HomeMy WebLinkAboutD_Admin_Report_Weatherly_Inn_Mod_181211.pdfDEPARTMENT OF COMMUNITY
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Project Location Map
D_Admin_Report_Weatherly_Inn_Mod_181211
A. ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: December 11, 2018
Project File Number: PR18-000010
Project Name: Weatherly Inn Bicycle Parking and Garbage Enclosure Modifications
Land Use File Number: LUA18-000647, MOD
Project Manager: Matt Herrera, Senior Planner
Owner: Weatherly Inn – Renton LLC, 606 Columbia St NE, Olympia, WA 98501
Applicant/Contact: Frank Durocher, RJ Development, 401 Central St SE, Olympia, WA 98501
Project Location: 4500 Talbot Rd S
Project Summary: The applicant is requesting two modifications from the City Wide Property
Development Standards related to the refuse and recyclables enclosure and bicycle
parking requirements. The applicant received Hearing Examiner Site Plan Approval
on August 15, 2018 for a development that would provide 116 assisted living units,
19 memory care units, 132 surface parking spaces, and associated improvements on
a 4.62 acre property located at 4500 Talbot Rd S. The Hearing Examiner decision
included conditions of approval to provide revised site plan and details for a code-
compliant refuse and recyclables enclosure and bicycle parking area with the building
permit application or submit a formal modification request.
Site Area: 4.62 acres
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
City of Renton Department of Community & Economic Development
Weatherly Inn Bicycle Parking and Garbage Enclosure Modifications
Administrative Modification Report & Decision
LUA18-000647, MOD
Report of December 11, 2018 Page 2 of 8
D_Admin_Report_Weatherly_Inn_Mod_181211
B. EXHIBITS:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Trash Enclosure Modification Request Justification
Exhibit 3: Bicycle Parking Modification Request Justification
Exhibit 4: November 28, 2018 applicant email correspondence with trash compactor manufacturer
Exhibit 5: November 29, 2018 applicant email correspondence with facility owner regarding age of
residents
C. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on October
19, 2018 and determined the application complete on that date. The project complies with the 120-day
review period.
2. The applicant’s submittal materials comply with the requirements necessary to process the modification
request (Exhibits 2 and 3).
3. The project site is located 4500 Talbot Rd S.
4. The project site is currently undeveloped and forested.
5. Access to the site would be provided via a new driveway generally 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.
6. The property is located within the Commercial Mixed Use (CMU) 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.
7. The site 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.
8. There are approximately 306 trees (252 significant trees) located on-site, of which the applicant is
proposing to retain a total of 43 significant trees.
9. The site is mapped with Geologically Hazardous Areas, specifically sensitive slopes and protected slopes
with potential landslide and erosion hazards. Critical areas analysis was provided in the staff report to
the Hearing Examiner for the project’s site plan review application.
10. The applicant is proposing to begin construction in the first quarter of 2019 with approximately 15
months of construction.
11. 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.
12. Modification Analysis: The applicant is requesting a modification from RMC 4-4-090D.1.a and E.3 in order
to reduce the required minimum for recyclables and refuse deposit areas from the required 622 square
feet to a modified 432 square feet. The multi-family minimum that would be applied to the assisted living
component of the project would require a minimum of 1.5 square feet of space per unit for recyclables
and three (3) square feet of refuse space per dwelling unit totaling a minimum of 522 square feet of
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
City of Renton Department of Community & Economic Development
Weatherly Inn Bicycle Parking and Garbage Enclosure Modifications
Administrative Modification Report & Decision
LUA18-000647, MOD
Report of December 11, 2018 Page 3 of 8
D_Admin_Report_Weatherly_Inn_Mod_181211
deposit area space. The institutional minimum that would be applied to the memory care component of
the project would require a minimum of two (2) square feet per every 1,000 square feet of building gross
floor area be provided for recyclables deposit areas and a minimum of four (4) square feet per 1,000
square feet of building gross floor area be provided for refuse deposit areas, but a total minimum area
of 100 square feet shall be provided for recycling and refuse deposit areas. The memory care portion of
the project would default to a minimum of 100 square feet of total deposit area. The proposal is
compliant with the following modification criteria, pursuant to RMC 4-9-250. Therefore, staff is
recommending approval of the requested modification per the analysis 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 applicant contends that providing a 622 square foot enclosure
would result in modifying the proposed retaining walls along the eastern portion of the
site, which could impact tree retention and the need for further disturbance of the
sensitive slopes conflicting with policies L-35 and L-56.
Staff concurs the requested modification to reduce the area of refuse and recyclables
would substantially implement the policy direction of the Comprehensive Plan as it
continues to ensure that new development is designed to be functional and attractive
(Goal L-BB). The reduction in refuse and recycling space will create less of an impact to
the area along the east portion of the property set aside for tree retention and
protection of the sensitive slopes. A larger sized enclosure area would likely result in
additional grading and higher retaining walls to accommodate the enclosure and
needed garbage truck maneuvering space. The modification is the minimum
adjustment necessary to accommodate the proposed trash compacter and recycle bins.
The applicant has coordinated with Republic Services, the City’s contracted servicer, to
ensure adequate space is provided.
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 use of a trash compacter reduces the
space needed for refuse by 50 percent (50%). Coordination with Republic Services to
design an enclosure space of 432 square feet that includes the required clearances for
access and gate configuration has occurred.
Staff concurs the proposed modification would meet the objectives of function and
maintainability intended by the code requirements as the applicant would be utilizing a
trash compacter that would provide greater capacity than a typical dumpster. The
applicant has coordinated their planning with Republic Services and the compactor
manufacturer (Exhibit 4) to ensure their enclosure would meet their requirements and
provide the capacity needed for the assisted living/memory care facility.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends the enclosure reduction would not be injurious
to properties in the vicinity.
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
City of Renton Department of Community & Economic Development
Weatherly Inn Bicycle Parking and Garbage Enclosure Modifications
Administrative Modification Report & Decision
LUA18-000647, MOD
Report of December 11, 2018 Page 4 of 8
D_Admin_Report_Weatherly_Inn_Mod_181211
Staff concurs that the reduction in the enclosure size would not impact other properties
on the vicinity. The enclosure is located behind the building and away from public view.
The reduction in enclosure size would be mitigated through the use of a compactor that
would provide greater capacity.
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends the reduction would conform to the intent and
purpose of the code
Staff concurs that the intent and purpose of the Code would be maintained with the
proposed modification. The garbage enclosure space requirements are meant to ensure
adequate area is set aside for refuse and recyclables and that garbage and recyclable
material does not piled up outside the enclosure or scattered throughout the property.
The applicant would utilize a compactor to increase the capacity of the space thereby
reducing the overall need for a larger enclosure. See comments under criterion ‘b’.
e. Can be shown to be justified and required for the use and situation intended;
Staff Comment: The applicant contends the design of the enclosure has been vetted
with Republic Services.
Staff concurs the reduction is justified and required as the City’s contracted garbage
hauler has indicated that the proposed compacter would not require the 622 square
feet of space that is required by code. The reduction of overall enclosure space
maintains a refuse and recyclable deposit area that is required for all new development
per RMC 4-4-090.A. See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
13. Modification Analysis: The applicant is requesting a modification from RMC 4-4-080.F.11.a and b in order
to reduce the minimum required 60 bicycle parking spaces and provide six (6) bicycle parking spaces in
an uncovered outdoor rack. The assisted living units (attached dwellings) would be required to provide
0.5 bicycle parking spaces per one dwelling unit or 58 spaces. The memory care would be required to
provide bicycle parking equaling 10 percent (10%) of the required off-street vehicle parking spaces or
two (2) spaces. 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
Compliant if
condition of
approval is
met
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 applicant contends that their project is not a typical multi-family
project that would generate the need for 60 bicycle parking spaces as the residents are
typically in their 70s and 80s (Exhibit 5) and not as able-bodied to utilize active
transportation as other residential developments. The proposed reduction in spaces and
location would not impact the policy direction of the Comprehensive Plan as the
development maintains a quality design per Goal L-FF.
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
City of Renton Department of Community & Economic Development
Weatherly Inn Bicycle Parking and Garbage Enclosure Modifications
Administrative Modification Report & Decision
LUA18-000647, MOD
Report of December 11, 2018 Page 5 of 8
D_Admin_Report_Weatherly_Inn_Mod_181211
Staff concurs that a reduction of bicycle parking spaces would not impact the policy
direction of the Comprehensive Plan. However staff finds it is not the minimum
adjustment necessary to implement the policies. A reduction of bicycle parking spaces
to 10 percent (10%) of the requirement assumes that those healthy residents, staff
members, or visitors have no interest or ability to utilize active transportation. Talbot
Rd S is identified as a bicycle lane route on the Renton Trails and Bikeways Map and the
applicant will be providing a section of bicycle lane with their required frontage
improvements. Comprehensive Plan Goal L-EE promotes, in part, community resiliency
through healthy lifestyles and active transportation. There is space on the property and
within the building to provide an additional six (6) bicycle parking spaces that are secure
and protected from weather. Therefore, staff recommends as a condition of approval,
the applicant provide six (6) additional bicycle parking spaces within the building for
staff and resident use that meet the location, space, and design requirements of RMC
4-4-080F.11.c. The additional spaces shall be shown on a floor plan sheet with the
building permit application to be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
Compliant if
condition of
approval is
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 the proposed six (6) outdoor bicycle parking
spaces would provide adequate space for the facilities employees that would commute
via bicycle. The rack would be located near the rear entrance where employees are
required to enter.
Staff finds the modification request assumes no visitors to the facility would arrive via
bicycle as there would not be an obvious location to park a bicycle with the exterior rack
located in the rear of the building. As mentioned previously, the property is located on
a future bike lane route and the City promotes active transportation in the
Comprehensive Plan. By not providing an obvious bicycle parking area near the front of
the building it could result in a bicycle obstructing a pathway or entrance. Therefore,
staff recommends as a condition of approval the applicant provide a bicycle rack near
the front of the building that provides parking for a minimum of four (4) bicycles and
does not obstruct a pedestrian connection or entrance to the building. The bicycle rack
shall meet the standards of RMC 4-4-080F.11.b. The rack shall be located on the site
plan submitted with the building permit application to be reviewed and approved by
the Current Planning Project Manager prior to permit issuance.
c. Will not be injurious to other property(ies) in the vicinity.
Staff Comment: The applicant contends the requested modification would have no
impact on other properties in the vicinity.
Staff concurs that the proposed reduction and recommended conditions of modification
approval would not be injurious to other properties in the vicinity. The siting of the
bicycle parking spaces would be a part of the overall construction of the facility and
would not require any heavy equipment to install.
Compliant if
condition of
approval is
met
d. Conforms to the intent and purpose of the Code.
Staff Comment: The applicant contends that providing the reduced spaces for the
facility employees satisfies the intent of the code as it was not intended for an assisted
living facility to provide 60 bicycle parking spaces.
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
City of Renton Department of Community & Economic Development
Weatherly Inn Bicycle Parking and Garbage Enclosure Modifications
Administrative Modification Report & Decision
LUA18-000647, MOD
Report of December 11, 2018 Page 6 of 8
D_Admin_Report_Weatherly_Inn_Mod_181211
Staff concurs that providing 60 bicycle parking spaces for an assisted living facility
would likely not be needed or fully utilized. However there would likely be some interest
from those residents that are able to and enjoy riding bicycles as well as from visitors
and staff to the facility. As conditioned, the facility would provide parking for 16 bicycles
with a minimum of six (6) spaces inside the building protected from weather. See
comments under criterion ‘b’.
Compliant if
condition of
approval is
met
e. Can be shown to be justified and required for the use and situation intended; and
Staff Comment: The applicant contends they are providing bicycle parking as required
but not in the amount required by code as there will be little interest in bicycles at the
facility
Staff finds the reduction in spaces and additional spaces per the recommended
conditions of approval will provide sufficient parking for residents, employees, and
visitors. See comments under criterion ‘b’.
f. Will not create adverse impacts to other property(ies) in the vicinity.
Staff Comment: See comments under criterion ‘c’.
E. DECISION:
The proposal satisfies six (6) of the (6) criteria listed in RMC 4-9-250D.2 for approval of modifications. Therefore,
the Weatherly Inn Bicycle Parking and Garbage Enclosure Modifications File No. LUA18-000647, MOD, is
approved and is subject to the following conditions:
1. The applicant shall provide six (6) additional bicycle parking spaces within the building for staff and
resident use that meet the location, space, and design requirements of RMC 4-4-080F.11.c. The
additional spaces shall be shown on a floor plan sheet with the building permit application to be reviewed
and approved by the Current Planning Project Manager prior to permit issuance.
2. The applicant shall provide a bicycle rack near the front of the building that provides parking for a
minimum of four (4) bicycles and does not obstruct a pedestrian connection or entrance to the building.
The bicycle rack shall meet the standards of RMC 4-4-080F.11.b. The rack shall be located on the site plan
submitted with the building permit application to be reviewed and approved by the Current Planning
Project Manager prior to permit issuance.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Jennifer Henning, Planning Director Date
TRANSMITTED on December 11, 2018 to the Owner/Applicant/Contact:
Owner: Applicant/Contact:
Alex Bunn, Weatherly Inn –
Renton LLC, 606 Columbia St NE,
Olympia, WA 98501
Frank Durocher, RJ Development,
401 Central St SE, Olympia, WA
98501
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
12/11/2018 | 2:44 PM PST
City of Renton Department of Community & Economic Development
Weatherly Inn Bicycle Parking and Garbage Enclosure Modifications
Administrative Modification Report & Decision
LUA18-000647, MOD
Report of December 11, 2018 Page 7 of 8
D_Admin_Report_Weatherly_Inn_Mod_181211
TRANSMITTED on December 11, 2018 to the Parties of Record (from LUA18-000011):
Swanson Gardener Meyers PLLC
4512 Talbot Rd S
Renton, WA 98055
Alice Daniels
4702 Morris Ave S
Renton, WA 98055
Austin Groves
401 Central St SE
Olympia, WA 98501
Caleb Perkins
401 Central St SE
Olympia, WA 98501
David Smith
PO Box 50010
Renton, WA 980585010
Denny Bullock
501 S 46th Pl
Renton, WA 98055
Jim Godfrey
Chateau Retirement Communities
15029 Woodinville Redmond Rd
Woodinville, WA 98072
Joe Carlson
Chateau Retirement Communities
15029 Woodinville-Redmond Rd NE, 200
Woodinville, WA 98072
Nancy Osborn
4635 Morris Ave S, #F
Renton, WA 98055
Rebecca Davidson
John C Radovich Dev Co
2835 82nd Ave SE, S-1
Mercer Island, WA 98040
Todd Gardner
Swanson Gardner Meyers PLLC
9545 Lake Washington Blvd NE
Bellevue, WA 980045408
TRANSMITTED on December 11, 2018 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Manager
Amanda Askren, Property Services
Vanessa Dolbee, Current Planning Manager
Rick Marshall, Fire Marshal
K. LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the
decision date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on December 26, 2018. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680), together with the required fee to the Hearing
Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057. RMC 4-8-110.B governs appeals to the
Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s
Office, (425) 430-6510.
EXPIRATION: The Modification decision will expire two (2) years from the date of decision. A single one (1) year
extension may be requested pursuant to RMC 4-9-250.
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened
by the approval body. The approval body may modify his decision if material evidence not readily discoverable
prior to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
City of Renton Department of Community & Economic Development
Weatherly Inn Bicycle Parking and Garbage Enclosure Modifications
Administrative Modification Report & Decision
LUA18-000647, MOD
Report of December 11, 2018 Page 8 of 8
D_Admin_Report_Weatherly_Inn_Mod_181211
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Weatherly Inn Bicycle Parking and Garbage
Enclosure Modifications
Land Use File Number:
LUA18-000647, MOD
Date of Report
December 11, 2018
Staff Contact
Matt Herrera
Senior Planner
Project Contact/Applicant
Frank Durocher
RJ Development
401 Central St SE, Olympia,
WA 98501
Project Location
4500 Talbot Rd S
The following exhibits are included with the Administrative Modification Report:
Exhibit 1: Administrative Modification Decision
Exhibit 2: Trash Enclosure Modification Request Justification
Exhibit 3: Bicycle Parking Modification Request Justification
Exhibit 4: November 28, 2018 applicant email correspondence with trash compactor
manufacturer
Exhibit 5: November 29, 2018 applicant email correspondence with facility owner
regarding age of residents
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
RJ Development
401 Central St SE – Olympia, WA 98501
(360) 528-3343 – www.rjdevelopment.com
WEATHERLY INN RENTON
MODIFICATION REQUEST: TRASH ENCLOSURE AREA
4500 Talbot Rd S – LUA18-000011
Please accept this letter as our justification for a Modification Request to the trash enclosure area requirements
per RMC 4-4-090, which states the following:
• Dimensions of the refuse and recyclables deposit areas shall be of sufficient width and depth to enclose
containers for refuse and recyclables, and to allow easy access.
• Garbage dumpsters, refuse compactor areas, and recycling collection areas must be fenced or screened.
A six foot (6') wall or fence shall enclose any outdoor refuse or recyclables deposit area. In cases where
Zoning Code fencing provisions conflict with the six foot (6') wall or fence requirement, the Zoning Code
provisions shall rule. Refuse and recyclables deposit areas located in industrial developments that are
greater than one hundred feet (100') from residentially zoned property are exempted from this wall or
fence requirement.
• Enclosures for outdoor refuse or recyclables deposit areas/collection points and separate buildings used
primarily to contain a refuse or recyclables deposit area/collection point shall have gate openings at
least twelve feet (12') wide for haulers. In addition, the gate opening for any separate building or other
roofed structure used primarily as a refuse or recyclables deposit area/collection point shall have a
vertical clearance of at least eleven feet (11'), but no more than fourteen feet (14').
According to the Staff Report from the Site Plan Review approval, the guidelines for the new community are to
have 622 total square feet dedicated to the management of trash and recycling, broken down as follows:
• 100 square feet of space for the Memory Care portion of the community
• 174 square feet of space for recycling for the Assisted Living portion of the community
• 348 square feet of space for trash for the Assisted Living portion of the community
We have worked with Hilsia Rogers from the city’s contracted garbage collector, Republic Services, and
confirmed that the space required can be reduced by 50% with the use of a trash compactor. We have
coordinated the design of a 432 square foot enclosure that meets their requirements with regard to clearances
inside the enclosure, access requirements for the service vehicle, and a door/gate configuration that allows
servicing of the compactor and recycling receptacles. This design has been engineered by a licensed architect
and will be installed according to approved plans by a licensed General Contractor. This is the maximum size for
an enclosure in the available space, as any design that is larger would require changes to retaining walls, which
would also potentially impact tree retention on the undisturbed portion of the project site.
EXHIBIT 2PLANNING DIVISION
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
RJ Development
401 Central St SE – Olympia, WA 98501
(360-528-3343) – www.rjdevelopment.com
In addition to a 15 yard trash compactor, the enclosed design also outlines that we will be utilizing two separate,
wheeled, four-yard receptacles inside the enclosure for the community’s recycling needs. A representative from
Republic Services will roll the recycling receptacles through the large swinging gates on the enclosure to be
serviced and returned to their location.
The proposed design meets city code requirements for screening with wall height, door height, and roof
clearance and will not have any impact or be injurious to any surrounding properties or neighbors. As such, we
request that the city approves this new design to allow us to move forward with the permitting process.
Figure 1 - Compactor specs as provided by Republic Services
Figure 3 - Access Clearance on Site Plan Figure 2 - Trash Enclosure Details
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
RJ Development
401 Central St SE – Olympia, WA 98501
(360) 528-3343 – www.rjdevelopment.com
WEATHERLY INN RENTON
MODIFICATION REQUEST: BICYCLE PARKING SPACES
Please accept this letter as our justification for a Modification Request to the bicycle parking requirements per
RMC 4-4-080F.11.a, which states the following:
• (For the Memory Care portion of the building) The number of bicycle parking spaces shall be equal to ten
percent (10%) of the number of required off-street vehicle parking spaces.
• (For the Assisted Living portion of the building) One-half (0.5) bicycle parking space per one dwelling unit.
With 116 units of Assisted Living and 30 beds of Memory Care, the code guidelines above would require a total of
sixty (60) bicycle parking spaces. We understand that the code was written to generally address the needs of
facilities where able-bodied individuals will need equitable access to safe spaces to secure their bicycles. However,
the very nature of Assisted Living and Memory Care facilities like the Weatherly Inn is to care for residents that
are no longer physically or mentally able to participate in the level of physical activity that would enable them to
have a bicycle that would need to be secured on-site.
Conversely, employees of the Weatherly Inn may, regularly or occasionally, desire to commute to work via bicycle.
At peak shift change, the Weatherly Inn is expected to have 35 employees on-site, and we propose to install six
(6) bicycle parking spaces at the rear main entrance where all employees will be required to enter and exit. These
spaces will be in very close proximity to the employee break room and time clock. Providing six (6) spaces to secure
bicycles should be more than adequate as it would cover at least 17% of on-site employees at any time (including
both Assisted Living and Memory Care operations).
The proposed bicycle parking spaces are to be designed by a licensed architect and installed according to approved
plans by a licensed General Contractor. The proposal of six (6) bicycle parking spaces as outlined above is expected
to have zero impact on the neighboring businesses and properties as they would only be used by staff for the
Weatherly Inn.
Please see Figure 1 on the next page for a diagram of the proposed location.
Frank Durocher
Project Manager
RJ Development
frank@RJDevelopment.com
“Seniors Housing Delivered” ™
EXHIBIT 3PLANNING DIVISION
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
RJ Development
401 Central St SE – Olympia, WA 98501
(360-528-3343) – www.rjdevelopment.com
Figure 1 - Proposed Location For Bicycle Parking Spaces
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
From: Frank Durocher <frank@rjdevelopment.com>
Sent: Wednesday, November 28, 2018 4:06 PM
To: Matthew Herrera
Subject: FW: Trash Compactor Guidelines for New Development
Matt, please see Todd’s email below. Hilsia only told me 2:1 compactor ratio, but Todd is saying here
that even the smallest of these compactors does around 3:1.
Frank Durocher
Project Manager
RJ Development
401 Central St SE
Olympia, WA 98501
D ▪ (360) 810-8359
O ▪ (360) 528-3343
Email: frank@rjdevelopment.com
“Seniors Housing Delivered” ™
From: Todd Johnson <toddj@blankenshipequipment.com>
Sent: Wednesday, November 28, 2018 3:42 PM
To: Frank Durocher <frank@rjdevelopment.com>; 'Rogers, Hilsia' <HRogers@republicservices.com>
Subject: RE: Trash Compactor Guidelines for New Development
Hey Frank.
I’ve attached an updated sheet for the 15yd compactor. The Wastequip 265XP “Precision Series”
replaced the “SealPak” and they are great compactors. I included the dimensions for the 15yd too.
For compaction ratios on garbage, these self-contained roll-off compactors have been getting from 3-to-
1 up to 4-to-1 compaction ratio depending on the make-up of the specific material. I’ve attached a
sheet on the WasteQuip Accu-Pak compactor that is smaller. For garbage, these compactors would be
right around 3-to-1 compaction ratio.
Todd
Todd Johnson
Account Manager
Blankenship Equipment
800.765.5811 Toll Free
253.288.8434 Fax
206.890.9791 Mobile
EXHIBIT 4
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
toddj@blankenshipequipment.com
www.blankenshipequipment.com
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From: Frank Durocher [mailto:frank@rjdevelopment.com]
Sent: Wednesday, November 28, 2018 2:17 PM
To: Todd Johnson; 'Rogers, Hilsia'
Subject: RE: Trash Compactor Guidelines for New Development
Hello Todd and Hilsia,
I have filed for a modification request with the city of Renton to allow us to move forward with a little
less space than what their code requires. In order to do so, I needed to write out a “modification
request” that outlines what the code says versus what we are asking for them to approve. To
accompany my narrative, the city would like to have something in writing (or email) from one of you
that states what the compacting ratio is. On the phone, I believe Hilsia told me that even the smaller
ones compact 2:1.
We have decided to design the enclosure around a 15yd 265x-WQ SealPak (see attached spec sheet that
one of you provided to me for reference). Are we talking about a 2:1 compacting ratio for this? Maybe
closer to 3:1?
Frank Durocher
Project Manager
RJ Development
401 Central St SE
Olympia, WA 98501
D ▪ (360) 810-8359
O ▪ (360) 528-3343
Email: frank@rjdevelopment.com
“Seniors Housing Delivered” ™
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
From: Frank Durocher <frank@rjdevelopment.com>
Sent: Thursday, November 29, 2018 1:18 PM
To: Matthew Herrera
Subject: FW: FW: Weatherly Inn Modifications
Matt, here is a (very thorough!) response from the owner. I hope this helps!
Please let me know if you need anything else,
Frank Durocher
Project Manager
RJ Development
401 Central St SE
Olympia, WA 98501
D ▪ (360) 810-8359
O ▪ (360) 528-3343
Email: frank@rjdevelopment.com
“Seniors Housing Delivered” ™
From: Alex Bunn <alex@weatherlyinn.com>
Sent: Thursday, November 29, 2018 12:45 PM
To: Frank Durocher <frank@rjdevelopment.com>
Cc: Karla Shaw <karla@weatherlyinn.com>
Subject: Re: FW: Weatherly Inn Modifications
Frank,
The average age of our customers in our Tacoma mixed-use building is 85.74. Independent living
average 84.24 years old, Assisted Living average 86.07, and Memory Care average 86.09. >5% are under
70 years old. 13% are between 70 and 80 years old. Three residents are over the age of 100. Aging in
place is our mission, meaning people range from some levels of independence to total care.
In 22 years experience, I only had one individual with a bike. It was a three-wheeler and she kept it in
our enclosed courtyard. She never used it on the city street. Our local streets in Tacoma would be much
more conducive for biking than the Talbot Road site. Renton has more hills nearby with fewer amenities
and much more traffic.
Our WAC's do not restrict our services by age or need. We do not want to restrict ourselves either.
We usually have 0-1 employees who ride a bike to work. None presently.
Let me know if you have any other questions.
Sincerely,
Alex
On Tue, Nov 27, 2018 at 9:24 AM Frank Durocher <frank@rjdevelopment.com> wrote:
EXHIBIT 5
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
Hey guys, Matt from the city is asking if the WI Renton will have a minimum age for the residents. It’s
kind of a bogus request, if you ask me, because I don’t think a 65yo resident in Assisted Living is any
more or less capable of riding a bicycle than an 85yo resident in Assisted Living. But I have to play the
game sometimes!
(I will address the trash compactor question separately)
Frank Durocher
Project Manager
RJ Development
401 Central St SE
Olympia, WA 98501
D ▪ (360) 810-8359
O ▪ (360) 528-3343
Email: frank@rjdevelopment.com
“Seniors Housing Delivered” ™
From: Matthew Herrera <MHerrera@Rentonwa.gov>
Sent: Monday, November 26, 2018 9:33 AM
To: Frank Durocher <frank@rjdevelopment.com>
Subject: Weatherly Inn Modifications
Good Morning Frank,
Hope you had a good Thanksgiving weekend. I will finally have an opportunity to look at your two
modifications this week and I have a couple of questions. The first is regarding the refuse and recycling
mod. Do you have an email or other correspondence with Republic that we can use as an exhibit that
references their acceptance of the reduced area for the garbage compactor? The other is the age of the
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F
residents. Is there a minimum age for residents at Weatherly Inn? This would be used for justification
of the reduced bicycle parking. Hope to get this out to you this week. Thanks! –Matt
Matt Herrera, AICP - Senior Planner
City of Renton
Community & Economic Development
1055 S. Grady Way
Renton, WA 98057-3232
425.430.6593
--
Alex Bunn
President and CEO
Weatherly Inn
(360) 789-3046
DocuSign Envelope ID: 2828A270-EB33-49FD-8FCE-E9678358D84F