Low
Density Comprehensive Plan land use designation. However, this portion of the property will remain
undeveloped.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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6. The site that is proposed to be developed is located within the Commercial Office (CO) zoning
classification. The eastern portion of the property is located within the Residential-1 (R-1) zoning
classification, but will remain undeveloped.
7. There are approximately 306 trees (252 significant trees) located onsite, of which the applicant is
proposing to retain a total of 43 significant trees.
8. The site is mapped with Geologically Hazardous Areas, specifically sensitive slopes and protected slopes
with potential landslide and erosion hazards.
9. Approximately 30,000 cubic yards of material would be cut onsite and approximately 5,000 cubic yards
of fill is proposed to be brought into the site if onsite cut material is unsuitable to be used as structural
fill.
10. The applicant is proposing to begin construction in 2018 or 2019 with approximately 15 months of
contruction.
11. Staff received one public comment letter, to which the City and applicant provided written responses
(Exhibit 21). To address public comments the following report contains analysis related to parking,
transportation, retaining wall heights, and drainage.
12. No other public or agency comments were received.
13. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
June 11, 2018 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for the Weatherly Inn proposal (Exhibit 22). The DNS-M included three (3) mitigation
measures. A 14-day appeal period commenced on June 15, 2018 and ended on June 29, 2018. No appeals
of the threshold determination were filed.
14. 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:
1. The project shall comply with the recommendations of the geotechnical report, prepared by Earth
Solutions NW dated August 3, 2017, and future addenda.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the geotechnical report(s). The geotechnical engineer shall submit a
sealed letter stating that he/she has reviewed the construction and building permit plans and in their
opinion the plans and specifications meet the intent of the report(s).
3. A minimum of one (1) skilled nursing staff member shall be on the premises at all times in order to
provide onsite services to the residents and reduce the amount of unnecessary non-emergency calls
made to the Renton Regional Fire Authority.
15. 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.
16. Comprehensive Plan Compliance: The site proposed for development is designated Commercial Mixed
Use (CMU) on the City’s Comprehensive Plan Map. These areas contain established commercial and office
areas near principal arterials. The designation allows residential uses as part of mixed-use developments,
and supports new office and commercial development that is more intensive than what exists to create
a vibrant district and increased employment opportunities. The intention of the 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 development standards if all conditions of approval
are met:
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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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 (emphasis added).
Policy L-29: Minimize erosion and sedimentation in and near sensitive areas by
requiring appropriate construction techniques and resource practices, such as low
impact development.
Policy L-33: Emphasize the use of open ponding and detention, vegetated swales, rain
gardens, clean roof run-off, right-of-way landscape strips, open space, and stormwater
management techniques that mimic natural systems, maximize water quality and
infiltration where appropriate, and which will not endanger groundwater quality.
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-49: Address privacy and quality of life for existing residents by considering
scale and context in infill project design.
Policy L-51: Respond to specific site conditions such as topography, natural features,
and solar access to encourage energy savings and recognize the unique features of the
site through the design of subdivisions and new buildings.
Policy L-52: Include human scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernable edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
Policy L-57: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and which provide for respite, recreation, and sun/shade.
Policy L-58: Provide complete streets along arterials and arranged as an
interconnecting network or grid. Locate planter strips between the curb and the
sidewalk in order to provide separation between cars and pedestrians. Discourage
dead-end streets and cul-de-sacs.
17. 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 4-2-120B, if all conditions of approval are met:
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
WEATHERLY INN LUA18-000011,SA-H,MOD
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Compliance CO Zone Develop Standards and Analysis
Use: Assisted Living and Convalescent Center
Staff Comment: The applicant proposes to provide an assisted living and memory care
(convalescent center) facility. RMC 4-2-060 Zoning Use Table allows assisted living
facilities and convalescent centers in the CO zone subject to RMC 4-2-080A.40
(Condition #40) which states: Specified use(s) are permitted when located within the
Commercial and Mixed Use (CMU) land use designation. Additionally, Administrative
Code Interpretation #CI-131 clarifies that assisted living facilities and convalescent
centers within the CMU land use designation must be within the boundaries of I-405,
SR167, and SR515. The subject property meets both requirements of the condition.
Density: 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: Pursuant to Administrative Code Interpretation #CI-131 (Exhibit 23),
minimum density requirements do not apply to assisted living facilities. The 116 assisted
living units would result in 25 dwelling units per net acre, which is below the 150 unit
maximum.
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: The subject property is approximately 202,476 square feet, which
exceeds the 25,000 square foot minimum.
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 building is approximately 45 feet in height, therefore it would
require a 20-foot setback from Talbot Road S. As shown on the site plan (Exhibit 4), the
building is setback approximately 127 feet, which exceeds the minimum requirement of
20 feet. The property abutting south of the site is zoned residential, therefore a 15-foot
side yard setback is required. The principal building is setback approximately 27 feet
from the southern property line and the accessory recreation building is setback
approximately 17 feet from the southern property line, which exceeds the minimum
requirement of 15 feet.
Building Standards: The maximum lot coverage requirements for buildings in the CO
zone is 65 percent (65%) of the total lot area or 75 percent (75%) is parking is provided
within the building or within a parking garage. The maximum building height permitted
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Compliant if
condition of
approval is
met
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 proposed site plan (Exhibit 4), the lot coverage for the
site is approximately 22 percent (22%), which includes the principal structure and
accessory recreation building. The proposed lot coverage is less than the 65 percent
(65%) maximum.
The maximum height of the building is limited to 20 feet more than the maximum height
of the neighboring R-14 residential zone. The R-14 zone allows a maximum wall plate
height of 24 feet. Roofs with a pitch equal to or greater than 4:12 may project an
additional 6 vertical feet from the maximum wall plate height resulting in a maximum
roof height of 30 feet. Therefore, the maximum roof height for the proposed
development is 50 feet, or 20 feet more than the R-14 zone as provided above.
The proposed building elevations (Exhibit 7) provides illustrations of a three- and four-
story structure that maintains a consistent roof height, but gains the additional story
by following the finished grade contour as it slopes downward to the west. A height of
37 feet is shown from the grade plan to the wall plate. The roof (pitched at 4:12) extends
approximately 8 feet above the wall plate for a maximum building height of 45 feet.
As shown on the elevation sheet, the proposed wall plate height of 37 feet is below the
maximum wall plate height of 44 feet. The 8-foot 4:12 pitched roof extending from the
wall plate results in a maximum roof height of 45 feet which is lower than the 50-foot
maximum (44’ wall plate and 6’ roof projection).
The height calculation was provided on the elevation sheets without a grade plane
exhibit determining the average grade elevation at each exterior wall. As the site
contains a downward slope from east to west, staff recommends as a condition of
approval that the applicant submits an average grade plane exhibit per RMC 4-11-070
with the building permit application that demonstrates the height of the building is
compliant with the 44-foot maximum wall plate height and 6-foot 4:12 roof projection.
The average grade plane exhibit shall be reviewed and approved by the Current
Planning Project Manager prior to building permit approval.
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. 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 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:
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.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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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 15sf of landscaping
per parking space, 51 and 99 spaces shall provide 25sf of landscaping per parking space,
and 100 or more spaces shall provide 35sf 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').
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.
Staff Comment: The applicant has submitted a conceptual landscape plan (Exhibit 5)
with the land use application. Proposed new plantings include a mix of evergreen and
deciduous trees, shrubs, groundcover, and lawn areas. The applicant will be required to
submit a detailed landscape plan with the building permit submittal that provides
location, size, quantity, planting details, and other applicable items as set forth in the
RMC 4-8-120 submittal requirements.
The applicant has proposed a surface parking area abutting Talbot Rd S and therefore
is subject to the perimeter landscaping requirements. The landscape plan identifies a
15-foot wide landscape screen with trees and groundcover along the Talbot Rd S
frontage. The conceptual plan does not provide verification that the perimeter
landscaping meets the requirements as provided above. Therefore, staff recommends
as a condition of approval that the applicant clearly identify on the detailed landscape
plan submitted with the building permit that the perimeter landscaping screen between
the parking lot and Talbot Rd S contains the minimum rates of trees, shrubs, and
groundcover plantings as identified in RMC 4-4-070H.4. The detailed landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to
building permit approval.
The applicant has proposed 132 spaces within the site’s surface parking lot and
therefore is subject to 4,620 square feet of interior parking lot landscaping (132 spaces
x 35sf landscaping). The conceptual landscape plan provides interior landscaping within
islands and bulbs throughout the surface parking area. The landscape analysis on the
site plan (Exhibit 4) identifies that 14,000 square feet of interior landscaping is provided.
However, the landscape plan does not identify dimensions and square footage of the
interior parking lot planting areas. Therefore, staff recommends as a condition of
approval that the applicant clearly identify on the detailed landscape plan submitted
with the building permit the dimensions of each of the interior parking lot landscaping
areas and that each area contains the minimum rates of trees, shrubs, and groundcover
as identified in RMC 4-4-070H.5. Credit for interior parking lot landscaping will only be
given to those areas meeting the 8-foot by 12-foot minimum requirement. The detailed
landscape plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit approval.
The subject property abuts a residential zone to the south and is therefore subject to
either a 15-foot wide partially sight-obscuring landscape visual barrier or a 10-foot wide
fully site-obscuring landscape visual barrier along the property line. The applicant has
shown a landscape screen along the southern property line ranging between
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approximately 10 and 20 feet. The screen consists mainly of a single row of evergreen
trees and shrubs. It is unclear on the conceptual landscape plan whether the planting
would provide the level of screening of a site obscuring or partially site obscuring screen
that is intended to buffer the abutting residential zone. Therefore, staff recommends as
a condition of approval that the applicant provide a cross-section exhibit with the
detailed landscaping plan that demonstrates that the proposed planting species, rate,
and location will provide the required visual barrier as identified in RMC 4-4-070H.2 and
3. The detailed landscape plan shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
The applicant will be required to construct frontage improvements with the proposed
development along Talbot Rd S. The new frontage will contain an 8-foot wide landscape
planter strip that shall contain street trees and groundcover. The applicant has
identified the planter strip and street tree spacing on the conceptual landscape plan but
does not identify the tree species. Therefore, staff recommends as a condition of
approval that the applicant select a street tree from the City’s Approved Street Tree List
available on the City’s web site for the Talbot Rd S planter strip. Street tree species and
spacing shall be shown on the detailed landscape plan to be submitted with the civil
construction permit and reviewed and approved by the Current Planning Project
Manager.
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 10 percent (10%) 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.
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 subject property is undeveloped and forested. The applicant’s
Arborist Report prepared by American Forest Management, Inc. dated December 4,
2017 (Exhibit 14), indicated the site contains 306 total trees. The subject property
contains primarily native species with a dominant species of willow and cottonwood
with moderate amounts of big leaf maple and Douglas fir. Minor expanses of other
species include red alder, bitter cherry, and cascara.
Onsite reconnaissance and inventory by the arborist found that 54 of the identified 306
significant trees were not viable as they were either dead, terminally diseased, or
dangerous resulting in a total of 252 significant trees to consider when calculating
required tree retention. As shown on the tree retention plan (Exhibit 15), the denser
concentrations of viable trees are located near the street frontage and the relatively
topographically flatter portions of the property. Such areas are obviously the
developable portions of the site. The tree retention plan is overlaid onto the site plan
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(Exhibit 4), which indicates the building footprint, parking lot, and stormwater facility
are proposed within these densely vegetated areas.
Tree retention standards in commercial zones requires a minimum of 10 percent (10%)
of the site’s significant trees to be retained during and post development. Of the 252
viable significant trees, the applicant proposes to retain 43 trees, or 17 percent (17%)
of the site’s significant trees. The retained trees are located on the site’s sensitive slope
area along the eastern portion of the property that would remain undeveloped. Six (6)
of the retained trees qualify as Landmark trees. The applicant has exceeded the
minimum percentage of retained trees and will retain trees within the first priority area.
Trees required to be retained (i.e., protected 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.
Compliant if
condition of
approval is
met
Screening: All onsite 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: The applicant did not provide sufficient details of roof mounted or
surface mounted equipment and/or screening identified for such equipment with the
land use application. Therefore, staff recommends as a condition of approval that the
applicant submit a separate detailed plan set identifying the location and screening
provided for all surface and roof top utility/mechanical equipment with the building
permit application. The plan shall be reviewed and approved by the Current Planning
Project Manager prior to building permit approval.
Compliant if
condition of
approval is
met
Refuse and Recycling: A minimum of one and one-half (1-1/2) square feet per dwelling
unit in multi-family residences shall be provided for recyclables deposit areas, except
where the development is participating in a City-sponsored program in which individual
recycling bins are used for curbside collection. A minimum of three (3) square feet per
dwelling unit shall be provided for refuse deposit areas. A total minimum area of eighty
(80) square feet shall be provided for refuse and recyclables deposit areas.
In office, educational and institutional developments, a minimum of two (2) square feet
per every one thousand (1,000) square feet of building gross floor area shall be
provided for recyclables deposit areas and a minimum of four (4) square feet per one
thousand (1,000) square feet of building gross floor area shall be provided for refuse
deposit areas. A total minimum area of one hundred (100) square feet shall be provided
for recycling and refuse deposit areas.
Staff Comment: The site plan (Exhibit 4) identifies a garbage enclosure located on the
eastern portion of the property and behind the building that is approximately 200
square feet. The residential component of the development contains 116 dwelling units,
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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requiring a minimum of 348 square feet of refuse deposit areas and 174 square feet of
recyclables deposit area. The memory care or institutional component of the
development would require a minimum of 100 square for recycling and refuse deposit
areas. The proposed garbage enclosure does not meet the minimum size requirements
and it is unclear whether the enclosure materials and screening would meet general
requirements. Therefore, staff recommends as a condition of approval that the
applicant submit a revised site plan with the building permit application that provides
at least the minimum required square footage for refuse and recyclables enclosure or
request a formal modification from the refuse and recycling standards prior to building
permit submittal. Additionally, the applicant shall submit a detail sheet that provides
the enclosure materials which are consistent with the architectural design of the
building, contains a minimum 6-foot high screen, and those applicable items as
identified in RMC 4-4-090C. The revised site plan shall be reviewed and approved by the
Current Planning Project Manager prior to building permit approval.
Compliant if
condition of
approval is
met
Parking: Parking regulations require that assisted living facilities provide a minimum
and maximum of one space per residential and dedicated spaces for facility fleet
vehicles. Convalescent centers (memory care) must provide a minimum and maximum
of one space for every two employees plus one for every three beds.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet.
Staff Comment: The applicant’s initial project submittal included a modification request
for a 40 percent (40%) reduction in the amount of minimum required parking for the
site. It was initially indicated by the applicant that 147 parking spaces would be required
to accommodate the assisted living units and memory care and the initial site plan
provided 87 parking spaces. During the public notification period the City received a
public comment letter (Exhibit 21) that raised concerns regarding the reduction in the
amount of parking that was proposed. The City placed the application on-hold and
requested the applicant to prepare parking studies and management demand plans to
justify the reduction. Alternatively, the applicant revised the site plan and provided the
minimum and maximum number of parking spaces required for the assisted living and
memory care use.
The applicant has proposed 132 parking spaces per the following breakdown:
1 space for each of the 116 assisted living units.
5 spaces for 10 employees
10 spaces for 30 memory care beds
1 space for 1 facility vehicle
The proposed vehicle parking for the subject property is located over two separate lots.
In order to ensure the required parking is linked to the Weatherly Inn facility, staff
recommends as a condition of approval that the applicant obtain Lot Combination
approval from the City to remove the interior lot line of the subject property resulting in
a single parcel for the development. The Lot Combination document shall be recorded
with the King County Recorder’s Office prior to the issuance of the principal building’s
Certificate of Occupancy.
The applicant has proposed 90-degree parking with dimensions of 9x20 feet and 24-
foot wide two-way drive aisles. The 90-degree parking also includes 38 compact spaces
(29 percent [28%] of total) with dimensions of 8.5x16 feet. The parking area abutting
Talbot Rd S contains 60-degree parking with dimensions of 9x20 and 17 to 20- foot wide
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one-way drive aisles. The proposed parking space and drive aisle dimensions meet
minimum requirements.
Compliant if
condition of
approval is
met
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 site plan (Exhibit 4) identifies a pedestrian connection from the
facility’s main entrance to the public sidewalk along Talbot Rd S. The connection is
shown to traverse through two driveway aisles within the surface parking lot abutting
Talbot Rd S. Staff recommends as a condition of approval that the applicant submit a
revised site plan with the civil construction permit application that provides delineation
for the portion of the pedestrian access that traverses the surface parking lot. The
delineation shall contrast with the surface parking paving by material and texture such
as stamped concrete, pavers, or comparable materials. The revised site plan shall be
reviewed and approved by the Current Planning Project Manager prior to civil
construction permit approval.
Compliant if
conditions of
approval is
met
See FOF 21
Modification
Analysis
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: The site plan (Exhibit 4) identifies a fence along portions of the northern
and southern property line. The front property line along the Talbot Rd S is also shown
to have a fence and the driveway appears to contain a gated entrance. To clarify if the
proposed fence and gate meet height standards and complement the proposed
development, staff recommends as a condition of approval that the applicant submit a
fence detail sheet as an exhibit to the detailed landscape plan with the building permit
application. The detail sheet shall identify the height and materials for the proposed
fence and gate and comply with RMC 4-4-080E.
As the site slopes from east to west, the applicant has proposed a series of terraced
retaining walls along the southern and western portion of the developed property and
a single retaining wall along the northern portion of the developed property to
accommodate the building pad, parking lot, and exterior amenities. A majority of the
retaining wall height is 6 feet and under, which is compliant with the 8-foot high
maximum. The applicant has proposed a modification to the maximum retaining wall
height and terrace width for portions of the walls along the southern terrace abutting
the building where walls are proposed between 9 and 9.5 feet. Due to the redesign of
the site to accommodate the additional parking spaces (see Parking), a 90-linear foot
section of the single tier retaining wall along the northern border was increased to
heights between 9 and 10.5 feet. See FOF 21 for the retaining wall modification analysis
and conditions.
18. 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.
19. 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 met.
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Compliant if
conditions of
approval are
met
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: The City COR mapping system indicates regulated slopes with potential
landslide and erosion hazards on the eastern portion of the property.
According to the applicant’s geotechnical report, prepared by Earth Solutions NW dated
August 3, 2017 (Exhibit 9), the subject property maintains a general gradient of 30
percent (30%) on the eastern portion of the site while the central and western areas
contain approximately 10 percent (10%) gradients. The report identifies the eastern
portion of the site containing sensitive slopes per the critical areas regulations definition
of average slopes between 25 and 40 percent (25-40%). Isolated areas of the slope were
identified as meeting the protected slope definition of 40 percent (40%) over a vertical
rise of 15 feet. The eastern portion of the site was also identified as meeting the criteria
for a medium landslide hazard as the slopes are between 15 and 40 percent (15-40%)
and underlain by glacially consolidated deposits. The applicant does not propose any
improvements within the protected slope area as much of the steeper grades along the
eastern portion of the site will remain undeveloped. The geotechnical report does not
recommend any buffers or setbacks for the sensitive or medium landslide areas,
provided the applicant follows the recommendations of the report.
The City’s Critical Areas Regulations requires Native Growth Protection Areas be
instituted for protected slopes and their associated buffers and high landslide hazard
areas and their buffers. Therefore, staff recommends as a condition of approval that
the applicant prepare a topographic survey that clearly delineates those areas meeting
the protected slope and high landslide criteria along with their associated buffers and
setbacks and establish a protective easement per RMC 4-3-050G.3.e.iii. The protective
easement language shall be reviewed and approved by the Current Planning Project
prior to recording the document with the King County Recorder’s Office. The document
shall be recorded prior to Certificate of Occupancy for the principal building.
The geotechnical report states development is feasible on the subject property provided
geotechnical considerations associated with the development include foundation
support, maintaining slope stability, slab-on-grade subgrade support, and the
suitability of using onsite soils as structural fill. The structure may be constructed in
conventional continuous and spread footing foundations. The report provides
additional recommendations for site preparation and earthwork, temporary erosion
control, stripping, excavations and slopes, imported soils, subgrade preparation,
structural fill, and retaining walls. Due to the findings from the onsite geotechnical
reconnaissance and recommendations by the applicant’s geotechnical engineer, the
City’s Environmental Review Committee issued a DNS-M for the proposal with the
following two mitigation measures as they relate to the geotechnical aspects of the
project:
1. The project shall comply with the recommendations of the geotechnical report,
prepared by Earth Solutions NW dated August 3, 2017, and future addenda; and
2. The applicant’s geotechnical engineer shall review the project’s construction and
building permit plans to verify compliance with the geotechnical report(s). The
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geotechnical engineer shall submit a sealed letter stating that he/she has
reviewed the construction and building permit plans and in their opinion the plans
and specifications meet the intent of the report(s).
Staff recommends that the DNS-M mitigation measures be incorporated as conditions
of the site plan approval.
20. Site Plan Review: Pursuant to RMC 4-9-200B, Site Plan Review is required for development in the
Commercial Office (CO) zoning classification when it 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 4-9-200E.3 the
following table contains project elements intended to comply with level of detail needed for both the
Master and Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and consistency.
Staff Comment: See previous discussion under FOF 16, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 17, Zoning Development Standard
Compliance.
N/A
c. Design Regulation Compliance and Consistency.
Staff Comment: Per RMC 4-2-120B; Special Development Standards, the proposal does
not require Design District D compliance and consistency as it is not a mixed use project.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
Compliant if
conditions of
approval are
met
e. Offsite Impacts.
Structures: Restricting overscale structures and overconcentration of
development on a particular portion of the site.
Staff Comment: The proposed building is restricted in height as the project site
abuts a residential zone. This has resulted in the applicant designing the
building with a 37-foot wall plate height and 8-foot pitched roof.
The proposed building is an L-shaped structure located within the center of the
property with undeveloped area along the eastern portion of the property with
parking and landscaping on the western portion of the property. The height and
pitched roof of building is proportionate with the abutting multi-family
residential property to the south.
The proposed building’s south elevation (Exhibit 7) directly abuts the
neighboring residential zone currently comprised of owner-occupied
townhome-style development. As proposed, the south elevation is
approximately 300 feet in length and currently provides nominal articulation
and architectural interest as compared to the building’s north and west
elevations. This elevation’s length and absence of architectural features
contributes to a monotonous façade and perception that the building’s bulk and
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scale is inconsistent with the residential development to the south. Therefore,
staff recommends as a condition of approval that the applicant submit a revised
south elevation sheet with the building permit application that provides
exterior building material articulation on the south elevation comparable to the
Talbot Rd West and North Elevation – Area 2 elevations as provided on Sheet
A3.0 of Exhibit 7. The revised elevation sheet shall be reviewed and approved
by the Current Planning Project Manager prior to building permit approval.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The applicant would provide a new 8-foot wide sidewalk along
Talbot Rd S and an accessible pedestrian connection from the new sidewalk to
the building’s entrance.
Loading and Storage Areas: Locating, designing and screening storage areas,
utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties.
Staff Comment: The loading and service areas are located on the eastern
portion of the property shielded from view by the building and surrounding
vegetation.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: No identified views would be obstructed by the proposed
development.
Landscaping: Using landscaping to provide transitions between development
and surrounding properties to reduce noise and glare, maintain privacy, and
generally enhance the appearance of the project.
Staff Comment: See discussion under FOF 17, Zoning Development Standard:
Landscaping. The applicant has proposed adequate width for required
landscaping along the street frontage, southern property line, and planter strip.
Recommended conditions of approval will ensure the planting will provide the
appropriate transitions, reduce noise and glare, maintain privacy, and enhance
the project. Recommended conditions of approval related to the internal lot
landscaping and retaining wall terraces will also enhance the project.
The applicant has also proposed landscaping along the perimeters of the
northern portion of the property that will enhance the appearance and provide
privacy to the subject property and neighboring properties.
Lighting: Designing and/or placing exterior lighting and glazing in order to avoid
excessive brightness or glare to adjacent properties and streets.
Staff Comment: A lighting plan was not provided with the application;
therefore, staff recommends as a condition of approval that a lighting plan be
submitted with the building permit application. The lighting plan shall be
reviewed and approved by the Current Planning Project Manager prior to
building permit approval.
f. Onsite Impacts.
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Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: The building is located within the center of the property
separated by Talbot Rd S with a surface parking lot and the eastern portion of
the property remaining undeveloped. As noted previously, the structure is
limited in height due to the abutting residential zone. Landscaping and the
building location within the center of the property will result in privacy and
noise reduction for the residents of the project.
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: No views are anticipated to be obstructed due to the proposed
building. Proposed amenities for residents are located on the south portion of
the property, which allows for maximum solar exposure.
Natural Features: Protection of the natural landscape by retaining existing
vegetation and soils, using topography to reduce undue cutting and filling, and
limiting impervious surfaces.
Staff Comment: The applicant proposes to leave the eastern portion of the site
undeveloped. The eastern portion contains steep slopes and potential landslide
hazards. Mature vegetation and significant trees will be retained and protected
in this undeveloped area.
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 20, Zoning Development Standard: Landscaping. The
applicant will provide landscaping within the interior parking lot and the
recommended conditions of approval will ensure adequate plantings are
provided. Wheel stops are provided where shrubs and trees are abutting. The
applicant will also provide landscaping within exterior amenity areas located
on the southeast portion of the property and interior courtyards.
Compliant if
conditions of
approval are
met
g. Access
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress
and egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The site’s only access is at Talbot Rd S. The applicant has
proposed a 30-foot wide driveway that is also shared via access easement with
the neighboring property. This access could also be utilized by the adjacent
property owner in the future should that property redevelop.
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.
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Staff Comment: The applicant has provided pedestrian circulation areas around
the building and a connection to the street. Vehicle aisle ways and parking
spaces meet dimensional requirements. The parking lot contains one-way and
two-way aisle width and parking stall layout. In order to clarify one-way and
two-way drive aisles, staff recommends as a condition of approval that the
applicant submit a revised site plan with the civil construction permit that
provides painted arrow markings to identify direction of travel within the
parking lot vehicle aisles. The revised site plan shall be reviewed and approved
by the Current Planning Project Manager prior to civil construction permit
approval.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: Loading and delivery would occur on the eastern portion of the
property, which is behind the building and separated from the pedestrian areas
and main parking lot.
Transit and Bicycles: Providing transit, carpools and bicycle facilities and
access.
Staff Comment: Transit stops are located north of the site at S 43rd and Talbot
Rd S. Accessible pedestrian access from the building entrance to the public
sidewalk will be provided by the applicant.
Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the
number of required off-street parking spaces for the memory care facility (2
spaces) and 0.5 spaces are required per one (1) dwelling unit for the assisted
living facility (58 spaces). No bicycle parking is shown on the site plan or
submitted floor plans. Therefore, staff recommends as a condition of approval
that the applicant provide details of off-street bicycle parking for review and
approval by the Current Planning Project Manager prior to building permit
approval or request a formal modification from the minimum bicycle parking
requirements per RMC 4-9-250D.2 prior to building permit approval.
Pedestrians: Providing safe and attractive pedestrian connections between
parking areas, buildings, public sidewalks and adjacent properties.
Staff Comment: As mentioned previously, the applicant would provide a
pedestrian connection from the main entrance to the building and the public
sidewalk. Connections are provided around the building to exterior amenity
areas and the parking lot.
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 landscape plan, the applicant has proposed
exterior amenity space on the southeast portion of the property that includes
decorative paving and landscaping, art, seating and picnic areas, and putting
green. Interior courtyards are also provided for memory care patients. An entry
plaza landscaped with ornamental planting, fountain, and seating areas is also
proposed. The applicant also proposes an accessory building that would house
a swimming pool and recreation area.
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i. Views and Public Access: When possible, providing view corridors to shorelines
and Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposed structure 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: As mentioned previously, the applicant would leave the eastern portion
of the site undeveloped and retain the existing mature vegetation.
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 provided the
applicant constructs Code required improvements and pays Code required fees.
Water and Sewer.
Staff Comment: The Renton Regional Fire Authority has determined that the
preliminary fire flow demand for the proposed development is 4,000 gpm. The
proposed development requires the installation of a minimum 10-inch diameter
looped water main extension around the proposed buildings, connecting to the
existing 12-inch diameter water main located in Talbot Road South. Installation
of fire hydrants, sprinkler stubs, and backflow prevention will be required.
A domestic water meter and backflow device will be required. A separate meter
for the landscape irrigation with double check valve assembly behind the meter
will be required.
The subject property is within the (Valley General) Hospital and South Talbot
Hill Water Special Assessment District (SAD) #8406 as established by City
ordinance #3790 with recording no. 8403260504.
Any commercial kitchen space will need to be directed to a grease interceptor(s)
prior to connecting into the City’s Sanitary Sewer system. The grease
interceptor shall drain by gravity to the sewer main and shall be located so that
it is accessible for routine owner maintenance. A separate plumbing permit is
required.
The development is subject to applicable wastewater system development
charges based on the size of the new domestic water to serve the project. An
SDC fee for sewer is based on the size of the new domestic water to serve the
project.
See Advisory Notes to Applicant (Exhibit 19) for additional water and sewer
comments.
Drainage.
Staff Comment: A Preliminary Drainage Plan and Technical Information Report
(TIR), dated May 2018, was submitted by SCJ Alliance Consulting Services
(Exhibit 12) with the Land Use Application. Based on the City of Renton’s flow
control map, the site falls within the Flow Control Duration Standard area
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matching Forested Site Conditions and is within the Black River Drainage Basin.
The development is subject to Full Drainage Review in accordance with the 2017
Renton Surface Water Design Manual (RSWDM). All nine core requirements and
the six special requirements have been discussed in the Technical Information
Report.
There is no stormwater conveyance system onsite. Drainage from the site either
infiltrates or sheet flows west towards Talbot Rd S, where it enters an existing
12” storm system running north along the eastern frontage of the street.
Appropriate onsite BMPs will be required to help mitigate the new runoff
created by this development. A preliminary storm drainage plan (Exhibit 13) has
been included with the land use application. The final drainage plan and
drainage report must be submitted with the civil construction permit
application.
The development is required to provide enhanced basic water quality
treatment prior to discharge. Proposed water quality treatment will consist of
conveyance to a Modular Wetland system prior to connection to the existing
12-inch PVC stormwater main located in Talbot Road South.
The proposed StormCapture detention vault located under the parking lot
abutting Talbot Rd S shall be designed to allow for maintenance access and may
require an adjustment per Section 1.4 of the RSWDM.
See Advisory Notes to Applicant (Exhibit 19) for additional stormwater
comments.
Transportation.
Staff Comment: Access to the site is proposed via 30-foot wide driveway to
Talbot Rd S along the west property line and generally aligns with the
intersection of 45th Pl S. Talbot Road South is classified as a Collector Arterial
Road. Existing right-of-way (ROW) width is approximately 89 feet. To meet the
City’s complete street standards for Collector Arterial streets, minimum ROW is
94 feet for a 3 lane roadway. Dedication of 2.5 feet of ROW fronting the site
will be required. Per RMC 4-6-060, half street improvements shall include a
pavement width of 57 feet (28.5 feet from centerline), a 0.5-foot curb, an 8-foot
planting strip, an 8-foot sidewalk, street trees and storm drainage
improvements. A preliminary frontage improvement plan (Exhibit 17) was
submitted with the land use application.
The proposed development would generate more than 20 AM and PM peak
hour trips and therefore the applicant submitted a Traffic Impact Analysis
prepared by Jake Traffic Engineering, dated March 2, 2018 (Exhibit 16). Trip
generation for the proposal was calculated utilizing the 10th edition of the
Institute of Transportation Engineers (ITE) Trip Generation manual using ITE
Land Use Code 254 – Assisted Living. The manual indicates the proposal would
generate 30 AM peak hour trips and 41 PM peak hour trips. The proposal would
generate 406 total weekday trips.
The Traffic Impact Analysis (TIA) indicates the existing Level of Service (LOS) for
the intersections of S 43rd/S Carr Rd and Talbot Rd S operates at LOS D or better
and the TIA specifies the intersection would continue to operate at this level
following the completion of the project. The intersection of Talbot Rd S and S
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45th Pl operates at a LOS E currently. However, it would be improved to LOS D
with the required frontage improvements constructed by the applicant with the
project.
The proposal has passed the City’s Traffic Concurrency Test per RMC 4-6-070D
(Exhibit 18), which is based upon a test of the citywide Transportation Plan,
consideration of growth levels included in the LOS-tested Transportation Plan,
and future payment of appropriate Transportation Impact Fees.
Increased traffic created by the development would be mitigated by payment
of transportation impact fees. Currently this fee is assessed at $1,464.90 per
assisted living unit and $893.23 per memory care bed. This fee increases each
year and the applicable fee is paid at the time of building permit issuance.
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: The applicant’s geotechnical report indicates infiltration would likely
not be viable on the subject property due to a high ground water table.
21. Modification Analysis: The applicant is requesting a modification from RMC 4-4-040C.2.e.i in order to
reduce the minimum retaining wall terrace width requirement of equal to the height of the tallest
abutting retaining wall and RMC 4-4-040E.1 maximum retaining wall height of 8 feet. The applicant has
proposed retaining wall sections approximately 165 linear feet along the southern portion of the
developed site between the building and the property line at 9 and 9.5 feet in height with terraces
between the walls at approximately 6 feet in width. Along the northern portion of the property the
applicant has proposed a single-tier wall with a 90-linear foot section between 9 and 10.5 feet. The
proposal is compliant with the following modification criteria, pursuant to RMC 4-9-250, 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. 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: The proposed increase in retaining wall height will not affect the overall
project’s ability to implement the policy objectives of the Comprehensive Plan, see FOF
16, Comprehensive Plan Analysis. The applicant has proposed to leave the sensitive and
protected slopes on the western portion of the property undeveloped. Due to the site’s
east to west downward slope, significant grading is needed to provide a level finished
floor area for the building and provide the building’s entrance an accessible pedestrian
connection to the public street. The increase in retaining wall height is limited to
relatively short sections along the southern and northern borders with most of the site’s
retaining wall heights of 6 feet and under, which is lower than the maximum wall height
of 8 feet in commercial zones. Terraced walls along the southern border will be obscured
from view offsite by the location of the building. The single tier wall along the northern
portion will be screened with landscaping per conditions recommended below.
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Compliant if
conditions of
approval are
met
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 applicant contends that the increased retaining wall heights will
maintain safety, function, appearance, environmental protection and intent of the code
requirements per the recommendations of the geotechnical report that was prepared
for the proposal. The applicant further contends the increased wall height is necessary
due to constraints of the subject’s property’s existing topography and the building
height limitation due to the abutting residential zone to the south, see FOF 17 Zoning
and Development Compliance; Building Standards. The applicant has indicated that
accessibility is essential for the assisted living residents and providing a level walkway
from the building’s entrance to the public street and other exterior areas of the subject
property requires extensive grading that will result in a series of retaining walls around
most of the developed property. Additionally, the applicant has stated that the
limitation in the allowable building height of a 44-foot wall plate due to the abutting
residential zone results in a larger building footprint and more land area needed for the
facility.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements as the proposed retaining wall
height increase is relatively minimal as it relates to the overall amount of retaining walls
needed to construct the project. Most of the retaining walls are 6 feet in height and
lower and most of the retaining walls in excess of 8 feet will only be visible onsite along
the southern border. In order to mitigate the scale of the retaining wall sections above
8 feet and terrace width of 5 feet, staff recommends as a condition of approval that the
applicant provide a mix of evergreen trees and shrubs at the base of all retaining wall
sections that are 8 feet in height and above. The trees and shrubs shall be sized and
planted at a rate so they will provide an immediate visual buffer at the time of planting.
These retaining wall plantings shall be shown on the detailed landscape plan submitted
with the building permit application to be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
The applicant has not provided details of the materials that will used for the retaining
wall construction. Therefore, staff recommends as a condition of approval that the
applicant provide a detail sheet on the detailed landscape plan that indicates the
retaining wall materials, which shall be brick, rock, or other product that complements
the building and property. The detail sheet shall be submitted with the building permit
application to be reviewed and approved by the Current Planning Project Manager prior
to building permit approval.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The proposed retaining wall height increase and terrace width
reduction will not be injurious to other properties in the vicinity. As the retaining walls
are higher than 4 feet, they will require their own separate building permit and
therefore must be designed per the current building code standards. Additionally, the
applicant is required via SEPA mitigation to have all building and construction plans,
which includes the retaining walls, to be reviewed and sealed by a licensed geotechnical
engineer prior to submitting the building permit application.
d. Conforms to the intent and purpose of the Code.
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
WEATHERLY INN LUA18-000011,SA-H,MOD
Report of July 31, 2018 Page 22 of 24
SR_Report_HEX_Weatherly_Inn
Staff Comment: As the site is sloping from west to east and the height is restricted from
the typical CO zone limitation of 250 feet to the 44-foot wall plate height, significant
grading is needed to provide a pad for the larger building footprint needed to comply
with the height limitation. Additionally, level surfaces are needed for the accessibility
needs of the assisted living and memory care residents. The proposed walls would be
screened with landscaping and contain an attractive face per the conditions
recommended above. See also comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The proposed wall height and terrace width modification is justified and
required for the use and situation. As mentioned previously, the building height
limitations due to the neighboring residential zone have resulted in a larger building
footprint to accommodate the proposed assisted living and memory care units. The
larger building footprint and accessibility needs require grading that would result in
retaining walls surrounding the developed portion of the site. Sensitive and protected
slopes are located on the western portion of the site that will remain undeveloped,
which further constrain the site’s buildable area. The majority of the proposed retaining
walls would be code compliant and most of those sections are 6 feet and below. See
also comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: The proposed wall height and terrace width modification will not create
adverse impacts to other properties. As mentioned previously, the proposed walls will
require building permit to confirm compliance with building code standards. Stability of
the proposed retaining walls will be reviewed by the applicant’s geotechnical engineer.
See also comments under criterion ‘c’.
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 16.
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 17.
3. The proposed site plan complies with the Critical Areas Regulations provided the applicant complies
with City Code and conditions of approval, see FOF 19.
4. The proposed site plan complies with Site Plan Review standards provided the applicant complies with
City Code and conditions of approval, see FOF 20
5. The proposed site plan complies with the street standards as established by City Code, provided the
project complies with all advisory notes and conditions of approval contained herein, see FOF 20.
6. There are adequate public services and facilities to accommodate the proposed development, see FOF
20.
7. The proposed retaining wall height and terrace width complies with the Modification criteria provided
the applicant complies with conditions of approval, see FOF 21.
8. Key features, which are integral to this project include code compliant parking space quantities that
provide adequate parking for residents and employees of the facility resulting in no overflow offsite
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
WEATHERLY INN LUA18-000011,SA-H,MOD
Report of July 31, 2018 Page 23 of 24
SR_Report_HEX_Weatherly_Inn
into abutting residential developments. Additionally the construction of the site will result in the
western portion of the property to remain undeveloped and mature trees and vegetation to remain
protected. Retaining walls surrounding the property will be terraced, composed of attractive finishes,
and buffered with trees and shrubs. The building’s articulation will include a range of architectural
interest including varying roof profiles, dormers, pilasters, stone and stucco finishes, and modulations.
These architectural features will also be provided on the southern elevation visible to the neighboring
residential development.
J. RECOMMENDATION:
Staff recommends approval of the Weatherly Inn site plan, File No. LUA18-000011, as depicted in Exhibit 4,
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 11, 2018.
2. The applicant shall submit an average grade plane exhibit per RMC 4-11-070 with the building permit
application that demonstrates the height of the building is compliant with the 44-foot maximum wall
plate height and 6-foot 4:12 roof projection. The average grade plane exhibit shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
3. The applicant shall clearly identify on the detailed landscape plan submitted with the building permit that
the perimeter landscaping screen between the parking lot and Talbot Rd S contains the minimum rates
of trees, shrubs, and groundcover plantings as identified in RMC 4-4-070H.4. The detailed landscape plan
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
4. The applicant shall clearly identify on the detailed landscape plan submitted with the building permit the
dimensions of each of the interior parking lot landscaping areas and that each area contains the minimum
rates of trees, shrubs, and groundcover as identified in RMC 4-4-070H.5. Credit for interior parking lot
landscaping will only be given to those areas meeting the 8-foot by 12-foot minimum requirement. The
detailed landscape plan shall be reviewed and approved by the Current Planning Project Manager prior
to building permit issuance.
5. The applicant shall provide a cross-section exhibit with the detailed landscaping plan that demonstrates
the proposed planting species, rate, and location will provide the required visual barrier as identified in
RMC 4-4-070H.2 and 3. The detailed landscape plan shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
6. The applicant shall select a street tree from the City’s Approved Street Tree List available on the City’s
web site for the Talbot Rd S planter strip. Street tree species and spacing shall be shown on the detailed
landscape plan to be submitted with the civil construction permit and reviewed and approved by the
Current Planning Project Manager prior to permit issuance.
7. The applicant shall submit a separate detailed plan set identifying the location and screening provided
for all surface and roof top utility/mechanical equipment with the building permit application. The plan
shall be reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
8. The applicant shall submit a revised site plan with the building permit application that provides at least
the minimum required square footage for refuse and recyclables enclosure or submit a formal
modification from the refuse and recycling standards prior to building permit application submittal.
Additionally, the applicant shall submit a detail sheet that provides the enclosure materials which are
consistent with the architectural design of the building, contains a minimum 6-foot high screen, and
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
WEATHERLY INN LUA18-000011,SA-H,MOD
Report of July 31, 2018 Page 24 of 24
SR_Report_HEX_Weatherly_Inn
those applicable items as identified in RMC 4-4-090C. The revised site plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
9. The applicant shall obtain Lot Combination approval from the City to remove the interior lot line of the
subject property resulting in a single parcel for the development. The Lot Combination document shall
be recorded with the King County Recorder’s Office prior to the issuance of the principal building’s
Certificate of Occupancy.
10. The applicant shall submit a revised site plan with the civil construction permit application that provides
delineation for the portion of the pedestrian access that traverses the surface parking lot. The delineation
shall contrast with the surface parking paving by material and texture such as stamped concrete, pavers,
or comparable materials. The revised site plan shall be reviewed and approved by the Current Planning
Project Manager prior to civil construction permit issuance.
11. The applicant shall submit a fence detail sheet as an exhibit to the detailed landscape plan with the
building permit application. The detail sheet shall identify the height and materials for the proposed
fence and gate and comply with RMC 4-4-080E. The detail shall be reviewed and approved by the Current
Planning Project Manager prior to building permit issuance.
12. The applicant shall prepare a topographic survey that clearly delineates those areas meeting the
protected slope and high landslide criteria along with their associated buffers and setbacks and establish
a protective easement per RMC 4-3-050G.3.e.iii. The protective easement language shall be reviewed
and approved by the Current Planning Project prior to recording the document with the King County
Recorder’s Office. The document shall be recorded prior to Certificate of Occupancy for the principal
building.
13. The applicant shall submit a revised south elevation sheet with the building permit application that
provides exterior building material articulation on the south elevation comparable to the Talbot Rd West
and North Elevation – Area 2 elevations as provided on Sheet A3.0 of Exhibit 7. The revised elevation
sheet shall be reviewed and approved by the Current Planning Project Manager prior to building permit
issuance.
14. The applicant shall submit a lighting plan with the building permit application. The lighting plan shall be
reviewed and approved by the Current Planning Project Manager prior to building permit issuance.
15. The applicant shall submit a revised site plan with the civil construction permit that provides painted
arrow markings to identify direction of travel within the parking lot vehicle aisles. The revised site plan
shall be reviewed and approved by the Current Planning Project Manager prior to civil construction
permit issuance.
16. The applicant shall provide details of off-street bicycle parking for review and approval by the Current
Planning Project Manager prior to building permit approval or request a formal modification from the
minimum bicycle parking requirements per RMC 4-9-250D.2 prior to building permit issuance.
17. The applicant shall provide a mix of evergreen trees and shrubs at the base of all retaining wall sections
that are 8 feet in height and above. The trees and shrubs shall be planted at a size and rate so they will
provide an immediate visual buffer at the time of planting. These retaining wall plantings shall be shown
on the detailed landscape plan submitted with the building permit application to be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
18. The applicant shall provide a detail sheet on the detailed landscape plan that indicates the retaining wall
materials, which shall be brick, rock, or other masonry product that complements the building and
property. The detail sheet shall be submitted with the building permit application to be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Weatherly Inn
Project Number: PR18000010
LUA18-000011, ECF, SA-H
Date of Hearing
July 31, 2018
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Frank Durocher, RJ
Development
401 Central St SE, Olympia,
WA 98501
Project Location
45XX Talbot Rd S. APNs
312305-9067 and 312305-
9094
The following exhibits were entered into the Hearing Examiner record:
Exhibits 1-19: ERC Report and Exhibits
Exhibit 20: HEX Staff Report
Exhibit 21: Public Comment Letter with City and Applicant Response
Exhibit 22: Determination of Non-Significance – Mitigated
Exhibit 23: Code Interpretation #131
From: NANCY OSBORN <ngosborn22@comcast.net>
Sent: Tuesday, April 24, 2018 12:30 PM
To: Matthew Herrera
Subject: Re: Weatherly Inn Land Use Application
Mr. Herrera: Thank you for providing the information about the request for modifications
from the development regulations related to the project of Weatherly Inn. I forwarded
the attachments to the Home Owners Board for Talbot Park whose development is
immediately south of the proposed area. Speaking as a member of the HOA, I am
secretary, and as a past member of the Renton Planning Commission, I have several
concerns. First, the request for such a huge reduction in the number of parking spaces
is a big red flag. Since they plan to build on an area that is a tight squeeze due to
development regulations, I'm wondering how reduction of 60 spaces can be
justified. There are 116 units of assisted living planned. The expectation would be that
each of these units could have one space allotted for parking. That would not include
parking for guests and workers. What are the proposed numbers of vehicles they would
expect from administration and workers? The 19 memory units would generate some
need also as care-givers and family would need spaces. For a number of years my own
mother lived at The Chateau at Valley and I was painfully aware of how little parking
was provided under the old regulations. As a member of the Talbot Park community,
we are very concerned that the current plan has not taken the local community into
consideration. Local traffic patterns will be impacted especially during peak hours. The
proposed entrance into the facility seems hardly adequate. South-bound on Talbot
would require turning across traffic to make a left turn and the right-hand lane currently
backs up for some blocks as people use it both to proceed north on Talbot through the
light at 43rd and to make right hand turns east-bound on Carr Rd. I can' tell from the
diagram you sent how the entry to that drive-way will be widened. I mentioned to you
my concern for entrance and exit of emergency vehicles. Is there expectation of adding
another stop light at that site? That of course would only cause further back-up. Within
the last year a new development was allowed to be built just west of our community
across Talbot Rd. The lack of parking for those units has caused people to park on our
private street and walk across the street to their friends, work-sites, etc.
Another concern is the clearing of the west portion of the site for the building. We
suffered as the apartments were built across the street with large truck and construction
noise. It seems likely that the noise for this project will only be worse since it is on our
side of the street and very close to the home-owners whose properties are on our north
side. What protections will be put in place to protect our owners? The proposed
construction modification of two retaining walls to be allowed to exceed the eight-foot
height limit is also a concern. The drainage mitigation seems minimal at best given the
normal springs and run-off in the area.
Please consider postponing the decision to allow any modifications until our concerns
have been addressed. Feel free to contact me, Nancy G. Osborn at 425-793-1240 with
further information. I will plan to follow up with Mr. Herrera also.
Sincerely, Nancy G. Osborn
On April 23, 2018 at 12:57 PM Matthew Herrera <MHerrera@Rentonwa.gov>
wrote:
Hello Ms. Osborn,
Thank you for taking the time to speak with me today regarding the Weatherly
Inn assisted living/memory care land use application. I have attached a copy of
the notice and a site plan per our conversation. Please feel free to contact me with
any questions as you review the proposed plan. Also, please send your written
comments to me and they will become part of the official review file. It would be
most helpful if you could provide your comments by the end of this week as we
have our Environmental Review Committee scheduled to look at the project one
week from today and the public hearing tentatively scheduled for May 22. Your
comments can be in email form and do not require a formal written and mailed
correspondence.
Please let me know if you have any questions. –Matt
Matt Herrera, AICP - Senior Planner
City of Renton
Community & Economic Development
1055 S. Grady Way
Renton, WA 98057-3232
425.430.6593
May 18, 2018
Nancy Osborn
4635 Morris Ave S. #F
Renton, WA 98055
SUBJECT: Response to Public Comment Letter
Weatherly Inn/ LUA18-000011
Dear Ms. Osborn,
Thank you for your recent email detailing the concerns you have regarding the proposed
Weatherly Inn assisted living facility land use application. I forwarded your email to the applicant
and requested they provide a response to you, which I have enclosed with this letter. I would also
like to provide a response to your concerns as the project manager reviewing the land use
application. I have listed paraphrased concerns from your letter in bold and followed each item
with a response below.
Inadequate Parking
The initial application documents included a modification request to reduce the number of onsite
parking spaces from 147 to 87. The applicant has resubmitted plans that reconfigure the site plan
to accommodate the code required 132 parking spaces to account for the following:
116 spaces for each of the 116 assisted living units.
10 spaces for 30 memory care beds.
5 spaces for 10 memory care employees.
1 space for the facility vehicle.
The initial 147 space calculation was incorrect as the applicant had an inaccurate employee count
for the facility. As the resubmitted plans now include the code required parking spaces, the
applicant has withdrawn their parking reduction modification request that accompanied the land
use application.
Entrance and Emergency Vehicle Access
The entrance to the facility is approximately 30-feet wide at the intersection of Talbot Rd. S. It
then widens to 40-feet as it intersects with the western parking lot and then narrows to 24-feet
wide for the remainder of the site. The City’s Development Regulations limit driveway widths for
this type of land use to a maximum of 30-feet. This width limits exposure to pedestrians with
potential vehicle conflicts when crossing the driveway.
The applicant’s Traffic Impact Analysis indicates a conceptual channelization of Talbot Rd. S. near
the project site to accommodate a left turn pocket onto S. 45th Pl. for northbound vehicles that
would result in an improved level of service on Talbot Rd . S. The analysis also indicates a left turn
channelization for vehicles traveling south on Talbot Rd . S. and turning into the project site. The
analysis does not recommend new traffic signals would be warranted at the S. 45th Pl. intersection.
The Renton Fire Authority has reviewed the plan and ind icated the entrance and fire lanes meet
their requirements for emergency vehicle access. Generally, fire access lanes are a minimum of
20-feet in width with turning radii of 25-feet inside and 45-feet outside.
Site Clearing and Noise
The western portion of the site would be cleared and regraded to accommodate the parking,
infrastructure, proposed assisted living facility. Silt fencing would be installed along the southern
perimeter of the property to prevent any erosion to the abutting property. The eastern portion of
the site would remain in its existing state as it contains sensitive slopes and a low density
residential zoning classification. Construction hours for this type of work would be limited to
Monday through Friday 7am-8pm and Saturday 9am to 8pm. Work is not permitted on Sundays.
Retaining Wall Height
The applicant has submitted a modification to increase the maximum retaining wall height from
8-feet to approximately 9-feet for several linear sections along the southern portion of the
property. City staff is reviewing their proposal and justification fo r the one-foot increase in wall
height and will provide a recommendation to the Hearing Examiner. The applicant has indicated
the increased height is needed to level the sloped property and accommodate the accessibility
needs for the residents. As provided on the grading plan, it appears the retaining walls within
increased height area would face north and be visible only from the southern façade of the
assisted living building. The remaining retaining walls within the development would range from
finished grade to approximately 6-feet in height.
Drainage
The applicant would be required to design their drainage improvements to comply with the City’s
updated stormwater design manual. The applicant has proposed a stormwater vault that would
be located under the western parking lot. The applicant would then route the stormwater
generated on the property through a system of pipes to the vault. Stormwater that is conveyed
from pollution generating surfaces, such as the driveway and parking lot, would be filtered prior
to being metered out to the City’s system.
Closing
I hope these responses provide answers to your questions. Your email is part of the application
file and will be attached as an exhibit to the Hearing Examiner Staff Report. Please feel free to
contact me should you have any questions at 425.430.6593 or mherrera@rentonwa.gov.
Sincerely,
Matt Herrera, AICP
Senior Planner
enc: RJ Development Response to Ms. Osborn
RJ Development
401 Central St SE – Olympia, WA 98501
(360) 528-3343 – www.rjdevelopment.com
Nancy G. Osborn
425.793.1240
Re: Proposed Weatherly Inn Renton – Public Comment
Dear Ms. Osborn,
Thank you for taking the time to provide feedback regarding the proposed Weatherly Inn project in Renton at
4500 Talbot Rd S.
We have noted your concerns regarding the parking allotment and have refined the site plan. I think you will be
pleased to hear that we were able to configure the site to be fully parked in accordance with Renton Municipal
Code (RMC) 4-4-080F.10.d. As such, we will be withdrawing our request for a parking modification.
Regarding your other comments, we are working closely with the City’s planning department to ensure strict
adherence to policy and procedure, including the slight variance to the retaining wall height on the south.
Please feel free to reach out to me directly if you have any further questions; we are looking forward to being
neighbors and meeting a great need for the residents of Renton!
Frank Durocher
Project Manager
(o) 360.810.8359
frank@rjdevelopment.com
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
SIGNATURES:
Gregg Zimmerman, Administrator
Public Works Department
Date Rick M. Marshall, Administrator
Renton Regional Fire Authority
Date
Kelly Beymer, Administrator
Community Services Department
Date C.E. Vincent, Administrator
Department of Community &
Economic Development
Date
ENVIRONMENTAL (SEPA) DETERMINATION OF
NON-SIGNIFICANCE - MITIGATED (DNS-M)
PROJECT NUMBER: LUA18-000011
APPLICANT: Frank Durocher, RJ Development, 401 Central St SE, Olympia, WA 98501
PROJECT NAME: Weatherly Inn
PROJECT DESCRIPTION: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review, and one modification for a proposed assisted living and memory care facility located at the 4500 block of
Talbot Rd S. The subject property is comprised of two vacant lots totaling 4.62 acres. The proposed three and four story
building would provide 116 assisted living units and 19 memory care units. Surface parking is proposed to accommodate
132 vehicles. Access to the site would be provided via driveway from Talbot Rd S at the intersection of S 45th Pl. The
applicant has requested a modification from the development regulations to construct several sections of the retaining
walls to exceed the eight foot height limit with proposed heights up to 10 feet. The City's Critical Area Map indicates the
site may contain Geologically Hazardous Areas.
PROJECT LOCATION: 45XX Talbot Rd S, Renton, WA 98055 (APNs 312305-9067 and 312305-9094)
LEAD AGENCY: City of Renton
Environmental Review Committee
Department of Community & Economic Development
The City of Renton Environmental Review Committee has determined that it does not have a probable significant adverse
impact on the environment. An Environmental Impact Statement (EIS) is not required under RCW 43.21C.030(2)(c).
Conditions were imposed as mitigation measures by the Environmental Review Committee under their authority of
Section 4-9-070D Renton Municipal Code. These conditions are necessary to mitigate environmental impacts identified
during the environmental review process. Because other agencies of jurisdiction may be involved, the lead agency will not
act on this proposal for fourteen (14) days.
Appeals of the environmental determination must be filed in writing on or before 5:00 p.m. on June 29, 2018. Appeals
must be filed in writing together with the required fee with: Hearing Examiner, City of Renton, 1055 South Grady Way,
Renton, WA 98057. Appeals to the Examiner are governed by RMC 4-8-110 and more information may be obtained from
the Renton City Clerk’s Office, (425) 430-6510.
PUBLICATION DATE: June 15, 2018
DATE OF DECISION: June 11, 2018
DocuSign Envelope ID: 719E26A9-3796-4BB3-9901-13DB3009FDA0
6/13/2018 | 6:11 PM PDT
6/14/2018 | 11:55 AM PDT
6/14/2018 | 10:44 AM PDT
6/14/2018 | 1:48 PM PDT
CITYOF—Renton!DepartmentofCommunityandEconomicDevelopmentPlanningDivisionADMINISTRATIVEPOLICY/CODEINTERPRETATIONADMINISTRATIVEPOLICY/CODEINTERPRETATION#:CI-131MUNICIPALCODESECTIONS:RMC4-2-OSOA.40;4-2-1208;and4-2-120CREFERENCE:N/ASUBJECT:RemoveMinimumDensityRequirementforAssistedLivingFacilitiesintheCOzone.BACKGROUND:PriortotheadoptionORD5675,assistedlivingfacilitieswerepermittedintheCOzonewiththefollowingconditionassociatedwiththezoningusetable—P39:“Requirementsforusesnotassociatedwithamedicalinstitution:UsemustbelocatedwithintheCommercialCorridorComprehensivePlanlandusedesignationborderedbyS.37ths•,TalbotRd.,CarrRd.,8gthAve.SE,andtheValleyFreeway.”Importanttonotethat8gthAveSEisnotastreetwithintheCityandstreetdirections(i.e.SorSE)arenotprovidedtoTalbotRdS.andSECartRd.FurthercomplicatingthisboundaryisthatSECartRd.beginseastoftheeasternboundaryofTalbotRdS.TheadoptionofORD5675consolidatedseveralofthezoningusetableconditionsandresultedintheremovaloftheabove-referencedconditionP39.Aspartoftheconsolidation,theassistedlivingfacilityusewasassignedconditionP40whichstated:“PermittedwhenlocatedwithintheCommercialCorridor(CC)ComprehensivePlanlandusedesignation.”PriortotheadoptionofORD5759,theCOzonedidnotcontainaminimumdensityrequirementandfollowingitsadoption,a75dwellingunitpernetacreminimumwasprescribed.ThiswasduetotheadditionofattacheddwellingunitsbeingpermittedintheCOzone,whichallowsmixedusedevelopmentintargetedareaswithhigherdensitiesandscaletypicalofTransitOrientedDevelopment.Additionally,theadoptionofORD5759removedtheCommercialCorridor(CC)landusedesignationCI-131
andtheCOzonedarealocatedinthevicinityoftheabove-referencedgeographicalboundarieswasdesignatedCommercialMixedUse(CMU).DECISION:AmendRMC4-2.080A.40tore-applyaclarifiedversionofthegeographicboundariesassociatedwithassistedlivingfacilities(showninAttachmentA)thatwereinadvertentlyremovedwithORD5675.Amend4-2-1208andC(showninAttachmentA)thatremovestheminimumdensityrequirementforassistedlivingfacilitiesasitappliedpriortoORD5759.JUSTIFICATION:Aminimumdensityof75unitspernetacreisnotareasonableminimumthresholdforassistedlivingfacilitiesinthegeographicareathatitwouldbepermitted.NeighboringresidentialzoneswouldprohibittheheightspermittedfortheCOzoneandgreaterheightswouldbeneededtoachievetheminimum75unitspernetacre.NopreviousminimumdensitythresholdwasrequiredforsuchfacilitiespriortotheadoptionofORD5759.Theminimumdensitythresholdwasclearlyintendedtoapplytomixedusedevelpmentsneartransiandnotassistedlivingfacilities.ADMlNRATOREFFECTIVEDATE:January5,2018APPEALPROCESS:Toappealthisdetermination,awrittenappeal--accompaniedbytherequiredfilingfee--mustbefiledwiththeCity’sHearingExaminer(1055SouthGradyWay,Renton,WA98057,425-430-6515)nomorethan14daysfromthedateofthisdecision.Yoursubmittalshouldexplainthebasisfortheappeal.Section4-8-110oftheRentonMunicipalCodeprovidesfurtherinformationontheappealprocess.DISCLAIMER:ExcerptsfromtheRentonMunicipalCodeshownbelowmaynotcontainthemostrecentlycodifiedtext.Insuchinstances,codeamendmentsimplementedthroughthisAdministrativeCodeInterpretationshallbeconstruedtoaffectthecurrentcodeandpast/futureAdministrativeCodeInterpretationsnotyetcodifiedinthesamemannerasshownbelow.ShouldanyconflictsresulttheAdministratorshalldeterminetheeffectivecode.CODEAMENDMENTSNEEDEDTOIMPLEMENTDETERMINATIONS:SeeAttachmentASTAFFCONTACT:MattHerrera,SeniorPlannerx6593CI-131Page2of3
AttachmentA4-2-080CONDITIONSASSOCIATEDWITHZONINGUSETABLES:A.SUBJECTTOTHEFOLLOWINGCONDITIONS:40.Specifieduse(s)arepermittedwhenlocatedwithintheCommercialandMixedUse(CMU)landusedesignation.Forassistedlivingfacilities,thesubiectpropertyshallbewithinthefollowingboundaries:1-405,5R167,andSR515.4-2-12DBDEVELOPMENTSTANDARDSFORCOMMERCIALZONINGDESIGNATIONS(CD,CO,&COR)CDCOCORDENSITY(DwellingUnitsperNetAcre)MinimumNetResidential25dwellingunitspernet75dwellingunitsperWhereadevelopmentDensityacre.9netacreifwithinainvolvesresidential,theTheminimumdensitymixedusebuiIding)minimumdensityshallrequirementsshallnotbe30dwellingunitsperapplytothesubdivisionnetacre.9and/ordevelopmentofaThesameareausedforlegallot1/2acreorlesscommercialandofficeinsizeasofMarch1,developmentcanalsobe1995.usedtocalculateresidentialdensity.Wherecommercialand/orofficeareasareutilizedinthecalculationofdensity,theCitymayrequirerestrictivecovenantstoensurethemaximumdensityisnotexceededshouldthepropertybesubdividedorinanothermanner‘madeavailableforseparateleaseorconveyance.4-2-120CCONDITIONSASSOCIATEDWITHDEVELOPMENTSTANDARDSTABLESFORCOMMERCIALZONINGDESIGNATIONS22.Rcscrvcd.MinimumdensityrequirementsdonotapplytoassistedlivingfacilitiesintheCOzone.CI-131Page3of3