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HomeMy WebLinkAboutSR_HEX_Report and Exhibits_Renton Special CareDEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map Report_HEX_Renton Special Care A. REPORT TO THE HEARING EXAMINER HEARING DATE: June 13, 2017 Project Name: Renton Special Care Community Owner/Applicant: Renton Special Care Community, LLC, 2731 77th Avenue SE, suite 203, Mercer Island, WA 98040 Contact: Kevin Carl, Magnet design + development, 1631 15th Avenue W, suite 211, Seattle, WA 98119 File Number: LUA17-000023, ECF, CUP, SA-A Project Manager: Jill Ding, Senior Planner Project Summary: The applicant is requesting Hearing Examiner Conditional Use Permit Review, Environmental (SEPA) Review, and Site Plan Review for the construction of a 60 bed memory care facility with three 4,747 square foot residential cottages (each with 20 beds) and one 2,778 square foot cottage for administrative/service uses. The project site is comprised of two lots totaling 65,761 square feet and is zoned Residential-14 (R-14). All proposed buildings are one story with a maximum height of 22 feet 2 inches. There are two driveway access points, one off of 108th Ave SE and the other off SE 172nd Street, which connect via a driveway along the north and west property lines. The applicant is proposing 26 surface parking space and associated landscaping along the north and west property lines (abutting existing residential development) as well as within the site. Frontage improvements are proposed along the site's SE 172nd Street and 180th Ave SE frontages. No critical areas are mapped on the project site. Project Location: 17033 108th Avenue SE (Parcel Nos. 008700-0293 and 008700-0285) Site Area: 65,761 sf (1.51 ac) City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 2 of 18 Report_HEX_Renton Special Care B. EXHIBITS: Exhibits 1-11: As shown in the SEPA Environmental Review Report Exhibit 12: Public Comments Exhibit 13: Staff response to public comments Exhibit 14: SEPA Determination Exhibit 15: Revised Tree Retention and Landscape Plan Set Exhibit 16: Tree Retention Worksheet Exhibit 17: Arborist Report Exhibit 18: Refuse and Recycling Detail Exhibit 19: Revised Site and Civil Plan Set Exhibit 20: Exhibit 21: HEX Staff Report Code Interpretation, CI-96 C. GENERAL INFORMATION: 1. Owner(s) of Record: Renton Special Care Community, LLC 2731 77th Avenue SE, suite 203 Mercer Island, WA 98040 2. Zoning Classification: R-14 3. Comprehensive Plan Land Use Designation: Residential High Density (HD) 4. Existing Site Use: Single family residence and associated detached accessory structures proposed for removal. 5. Critical Areas: None mapped 6. Neighborhood Characteristics: a. North: Single family residential, R-14 b. East: Multi-family residential, R-14 c. South: Daycare, RMF d. West: Single family residential, R-8 6. Site Area: 1.51 acres D. HISTORICAL/BACKGROUND: Action Land Use File No. Ordinance No. Date City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 3 of 18 Report_HEX_Renton Special Care Comprehensive Plan N/A 5758 06/22/2015 Zoning N/A 5758 06/22/2015 Annexation N/A 5327 03/01/2008 E. PUBLIC SERVICES: 1. Existing Utilities a. Water: Water service is provided by Soos Creek Water and Sewer District. b. Sewer: Sewer service is provided by Soos Creek Water and Sewer District. c. Surface/Storm Water: There is an existing storm drainage system in 108th Ave SE (SR-515). 2. Streets: The project site has frontage along 108th Ave SE and SE 172nd Street. 108th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60-ft as measured using the King County Assessor’s Map. There are no existing frontage improvements along the project frontage. SE 172nd Street is a Commercial-Mixed Use & Industrial Access Street with an existing right of way (ROW) width of 60-ft as measured using the King County Assessor’s Map. No frontage improvements are installed along SE 172nd Street. 3. Fire Protection: City of Renton Fire Authority F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE: 1. Chapter 2 Land Use Districts a. Section 4-2-020: Purpose and Intent of Zoning Districts b. Section 4-2-070: Zoning Use Table c. Section 4-2-110: Residential Development Standards 2. Chapter 4 Property Development Standards 3. Chapter 6 Streets and Utility Standards a. Section 4-6-060: Street Standards 4. Chapter 9 Permits – Specific a. Section 4-9-030: Conditional Use Permits b. Section 4-9-200: Master Plan and Site Plan Review 5. Chapter 11 Definitions G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN: 1. Land Use Element H. FINDINGS OF FACT (FOF): 1. The Planning Division of the City of Renton accepted the above master application for review on January 19, 2017 and determined the application complete on February 2, 2017. The project was placed on hold February 27, 2017 and was taken off hold on April 10, 2017. The project complies with the 120-day review period. 2. The project site is located at the northwest corner of the intersection of SE 172nd Street and 108th Avenue SE and is addressed as17033 108th Avenue SE (Parcel Nos. 008700-0293 and 008700-0285). City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 4 of 18 Report_HEX_Renton Special Care 3. The project site is currently developed with an existing single family residence proposed for removal. 4. Access to the site would be provided via a through driveway connection from 108th Avenue SE to SE 172nd Street along the north and west portions of the site. 5. The property is located within the Residential High Density (HD) Comprehensive Plan land use designation. 6. The site is located within the Residential-14 (R-14) zoning classification. 7. There are approximately 56 trees located on site of which the applicant is proposing to retain a total of 2 trees. 8. There are no critical areas mapped on the project site. 9. According to the applicant, there is an abandoned and sand filled swimming pool on the site that will need to be excavated and replaced with new structural fill. Significant excavation is also proposed for the installation of a stormwater detention vault system. This includes approximately 424 lineal feet of 96” detention pipe which is estimated to displace 200 cubic yards of fill. The majority of this material is anticipated to be used for grading on site. 10. The applicant is proposing to begin construction in the summer/fall of 2017 and end in summer/fall of 2018. 11. Staff received two public comment letter(s)/email(s) (Exhibits 12). Staff’s response to the public comments were provided via email (Exhibits 13) To address public comments the following report contains analysis related to the road alignment of SE 172nd Street and parking. 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 May 1, 2017 the Environmental Review Committee issued a Determination of Non-Significance (DNS) for the Renton Special Care Community (Exhibit 14). A 14-day appeal period commenced on May 5, 2017 and ended on May 19, 2017. No appeals of the threshold determination have been filed. 14. Representatives from various city departments have reviewed the application materials to identify and address issues raised by the proposed development. These comments are contained in the official file, and the essence of the comments has been incorporated into the appropriate sections of this report and the Departmental Recommendation at the end of this report. 15. Comprehensive Plan Compliance: The site is designated Residential High Density (HD) on the City’s Comprehensive Plan Map. HD unit types are designed to incorporate features from both single-family and multi-family developments, support cost-efficient housing, facilitate infill development, have close access to transit service, and efficiently use urban services and infrastructure. Lands designated HD is where projects will be compatible with existing uses and where infrastructure is adequate to handle impacts from higher density uses. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance Comprehensive Plan Analysis  Goal L-H: Plan for high-quality residential growth that supports transit by providing urban densities, promotes efficient land utilization, promotes good health and physical activity, builds social connections, and creates stable neighborhoods by incorporating both built amenities and natural features.  Goal L-I: Utilize multiple strategies to accommodate residential growth, including: City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 5 of 18 Report_HEX_Renton Special Care  Development of new single-family neighborhoods on large tracts of land outside the City Center,  Development of new multi-family and mixed-use in the City Center and in the Residential High Density and Commercial Mixed Use designations, and  Infill development on vacant and underutilized land in established neighborhoods and multi-family areas. Compliant if conditions of approval are met Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. Staff Comment: See FOF 17, Compatibility.  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. 16. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to encourage development, and redevelopment, of residential neighborhoods that provide a mix of detached and attached dwelling structures organized and designed to combine characteristics of both typical single family and small-scale multi-family developments. Structure size is intended to be limited in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one another and can be integrated together into a quality neighborhood. Project features are encouraged, such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood and foster a sense of community. Civic and limited commercial uses may be allowed when they support the purpose of the designation. The proposal is compliant with the following development standards if all conditions of approval are met: Compliance R-14 Zone Develop Standards and Analysis See FOF 17 Use: Convalescent centers are permitted as a Hearing Examiner Conditional Use Permit within the R-14 zone. Staff Comment: The proposed memory care facility is considered a convalescent center and would be permitted within the R-14 zoning designation as a Hearing Examiner Conditional Use, See FOF 17 for CUP analysis. N/A Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for detached dwellings. There is no minimum lot size for attached dwellings. A minimum lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60 feet is required. Staff Comment: No subdivision of the project site is proposed. Compliant if condition of approval is met Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet except when all access is taken from an alley then 10 feet, side yard is 4 feet for detached units, for attached units the side yard is 0 feet for the attached sides and 4 feet for the unattached sides, side yard along the street 15 feet. Per CI-96, there is no rear yard setback. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 6 of 18 Report_HEX_Renton Special Care Staff Comment: The existing project site is comprised of two parcels. To ensure that no structures are constructed over the property line separating the parcels, staff recommends, as a condition of approval, that a Lot Combination be recorded prior to the issuance of a building permit, combining the two parcels into one. The proposed cottages would maintain the required 15-foot setback from both SE 172nd Street and 108th Avenue SE. 63-foot and 45-foot side yard setbacks are proposed. The proposed setbacks would comply with the minimum required setbacks for the R-14 zone, provided a lot combination is recorded.  Building Standards: The R-14 zone has a maximum building coverage of 65% and a maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building height of 3 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch equal to or greater than 4:12 may project an additional six (6) vertical feet from the maximum wall plate height. If the height of wall plates on a building are less than the states maximum the roof may project higher to account for the difference, yet the combined height of both features shall not exceed the combined maximums. Common rooftop features, such as chimneys, may project an additional four (4) vertical feet from the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12, decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each minimum building setback line for each one (1) vertical foot above the maximum wall plate height. Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g., shed roof) may exceed the stated maximum if the average of wall plate heights is equal or less than the maximum wall plate height allowed. Staff Comment: The proposed structures would have a total building coverage of 17,306 square feet or 28.3% on the 61,150 net site area. The proposed impervious surfaces would total 43,072 square feet or 70.4%. The proposed building and impervious surface coverage would be less than the maximum allowed in the R-14 zone. The proposed cottages would have a maximum height of 22 feet 2 inches and one story, which is less than the 3 stories and 24-foot wall plate height permitted in the R-14 zone. N/A Maximum Number of Units per Building: In the R-14 zone, no more than 6 units per building are permitted. Staff Comment: The proposed cottages rooms with individual beds, the laundry, kitchen, and bathroom facilities are communal; therefore the proposed units are not considered residential dwelling units. Compliant if condition of approval is met Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot landscape strip along all public street frontages. Additional minimum planting strip widths between the curb and sidewalk are established according to the street development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover, are to be located in this area when present. Spacing standards shall be as stipulated by the Department of Community and Economic Development, provided there shall be a minimum of one street tree planted per address. Any additional undeveloped right-of- way areas shall be landscaped unless otherwise determined by the Administrator. Any non-residential development within a residential zone, shall be required to provide a fifteen-foot (15') wide partially sight-obscuring landscaped visual barrier, or ten-foot (10') wide fully sight-obscuring landscaped visual barrier, along common property lines. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 7 of 18 Report_HEX_Renton Special Care Surface parking lots with between 15 and 50 parking spaces shall be landscaped with 15 square feet of landscaping per parking space. Any interior parking lot landscaping area shall be a minimum of five feet (5') in width and perimeter parking lot landscaping shall be a minimum of ten feet (10”) in width. Landscaping shall be dispersed throughout the parking area and shall include a mixture of trees, shrubs, and groundcover as follows: a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-family, commercial, and industrial uses. At least one tree for every six (6) parking spaces within the lot interior shall be planted. b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped area shall be planted. Up to fifty percent (50%) of shrubs may be deciduous. c. Ground cover shall be planted in sufficient quantities to provide at least ninety percent (90%) coverage of the landscaped area within three (3) years of installation. d. There shall be no more than fifty feet (50') between parking stalls and an interior parking lot landscape area. Staff Comment: A conceptual landscape plan (Exhibit 15) was submitted with the formal land use application materials. The submitted landscape plan provides primarily lawn areas within the required 10-foot landscape strip proposed along the 108th Avenue SE and SE 172nd Street frontages. The proposal is to shift much of the shrub and ground cover plantings to the buildings and away from the public street frontage. The City’s requirements specify that a mix of trees, shrubs, and ground cover shall be provided within the first 10 feet abutting a public street frontage. In addition, the applicant has proposed a 10-foot fully sight-obscuring landscape barrier along the project site’s west property line, however this buffer shall also extend along the north property line to provide a landscape screen between the proposed cottages and the abutting residential development to the north. Based on the proposal for 26 parking spaces, the proposal would be required to provide 390 square feet of interior parking lot landscape per parking space. The proposal includes approximately 945 square feet of landscaping. In addition, 4 trees and 47 shrubs are required within the interior parking lot landscape area. The proposal includes 945 square feet of interior parking lot landscaping with 8 trees. The applicant shall verify that the proposal complies with the requirement for 47 shrubs up to 50 percent of which may be deciduous. Staff recommends, as a condition of approval, that a detailed landscape plan meeting the requirements of RMC 4-8-120D.12 be submitted at the time of Building Permit review. The detailed landscape plan shall include: a. A mix of trees, shrubs, and ground cover within the 10-foot landscape strip abutting the SE 172nd Street and 108th Avenue SE street frontages; b. The proposed 10-foot full sight-obscuring landscape visual barrier along the west property line shall be required to extend along the north property line; and c. Verification that the interior parking lot landscaped areas include 1 shrub per 20 square feet of provided interior parking lot landscaping, of which 50 percent of the shrubs may be deciduous. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 8 of 18 Report_HEX_Renton Special Care The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. The landscaping shall be installed prior to the issuance of a Certificate of Occupancy.  Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations require the retention of 20 percent of trees in a residential 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. A minimum tree density shall be maintained on each residentially zoned lot. Lots developed with detached single family dwelling units in the R-14 zone are exempt from the minimum tree density requirements. For multi-family development, the minimum tree density is four (4) significant trees for every five thousand (5,000) square feet. The tree density may consist of existing trees, replacement trees, trees required pursuant to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination. Staff Comment: The applicant submitted a Tree Retention Plan (Exhibit 15), Tree Retention Worksheet (Exhibit 16), and Arborist Report (Exhibit 17) with the project application materials. According to the submitted Tree Retention Worksheet, the project site has a total of 56 trees on site, of which 18 trees have been classified as dangerous and 20 are located within the proposed public right-of-way dedication areas, leaving a total of 18 significant trees remaining. The applicant is proposing to retain 2 trees, which is less than the 4 trees required to be retained. Therefore, a total of 24 inches of replacement trees, or 12 minimum 2 inch caliper trees would be required to be installed on the project site. The submitted conceptual landscape plan includes the installation of 100 trees throughout the site, the proposed trees have a minimum caliper of 2.5 inches for deciduous trees and 6 feet in height for evergreen. The proposed tree retention and replacement plan would comply with the City’s tree retention requirements.  Parking: Parking regulations require that convalescent centers provide a minimum and maximum of 1 parking space for every 2 employees plus 1 space for every 3 beds. No more than thirty percent (30%) of provided stalls may be designated as compact stalls. A twenty five percent (25%) reduction or increase from the minimum or maximum number of parking spaces may be granted for nonresidential uses through site plan review if the applicant can justify the modification to the satisfaction of the Administrator. Justification might include, but is not limited to, quantitative information such as sales receipts, documentation of customer frequency, and parking standards of nearby cities. Driveway cuts are required to be a minimum of 5 feet from property lines and new driveways may be a maximum of 30 feet in width at the property line. There shall be no City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 9 of 18 Report_HEX_Renton Special Care more than one driveway for each one hundred sixty five feet (165') of street frontage serving any one property. Maximum driveway slopes shall not exceed eight percent (8%). Staff Comment: The applicant has indicated that the proposed convalescent center would employ a total of 27 full time employees and provide 60 beds. A total of 34 parking spaces would be required to be provided on-site. The applicant has requested a 25% reduction in the number of parking spaces required to 26 spaces. The applicant has indicated that based on experience from previous project, the proposed convalescent center would have a very low impact on the surrounding neighborhood. The applicant has indicated that the 26 parking spaces proposed is usually never more the 50-60% filled at peak times. The residents of the facility don’t drive or have vehicles, there are 8- 10 employees onsite per shift and there are typically have 2-4 visitors in the morning or evening hours. There will be food deliveries, UPS and Trash service vehicles but not at a high volume. There have been complaints regarding the shortage of on street parking in the vicinity of the project site. In order to support the requested reduction in required parking, staff recommends, as a condition of approval, that the applicant provide sufficient information to the City at the time of Construction Permit application, demonstrating that with the proposed reduction in parking, the proposed use would result in no spill over parking onto the public right-of-way. This information shall be submitted to the Current Planning Project Manager for review and approval.  Refuse and Recyclable Deposit Areas: Outdoor refuse and recyclables deposit areas and collection points shall not be located within fifty feet (50') of a lot zoned residential, except by approval through the site development plan review process, or through the modification process if exempt from site development plan review. 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: Based on a total gross building floor area of 17,306 square feet, the proposed development would be required to provide 34.6 square feet of recyclable deposit area and 69.2 square feet of refuse deposit area for a total area of 103.8 square feet. The applicant has proposed a refuse and recyclable deposit area, which would total 180 square feet and would exceed the 103.8 square feet required. The proposed refuse and recyclable deposit area would be located on the northwest corner of the project site and would have a setback of 10 feet from the west property line and 5 feet from the north property line. The proposed setbacks are less than the minimum 50-foot setback required from existing residential developments, however the 50-foot setback can be modified through site plan review per RMC 4-4-090C.3. Staff has previously recommended under the Landscaping discussion above that the landscape buffer along the north property line be increased from 5 feet to 10 feet, which would increase the setback for the refuse and recyclable deposit area from 5 feet to 10 feet as well. This landscape buffer would be comprised of a full sight obscuring landscaped visual barrier. In addition, the applicant is also proposing to install a 6-foot high cedar fence along the property line to further screen the neighboring properties from the proposed development. The proposed enclosure for the refuse area would be comprised of a 6-foot cedar enclosure with a charcoal grey metal roof. The proposed screening City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 10 of 18 Report_HEX_Renton Special Care appears to adequately mitigate for the location of the refuse and recyclable deposit area to within 50 feet of the abutting residentially zoned properties. As such staff supports a reduced setback for the refuse and recycling from 50-feet to 10-feet. Compliant if conditions of approval are met Fences and Retaining Walls: In any residential district, the maximum height of any fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard and side yard along a street setback where the fence shall not exceed forty eight inches (48") in height. There shall be a minimum three-foot (3') landscaped setback at the base of retaining walls abutting public rights-of-way. Staff Comment: A 1-3 foot high retaining wall is proposed along the south and west facades of Cottage D. A 6-foot high cedar fence is proposed along the north and west property lines to provide an additional screen between the proposed development and the abutting residential properties. The height of the 6-foot fence would be required to be reduced to a maximum height of 48-inches for the portion of the fence located within the front yard and side yard along a street setback areas. A 7-foot high wood fence is proposed as security fencing between the cottages to ensure the safety of the residents while they are enjoying the centralized landscaped courtyard. In order to exceed the maximum 72-inch height limit, the applicant may request the approval of a Special Fence Permit, provided the proposed fence is located out of any required setback areas, is constructed using height qualify fencing material (such as cedar), is aesthetically pleasing, and is landscape appropriately. As the proposed 7-foot high fence exceeds the maximum 72-inch height limit for residential districts, staff recommends, as a condition of approval, that the applicant either reduce the height of the fence to comply with the 72-inch height requirement or submit an application for, and receive approval of, a Special Fence Permit in compliance with the standards outlined in RMC 4-4-040G. The applicant shall submit a revised fence detail or an approved Special Fence Permit to the Current Planning Project Manager prior to the issuance of a Building Permit. 17. Conditional Use Analysis: The applicant is requesting a Conditional Use Permit for the construction of a Convalescent Center on the project site. The proposal is compliant with the following conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval of the requested Conditional Use Permit, if all conditions of approval are met: Compliance Conditional Use Criteria and Analysis  a. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Staff Comment: See FOF 15 and 16 for Comprehensive Plan and zoning regulation compliance.  b. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for the proposed use. Staff Comment: The applicant indicates that prior to selecting the project site, a market analysis was conducted. According to the results of the analysis, there is currently a need for additional convalescent centers in the City of Renton and currently there is a shortage City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 11 of 18 Report_HEX_Renton Special Care of supply in the immediate vicinity of the project site. The proposal for a Convalescent Center on the project site would not result in an overconcentration of Convalescent Centers in this area of the City.  c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Staff Comment: The applicant has indicated that the design of the residential cottages as single story structures keeps the overall scale of the development consistent with the surrounding neighborhood. The interior courtyard provides a safe and private indoor/outdoor living experience for the residents of the proposed development while providing screening and privacy for the residents as well as the surrounding neighborhood. Landscaping is proposed within and around the perimeter of the project site to buffer and provide privacy to the surrounding neighborhood. Staff does not anticipate that the proposed use would generate excessive noise or traffic impacts that would adversely impact the surrounding neighborhood. Compliant if condition of approval is met d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Staff Comment: To integrate the proposed buildings into the surrounding residential neighborhood, the applicant has proposed to limit the height of the proposed buildings to one story. In addition, the materials selected are consistent with the materials that were selected for the newly constructed Avaya Trails (aka Fieldbrook Commons) (LUA13-1109), which were constructed across 108th to the east of the project site. Staff has concerns that the proposed buildings have ‘turned their back’ on the SE 172nd Street and 108th Avenue SE street frontages. There are residential design standards outlined in RMC 4-2-115 that are applicable to residential development in the R-14 zone. As the proposed development is not considered residential in nature, the residential design standards are not applicable to the proposed development. To ensure that the proposed development remains compatible with the scale and character of the other residential development in the surrounding R-14 and R-8 zoning designations, staff recommends, as a condition of approval, that the design of the buildings be required to comply with the Residential Design portion of the Residential Design and Open Spaces standards applicable in the R-14 zone (RMC 4-2-115E.3) and that enhanced landscaping be provided where compliance with the architectural design cannot be achieved. Compliant if condition of approval is met e. Parking: Adequate parking is, or will be made, available. Staff Comment: See parking discussion under FOF 16. Staff has received public comments regarding the existing on street parking situation along 108th Avenue SE and SE 172nd Street. It appears that there is significant overflow parking from the Avaya Trails project onto the surrounding streets. This is a separate issue, not a part of this development application, which the City is working on. The City has made every effort to ensure that the full build out of SE 172nd Street will maintain as much on street parking as is feasible. However as the residents of the proposed development do not drive, it is not anticipated that the proposed development would further adversely impact the existing on street parking situation. The applicant has requested a 25% reduction in the number of required parking spaces, to ensure that the approval of this reduction does not exacerbate the existing on-street parking situation, staff has recommended that the applicant provide additional information to ensure that the requested parking reduction will not result in overflow parking onto the on-street parking. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 12 of 18 Report_HEX_Renton Special Care  f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Staff Comment: The proposed cottages are oriented towards an interior fenced courtyard, which will provide an opportunity for residents of the development to safely walk around and enjoy the open space area. In addition, sidewalks will be constructed along the SE 172nd Street and 108th Avenue SE frontages to allow for pedestrian navigation around the site perimeter. Vehicular traffic will be limited to the north and west portions of the site through a driveway and surface parking area. It is not anticipated that the proposed development would result in conflicts between pedestrian a vehicular traffic.  g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Staff Comment: The applicant has indicated that site lighting would be shielded and downward facing to prevent off site trespass of light and glare. In addition, the applicant has proposed a 6-foot cedar good neighbor fence and a landscaped buffer along the north and west property lines to buffer the neighboring single family residential development from the proposed cottages. The fenced, secured interior courtyard would further shield light, noise, and glare from moving beyond the core of the project site.  h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Staff Comment: See previous landscaping discussion under FOF 16. 18. Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the R-14 zoning classification when it is not exempt from Environmental (SEPA) Review. Site Plan applications are evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table contains project elements intended to comply with level of detail needed for the Site Plan request: 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 15, Comprehensive Plan Analysis. Compliant if Conditions of Approval are Met b. Zoning Compliance and Consistency. Staff Comment: See discussion under FOF 16, Zoning Development Standard Compliance. N/A c. Design Regulation Compliance and Consistency. Staff Comment: Not applicable, the proposed site is not located within an Urban Design District. N/A d. Planned action ordinance and Development agreement Compliance and Consistency. Compliant if condition e. Off Site Impacts. Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 13 of 18 Report_HEX_Renton Special Care of approval is met Staff Comment: The applicant has indicated that the design of the residential cottages as single story structures keeps the overall scale of the development consistent with the surrounding neighborhood. In addition, the proposed cottages would be separated by a secure, landscaped, centralized courtyard providing adequate spacing between the cottages and preventing an overconcentration of development on a particular portion of the site. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. Staff Comment: See traffic discussion under FOF 17. 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 perimeter of the project site would be would be landscaped with a 10-foot sight-obscuring landscape strip. In addition, a 6-foot cedar fence is proposed around the project site. The fencing and landscaping combination would adequately screen the surrounding properties from the project site. The applicant submitted a refuse and recyclable deposit area detail (Exhibit 18) with the formal land use application materials. The refuse and recyclable deposit area is proposed to be located on the northwest corner of the site and would be screen with a 6-foot cedar fence and have a charcoal grey metal roof over the top. In addition to the screening detail, the proposed landscaping would also screen the refuse and recyclable deposit area from view of the neighboring properties. See previous discussion under FOF 16. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. Staff Comment: The proposed single story cottages are not anticipated to adversely impact view of the surrounding residential properties. 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 16, Zoning Development Standard: Landscaping. Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. Staff Comment: A lighting plan was not provided with the application; therefore staff recommends, as a condition of approval, that a lighting plan be provided at the time of building permit review for review and approval by the Current Planning Project Manager.  f. On Site Impacts. Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. Staff Comment: The proposed buildings would be located around a centralized fenced landscaped courtyard area. In addition a sight-obscuring landscape buffer would be planted along the north and west property lines, in addition to a 6-foot cedar fence. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 14 of 18 Report_HEX_Renton Special Care The orientation of the buildings to the courtyard along with the installation of a landscape buffer and fence would provide privacy and aid in the reduction of noise impacts to the surrounding residential neighborhood. 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: The proposed structures would be single story buildings and are not anticipated to have an adverse impact in relations to natural characteristics, views, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. 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 is proposing to retain two existing big leaf maple trees on the project site. Tree protection measures will be required to ensure grading and filling for the construction of the project do not impact the root systems of these trees. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Staff Comment: See FOF 16, Zoning Development Standard: Landscaping. Compliant if condition of approval is 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 applicant has proposed two driveway access points onto the property, one off of 108th Avenue SE and the other off of SE 172nd Street. The access points have been located as far north and as far west as possible from the intersection of 108th Avenue SE and SE 172nd Street. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. Staff Comment: The proposed driveway access would be located on the north and west portions of the site and would provide through access from SE 172nd Street to 108th Avenue SE. The proposed driveway would maintain the required 20-foot emergency access requirement as well as the 24-foot requirement for surface parking lots. Pedestrian access would be provided from the surface parking lot to the main entrance within Cottage A, additional pedestrian access would be provided within the interior courtyard and would be separated from vehicular access through the installation of fencing and landscaping. Pedestrian access is also provided from the surface parking lot to the sidewalk proposed within 108th avenue SE. To further facilitate pedestrian access through and around the project site, staff recommends, as a condition of approval, that a sidewalk connection be provided to SE 172nd Street along the western portion of the project site. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 15 of 18 Report_HEX_Renton Special Care Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. Staff Comment: There are not designated loading and delivery areas as the applicant has indicated that the anticipated food and UPS deliveries would not be in high enough volume to mandate a separate designated loading and delivery area. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. Staff Comment: Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces. Based on the requirement for 26 parking spaces, a total of 2.6 or 3 bicycle parking spaces would be required. The required bicycle parking spaces were not included on the submitted site plan materials. Staff recommends, as a condition of approval, that the location of the required bicycle parking be provided on the site plan and that a detail of the bicycle parking be provided. The revised site plan and bicycle parking detail shall be provided at the time of Building Permit review to the Current Planning Project Manager for review and approval. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. Staff Comment: Pedestrian walkways are provided around the project perimeter through the sidewalks the applicant will be required to construct within the 108th Avenue SE and SE 172nd Street right-of-ways. In addition, the applicant has proposed a sidewalk connection between the parking area and the main building entrance. Pedestrian walkways are also proposed through the interior landscaped courtyard area.  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: The project proposal would incorporate a secure, centralized, landscaped courtyard for the residents of the cottages, which serves as a focal point of the project site. Based on the unique needs of the proposed user, this secure courtyard would provide adequate areas for passive and active recreation.  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 structures would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. N/A j. Natural Systems: Arranging project elements to protect existing natural systems where applicable. Staff Comment: Not applicable, there are not existing critical areas mapped on the project site.  k. Services and Infrastructure: Making available public services and facilities to accommodate the proposed use: Police and Fire. Staff Comment: Police and Fire Prevention staff indicated that sufficient resources exist to furnish services to the proposed development; if the applicant provides Code required improvements and fees. Fire impact fees are applicable at the rate of $0.21 a City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 16 of 18 Report_HEX_Renton Special Care square foot for the administration/office building and $8.04 a square foot for the cottage buildings. This fee is paid at time of building permit issuance. Credit will be granted for the removal of the one existing single family residence. Water and Sewer. Staff Comment: Water service and sewer service is provided by Soos Creek Water and Sewer District. Drainage. Staff Comment: A Preliminary Drainage Plan (Exhibit 19) and Technical Information Report (TIR) (Exhibit 4), dated January 2017, was submitted by LDC, Inc. 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 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). The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment would consist of conveyance to a Filterra Bioretention system prior to connection to the existing 12 inch concrete stormwater main located in 108th Ave SE. The applicant will be required to demonstrate, as part of the civil construction permit application, that the Control Structure and Detention Tank elevations will provide the depth required to prevent backflow into the water quality treatment system in the event of overflow. The minimum pipe diameter required for private conveyance systems is 8 inches as outlined in the RSWDM. As required by CORE Requirement #9 (CR#9), appropriate on site BMPs will be required to help mitigate the new runoff created by the proposed development. A final drainage plan and drainage report will be required to be submitted with the civil construction permit application. The project proposes the use of Permeable Asphalt located in the parking stall areas of the parking lot for the proposed development in order to mitigate the requirements of CR#9. The applicant will be required to provide adequate infeasibility criteria for not providing permeable pavement to the maximum extent feasible per the requirements of CR#9, including all walkway areas. Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is payable prior to issuance of the civil construction permit. Transportation. Staff Comment: The proposed development fronts 108th Ave SE (SR 515) along the east property line. 108th Ave SE is classified as a Minor Arterial Road. Existing right-of-way width in 108th Ave SE is approximately 60 feet. Minimum right of way for this street designation is 91 feet. To meet the City’s complete street standards, street improvements including a pavement width of 54 feet, a 5-foot bike lane, a 0.5 foot curb, an 8-foot planting strip behind the curb, an 8 foot sidewalk, street trees and street lighting will be required. To build this street section, dedication of 15.5 feet of right of way fronting the site will be required. The proposed development fronts SE 172nd Street to the south. SE 172nd Street is classified as a commercial mixed use and industrial access street. Existing right-of-way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for commercial mixed use and industrial access streets, a minimum ROW of 69 feet is required. Dedication of 4.5 feet of ROW fronting the site will be required. Half street City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 17 of 18 Report_HEX_Renton Special Care frontage improvements are required to be provided on the side of the street fronting the development. Frontage improvements would include an 8-foot parking lane, a 0.5 foot wide curb and gutter, an 8 foot wide landscaped planter, a 6 foot wide sidewalk, street lighting, and stormwater improvements. In addition to providing the required frontage improvements as outlined in RMC 4-6- 060, the applicant must provide a minimum of 20 feet of paved roadway width for emergency vehicle access. The existing pavement width along SE 172nd Street does not provide adequate pavement width to maintain the minimum required width for emergency access. Existing parking use on the south side of SE 172nd Street further limits the available pavement width of the street section. In order to mitigate the limitations with the existing pavement section of the roadway, the applicant has proposed to provide a minimum of 26 feet of paved roadway to provide 20 feet for emergency vehicle access as well as to maintain the existing parking along the frontage of the property to the south of the development. This will be accomplished by providing a new 5-foot wide sidewalk, curb and gutter along the south side of the SE 172nd Street. A traffic analysis (Exhibit 5) dated June 23, 2016, was provided by Gibson Traffic Consultants, Inc. (GTC). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 150 net new daily vehicle trips. Weekday peak hour AM trips would generate 7 new vehicle trips, with 2 vehicles leaving and 5 vehicles entering the site. Weekday peak hour PM trips would generate 12 net new vehicle trips, with 7 vehicles leaving and 5 vehicles entering the site. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The proposed development is expected to generate less than 20 net new vehicle trips during the AM and PM peak hours. The current transportation impact fee for a nursing home is estimated to be $893.23 per bed, this fee is paid at the time of Building Permit issuance. Credit will be granted for the removal of the one existing single family residence. N/A l. Phasing: The applicant is not requesting any additional phasing.  m. Stormwater: Providing optimal locations of stormwater infiltrating low impact development facilities. Avoiding placement of buildings or impervious areas on soils with infiltration capability to the maximum extent practicable. Staff Comment: See previous discussion above under Drainage. I. CONCLUSIONS: 1. The subject site is located in the Residential High Density (HD) Comprehensive Plan designation and complies with the goals and policies established with this designation provided the applicant complies with conditions of approval, see FOF 15. 2. The subject site is located in the Residential – 14 (R-14) zoning designation and complies with the zoning and development standards established with this designation provided the applicant complies with City Code and conditions of approval, see FOF 16. 3. The proposed project complies with the Conditional Use Permit criteria provided the applicant complies with City Code and conditions of approval, see FOF 17. City of Renton Department of Community & Economic Development Hearing Examiner Recommendation RENTON SPECIAL CARE COMMUNITY LUA17-000023, CU-H, SA-A, ECF June 13, 2017 Page 18 of 18 Report_HEX_Renton Special Care 4. The proposed project complies with the Site Plan Review criteria provided the applicant complies with City Code and conditions of approval, see FOF 18. 5. The proposed project 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 18. 6. There are adequate public services and facilities to accommodate the proposed project, see FOF 18. J. RECOMMENDATION: Staff recommends approval of the Renton Special Care Community, File No. LUA17-000023, as depicted in Exhibit 19, subject to the following conditions: 1. A Lot Combination shall be recorded prior to the issuance of a building permit, combining the two parcels into one. 2. A detailed landscape plan meeting the requirements of RMC 4-8-120D.12 shall be submitted at the time of Building Permit review. The detailed landscape plan shall include but is not limited to the following: a. A mix of trees, shrubs, and ground cover within the 10-foot landscape strip abutting the SE 172nd Street and 108th Avenue SE street frontages; b. The proposed 10-foot full sight-obscuring landscape visual barrier along the west property line shall be required to extend along the north property line; and c. Verification that the interior parking lot landscaped areas include 1 shrub per 20 square feet of provided interior parking lot landscaping, of which 50 percent of the shrubs may be deciduous. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. The landscaping shall be installed prior to the issuance of a Certificate of Occupancy. 3. The applicant shall either reduce the height of the fence to comply with the 72-inch height requirement or submit an application for, and receive approval of, a Special Fence Permit in compliance with the standards outlined in RMC 4-4-040G. The applicant shall submit a revised fence detail or an approved Special Fence Permit to the Current Planning Project Manager prior to the issuance of a Building Permit. 4. The design of the buildings shall be required to comply with the Residential Design portion of the Residential Design and Open Spaces standards applicable in the R-14 zone (RMC 4-2-115E.3) and enhanced landscaping be provided where compliance with the architectural design cannot be achieved. 5. A lighting plan shall be provided at the time of building permit review for review and approval by the Current Planning Project Manager. 6. The location of the required bicycle parking shall be provided on the site plan and a detail of the bicycle parking shall be provided. The revised site plan and bicycle parking detail shall be provided at the time of Building Permit review to the Current Planning Project Manager for review and approval. 7. The applicant shall provide sufficient information to the City at the time of Construction Permit application, demonstrating that with the proposed reduction in parking, the proposed use would result in no spill over parking onto the public right-of-way. This information shall be submitted to the Current Planning Project Manager for review and approval. 8. A sidewalk connection shall be provided to SE 172nd Street along the western portion of the project site. DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT Project Location Map ERC Report ENVIRONMENTAL REVIEW COMMITTEE REPORT ERC MEETING DATE:May1, 2017 PART ONE: PROJECT BACKGROUND Project Name:Renton Special Care Community Project Number:LUA17-000023, ECF, CUP, SA-A Project Manager:Jill Ding, Senior Planner Owner/Applicant:Renton Special Care Community, LLC, 2731 77th Avenue SE, suite 203, Mercer Island, WA 98040 Contact:Kevin Carl, Magnet design + development, 1631 15th Avenue, suite 211, Seattle, WA 98119 Project Location:17033 108th Avenue SE (Parcel Nos. 008700-0293 and 008700-0285) Project Summary:The applicant is requesting Hearing Examiner Conditional Use Permit Review, Environmental (SEPA) Review, and Site Plan Review for the construction of a 60 bed memory care facility with three 4,747 square foot residential cottages (each with 20 beds) and one 2,778 square foot cottage for administrative/service uses. The project site is comprised of two lots totaling 65,761 square feet and is zoned Residential-14 (R-14). All proposed buildings are one story with a maximum height of 22 feet 2 inches. There are two driveway access points, one off of 108th Ave SE and the other off SE 172nd Street, which connect via a driveway along the north and west property lines. The applicant is proposing 26 surface parking space and associated landscaping along the north and west property lines (abutting existing residential development) as well as within the site. Frontage improvements are proposed along the site's SE 172nd Street and 180th Ave SE frontages. No critical areas are mapped on the project site. Exist. Bldg. Area SF:N/A Proposed New Bldg. Area:16,442 sf Site Area: 65,761 sf (1.51 ac) STAFF RECOMMENDATION: Staff Recommends that the Environmental Review Committee issue a Determination of Non-Significance (DNS). City of Renton Department of Community & Economic Development Environmental Review Committee Report RENTON SPECIAL CARE COMMUNITY LUA17-000023, ECF, SA-A, CUP Report of May 1, 2017 Page 2 of 4 ERC Report PART TWO: ENVIRONMENTAL REVIEW In compliance with RCW 43.21C.240, the following environmental (SEPA) review addresses only those project impacts that are not adequately addressed under existing development standards and environmental regulations. A.Environmental Threshold Recommendation Based on analysis of probable impacts from the proposal, staff recommends that the Responsible Officials: Issue a DNS with a 14-day Appeal Period. B. Mitigation Measures 1.None recommended C. Exhibits Exhibit 1 Environmental Review Committee Report Exhibit 2 Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated November 11, 2015 Exhibit 3 Critical Areas Assessment prepared by Habitat Technologies, dated May 12, 2015 Exhibit 4 Preliminary Technical Information Report (TIR) prepared by LDC, Inc., January 2017 Exhibit 5 Traffic Analysis Report, prepared by Gibson Traffic Consultants, Inc., dated June 23, 2016 Exhibit 6 Site Plan Exhibit 7 Landscape Plan Exhibit 8 Drainage Control Plan Exhibit 9 Conceptual Grading Plan Exhibit 10 Architectural Elevations Exhibit 11 Advisory Notes D. Environmental Impacts The Proposal was circulated and reviewed by various City Departments and Divisions to determine whether the applicant has adequately identified and addressed environmental impacts anticipated to occur in conjunction with the proposed development. Staff reviewers have identified that the proposal is likely to have the following probable impacts: 1. Earth Impacts: According to the applicant, there is an abandoned and sand filled swimming pool on the site that will need to be excavated and replaced with new structural fill. Significant excavation is also proposed for the installation of a stormwater detention vault system. This includes approximately 424 lineal feet of 96” detention pipe which is estimated to displace 200 cubic yards of fill. The majority of this material is anticipated to be used for grading on site. A Geotechnical Engineering Study, prepared by Earth Solutions NW, LLC, dated November 11, 2015 (Exhibit 2) was submitted with the project application. According to the geotechnical report (Exhibit City of Renton Department of Community & Economic Development Environmental Review Committee Report RENTON SPECIAL CARE COMMUNITY LUA17-000023, ECF, SA-A, CUP Report of May 1, 2017 Page 3 of 4 ERC Report 2), the topography of the project site is relatively level across the central and northern areas of the site; grades descend approximately 5 to 10 feet within the western and southern portions of the site. Existing vegetation is comprised primarily of dense tree, brush, and bramble cover along the majority of the southern two-thirds of the site. A total of seven test pits were excavated on the project site with depths ranging from 5.5 to 8.0 feet below the existing ground surface using a mini-trackhoe. The test pits were completed for purposes of assessing soil conditions, classifying site soils, and investigating the presence of groundwater below the existing ground surface. In general, topsoil was encountered within the upper 6 to 15 inches of existing grades. Underlying the topsoil, native soils at the test pit locations were comprised primarily of silty sand with gravel, consistent with the typical makeup of Vashon till. Native soils were encountered to the maximum exploration depth. Groundwater seepage was not encountered in any of the test pits. An infiltration test was conducted and it was determined that the onsite soils were not generally suitable for infiltration. The report concludes that the site is compatible with the planned development and the native soils should provide adequate support for foundation, slab, and pavement loads. The report included recommendations regarding erosion control, site preparation and earthwork, foundations, seismic design, slab-on-grade floors, retaining walls, drainage, excavations and slopes, pavement sections, and utility support and trench backfill. It is anticipated that the City’s currently adopted erosion control, construction, and drainage regulations would adequately mitigate for any impacts that could result from the proposed development; therefore no further mitigation is recommended. Mitigation Measure: None recommended. Nexus: Not Applicable. 2. Water a.Wetlands/Streams Impacts: The applicant submitted a Critical Areas Assessment prepared by Habitat Technologies, dated May 12, 2015 with the application (Exhibit 3). The submitted assessment concluded that there were not wetlands or streams located on the project site. No streams or wetlands are shown on the City’s critical areas maps, which is consistent with the findings in the submitted assessment. No further mitigation is recommended at this time. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. b.Storm Water Impacts: A Preliminary Technical Information Report (TIR) prepared by LDC, Inc., January 2017 was submitted with the project application (Exhibit 4). The site falls within the Flow Control Duration Standard (matching forested site conditions). The site soils are dense to very dense Vashon Till, exhibiting low infiltration rates. Runoff from the site currently flows to the southwest and exits the property at the southwest corner of the site, entering the City’s storm system located in SE 172nd Street. Downstream flows eventually outlet into the Black River. The proposed project would require flow control facilities, water quality treatment, and on-site Best Management Practices (BMPs). Flow control is proposed to be provided by a detention pipe City of Renton Department of Community & Economic Development Environmental Review Committee Report RENTON SPECIAL CARE COMMUNITY LUA17-000023, ECF, SA-A, CUP Report of May 1, 2017 Page 4 of 4 ERC Report facility located beneath the parking and access drive aisle along the western and northern property boundaries. The pipe system would be sized to meet the 100-year peak flows. The project is also required to meet the requirements of the Enhance Basic Water Quality Treatment per the 2017 City of Renton Surface Water Design Manual. The proposed enhanced treatment facility is a Filterra Bioretention System. The on-site BMP proposed is permeable pavement. Permeable pavement is proposed in all parking stall locations (except for ADA parking stall locations), totaling 4,306 square feet of permeable pavement. The sizing and design of the proposed flow control facility, water quality treatment facility, and on- site BMPs would be reviewed for compliance with the adopted 2017 City of Renton Surface Water Design Manual; therefore no further mitigation is recommended. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. 3. Transportation Impacts: A Traffic Analysis Report, prepared by Gibson Traffic Consultants, Inc., dated June 23, 2016 was submitted with the project application (Exhibit 5). The submitted report concludes that the proposed development is anticipated to generate 150 new average daily trips with 7 new AM peak-hour trips and 12 new PM peak-hour trips. As the proposed project is not anticipated to generate more than 20 AM or PM peak-hour trips, a full traffic impact analysis is not required. The proposed project would be responsible for the payment of a Traffic Impact Fee at the applicable rate at the time of Building Permit issuance. It is anticipated that the payment of the Traffic Impact Fee would adequately mitigate additional traffic generated by the project; therefore no further mitigation is recommended. Mitigation Measures: No further mitigation recommended. Nexus: Not applicable. E. Comments of Reviewing Departments The proposal has been circulated to City Department and Division Reviewers. Where applicable, their comments have been incorporated into the text of this report and/or “Advisory Notes to Applicant.” Copies of all Review Comments are contained in the Official File and may be attached to this report. The Environmental Determination decision will become final if the decision is not appealed within the 14-day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Environmental Determination Appeal Process: Appeals of the environmental determination must be filed in writing together with the required fee to: Hearing Examiner, City of Renton, 1055 South Grady Way, Renton, WA 98057, on or before 5:00 p.m. on May 19, 2017. RMC 4-8-110 governs appeals to the Hearing Examiner and additional information regarding the appeal process may be obtained from the City Clerk’s Office, Renton City Hall – 7th Floor, (425) 430-6510. CITY OF RENTON DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT REPORT TO THE HEARING EXAMINER, EXHIBITS Project Name: Renton Special Care Community Project Number: LUA17-000023 Date of Hearing June 13, 2017 Staff Contact Jill Ding, Senior Planner Project Contact/Applicant Kevin Carl, Magnet design + development Project Location 17033 108th Avenue SE The following exhibits were entered into the record: Exhibits 1-11: ERC Report and Exhibits Exhibit 12: Public Comments Exhibit 13: Staff Response to public comments Exhibit 14: SEPA Determination Exhibit 15: Revised Tree Retention and Landscape Plan Set Exhibit 16: Tree Retention Worksheet Exhibit 17: Arborist Report Exhibit 18: Refuse and Recycling Detail Exhibit 19: Revised Site and Civil Plan Set Exhibit 20: Hex Report Exhibit 21: Code Interpretation, CI-96 EXHIBIT 2Full Document Available Upon Request EXHIBIT 3Full Document Available Upon Request EXHIBIT 4Full Document Available Upon Request EXHIBIT 5 EXHIBIT 6 EXHIBIT 7 EXHIBIT 8 EXHIBIT 9 EXHIBIT 10 ADVISORY NOTES TO APPLICANT LUA17-000023 January 19, 2017 Name: Cottages Special Care Community Application Date:17033 108th Ave SE Renton, WA 98055-5410 Site Address: PLAN - Planning Review - Land Use Version 2 | April 24, 2017 Planning Review Comments Contact: Jill Ding | 425-430-6598 | jding@rentonwa.gov Recommendations: 1.RMC section 4 4 030.C.2 limits haul hours between 8:30 am to 3:30 pm, Monday through Friday unless otherwise approved by the Development Services Division. 2.Commercial, multi family, new single family and other nonresidential construction activities shall be restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight o’clock (8:00) p.m. No work shall be permitted on Sundays. 3.Within thirty (30) days of completion of grading work, the applicant shall hydroseed or plant an appropriate ground cover over any portion of the site that is graded or cleared of vegetation and where no further construction work will occur within ninety (90) days. Alternative measures such as mulch, sodding, or plastic covering as specified in the current King County Surface Water Management Design Manual as adopted by the City of Renton may be proposed between the dates of November 1st and March 31st of each year. The Development Services Division’s approval of this work is required prior to final inspection and approval of the permit. 4.A National Permit Discharge Elimination System (NPDES) permit is required when more than one acre is being cleared. 5.The applicant may not fill, excavate, stack or store any equipment, dispose of any materials, supplies or fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the area defined by the drip line of any tree to be retained. 6.The applicant shall erect and maintain six foot (6') high chain link temporary construction fencing around the drip lines of all retained trees, or along the perimeter of a stand of retained trees. Placards shall be placed on fencing every fifty feet (50') indicating the words, “NO TRESPASSING – Protected Trees” or on each side of the fencing if less than fifty feet (50'). Site access to individually protected trees or groups of trees shall be fenced and signed. Individual trees shall be fenced on four (4) sides. In addition, the applicant shall provide supervision whenever equipment or trucks are moving near trees. 7.This permit is shall comply with the Bald and Golden Eagle Protection Act. The permitted is responsible for adhering to the U.S. Fish and Wildlife Service National Bald Eagle Management Guidelines (2007) and /or your U.S. Fish and Wildlife Service permit. Fire Review - Building Comments Contact: Corey Thomas | 425-430-7024 | cthomas@rentonrfa.org Recommendations: Environmental Impact Comments: 1.Fire impact fees are applicable at the rate of $0.21 a square foot for the administration/office building and $8.04 a square foot for the cottage buildings. This fee is paid at time of building permit issuance. Credit will be granted for the removal of the one existing single family residence. Code Related Comments: 1.The preliminary fire flow is 1,750 gpm. A minimum of two fire hydrants are required. One within 150 feet and one within 300 feet of each building. Hydrant spacing shall meet maximum spacing requirements of 300 feet also. One hydrant is required within 50 feet of all fire department connections for the sprinkler systems. Existing hydrants may be counted toward the requirements as long as they meet current code. A water availability certificate is required from Soos Creek Water and Sewer District. 2.Approved fire sprinkler and fire alarm systems are required throughout the cottage buildings only. Direct outside access is required to the fire sprinkler riser rooms. Fire alarm systems are required to be fully addressable and full detection is required. Separate plans and permits required for the fire alarm, fire sprinkler and the kitchen hood fire suppression system by the fire department. 3.Fire department apparatus access roadways are required within 150 feet of all points on the buildings. Fire access roads are required to be a minimum of 20 feet unobstructed width with turning radius of 25 feet inside and 45 feet outside minimum. Fire lane signage required for the onsite roadways. Roadways shall support a minimum of a 30 ton vehicle and 75 psi point loading. 4.An electronic site plan is required prior to occupancy for pre fire planning purposes. ENG - Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov Recommendations: I have reviewed the application for the Renton Special Care Community at 17033 108th Ave South (APN(‘s) 008700 0285, 0293) and have the following comments: EXISTING CONDITIONS The site is approximately 1.65 acres in size and is rectangular in shape. The site currently contains an existing single family residencs, associated driveway and landscaped areas. Water Water service is provided by Soos Creek Water and Sewer District. The site is located outside of an Aquifer Protection Area. Sewer Wastewater service is provided by Soos Creek Water and Sewer District. Storm There is an existing storm drainage system in 108th Ave SE (SR 515). Streets 108th Ave SE is a Minor Arterial Street with an existing right of way (ROW) width of 60 ft as measured using the King County Assessor’s Map. Existing frontage improvements consist of a 0.5 ft curb and a 5 ft sidewalk. SE 172nd Street is a Commercial Mixed Use & Industrial Access Street with an existing right of way (ROW) width of 60 ft as measured using the King County Assessor’s Map. No frontage improvements are installed along 109th Ave SE. CODE REQUIREMENTS WATER 1.The applicant shall provide a water availability certificate from Soos Creek Water and Sewer District. The water availability certificate Page 1 of 3Ran: April 24, 2017 ADVISORY NOTES TO APPLICANT LUA17-000023 PLAN - Planning Review - Land Use Version 2 | April 24, 2017 ENG - Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov should include the information that the fireflow requirement of the Renton Fire Department for this project is available. A copy of the approved water plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit . SEWER 1.The applicant shall provide a sewer availability certificate from Soos Creek Water and Sewer District. A copy of the approved sewer plan from Soos Creek Water and Sewer District shall be provided to the City prior to approval of the Civil Construction Permit. SURFACE WATER 1.A geotechnical report, dated November 11, 2015, completed by Earth Solutions NW, LLC for the site has been provided. The submitted report describes the site is a Low Erosion Hazard area. Erosion control measures will need to be in place prior to starting grading activities on the site. The report discusses the soil and groundwater characteristics of the site including infiltration potential and provide recommendations for project design and construction. The report discounts the use of infiltration on the side due to the dense Vashon till native soils. Geotechnical recommendations presented need to be address within the project plans. 2.A subsequent Infiltration Testing Report, dated January 6, 2017, completed by Professional Service Industries, Inc. (PSI), has been provided as a supplement to the submitted geotechnical report. The supplemental report provided measured infiltration rates ranging from 0.10 to 0.22 inches per hour, cation exchange capacity ranges between 2.58 meq/100g to 6.19 meq/100g, and organic content rates from 1.1% to 1.8%. a.The submitted infiltration testing was not completed in accordance with the 2017 Renton Surface Water Design Manual. An updated infiltration testing report shall be submitted with the civil construction permit application following the test methods outlined in the manual. See Section 5.2 and Reference Section 6 A for approved testing methods. 3.A Preliminary Drainage Plan and Technical Information Report (TIR), dated January 2017, was submitted by LDC, Inc. 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 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 core requirements and the six special requirements are discussed in the Technical Information Report. The following stormwater improvements are required and shall be discussed within the TIR: a.Applicant shall include discussion of core requirement #6 in the final drainage report. CR #6 relates to the aquifer protection area, which is not applicable to this site, but it should be noted as such in the report. a.Applicant shall submit an updated Bond Quantity Worksheet using the City of Renton’s worksheet with the Civil Construction Permit Application. 4.The development is required to provide enhanced water quality treatment prior to discharge. Project water quality treatment will consist of conveyance to a Filterra Bioretention system prior to connection to the existing 12 inch concrete stormwater main located in 108th Ave SE. a.The applicant shall demonstrate as part of the civil construction permit application that the Control Structure and Detention Tank elevations will provide the depth required to prevent backflow into the water quality treatment system in the event of overflow. b.Minimum pipe diameter for private conveyance systems is 8 inches as outlined in the RSWDM. 5.As required by CORE Requirement #9 (CR#9), appropriate on site BMPs will be required to help mitigate the new runoff created by this development. The final drainage plan and drainage report must be submitted with the civil construction permit application. The project proposes the use of Permeable Asphalt located in the parking stall areas of the parking lot for the proposed development in order to mitigate the requirements of CR#9. a.The applicant shall provide adequate infeasibility criteria for not providing permeable pavement to the maximum extent feasible per the requirements of CR#9, including all walkway areas. 6.Surface water system development fee is $0.641 per square foot of new impervious surface, but not less than $1,608.00. This is payable prior to issuance of the civil construction permit. TRANSPORTATION 1.The proposed development fronts 108th Ave SE (SR 515) along the east property lines. 108th Ave SE is classified as a Minor Arterial Road. Existing right of way width in 108th Ave SE is approximately 60 feet. 108th Ave SE (SR 515) is classified as Principal Arterial. Minimum right of way for this street designation is 91 ft. To meet the City’s complete street standards, street improvements including a pavement width of 54 feet, a 0.5 foot curb, an 8 foot planting strip behind the curb, an 8 foot sidewalk, street trees and street lighting will be required. To build this street section, dedication of 15.5 feet of right of way fronting the site will be required. a.The frontage improvements along 108th Ave SE shall include a 5 ft bike lane as outlined in the Renton Trails and Bicycles Master Plan. 2.The proposed development fronts SE 172nd Street to the south. SE 172nd Street is a commercial mixed use and industrial access street. Existing right of way (ROW) width is approximately 60 feet. To meet the City’s complete street standards for commercial mixed use and industrial access streets, minimum ROW is 69 feet. Dedication of 4.5 feet of ROW fronting the site will be required. Half street frontage improvements are required to be provided on the side of the street fronting the development. Frontage improvements would include an 8 foot parking lane, a 0.5 foot wide curb and gutter, an 8 foot wide landscaped planter, a 6 foot wide sidewalk, street lighting, and stormwater improvements. 3.In addition to providing the required frontage improvements as outlined in RMC 4 6 060, the applicant must provide a minimum of 20 feet of paved roadway width for emergency vehicle access. The existing pavement width along SE 172nd Street does not provide adequate pavement width to maintain the minimum required width for emergency access. Existing parking use on the south side of SE 172nd Street further limits the available pavement width of the street section. a.In order to mitigate the limitations with the existing pavement section of the roadway, the applicant has proposed to provide a minimum of 26 feet of paved roadway to provide 20 feet for emergency vehicle access as well as to maintain the existing parking along the frontage of Page 2 of 3Ran: April 24, 2017 EXHIBIT 11 ADVISORY NOTES TO APPLICANT LUA17-000023 PLAN - Planning Review - Land Use Version 2 | April 24, 2017 ENG - Engineering Review Comments Contact: Ann Fowler | 425-430-7382 | afowler@rentonwa.gov the property to the south of the development. This will be accomplished by providing a new 5 foot wide sidewalk, curb and gutter along the south side of the SE 172nd Street. 4.ADA access ramps shall be installed at all street crossings. Ramps shall be shown at each intersection. Ramps shall be oriented to provide direct pedestrian crossings. 5.Parking lot construction shall be in accordance with City code 4 4 80G and the recommendations outlined in the provided Geotechnical Report. 6.Street lighting and street trees are required to meet current city standards. a.Lighting plans were not submitted with the land use application and shall be submitted with the civil construction permit application for review. 7.A traffic analysis dated June 23, 2016, was provided by Gibson Traffic Consultants, Inc. (GTC). The site generated traffic volumes were calculated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition, (2009). Based on the calculations provided, the proposed development would average 150 net new daily vehicle trips. Weekday peak hour AM trips would generate 7 new vehicle trips, with 2 vehicles leaving and 5 vehicles entering the site. Weekday peak hour PM trips would generate 12 net new vehicle trips, with 7 vehicles leaving and 5 vehicles entering the site. As detailed in the report the proposed project is not expected to lower the levels of service of the surrounding intersections included in the traffic study. The proposed development is expected to generate less than 20 net new vehicle trips during the AM and PM peak hours. 8.Refer to City code 4 4 080 regarding driveway regulations. Driveways shall be designed in accordance with City standard plans 104.1 and 104.2. a.The maximum width of any driveway shall not exceed 30 feet. b.Driveways shall be located a minimum of 5 feet from property lines. c.Maximum driveway slope is 8%. 9.Paving and trench restoration shall comply with the City’s Trench Restoration and Overlay Requirements. GENERAL COMMENTS 1.Adequate separation between utilities as well as other features shall be provided in accordance with code requirements. a.7 ft minimum horizontal and 1 ft vertical separation between storm and other utilities is required with the exception of water lines which require 10 ft horizontal and 1.5 ft vertical. b.The stormwater line should be minimum 5 feet away from any other structure or wall or building. c.Trench of any utility should not be in the zone of influence of the retaining wall or of the building. 2.All civil construction permits for utility and street improvements will require separate plan submittals. All civil plans shall confirm to the Renton Drafting Standards. A licensed Civil Engineer shall prepare the civil plans. Please visit the Development Engineering Forms page for the most up to date plan submittal requirements: http://rentonwa.gov/business/default.aspx?id=42473 3.A landscaping plan shall be included with the civil construction permit application submittal. Each plan shall be on separate sheets. 4.All existing and proposed utility lines (i.e. electrical, phone, and cable services, etc.) along the property frontage or within the site must be underground. The construction of these franchise utilities must be inspected and approved by a City of Renton inspector. 5.Fees quoted in this document reflect the fees applicable in the year 2017 only and will be assessed based on the fee that is current at the time of the permit application or issuance, as applicable to the permit type. Please visit www.rentonwa.gov for the current development fee schedule. Page 3 of 3Ran: April 24, 2017 From Dan Russell Owner of Family Circle Learning Center Located at 10717 SE 172nd St Renton, WA 98055 To Jill Ding Senior Planner; Regarding the Avana Ridge project and the upcoming project I have three concerns: Parking in the area is getting to be at a premium with the addition of the Avaya project. We have had parking issues in the past with people parking on the property and leaving their vehicles for extended times. We have reluctantly set up towing capabilities which if used create animosity and sometimes retaliation. However, we feel we have no choice as parking is causing people to take risks they would not have taken if not necessary. The owner of Avana Ridge has asked to use our parking, promising to have vehicles out during our working hours. This is not practical as people many times will feel vindicated by their excuse as to why they failed to remove their vehicle that we had towed away and then we are back to the above scenario. What about eliminating the proposed playground and putting in more parking? a. I was made aware that parallel parking will be created on both sides of 172nd this should alleviate some of the parking. My question is: Can’t the parking requirement be addressed now before it becomes a larger problem than it is currently, with the addition of two new sites using the infrastructure created more than 30 years ago? 2 What will be done, maintained or addressed with regard to parking while 172nd is being worked on. I assume there will be a period of time the existing parking and access to my business will be eliminated or impaired. What provisions will be made to keep from harming my business during this time? My question is: Can I use existing area on my property to double park on a temporary basis while and only while parking and access to the property is hampered? 3 As stated with regards to the Avaya project in the past. Again my concerns are traffic congestion, accident prevention, security, vandalism and a bad image being created for the area. You are allowing for major growth with little infrastructure created to handle it. My question is: Have these issues been addressed with the next 30 years in mind? From: Jill Ding Sent: Thursday, April 27, 2017 11:00 AM To: 'Jerry Miller' Subject: RE: LUA17-000023 Cottages Special Care Community Attachments: RSCC 2017 04 06 Landscape Plans.pdf Mr. and Mrs. Miller, Thank you for your comments on this project. Your comments have been included in the official file for consideration by the decision maker. In addition, a public hearing has been scheduled for this project on June 13th at 12 pm. The hearing will be located on the 7th floor of City Hall in the Council Chambers, you may wish to attend and testify. I apologize for the delay in responding to your comments, however as you are aware, the City has been working with the applicant on the design of SE 172nd Street. The current design includes realigning the existing street to the south with a curb and walkway extension along the frontage of the existing daycare. As it is our understanding that on street parking is a significant concern of the neighborhood, the City has made every effort to work with the developer to ensure that on street parking will not be lost as a result of this project. With regards to impacts of the proposed project to your property, the applicant has submitted a landscape plan that includes a landscape buffer between your property and the proposed development. I have attached a copy of the submitted landscape plan for your review. Please feel free to contact me if you have further questions or concerns Jill Ding Senior Planner Community and Economic Development City of Renton 1055 S Grady Way Renton, WA 98057 425-430-6598 jding@rentonwa.gov regarding this project. From: Jerry Miller [mailto:jmillernw@yahoo.com] Sent: Monday, February 13, 2017 9:27 AM To: Jill Ding <JDing@Rentonwa.gov> Subject: LUA17-000023 Cottages Special Care Community Please see attached comments regarding the referenced project.. From: Jill Ding Sent: Thursday, April 27, 2017 12:26 PM To: 'Dan Russell' Subject: RE: Avana Dan, Thank you for your comments. You have been added as a party of record for the Cottages Special Care Community project in Renton. Your comments have been included in the official file for consideration by the decision maker. In addition, a public hearing has been scheduled for June 13th at 12:00 pm on the 7th floor of City Hall in the Council Chambers, you may wish to attend and testify. With regards to your parking concerns, I can certainly understand where you are coming from. The City has been working with the applicant of the Cottages Special Care Community as well as the developer for the Avana Ridge project to ensure that the maximum amount of available on street parking can be maintained with the development of these two projects. If you have further questions on this project, please feel free to contact me. Sincerely, Jill Ding Senior Planner Community and Economic Development City of Renton 1055 S Grady Way Renton, WA 98057 425-430-6598 jding@rentonwa.gov -----Original Message----- From: Dan Russell [mailto:dre98055@comcast.net] Sent: Wednesday, March 22, 2017 10:18 AM To: Jill Ding <JDing@Rentonwa.gov> Subject: Avana As per our conversation I hope this will help Dan Russell DEPARTMENTOFCOMMUNITYANDECONOMICDEVELOPMENTt©irnENVIRONMENTAL(SEPA)DETERMINATIONOFNON-SIGNIFICANCE(DNS)PROJECTNUMBER:LUA17-000023,ECF,CUP,SA-AAPPLICANT:RENTONSPECIALCARECOMMUNITYPROJECTNAME:COTTAGESSPECIALCARECOMMUNITYPROJECTDESCRIPTION:TheapplicantisrequestingHearingExaminerConditionalUsePermitReview,Environmental(SEPA)Review,andSitePlanReviewfortheconstructionofa60bedmemorycarefacilitywiththree4,747squarefootresidentialcottages(eachwith20beds)andone2,778squarefootcottageforadministrative/serviceuses.Theprojectsiteiscomprisedoftwolotstotaling65,761squarefeetandiszonedResidential-14(R-14).Allproposedbuildingsareonestorywithamaximumheightof22feet2inches.Therearetwodrivewayaccesspoints,oneoffof108thAveSEandtheotheroffSE172ndStreet,whichconnectviaadrivewayalongthenorthandwestpropertylines.Theapplicantisproposing26surfaceparkingspaceandassociatedlandscapingalongthenorthandwestpropertylines(abuttingexistingresidentialdevelopment)aswellaswithinthesite.Frontageimprovementsareproposedalongthesite’sSE172ndStreetand180thAveSEfrontages.Nocriticalareasaremappedontheprojectsite.PROJECTLOCATION:17033108thAveSE,Renton,WA98055-5410LEADAGENCY:CityofRentonEnvironmentalReviewCommitteeDepartmentofCommunity&EconomicDevelopmentTheCityofRentonEnvironmentalReviewCommitteehasdeterminedthatitdoesnothaveaprobablesignificantadverseimpactontheenvironment.AnEnvironmentalImpactStatement(EIS)isnotrequitedunderRCW43.21C.030(2)fc).ThisDeterminationofNon-SignificanceisissuedunderWAC197-11-340.Becauseotheragenciesofjurisdictionmaybeinvolved,theleadagencywillnotactonthisproposalforfourteen(14)days.Appealsoftheenvironmentaldeterminationmustbefiledinwritingonorbefore5:00p.m.onMay19,2017.Appealsmustbefiledinwritingtogetherwiththerequiredfeewith:HearingExaminer,CityofRenton,1055SouthGradyWay,Renton,WA98057.AppealstotheExamineraregovernedbyRMC4-8-110andmoreinformationmaybeobtainedfromtheRentonCityClerk’sOffice,(425)430-6510.PUBLICATIONDATE:DATEOFDECISION:SIGNATURES:May5,2017May1,2017AeqGreggZImn)rI7ian.Ap1nIst’ratorPublicWorkseparentDateDateM.Marshall,AdministratorFire&EmergencyServicesC.E.“Chip”Vincent,AdministratorDepartmentofCommunity&EconomicDevelopmentDateDateKellyBeymer,AdministratorCommunityServicesDepartment