HomeMy WebLinkAboutSR_Home Depot_FINALDEPARTMENT OF COMMUNITY
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Project Location Map
SR_Home Depot_FINAL
A. REPORT TO THE HEARING EXAMINER
Hearing Date: July 26, 2022
Project File Number: PR22-000065
Project Name: Home Depot
Land Use File Number: LUA21-000452, SA-H, MOD, ECF
Project Manager: Jill Ding, Senior Planner
Owner/Applicant: Clay Brasher, Home Depot, U.S.A., Inc., 2455 Paces Ferry Rd, C19, Atlanta, GA
30339
Contact: Dan Zoldak, Lars Andersen & Associates, 4694 W Jacquelyn Ave, Fresno, CA 93722
Project Location: 901 S Grady Way, Renton, WA 98057
Project Summary: The applicant is requesting Hearing Examiner Site Plan Review, Environmental
(SEPA) Review, and a Street Modification for the redevelopment of the existing
former Sam’s Club into a Home Depot. The proposed Home Depot project square
footage would be comprised of a 109,800-square foot main building and a 32,580-
square foot Garden Center. The existing building is one story and approximately 24
feet in height. The project site totals approximately 15.38 acres in area and is located
within the Commercial Arterial (CA) zone and Urban Design District D. The proposal
includes the utilization of the four (4) existing curb cuts (two (2) off of Talbot Rd S
and two (2) off of S Grady Way). The requested street modification proposes to
retain the existing pavement width as well as a reduced right-of-way width along
the S Grady Way and Talbot R S frontages. The existing parking lot would provide a
total of 374 surface parking stalls. The Home Depot store proposes to display and
sell various seasonal items in a designated seasonal sales area in the parking lot that
will be enclosed with a 6-foot fence. The Home Depot store also permanently
displays outdoors a number of items such as barbeques, patio furniture, and
material and fencing displays within areas located along the front of the store. A
stream, wetland, seismic hazard area, wellhead protection area zone 2, protected
slopes and sensitive slopes are mapped on the site. A buffer determination is
requested by the applicant in accordance with RMC 4-3-050B.1.(g) "Sites Separated
from Critical Areas" due to the separation of the existing paved parking lot and Sam's
Club building from adjacent critical areas.
Site Area: 15.38 acres
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 2 of 50
SR_Home Depot_FINAL
B. EXHIBITS:
Exhibits 1-15: As shown in the Environmental Review Committee (ERC) Report
Exhibit 16: Staff Report to the Hearing Examiner
Exhibit 17: Neighborhood Meeting Summary
Exhibit 18: Public Comments and Staff Response
Exhibit 19: SEPA Determination of Non-Significance-Mitigated
Exhibit 20: Proposed Conceptual Landscape Plan
Exhibit 21: Existing Landscape Plan
Exhibit 22: Modification Justification
Exhibit 23: Traffic Memo
C. GENERAL INFORMATION:
1. Owner(s) of Record: Clay Brasher
Home Depot, U.S.A., Inc.
2455 Paces Ferry Rd, C19
Atlanta, GA 30339
2. Zoning Classification: Commercial Arterial (CA)
Urban Design District D
3. Comprehensive Plan Land Use Designation: Commercial Mixed Use (CMU)
4. Existing Site Use: The project site is currently developed with an existing
building (former Sam’s Club), surface parking and
landscaping.
5. Critical Areas: A stream, wetland, seismic hazard area, wellhead
protection area zone 2 protected slopes, and sensitive
slopes are mapped on the site.
6. Neighborhood Characteristics:
a. North: City Hall and CO zone
b. East: Benson Rd S and I-405
c. South: Triton Towers and Puget Sound Energy (PSE) Substation and CO zone
d. West:
Brown Bear Carwash (CA zone) and proposed Watershed Apartments (LUA21-000239)
(CD zone)
7. Site Area: 15.38 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Annexation N/A 738 03/17/1925
Annexation N/A 1547 06/07/1956
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 3 of 50
SR_Home Depot_FINAL
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Annexation N/A
Sam’s Club Development LUA02-109 N/A N/A
Underground Storage Tank
Removal
LUA18-000542 N/A N/A
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service is provided by the City of Renton. There are existing 12-inch and 16-inch city-
owned water mains within utility easements that are located within the subject properties. The
maximum capacity of the existing on-site water mains is 5,000 gallons per minutes (gpm). There are
also existing 24-inch and 16-inch water mains in Talbot Rd S that can deliver 9,000 gpm. The static
water pressure from the above water mains is approximately 68 psi at ground elevation of 39 feet.
There are existing water meters on the project site.
b. Sewer: Sewer service is provided by City of Renton. There is an existing 8-inch diameter sewer main
located within the project site. There is an existing 18-inch diameter trunk sewer main located along
the east and southeast property lines. There is an existing private 6-inch side sewer stub serving the
existing building.
c. Surface/Storm Water: There is an existing storm water system within the property. The southern
region of the site currently discharges to Thunder Hills Creek and an adjacent wetland. The site
contains regulated slopes between 15% and 90% and high seismic hazard areas. The site topography
is generally flat, with minor sloping towards the street on both frontages.
2. Streets: The proposed project fronts S Grady Way along the north property line. S Grady Way is classified
as a 6-lane Principal Arterial. The existing Right-of-Way (ROW) width is 80 feet. The proposed project
fronts Talbot Rd S along the west property line. Talbot Rd S is classified as a 7-lane Principal Arterial. The
existing ROW width varies along Talbot Rd S.
3. Fire Protection: Renton Regional Fire Authority (RRFA)
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-060: Zoning Use Table – Uses Allowed in the Zoning Designations
c. Section 4-2-120: Commercial Development Standards
2. Chapter 3 Environmental Regulations and Overlay Districts
a. Section 4-3-050: Critical Area Regulations
b. Section 4-3-100: Urban Design Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 6 Streets and Utility Standards
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 4 of 50
SR_Home Depot_FINAL
a. Section 4-6-060: Street Standards
5. Chapter 9 Permits
a. Section 4-9-200: Master Plan and Site Plan Review
b. Section 4-9-250: Variances, Waivers, Modifications, and Alternates
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on December
22, 2021. The application was determined substantially completed and placed on hold on December 22,
2021. The application was determined complete on February 28, 2022. The review of the project was
placed on hold on March 21, 2022. The project was taken off hold on April 27, 2022. The project complies
with the 120-day review period.
2. A neighborhood meeting was held virtually on November 22, 2021 via GoToMeeting. No members of the
public attended the meeing (Exhibit 17).
3. The project site is comprised of three (3) parcels located 901 S Grady Way, Renton, WA 98057.
4. The project site is currently developed with an existing building (former Sam’s Club), surface parking and
landscaping.
5. Access to the site would be provided via four (4) existing curb cuts (two (2) off Talbot Rd S and two (2) off
S Grady Way).
6. The property is located within the Commercial & Mixed Use (CMU) Comprehensive Plan land use
designation.
7. The site is located within the Commercial Arterial (CA) zoning classification and within Design District D.
8. There are approximately 148 trees located on-site, of which the applicant is proposing to retain a total of
79 trees.
9. The site is mapped with a stream, wetland, seismic hazard area, wellhead protection area zone 2,
protected slopes, and sensitive slopes.
10. There is no filling or excavation of the subgrade soils proposed as a result of the proposed development.
A lumber canopy, a lumber staging pad, and garden center slab are proposed to be constructed.
Excavations for these improvements would not occur within the subgrade and would be within the
existing developed area and within the existing base rock or concrete section. A foundation system under
the existing slab is proposed. This system is a drilled pier system. The installation of this system would not
require any excavation nor produce any spoils.
11. The applicant is proposing to begin construction in summer of 2022 and end in winter of 2023.
12. Staff received two (2) public comment emails and provided responses to the comments submitted (Exhibit
18).
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 5 of 50
SR_Home Depot_FINAL
13. One (1) agency comment was received from the Washington State Department of Ecology (DOE) (Exhibit
10), the applicant responded to the comments received from DOE and staff received an email from DOE
that they had no further comments (Exhibit 12).
14. Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
May 23, 2022 the Environmental Review Committee issued a Determination of Non-Significance -
Mitigated (DNS-M) for Home Depot (Exhibit 19). The DNS-M included two (2) mitigation measures. A 14-
day appeal period commenced on May 23, 2022 and ended on June 6, 2022. No appeals of the threshold
determination were filed.
15. Based on an analysis of probable impacts from the proposal, the Environmental Review Committee (ERC)
issued the following mitigation measures with the Determination of Non-Significance – Mitigated:
1. Construction on the project site shall comply with the recommendations of the submitted
Geotechnical Report, prepared by Terracon, dated September 15, 2021.
2. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the submitted geotechnical report. The geotechnical engineer shall
submit a sealed letter stating that he/she has reviewed the construction and building permit plans
and in their opinion the plans and specifications meet the intent of the report.
16. 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.
17. Comprehensive Plan Compliance: The site is designated Commercial & Mixed Use (CMU) on the City’s
Comprehensive Plan Map. The purpose of the CMU designation is to transform strip commercial
development into business districts through the intensification of uses and with cohesive site planning,
landscaping, signage, circulation, parking, and the provision of public amenity features. The proposal is
compliant with the following development standards if all conditions of approval are met:
Compliance Comprehensive Plan Analysis
✓ Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new
development is designed to be functional and attractive.
✓ Goal L-FF: Strengthen the visual identity of Renton and its Community Planning Areas
and neighborhoods through quality design and development.
✓ Policy L-47: Accommodate change in a way that maintains Renton’s livability and
natural beauty.
✓
Policy L-51: Include human-scale features such as pedestrian pathways, quality
landscaping, and public spaces that have discernible edges, entries, and borders to
create a distinctive sense of place in neighborhoods, commercial areas, and centers.
✓
Policy L-56: Complement the built environment with landscaping using native,
naturalized, and ornamental plantings that are appropriate for the situation and
circumstance and provide for respite, recreation, and sun/shade.
✓ Policy L-60: Improve the appearance of parking lots through landscaping and
screening.
18. Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 6 of 50
SR_Home Depot_FINAL
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4-2-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
✓
Use: Retail sales is an outright permitted use within the CA zone. Outdoor retail sales
is permitted within the CA zone, provided that the use is limited to farmer’s markets,
building, hardware and garden products, vending machines, and retail product lockers.
Staff Comment: The proposal is for Home Depot to occupy the existing building that was
former Sam’s Club on the project site. Home Depot is a retail use and also includes
outdoor retail sales and display for various seasonal items in a designated seasonal
sales area in the parking lot that will be enclosed with a 6-foot fence. The Home Depot
store also permanently displays outdoors a number of items such as barbeques, patio
furniture, and material and fencing displays within areas located along the front of the
store. The proposed retail sales and outdoor retail sales uses associated with the
proposed Home Depot are permitted uses within the CA zone.
N/A
Density: The minimum density required in the CA zone is 10.0 dwelling units per net
acre. The maximum density permitted is 60 dwelling units per net acre in the City
Center and Highlands Community Planning Areas and 30 dwelling units per net acre in
the East Plateau and Kennydale Community Planning Areas. Net density is calculated
after the deduction of sensitive areas, areas intended for public right-of-way, and
private access easements.
Staff Comment: Not applicable, no residential development is proposed.
✓
Lot Dimensions: The minimum lot size required in the CA zone is 5,000 sq. ft. There are
no minimum lot width or depth requirements.
Staff Comment: The project site totals approximately 669,800 sq. ft. (15.38 acres),
which exceeds the minimum lot size of 5,000 sq. ft. The proposed site plan (Exhibit 2)
identifies three (3) potential lots that would be created at a later date via a separate lot
line adjustment application process for future development. The future configuration
would create a Home Depot parcel that would total 508,910 sq. ft. and would include
the Home Depot building and associated surface parking, future out lot 1 would have
an area of approximately 62,224, sq. ft., and future out lot 2 would have an area of
82,640 sq. ft. The future lot configurations would exceed the 5,000 sq. ft. minimum lot
size required in the CA zone.
Compliant if
condition of
approval is
met
Setbacks: The minimum front yard and secondary front yard setback is 15 ft. The
minimum setback may be reduced. The minimum setback may be modified through
the site plan review process if it can be demonstrated to the Administrator’s
satisfaction that the following criteria are met:
i. The perceived scale of the proposed structure that is created by the reduced setback
is compatible with the abutting structures and the surrounding neighborhood; and
ii. The required street frontage landscaping identified in RMC 4-4-070F1 is increased
to fifteen feet (15') along all public street frontages with the exception of walkways,
driveways, programmed pedestrian plazas, and the area of reduced setback; and
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 7 of 50
SR_Home Depot_FINAL
iii. Enhanced landscaping, such as increased caliper size of trees, increased container
size of shrubs, and/or increased quantity or diversity of plantings, is provided within
the public right-of-way on the street frontage abutting the reduced setback; and
iv. The project includes a public art installation, subject to review and approval, with
a minimum monetary value of one percent (1%) of the assessed value of the proposed
structure, or when the Administrator determines that it is impractical to install public
art on site, payment of a fee-in-lieu may be approved in an amount of money
approximating one percent (1%) of the assessed value of the proposed structure; and
v. The design of the proposed structure complies with all of the following
requirements:
(a) Back of house facilities such as walk-in freezers, bathrooms, breakrooms, storage
rooms, or other rooms that do not contain windows, are not located along any building
facade that fronts a public street; and
(b) Floor to ceiling transparent windows are provided for at least fifty percent (50%)
of the ground floor building facade that fronts a reduced setback; and
(c) The proposed structure includes design features such as step-backs of upper levels,
changes in roof plane, and changes in roof form/slope in a manner that serves to
reduce the apparent bulk of the proposed structure; and
(d) Canopies or similar design features are provided along any building facade that
fronts a public street, with emphasis provided to the primary entry; and
(e) Structured parking is not located along any building facade that fronts a reduced
setback.
Alternatively, the minimum setback may be modified through the site plan review
process if it can be demonstrated to the Administrator’s satisfaction that the reduced
setback would result in the protection and preservation of Priority One trees, as
identified in RMC 4-4-130H1b, that would otherwise not practicably be retained
without reduction of the minimum setback.
A maximum front yard and secondary front yard setback of 20 ft. is required. The
maximum setback may be modified through the site plan review process if the
applicant can demonstrate that the proposed development meets the following
criteria:
i. Orients development to the pedestrian through measures such as providing
pedestrian walkways beyond those required by the Renton Municipal Code (RMC),
encouraging pedestrian amenities, and supporting alternatives to single-occupant
vehicle (SOV) transportation; and
ii. Creates a low-scale streetscape through measures such as fostering distinctive
architecture and mitigating the visual dominance of extensive and unbroken parking
along the street front; and
iii. Promotes safety and visibility through measures such as discouraging the creation
of hidden spaces, minimizing conflict between pedestrian and vehicle traffic, and
ensuring adequate setbacks to accommodate required parking and/or access that
could not be provided otherwise.
Alternatively, the maximum setback requirement may be modified if the applicant can
demonstrate that the above criteria cannot be met by addressing the following criteria.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 8 of 50
SR_Home Depot_FINAL
However, all the above criteria that can be met shall be addressed in the site
development plan.
i. Due to factors including but not limited to the unique site design requirements or
physical site constraints such as critical areas or utility easements, the maximum
setback cannot be met; or
ii. One (1) or more of the above criteria would not be furthered or would be impaired
by compliance with the maximum setback; or
iii. Any function of the use which serves the public health, safety, or welfare would
be materially impaired by the required setback.
There are no minimum side or rear yard setbacks, except 15 feet. if the lot abuts or is
adjacent to a lot zoned residential.
Staff Comment: The existing project site has three (3) underlying parcels. The existing
building encroaches over the existing lot lines, which would not comply with the
required setbacks. The applicant has submitted a site plan (Exhibit 2) that includes the
reconfiguration of the proposed lot lines to remove the existing encroachment and
would include a large parcel to accommodate the Home Depot building as well as
associated parking and two out lots (Out Lot 1 and Out Lot 2), however it is unclear to
staff if the proposed lot layout would result in lots that comply with all City of Renton
development standards (i.e. parking requirements). To correct the existing building
encroachment over the lot lines, staff recommends, as a condition of approval, that a
lot combination or other method to resolve the building encroachments, as approved
by the Current Planning Project Manager, be recorded prior to the issuance of a
Temporary Certificate of Occupancy (TCO) for the proposed Home Depot. If an
alternative method for removing the building encroachments is approved, the proposal
shall demonstrate compliance with all aspects of the Renton Municipal Code (i.e.
parking requirements).
The existing building has an existing front yard setback that ranges from approximately
160 feet to 320 feet from SW Grady Way. A new main entry and lumber canopy are
proposed to extend beyond the front building façade towards SW Grady Way. The
lumber canopy would have a minimum front setback of approximately 153 feet and the
main entry canopy would have a front setback of approximately 253 feet. The existing
building exceeds the required twenty foot (20’)-maximum front yard setback and is non-
conforming, however the proposed canopy expansions would bring the existing building
closer to a conforming condition with the required maximum front yard setback
requirements of the CA zone.
The existing building has a minimum secondary front yard setback of approximately 343
feet from Talbot Rd S. The proposal includes the addition of a 7,956 sq. ft. garden center
on the southern façade. The proposed garden center would have a minimum secondary
front yard setback of approximately 308 feet from Talbot Rd S. The existing building
exceeds the required twenty foot (20’)-maximum front yard setback and is non-
conforming, the proposed garden center addition would bring the existing building
closer to conforming with the required maximum secondary front yard setback
requirements of the CA zone.
There are no side or rear setback requirements as the project site is not adjacent to a
residential zone.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 9 of 50
SR_Home Depot_FINAL
✓
Building Standards: The CA zone has a maximum building coverage 65% of total lot
area or 75% if parking is provided within the building or within an on-site parking
garage. The maximum building height permitted is 50 ft., except 70 ft. if the building is
mixed use.
Staff Comment: The existing building does not include parking within the building,
therefore the project site would be limited to a maximum building coverage of 65% of
the total lot area. The existing building has a total footprint of 135,384 sq. ft. and the
garden center addition is proposed with an area of 7,956 sq. ft., which would result in
a total building footprint of 143,340 sq. ft. and a building coverage of 21% on the
669,800 sq. ft. project site. The proposed lot configuration (as shown on Exhibit 2)
includes a parcel for Home Depot and two (2) out lots. The proposed Home Depot parcel
would have an area of 508,910 sq. ft. The proposed building footprint would result in a
building coverage of 28% (143,340 sq. ft. building footprint / 508,910 sq. ft. Home
Depot parcel area) of the proposed lot area. The proposal would result in less than the
65% maximum building coverage required in the CA zone on the existing project site as
well as on the proposed Home Depot parcel shown on Exhibit 2.
The proposed Home Depot would have a maximum height of 40 feet, which is less than
the 50-foot height limit required for buildings that are not part of a mixed-use
development proposal.
Compliance with the maximum building coverage requirements and building height for
future development on proposed out lots 1 and 2 would be reviewed under separate
land use applications to be submitted at a future date.
Compliant if
conditions of
approval are
met
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Minimum planting strip widths
between the curb and sidewalk are established according to the street development
standards of RMC 4-6-060. Street trees and, at a minimum, groundcover shall be
planted within planting strips pursuant to the following standards, provided there shall
be a minimum of one street tree planted per lot.
a. Trees shall be selected from the City’s Approved Street Tree List based on the width
of the planting strip and the presence or lack of overhead power lines; provided, the
Administrator and City arborist shall each retain the right to reject any proposed
cultivar regardless of whether or not the cultivar is on the City’s Approved Street Tree
List.
b. Street trees shall have a minimum caliper of two inches (2"), and be planted pursuant
to the standards promulgated by the City, which may require root barriers, structured
soils, or other measures to help prevent tree roots from damaging infrastructure.
c. Street trees shall be planted in the center of the planting strip between the curb and
the sidewalk at the following intervals; provided, that, where right-of-way is
constrained, irregular intervals and slight increases or decreases may be permitted or
required. Additionally, trees shall be planted in locations that meet required spacing
distances from facilities located in the right-of-way including, but not limited to,
underground utilities, street lights, utility poles, traffic signs, fire hydrants, and
driveways; such spacing standards are identified in the City’s Approved Tree List.
Generally, the following spacing is required:
i. Small-sized maturing trees: thirty feet (30') on center;
ii. Medium-sized maturing trees: forty feet (40') on center; and
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 10 of 50
SR_Home Depot_FINAL
iii. Large-sized maturing trees: fifty feet (50') on center.
All parking lots shall have perimeter landscaping as follows:
Such landscaping shall be at least ten feet (10') in width as measured from the street
right-of-way. Standards for planting shall be as follows:
a. Trees shall be two inches (2") in diameter at breast height (dbh) for multi-
family, commercial, and industrial uses at an average minimum rate of one
tree per thirty (30) lineal feet of street frontage.
b. Shrubs at the minimum rate of one per twenty (20) square feet of landscaped
area. Up to fifty percent (50%) of shrubs may be deciduous.
c. Ground cover in sufficient quantities to provide at least ninety percent (90%)
coverage of the landscaped area within three (3) years of installation.
Surface parking lots with more than fourteen (14) stalls shall be landscaped as follows:
Surface parking lots with between 15 and 50 spaces shall provide 15 sf of landscaping
per parking space, 51 and 99 spaces shall provide 25 sf of landscaping per parking
space, and 100 or more spaces shall provide 35 sf of landscaping per parking space.
Any interior parking lot landscaping area shall be sized to dimensions of at least eight
feet (8') by twelve feet (12'). Landscaping shall be dispersed 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.
All of the landscaped area that is not planted with trees and shrubs or covered with a
tree grate must be planted in ground cover plants, which may include grasses. Mulch
must be confined to areas underneath plants and is not a substitute for ground cover
plants.
Ground cover plants, other than grasses, must be at least the four-inch (4") pot size,
provided such plants have well-developed roots and are not root bound or J-rooted;
alternative standards may be applied pursuant to RMC 4-4-070C. Area planted in
ground cover plants, other than grass seed or sod, must be planted in triangular
spacing. Ground cover plants must be planted at a density that will cover the entire
area within three (3) years.
All shrubs must be of sufficient size and number to meet the required standards within
three (3) years of planting. Shrubs must be at least a two (2) gallon container size at
planting. Shrubs shall be in beds that include a layer of mulch at least two inches (2")
in depth.
Broadleaf trees must be a minimum of two-inch (2") caliper. Conifer trees at the time
of planting must be fully branched and a minimum of six feet (6') in height.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 11 of 50
SR_Home Depot_FINAL
Except for trees with a tree grate, trees shall include a mulch ring that has a depth of
at least three inches (3") and is at least three feet (3') in radius around the tree.
A permanent built-in irrigation system with an automatic controller shall be installed,
used, and maintained in working order in all landscaped areas.
Staff Comment: A Conceptual Landscape Plan (Exhibit 20) was submitted with the land
use application materials. The submitted landscape plan includes an eight foot (8’) wide
street tree planting strip along the site’s S Grady Way and Talbot Rd S frontages. Along
S Grady Way, the applicant is proposing to plant ginkgo biloba street trees and
kinnikinnick. Along the Talbot Rd S street frontage, the applicant is proposing to plant
spire cherry street trees with a ground cover of Virginia creeper. There are existing
mature street trees along the site’s S Grady Way frontage. Some of these existing trees
are located between the existing curb and sidewalk. Unless it is determined to be
infeasible, these trees should be retained. Staff recommends, as a condition of approval,
that the existing street trees located between the curb and sidewalk along S Grady Way
be retained, unless it is determined by the Current Planning Project Manager to be
infeasible. Should it be determined that the trees are not able to be retained, the
applicant shall be responsible for the replacement of these trees with a species
approved by the Current Planning Project Manager.
The submitted landscape plan includes a ten-foot (10’) onsite landscape strip along the
site’s S Grady Way and Talbot Rd S street frontages. The ten-foot (10’) onsite landscape
strip is proposed to be vegetated with summit green ash, Serbian spruce, and American
linden trees; gold coast juniper, gulf stream heavenly bamboo, Bennett’s compact holly,
and crimson pygmy Japanese barberry shrubs; and lawn, barrenwort, and beach
strawberry ground cover. The City’s adopted landscaping regulations specify that
vegetation be planted in this order of preference: (a) native coniferous trees; (b) native
deciduous trees; (c) other native vegetation. Staff recommends, as a condition of
approval, that the vegetation proposed to be planted within the ten foot (10’)-onsite
landscape strip be planted in this order of preference: (a) native coniferous trees; (b)
native deciduous trees; (c) other native vegetation.
The submitted landscape plan includes landscaping within the existing surface parking
lot. Based on a total of 374 existing parking spaces on the project site, a total of 13,090
sq. ft. of interior parking lot landscaping would be required. The applicant indicates that
the proposal would include a total of 48,250 sq. ft. of interior parking lot landscaping.
However, it appears that the applicant is counting perimeter parking lot landscaping as
interior parking lot landscaping, which is not permitted. In addition, it appears that the
applicant is counting areas towards the interior parking lot landscaping which do not
meeting the minimum eight feet (8') by twelve feet (12') dimensional requirements,
which is not permitted. There also appear to be several parking spaces that would be
located more than fifty feet (50’) from interior parking lot landscaped areas. In addition,
the applicant is not proposing any parking lot landscaping within the surface parking
areas located on proposed out lots 1 and 2. As a lot line adjustment, demonstrating
compliance with all City requirements has not been approved, and all three of the
existing, underlying parcels remain under common ownership, the applicant would be
required to demonstrate that the surface parking area on the out lots would also comply
with the parking lot landscaping requirements, unless otherwise deferred by the Current
Planning Project Manager. Staff recommends, as a condition of approval, that a
detailed landscape plan be submitted at the time of Construction Permit review for
City of Renton Department of Community & Economic Development
Home Depot
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LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 12 of 50
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review and approval by the Current Planning Project Manager, the detailed landscape
plan shall include, but not be limited to:
a. Interior parking lot landscaping (i.e. tree islands with a minimum dimension of
eight feet (8') by twelve feet (12')) at a rate of 35 sq. ft. per parking space
throughout the entire project site (i.e. Home Depot parcel as well as out lots 1
and 2, unless otherwise deferred by the Current Planning Project Manager);
b. No parking space shall be more than fifty feet (50’) from an interior parking lot
landscaped tree island;
c. Trees shall be two inches (2") in diameter at breast height (dbh). At least one (1)
tree for every six (6) parking spaces within the parking lot interior shall be
planted and around the parking lot perimeter trees shall be planted at the
average minimum rate of one tree per thirty (30) lineal feet of street frontage;
d. 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;
e. 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.
Compliant if
condition of
approval is
met
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of ten percent (10%) of trees in a commercial development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60')
in height or greater than eighteen inches (18") caliper.
Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non-native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have
been evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical
area or its buffer.
Staff Comment: An Existing Landscaping Plan (Exhibit 21) was submitted with the
project application materials. The existing landscape plan includes existing trees as well
as trees proposed to be removed. There are a total of 148 trees located on the project
site, the applicant is proposing to remove 69 trees and retain 79 trees, which results in
a total retention of fifty-three percent (53%), which exceeds the ten percent (10%)
minimum retention requirement in a commercial zone.
The submitted tree retention plan did not include tree protection measures for the
protection of existing trees during project construction. Therefore, staff recommends,
as a condition of approval, that a Final Tree Retention Plan be submitted at the time of
Construction Permit Review. The Final Tree Retention Plan shall include tree protection
measures to be installed to protect retained trees during construction in compliance
with RMC 4-4-130. The Final Tree Retention Plan shall be submitted to the Current
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 13 of 50
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Planning Project Manager for review and approval at the time of Construction Permit
Review.
Compliant if
condition of
approval is
met
Refuse and Recycling: In retail developments, a minimum of five (5) 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 ten (10) square feet per one thousand
(1,000) square feet of building gross floor area shall be provided for refuse deposit
areas. A total minimum area of one hundred (100) square feet shall be provided for
recycling and refuse deposit areas.
Staff Comment: The proposed Home Depot would include a total building area of
145,939 sq. ft., and would require 730 sq. ft. of recyclables deposit areas and 1,459 sq.
ft. of refuse deposit areas for a total service area requirement of 2,189 sq. ft. The
submitted site plan (Exhibit 2) shows a trash compactor located to the north of the truck
dock high doors that provides a total of approximately 225 sq. ft. of refuse and
recyclable deposit areas, which would be less than the 2,189 sq. ft. required. Staff
recommends, as a condition of approval that a revised site plan be submitted at the
time of Construction Permit review that includes a minimum 730 sq. ft. of recyclables
deposit areas and 1,459 sq. ft. of refuse deposit areas, unless otherwise approved
through the review and approval of a Modification to the Refuse and Recycling
Standards in accordance with RMC 4-2-250. The revised site plan shall be submitted to
the Current Planning Manager for Review and approval.
✓
Vehicular Access: A connection shall be provided for site-to-site vehicle access ways,
where topographically feasible, to allow a smooth flow of traffic across abutting CA lots
without the need to use a street. Access may comprise the aisle between rows of
parking stalls but is not allowed between a building and a public street.
Staff Comment: There is an existing driveway access to Renton City Hall, located to the
north of the project site. Site-to-site vehicular access between for any future
development on the proposed out lots would be reviewed under land use application
submitted at a later date.
Compliant if
condition of
approval is
met
Parking: Parking regulations require that retail sales provide a minimum and maximum
of 2.5 spaces per 1,000 square feet of net floor area. In addition, uncovered commercial
areas and outdoor nurseries are required to provide a minimum and maximum of 0.5
spaces per 1,000 square feet of retail sales area in addition to any parking requirements
for buildings.
Standard parking stall dimensions are 9 feet by 20 feet, compact stall dimensions are 8
½ feet by 16 feet. Compact spaces shall not account for more than thirty percent (30%)
of all onsite parking spaces. For parking lots with 300-400 parking spaces, a total of
eight (8) of those spaces shall be designated as Accessible per the Americans with
Disabilities Act (ADA).
Staff Comment: According to the submitted site plan (Exhibit 2), the existing building
has a net floor area of 130,460 sq. ft. with a 1,692 sq. ft. mezzanine for a total net floor
area of 132,152 sq. ft. Based on a total net floor area of 132,152 sq. ft., the proposal
would be required to provide a minimum and a maximum of 330 parking spaces on the
project site. The proposal includes uncovered commercial areas for outdoor seasonal
sales totaling 10,082 sq. ft. and a garden center and outdoor nursery area totaling
13,200 sq. ft. for a total combined outdoor commercial and nursery area of 23,282 sq.
ft. A minimum and a maximum of 12 parking spaces would be required for the 23, 282
sq. ft. outdoor commercial and nursery area. The project site would require a minimum
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 14 of 50
SR_Home Depot_FINAL
and a maximum of 342 parking spaces. There are a total of 374 parking spaces located
on the project site, 8 of those spaces are proposed to be occupied by a shed display
area, 42 spaces would be occupied by the seasonal sales area, and 19 spaces near the
intersection of Talbot Rd S and S Grady Way would be impacted by the installation of
onsite landscaping and the proposed public plaza, resulting in a total of 305 parking
spaces that would be available for parking, which is 37 spaces less than the 342 parking
spaces that would be required. In accordance with RMC 4-4-080K, a modification to
these standards could be granted subject to the review and approval of a parking study.
Staff recommends, as a condition of approval, that a revised site plan be submitted at
the time of Construction Permit review that reconfigures the outdoor seasonal sales
area and the shed display area within the surface parking lot to ensure that the required
342 onsite parking spaces are provided on the project site, unless a Modification to
these standards is approved in accordance with RMC 4-4-080K. The revised site plan
shall be submitted to the Current Planning Project Manager for review and approval
prior to the issuance of the Construction Permit.
The proposed out lot configuration as shown on the site plan (Exhibit 2) would result in
the removal of onsite parking that is currently available for Home Depot. Any future
reconfiguration of the existing lot lines would be required to demonstrate that
adequate parking is available to Home Depot in addition to any future proposed
development.
Compliant if
condition of
approval is
met.
Bicycle Parking: The number of bicycle parking spaces shall be equal to ten percent
(10%) of the number of required off-street vehicle parking spaces.
Bicycle parking facilities shall include a rack that is permanently affixed to the ground
and supports the bicycle at two (2) or more points, including at least one point on the
frame. The user shall be able to lock the bicycle with a U-shaped lock or cable lock.
Bicycle racks that only support a bicycle front or rear wheel are not permitted. Bicycle
racks shall be installed to provide adequate maneuvering space and ensure that the
requisite number of bicycle parking spaces remain accessible; and
Each bicycle parking space shall be at least two feet (2') by six feet (6'), with no less
than an overhead clearance of seven feet (7'). A maneuvering area of five feet (5') shall
separate rows of bicycle parking spaces. Where the bicycle parking is abutting the
sidewalk, only the maneuvering area may extend into the right-of-way.
Areas set aside for bicycle parking shall be clearly marked and reserved for bicycle
parking only.
Bicycle parking shall not impede or create a hazard to pedestrians or vehicles. Parking
areas shall be located so as to not conflict with vehicle vision clearance standards.
Bicycle parking shall be conveniently located with respect to the street right-of-way
and must be within fifty feet (50') of at least one main building entrance, as measured
along the most direct pedestrian access route.
Whenever possible, bicycle parking shall be incorporated into the building design and
coordinate with the design of the street furniture when it is provided.
Bicycle parking shall be visible to cyclists from street sidewalks or building entrances,
so that it provides sufficient security from theft and damage.
Bicycle parking shall be at least as well lit as vehicle parking for security.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 15 of 50
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Staff Comment: Based on a requirement for 342 parking spaces noted above, a total of
34 bicycle parking spaces would be required for the proposed Home Depot. The
proposed site plan (Exhibit 2) includes three (3) bike racks, however a bicycle rack
parking detail was not provided and it does not appear that the proposed bike racks
would provide sufficient bicycle parking to accommodate the required 34 bicycle
parking spaces. To ensure compliance with the bicycle parking requirements, staff
recommends, as a condition of approval that a revised site plan and bicycle parking
detail be submitted at the time of Construction Permit Review for review and approval
by the Current Planning Project Manager demonstrating that the proposal would
comply with the bicycle parking requirements as required in RMC 4-4-080F.11.
Compliant if
condition of
approval is
met
Fences and Retaining Walls: A maximum of eight feet (8') anywhere on the lot provided
the fence, retaining wall or hedge does not stand in or in front of any required
landscaping or pose a traffic vision hazard.
There shall be a minimum three-foot (3') landscaped setback at the base of retaining
walls abutting public rights-of-way.
Staff Comment: There is security fencing proposed around the garden center and rental
center. As shown on the submitted elevations (Exhibit 3), the proposed fencing would
exceed a height of fourteen and a half feet (14 ½’), which would exceed the maximum
eight foot (8’) height limit permitted for onsite fencing. In addition, the applicant
indicated that fencing is proposed to be installed around the perimeter of the seasonal
sales area, however a fencing detail was not provided. Any proposed fencing that
exceeds the maximum eight foot (8’) high fencing requirement would not be permitted.
To ensure that any proposed fencing meets the City’s fencing requirements, staff
recommends, as a condition of approval that any proposed fencing be shown on the
site plan and a fencing detail be provided at the time of Construction Permit Review for
review and approval by the Current Planning Project Manager. All proposed fencing
shall comply with the maximum eight foot (8’)-maximum height permitted.
Compliant if
conditions of
approval are
met
Screening and Storage: All on-site surface mounted utility equipment shall be screened
from public view. Screening shall consist of equipment cabinets enclosing the utility
equipment, solid fencing or a wall of a height at least as high as the equipment it
screens, or a landscaped visual barrier allowing for reasonable access to equipment.
Equipment cabinets, fencing, and walls shall be made of materials and/or colors
compatible with building materials.
All operating equipment located on the roof of any building shall be enclosed so as to
be screened from public view.
Outdoor storage must be screened from adjacent or abutting properties and public
rights-of-way. Outdoor storage uses shall provide sight-obscuring fences or solid walls
a minimum of six feet (6') in height, berming, and/or landscaping as determined by the
Administrator to achieve adequate visual or acoustical screening.
Staff Comment: Any proposed surface mounted or rooftop mounted utility equipment
shall be screened from public view. Staff was unable to determine if new surface or roof
mounted utility equipment is proposed. Staff recommends, as a condition of approval
that a screening detail be provided for any proposed surface or roof mounted utility
equipment be submitted to the Current Planning Project Manager for review and
approval. The screening detail for surface mounted utility equipment that includes cross
sections of the utility and screening shall be provided at the time of Construction Permit
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 16 of 50
SR_Home Depot_FINAL
review and the screening detail for any roof-mounted utility equipment shall be
provided at the time of Building Permit review.
Outdoor storage is proposed adjacent to the rental center, garden center, and within
the parking lot for seasonal sales and shed displays. To ensure that these areas are
adequately screened from adjacent or abutting properties and public right-of-way, staff
recommends, as a condition of approval that areas proposed for outdoor storage be
screened through a combination of fencing and landscaping around the perimeter of
the storage areas. A fencing and landscape screening detail shall be provided to the
Current Planning Project Manager for review and approval at the time of Construction
Permit review.
19. Critical Areas: Project sites which contain critical areas are required to comply with the Critical Areas
Regulations (RMC 4-3-050). The proposal is consistent with the Critical Areas Regulations, if all conditions
of approval are complied with (please delete those critical areas that are not located on or near the project
site):
Compliance Critical Areas Analysis
Compliant if
condition of
approval is
met
Geologically Hazardous Areas: Based upon the results of a geotechnical report and/or
independent review, conditions of approval for developments may include buffers
and/or setbacks from buffers. A standard 15-foot building setback is required for all
structures from Protected Slope areas.
A 50-foot buffer and 15-foot building setback are required from Very High Landslide
Hazard Areas.
Staff Comment: There are sensitive slopes (grades between 25 and 40%) and protected
slopes (grades 40% or greater) located along the eastern portion of the project site. The
proposed development does not include any additions to the east side of the building
that would impacts the sensitive and protected slopes. Any future development on the
project site may trigger additional geotechnical analysis to determine if the proposal
would adversely impact onsite sensitive or protected slopes.
A seismic hazard area is mapped over the project site. A Geotechnical Report, prepared
by Terracon, dated September 15, 2021 (Exhibit 5) was included with the project
application materials. An analysis of the submitted geotechnical evaluation of the
seismic hazard was included in the ERC Report (Exhibit 1) as well as the adopted SEPA
Mitigation Measures. Staff recommends, as a condition of approval, that the proposed
project comply with the SEPA Mitigation Measures adopted with the Determination of
Non-Significant-Mitigated that was issued by the Environmental Review Committee
(ERC):
1. Construction on the project site shall comply with the recommendations of
the submitted Geotechnical Report, prepared by Terracon, dated
September 15, 2021.
2. The applicant’s geotechnical engineer shall review the project’s
construction and building permit plans to verify compliance with the
submitted geotechnical report. The geotechnical engineer shall submit a
sealed letter stating that he/she has reviewed the construction and building
permit plans and in their opinion the plans and specifications meet the
intent of the report.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 17 of 50
SR_Home Depot_FINAL
Compliant if
conditions of
approval are
met
Streams: The following buffer requirements are applicable to streams in accordance
with RMC 4-3-050.G.2: Type F streams require a 115-foot buffer, Type Np streams
require a 75-foot buffer, and Type Ns streams require a 50-foot buffer. An additional
15-foot building setback is required from the edge of all stream buffer areas.
Staff Comment: A Wetland and Stream Delineation Report, prepared by The Watershed
Company, dated January 3, 2022 (Exhibit 6) was submitted with the land use application
materials. Rolling Hills Creek is located along the fence immediately east of the parking
lot. Rolling Hills Creek is classified as a Type-F stream, which requires a standard buffer
of 115 feet in accordance with RMC 4-3-050G.2. Additionally, a 15-foot wide building
setback is required beyond the stream buffers per RMC 4-3-050G.2. The proposed
garden center addition would be located approximately 85 feet from Rolling Hills Creek,
within the required 115-foot buffer. A buffer determination is requested in accordance
with RMC 4-3-050B.1.(g) "Sites Separated from Critical Areas" for the garden center
addition, due its separation from the stream by an existing surface parking lot and
driveway access. RMC 4-3-050B.1.(g) states “as determined by the Administrator, the
Critical Areas Regulations may not apply to development proposed on sites that are
separated from critical areas by pre-existing, intervening, and lawfully created
structures, roads, or other substantial existing improvements. The intervening
lots/parcels, roads, or other substantial improvements shall be found to: Separate the
subject upland property from the critical area due to their height or width; and
substantially prevent or impair delivery of most functions from the subject upland
property to the critical area.” Staff has reviewed the request and concurs that the
existing building as well as any required emergency access lanes would qualify as
existing lawfully created structures or substantial existing improvements and would
allow for the construction of the proposed garden center addition within the stream
buffer. However, there appears to be some opportunity for enhancement of the stream
buffer as a result of the proposed garden center addition (i.e. through the removal of
revegetation of some surface parking spaces with riparian buffer plantings, the
enhancement of the existing stream buffer, etc.). Staff recommends, as a condition of
approval, that the applicant submit a final stream buffer enhancement plan to mitigate
for the impacts of the garden center addition within the stream buffer. The
enhancement plan shall be prepared by a qualified professional and submitted with the
construction permit application for review and approval by the Current Planning Project
Manager. Fencing and critical areas signage shall be provided in accordance with the
City’s Critical Areas Regulations (RMC 4-3-050G.3). The stream buffer enhancement
shall be monitored to ensure performance for 5-years and backed by a surety device
sufficient to guarantee that structures, improvements, and mitigation required perform
satisfactorily for a minimum of five (5) years after installation has been completed. In
addition, onsite critical areas are required to be placed within a Native Growth
Protection Easement (NGPE). Staff recommends, as a condition of approval that all
onsite wetlands, streams, and associated buffer areas be placed within an NGPE. The
NGPE shall be recorded prior to the issuance of a Temporary or Final Certificate of
Occupancy for the proposed building.
✓
Wellhead Protection Areas:
Staff Comment: The project site is mapped within a wellhead protection area, zone 2.
The project proposal includes the reuse of an existing building and surface parking lot.
All applications for development permits for uses in which hazardous materials are
stored, handled, treated, used or produced or which increase the quantity of hazardous
City of Renton Department of Community & Economic Development
Home Depot
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LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 18 of 50
SR_Home Depot_FINAL
materials stored, handled, treated, used, or produced at a location in the Wellhead
Protection Area must be comply with the Wellhead Protection Area requirements (RMC
4-3-050G.8) for reporting and/or containment.
It is not anticipated that the proposal would require any grading or filling, however, if
fill is brough onto the project site, a fill source statement would be required.
✓
Wetlands: The following buffer requirements are applicable to wetlands in accordance
with RMC 4-3-050.G.2:
Wetland
Category Buffer Width
Structure
Setback beyond
buffer
High
Habitat
Function
(8-9 points)
Moderate
Habitat
Function
(5-7 points)
Low Habitat
Function
(3-4 points)
All
Other
Scores
15 ft.
Category I –
Bogs & Natural
Heritage
Wetlands
200 ft.
Category I – All
Others 200 ft. 150 ft. 115 ft. 115 ft.
Category II 175 ft. 150 ft. 100 ft. n/a
Category III 125 ft. 100 ft. 75 ft. n/a
Category IV 50 ft. n/a
Staff Comment: A Wetland and Stream Delineation Report, prepared by The Watershed
Company, dated January 3, 2022 (Exhibit 6) was submitted with the land use application
materials. The report identified one depressional wetland (Wetland A) on the southern
portion of the project site. The report classified Wetland A as a Category III wetland with
a habitat score five (5) points, requiring a standard buffer of 100 feet in accordance with
Renton Municipal Code (RMC) 4-3-050G.2. No site improvements are proposed that
would impact Wetland A or its associated 100-foot buffer area, however the applicant
is proposing to utilize existing surface parking spaces within the 100-foot wetland buffer
area for designated “Shed Display”. The proposal to display sheds within the 100-foot
wetland buffer would not be a permitted use as there appear to be alternative locations
on the project site that could accommodate the shed display that are outside of the
buffer. Staff recommends, as a condition of approval, that the shed display be relocated
outside of the required 100-foot wetland buffer and the 115-foot stream buffer. A
revised site plan showing the relocated shed display shall be submitted at the time of
Construction Permit review to the Current Planning Project Manager for review and
approval prior to the issuance of a Construction Permit. Any future development
proposed within the buffer of Wetland A would be reviewed for compliance with the
Critical Areas Regulations at the time of formal application submittal.
As previously discussed, and conditioned in the streams section above, fencing and
critical areas signage shall be provided in accordance with the City’s Critical Areas
Regulations (RMC 4-3-050G.3). In addition, onsite critical areas are required to be
placed within a Native Growth Protection Easement (NGPE).
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 19 of 50
SR_Home Depot_FINAL
20. Design Standards: The project site is located within Design District ‘D’. The following table contains project
elements intended to comply with the standards of the Design District ‘D’ Standards and guidelines, as
outlined in RMC 4-3-100.E:
Compliance Design District Guideline and Standard Analysis
1. SITE DESIGN AND BUILDING LOCATION:
Intent: To ensure that buildings are located in relation to streets and other buildings so that the Vision
of the City of Renton can be realized for a high-density urban environment; so that businesses enjoy
visibility from public rights-of-way; and to encourage pedestrian activity.
a. Building Location and Orientation:
Intent: To ensure visibility of businesses and to establish active, lively uses along sidewalks and
pedestrian pathways. To organize buildings for pedestrian use and so that natural light is available to
other structures and open space. To ensure an appropriate transition between buildings, parking areas,
and other land uses; and increase privacy for residential uses.
Guidelines: Developments shall enhance the mutual relationship of buildings with each other, as well
as with the roads, open space, and pedestrian amenities while working to create a pedestrian oriented
environment. Lots shall be configured to encourage variety and so that natural light is available to
buildings and open space. The privacy of individuals in residential uses shall be provided for.
✓
Standard: The availability of natural light (both direct and reflected) and direct sun
exposure to nearby buildings and open space (except parking areas) shall be
considered when siting structures.
Staff Comment: The proposal includes the reuse of an existing building by Home Depot
and the addition of a garden center to the south façade. The reuse of the existing
building would not result in any new impacts to light and sun exposure to existing
nearby buildings. The proposed garden center addition would be located in an area
that is surrounded by surface parking, therefore it is not anticipated that the proposed
garden center would have an adverse impact to light and sun exposure to existing
nearby buildings.
✓
Standard: Buildings shall be oriented to the street with clear connections to the
sidewalk.
Staff Comment: The proposal includes the relocation of the main building entrance
from the southwest corner of the building to the center of the west building façade.
The relocated main entry would be oriented towards S Grady Way and includes a
pedestrian connection through the parking to the sidewalk along S Grady Way.
✓
Standard: The front entry of a building shall be oriented to the street or a landscaped
pedestrian-only courtyard.
Staff Comment: As discussed above, the relocated main entry would be oriented
towards S Grady Way, with a direct pedestrian connection to the sidewalk.
N/A
Standard: Buildings with residential uses located at the street level shall be:
a. Set back from the sidewalk a minimum of ten feet (10') and feature substantial
landscaping between the sidewalk and the building; or
b. Have the ground floor residential uses raised above street level for residents’
privacy.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 20 of 50
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Staff Comment: Not applicable, no residential uses are proposed under this application.
b. Building Entries:
Intent: To make building entrances convenient to locate and easy to access, and ensure that building
entries further the pedestrian nature of the fronting sidewalk and the urban character of the district.
Guidelines: Primary entries shall face the street, serve as a focal point, and allow space for social
interaction. All entries shall include features that make them easily identifiable while reflecting the
architectural character of the building. The primary entry shall be the most visually prominent entry.
Pedestrian access to the building from the sidewalk, parking lots, and/or other areas shall be provided
and shall enhance the overall quality of the pedestrian experience on the site.
Compliant if
condition of
approval is
met
Standard: A primary entrance of each building shall be located on the facade facing a
street, shall be prominent, visible from the street, connected by a walkway to the
public sidewalk, and include human-scale elements.
Staff Comment: The proposed elevations include constructing a new primary building
entrance along the west building façade, facing S Grady Way. As shown on the site
plan (Exhibit 2), a 10,082 sq. ft. outdoor retail sales area is proposed between the
primary building entrance and S Grady Way, which would impact the visibility of the
primary building entrance from the public street. Staff recommends, as a condition of
approval, that the outdoor retail sales area proposed within the parking lot between
the main building entry and S Grady Way, be relocated to an alternative location of the
project site that does not obstruct any of the building entrance from the public right-
of-way (i.e. to the side of the existing building). A revised site plan showing the
relocated outdoor sales area shall be submitted at the time of Construction Permit
Review for review and approval by the Current Planning Manager.
✓
Standard: A primary entrance of each building shall be made visibly prominent by
incorporating architectural features such as a facade overhang, trellis, large entry
doors, and/or ornamental lighting.
Staff Comment: As shown on the proposed building elevations (Exhibit 3) the proposed
primary building entrance would be made visibly prominent through the incorporation
of a material changes, an increase in parapet height, large entry doors, and a building
canopy.
✓
Standard Building entries from a street shall be clearly marked with canopies,
architectural elements, ornamental lighting, or landscaping and include weather
protection at least four and one-half feet (4-1/2') wide (illustration below). Buildings
that are taller than thirty feet (30') in height shall also ensure that the weather
protection is proportional to the distance above ground level.
Staff Comment: There are four (4) building entries shown on the submitted elevations
(Exhibit 3). As previously discussed above, the primary building entrance is proposed
on the west elevation, facing S Grady Way. The entrance to the Garden Center would
be located at the southwest corner of the building, where the primary building
entrance for the previous Sam’s Club was located, facing the intersection of Talbot Rd
S and S Grady Way. There is a secondary entrance to the Lumber sales area and Rental
center on the west building façade, facing S Grady Way. All proposed entries would
include canopies, large entry doors with glazing, signage, and material variations.
✓
Standard: Building entries from a parking lot shall be subordinate to those related to
the street.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 21 of 50
SR_Home Depot_FINAL
Staff Comment: All building entries would be related to the street and would
incorporate weather protection and architectural detailing, as discussed above, to
clearly identify the entries.
✓
Standard: Features such as entries, lobbies, and display windows shall be oriented to
a street or pedestrian-oriented space; otherwise, screening or decorative features
should be incorporated.
Staff Comment: As discussed above, all proposed building entries would be oriented
towards S Grady Way and Talbot Road S.
N/A
Standard: Multiple buildings on the same site shall direct views to building entries by
providing a continuous network of pedestrian paths and open spaces that incorporate
landscaping.
Staff Comment: Not applicable, there is only one (1) building under review under this
current application. If additional buildings are added at a later date, review with this
requirement would occur at that time.
N/A
Standard: Ground floor residential units that are directly accessible from the street
shall include entries from front yards to provide transition space from the street or
entries from an open space such as a courtyard or garden that is accessible from the
street.
Staff Comment: Not applicable, no residential dwelling units are proposed.
c. Transition to Surrounding Development:
Intent: To shape redevelopment projects so that the character and value of Renton’s long-established,
existing neighborhoods are preserved.
Guidelines: Careful siting and design treatment shall be used to achieve a compatible transition where
new buildings differ from surrounding development in terms of building height, bulk and scale.
✓
Standard: At least one of the following design elements shall be used to promote a
transition to surrounding uses:
1. Building proportions, including step-backs on upper levels in accordance with
the surrounding planned and existing land use forms; or
2. Building articulation to divide a larger architectural element into smaller
increments; or
3. Roof lines, roof pitches, and roof shapes designed to reduce apparent bulk and
transition with existing development.
Additionally, the Administrator may require increased setbacks at the side or rear of a
building in order to reduce the bulk and scale of larger buildings and/or so that sunlight
reaches adjacent and/or abutting yards.
Staff Comment: The applicant is proposing to break up the west building façade with
the addition of three (3) new building entrances and building articulations, which
would provide a transition to any future development proposed on and around the
project site.
d. Service Element Location and Design:
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 22 of 50
SR_Home Depot_FINAL
Intent: To reduce the potential negative impacts of service elements (i.e., waste receptacles, loading
docks) by locating service and loading areas away from high-volume pedestrian areas, and screening
them from view in high visibility areas.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials. Service areas not adjacent to streets,
pathways, or pedestrian-oriented spaces are encouraged to implement vegetative screening in addition
to or as part of service enclosures.
Compliant if
condition of
approval is met
Standard: Service elements shall be located and designed to minimize the impacts on
the pedestrian environment and adjacent uses. Service elements shall be
concentrated and located where they are accessible to service vehicles and
convenient for tenant use.
Staff Comment: A trash compactor is shown on the submitted site plan (Exhibit 2) at
the northeast corner of the building, however as conditioned above under FOF 18
Zoning Development Standards Compliance: Refuse and Recycling, additional service
areas may be required to satisfy the minimum refuse and recycling requirements. Staff
recommends, as a condition of approval that any proposed service areas be located
and designed to minimize impacts on the pedestrian environment and adjacent uses.
A revised site plan showing the service area location shall be submitted at the time of
Construction Permit review for review and approval by the Current Planning Project
Manager.
Compliant if
condition of
approval is
met
Standard: In addition to standard enclosure requirements, garbage, recycling
collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors.
Staff Comment: A screening detail for the proposed service area was not included with
the submitted application materials. Staff recommends, as a condition of approval,
that garbage, recycling collection, and utility areas shall be enclosed on all sides,
including the roof and screened around their perimeter by a wall or fence and have
self-closing doors. A screening detail shall be submitted to the Current Planning Project
Manager at the time of Building Permit review for review and approval.
Compliant if
condition of
approval is
met
Standard: Service enclosures shall be made of masonry, ornamental metal or wood,
or some combination of the three (3).
Staff Comment: As previously discussed above, a service area screening detail was not
included with the submitted application materials. Staff recommends, as a condition
of approval that the proposed service area screening be comprised of a combination
of materials proposed around the building entries (i.e. Pediment C2 and Traditional
C3).
Compliant if
condition of
approval is
met
Standard: If the service area is adjacent to a street, pathway, or pedestrian-oriented
space, a landscaped planting strip, minimum 3 feet wide, shall be located on 3 sides of
such facility.
Staff Comment: A trash compactor is shown on the submitted site plan (Exhibit 2) at
the northeast corner of the building, however as conditioned above under FOF 18,
Zoning Development Standards Compliance: Refuse and Recycling, additional service
areas may be required to satisfy the minimum refuse and recycling requirements. Staff
recommends, as a condition of approval, that any service areas adjacent to a street,
pathway, or pedestrian-oriented space be screened with a 3-foot wide landscape
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 23 of 50
SR_Home Depot_FINAL
planting strip around 3 sides of the service area. A detailed landscape plan including
the 3-foot wide landscape strip would be required at the time of Construction Permit
review for review and approval by the Current Planning Project Manager.
e. Gateways:
Intent: To distinguish gateways as primary entrances to districts or to the City, special design features
and architectural elements at gateways should be provided. While gateways should be distinctive
within the context of the district, they should also be compatible with the district in form and scale.
Guidelines: Service elements shall be concentrated and located so that impacts to pedestrians and
other abutting uses are minimized. The impacts of service elements shall be mitigated with landscaping
and an enclosure with fencing that is made of quality materials.
N/A
Standard: Developments located at district gateways shall be marked with visually
prominent features.
Staff Comment: Not applicable, the project site is not located at a district gateway.
N/A
Standard: Gateway elements shall be oriented toward and scaled for both pedestrians
and vehicles.
Staff Comment: Not applicable, the project site is not located at a district gateway.
N/A
Standard: Visual prominence shall be distinguished by two (2) or more of the
following:
a. Public art;
b. Special landscape treatment;
c. Open space/plaza;
d. Landmark building form;
e. Special paving, unique pedestrian scale lighting, or bollards;
f. Prominent architectural features (trellis, arbor, pergola, or gazebo);
g. Neighborhood or district entry identification (commercial signs do not
qualify).
Staff Comment: Not applicable, the project site is not located at a district gateway.
2. PARKING AND VEHICULAR ACCESS:
Intent: To provide safe, convenient access to the Urban Center and the Center Village; incorporate
various modes of transportation, including public mass transit, in order to reduce traffic volumes and
other impacts from vehicles; ensure sufficient parking is provided, while encouraging creativity in
reducing the impacts of parking areas; allow an active pedestrian environment by maintaining
contiguous street frontages, without parking lot siting along sidewalks and building facades; minimize
the visual impact of parking lots; and use access streets and parking to maintain an urban edge to the
district.
a. Surface Parking:
Intent: To maintain active pedestrian environments along streets by placing parking lots primarily in
back of buildings.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 24 of 50
SR_Home Depot_FINAL
Guidelines: Surface parking shall be located and designed so as to reduce the visual impact of the
parking area and associated vehicles. Large areas of surface parking shall also be designed to
accommodate future infill development.
N/A
Standard: Parking shall be located so that no surface parking is located between:
a. A building and the front property line; and/or
b. A building and the side property line (when on a corner lot).
Staff Comment: The proposal includes the reuse of an existing building; therefore, this
section does not apply. Any future development of new buildings on the project site or
the proposed out lots would be subject to this requirement.
✓
Standard: Parking shall be located so that it is screened from surrounding streets by
buildings, landscaping, and/or gateway features as dictated by location.
Staff Comment: As previously discussed above under FOF 18, Zoning and Development
Standards Compliance: Landscaping, a minimum 10-foot wide, perimeter parking lot
landscape strip would be required around the perimeter of the surface parking lot,
which would screen the surface parking lot from the surrounding streets.
b. Structured Parking Garages:
Intent: To promote more efficient use of land needed for vehicle parking; encourage the use of
structured parking; physically and visually integrate parking garages with other uses; and reduce the
overall impact of parking garages.
Guidelines: Parking garages shall not dominate the streetscape; they shall be designed to be
complementary with adjacent and abutting buildings. They shall be sited to complement, not
subordinate, pedestrian entries. Similar forms, materials, and/or details to the primary building(s)
should be used to enhance garages.
N/A
Standard: Parking structures shall provide space for ground floor commercial uses
along street frontages at a minimum of seventy five percent (75%) of the building
frontage width.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: The entire facade must feature a pedestrian-oriented facade. The
Administrator of the Department of Community and Economic Development may
approve parking structures that do not feature a pedestrian orientation in limited
circumstances. If allowed, the structure shall be set back at least six feet (6') from the
sidewalk and feature substantial landscaping. This landscaping shall include a
combination of evergreen and deciduous trees, shrubs, and ground cover. This setback
shall be increased to ten feet (10') when abutting a primary arterial and/or minor
arterial.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: Public facing facades shall be articulated by arches, lintels, masonry trim, or
other architectural elements and/or materials.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: The entry to the parking garage shall be located away from the primary
street, to either the side or rear of the building.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 25 of 50
SR_Home Depot_FINAL
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: Parking garages at grade shall include screening or be enclosed from view
with treatment such as walls, decorative grilles, trellis with landscaping, or a
combination of treatments.
Staff Comment: Not appliable, no structured parking is proposed.
N/A
Standard: The Administrator of the Department of Community and Economic
Development or designee may allow a reduced setback where the applicant can
successfully demonstrate that the landscaped area and/or other design treatment
meets the intent of these standards and guidelines. Possible treatments to reduce the
setback include landscaping components plus one or more of the following integrated
with the architectural design of the building:
a. Ornamental grillwork (other than vertical bars);
b. Decorative artwork;
c. Display windows;
d. Brick, tile, or stone;
e. Pre-cast decorative panels;
f. Vine-covered trellis;
g. Raised landscaping beds with decorative materials; or
h. Other treatments that meet the intent of this standard...
Staff Comment: Not appliable, no structured parking is proposed.
c. Vehicular Access:
Intent: To maintain a contiguous and uninterrupted sidewalk by minimizing, consolidating, and/or
eliminating vehicular access off streets.
Guidelines: Vehicular access to parking garages and parking lots shall not impede or interrupt
pedestrian mobility. The impacts of curb cuts to pedestrian access on sidewalks shall be minimized.
N/A
Standard: Access to parking lots and garages shall be from alleys, when available. If
not available, access shall occur at side streets.
Staff Comment: There are four (4) existing curb cuts which provide access to the
parking lot. The proposal does not include any changes to the existing site access.
Access to any future development on the proposed out lots would be reviewed at a
later date under future permit application submittals.
N/A
Standard: The number of driveways and curb cuts shall be minimized for vehicular
access purposes, so that pedestrian circulation along the sidewalk is minimally
impeded.
Staff Comment: There are four (4) existing curb cuts which provide access to the
parking lot. The proposal does not include any changes to the existing site access.
Access to any future development on the proposed out lots would be reviewed at a
later date under future permit application submittals.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 26 of 50
SR_Home Depot_FINAL
3. PEDESTRIAN ENVIRONMENT:
Intent: To enhance the urban character of development in the Urban Center and the Center Village by
creating pedestrian networks and by providing strong links from streets and drives to building
entrances; make the pedestrian environment safer and more convenient, comfortable, and pleasant to
walk between businesses, on sidewalks, to and from access points, and through parking lots; and
promote the use of multi-modal and public transportation systems in order to reduce other vehicular
traffic.
a. Pedestrian Circulation:
Intent: To create a network of linkages for pedestrians to improve safety and convenience and enhance
the pedestrian environment.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Sidewalks and/or pathways shall be provided and shall provide safe access to buildings from parking
areas. Providing pedestrian connections to abutting properties is an important aspect of connectivity
and encourages pedestrian activity and shall be considered. Pathways shall be easily identifiable to
pedestrians and drivers.
✓
Standard: A pedestrian circulation system of pathways that are clearly delineated and
connect buildings, open space, and parking areas with the sidewalk system and
abutting properties shall be provided.
a. Pathways shall be located so that there are clear sight lines, to increase safety.
b. Pathways shall be an all-weather or appropriate permeable walking surface
material, unless the applicant can demonstrate that the proposed surface is
appropriate for the anticipated number of users and complementary to the
design of the development.
Staff Comment: The proposed site plan (Exhibit 2) includes three (3) pedestrian
pathways that could connect the existing building to the public sidewalk. One is
proposed along the south side of the northern driveway off of S Grady Way and would
connect the entrance to the lumber sales area to S Grady Way. A second is proposed
to connect the main building entrance to the sidewalk along S Grady Way. A third
pedestrian connection is proposed along the western side of the west driveway off of
Talbot Rd S to the entrance to the garden center. All proposed pedestrian walkways
are proposed to be paved. In addition, a paved walking surface is proposed along the
west façade of the Home Depot building to provide access to all building entries along
this façade.
Compliant if
condition of
approval is
met
Standard: Pathways within parking areas shall be provided and differentiated by
material or texture (i.e., raised walkway, stamped concrete, or pavers) from abutting
paving materials. Permeable materials are encouraged. The pathways shall be
perpendicular to the applicable building facade and no greater than one hundred fifty
feet (150') apart.
Staff Comment: As previously discussed above, there are three (3) paved pedestrian
pathways through the parking lot, which would provide access to the sidewalks along
S Grady Way and Talbot Rd S. There would be more than one hundred fifty feet (150’)
separating the proposed pathways, however each of the three (3) building entries
would have a direct pedestrian connection to the public sidewalk through the parking
lot, which would meet the intent of this standard.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 27 of 50
SR_Home Depot_FINAL
The proposed site plan (Exhibit 2) three (3) striped pedestrian crossing areas over the
drive aisle abutting the lumber canopy, main building entrance, and garden center
entrance. There is also a large, paved apron for pedestrians abutting the chamfered
entrance to the garden center. To meet this standard, these pedestrian crossings and
the paved apron abutting the chamfered entrance to the garden center would be
required to be delineated by stamped concrete or pavers. Staff recommends, as a
condition of approval, the applicant submit a revised site plan with the civil
construction permit application that indicates all pedestrian walkways, the three (3)
striped pedestrian crossing areas proposed over the drive aisle abutting the lumber
canopy, main building entrance, and garden center entrance, and the paved apron
abutting the chamfered entrance to the garden center are delineated by stamped
concrete or pavers. The revised site plan shall be reviewed and approved by the Current
Planning Project Manager prior to issuance.
Compliant if
conditions of
approval are
met
Standard: Sidewalks and pathways along the facades of buildings shall be of sufficient
width to accommodate anticipated numbers of users. Specifically:
a. Sidewalks and pathways along the facades of mixed use and retail buildings
100 or more feet in width (measured along the facade) shall provide sidewalks
at least 12 feet in width. The walkway shall include an 8 foot minimum
unobstructed walking surface.
b. Interior pathways shall be provided and shall vary in width to establish a
hierarchy. The widths shall be based on the intended number of users; to be
no smaller than five feet (5') and no greater than twelve feet (12').
c. For all other interior pathways, the proposed walkway shall be of sufficient
width to accommodate the anticipated number of users.
Staff Comment: The submitted site plan (Exhibit 2) includes a paved pedestrian
walkway of varying widths along the west façade of the proposed Home Depot. The
minimum width of the proposed walkway would be approximately six feet (6’). Staff
recommends, as a condition of approval that the applicant submit a revised site plan
demonstrating that the sidewalk proposed along the west façade shall comply with the
minimum width required of 12 feet with an 8-foot-wide minimum unobstructed
walking surface. The revised site plan shall be submitted at the time of Construction
Permit review for review and approval by the Current Planning Project Manager.
The minimum width of the paved pathways proposed through the parking lot would
be approximately four feet (4’), which is less than the five-foot (5’) minimum required.
Staff recommends, as a condition of approval that the applicant submit a revised site
plan at the time of Construction Permit Review showing the required paved pedestrian
pathways proposed through the parking lot provide a minimum width of five feet (5’).
The revised site plan shall be submitted to the Current Planning Project Manager for
review and approval.
N/A Standard: Mid-block connections between buildings shall be provided.
✓
Standard: Permeable pavement pedestrian circulation features shall be used where
feasible, consistent with the Surface Water Design Manual.
Staff Comment: See stormwater discussion below under FOF 21 Site Plan Review
Criteria.
b. Pedestrian Amenities:
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 28 of 50
SR_Home Depot_FINAL
Intent: To create attractive spaces that unify the building and street environments and are inviting and
comfortable for pedestrians; and provide publicly accessible areas that function for a variety of year-
round activities, under typical seasonal weather conditions.
Guidelines: The pedestrian environment shall be given priority and importance in the design of projects.
Amenities that encourage pedestrian use and enhance the pedestrian experience shall be included.
Compliant if
condition of
approval is
met
Standard: Architectural elements that incorporate plants, particularly at building
entrances, in publicly accessible spaces and at facades along streets, shall be provided.
Staff Comment: Landscape planters are identified on the submitted site and landscape
plans (Exhibits 2 and 20) along the west building façade facing S Grady Way. The
proposed planters appear to be relatively small in size and are not anticipated to be
able to accommodate larger plant species that would be more in scale with the size of
the existing building. Staff recommends, as a condition of approval, that landscape
planters be provided along the west side of the pedestrian walkway, abutting the drive
aisle, that extends along the west building façade. The proposed planters should be of
sufficient size and scale to accommodate large shrub and tree species to break up the
size and scale of the façade, screen any blank walls, and screen the outdoor sales and
display area. The location of the proposed planters, plantings proposed within the
planters, and a detail of the planters proposed shall be provided with the detailed
landscape plan submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager.
There are no planters or landscaped areas identified along the south façade facing
Talbot Rd S, see discussion under FOF 20 Design District Compliance: Ground Level
Details.
Compliant if
condition of
approval is
met
Standard: Amenities such as outdoor group seating, benches, transit shelters,
fountains, and public art shall be provided.
a. Site furniture shall be made of durable, vandal- and weather-resistant
materials that do not retain rainwater and can be reasonably maintained over
an extended period of time.
b. Site furniture and amenities shall not impede or block pedestrian access to
public spaces or building entrances.
Staff Comment: A pedestrian plaza is proposed at the intersection of S Grady Way and
Talbot Rd S. There also appears to be an opportunity to add seating in the vicinity of
the main building entrance. Details of proposed amenities, including outdoor seating
were not included with the project application materials. Staff recommends, as a
condition of approval, that proposed amenity details, including outdoor seating, for
the proposed plaza area and adjacent to the main building entrance, should be
provided at the time of Construction Permit application for review and approval by the
Current Planning Project Manager. Site furniture shall be made of durable, vandal-
and weather-resistant materials that do not retain rainwater and can be reasonably
maintained over an extended period of time.
Compliant if
condition of
approval is
met
Standard: Pedestrian overhead weather protection in the form of awnings, marquees,
canopies, or building overhangs shall be provided. These elements shall be a minimum
of four and one-half feet (4-1/2') wide along at least seventy five percent (75%) of the
length of the building facade facing the street, a maximum height of fifteen feet (15')
above the ground elevation, and no lower than eight feet (8') above ground level.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 29 of 50
SR_Home Depot_FINAL
Staff Comment: Overhead weather protection is proposed over the building entries and
along the west façade facing S Grady Way, however staff was unable to verify that the
proposed weather protection would comprise seventy five percent (75%) of the façade.
No weather protection is proposed along the site’s Talbot Rd S frontage, however this
is where the garden center addition is proposed. No pedestrian walkways are proposed
along this façade, and the garden center would be screened from public view with
landscaping; therefore overhead weather protection is not required along this façade
and the screened garden center would comply with the intent of this guideline. Staff
recommends, as a condition of approval, that the applicant demonstrate that the
weather protection proposed comprise seventy five percent (75%) of the façade facing
S Grady Way. A revised site plan demonstrating compliance with this requirement shall
be submitted to the Current Planning Project Manager at the time of Building Permit
review for review and approval.
4. RECREATION AREAS AND COMMON OPEN SPACE:
Intent: To ensure that areas for both passive and active recreation are available to residents, workers,
and visitors and that these areas are of sufficient size for the intended activity and in convenient
locations. To create usable and inviting open space that is accessible to the public; and to promote
pedestrian activity on streets particularly at street corners.
Guidelines: Developments located at street intersections should provide pedestrian-oriented space at
the street corner to emphasize pedestrian activity (illustration below). Recreation and common open
space areas are integral aspects of quality development that encourage pedestrians and users. These
areas shall be provided in an amount that is adequate to be functional and usable; they shall also be
landscaped and located so that they are appealing to users and pedestrians
N/A
Standard: All mixed use residential and attached housing developments of ten (10) or
more dwelling units shall provide common opens space and/or recreation areas.
a. At minimum, fifty (50) square feet per unit shall be provided.
b. The location, layout, and proposed type of common space or recreation area
shall be subject to approval by the Administrator.
c. Open space or recreation areas shall be located to provide sun and light
exposure to the area and located so that they are aggregated to provide
usable area(s) for residents.
d. For projects with more than one hundred (100) dwelling units, vegetated low
impact development facilities may be used in required or provided open space
where feasible and designed consistent with the Surface Water Design
Manual. Such facilities shall be counted towards no more than fifty percent
(50%) of the required open space.
e. At least one of the following shall be provided in each open space and/or
recreation area (the Administrator may require more than one of the
following elements for developments having more than one hundred (100)
units):
i. Courtyards, plazas, pea patches, or multi-purpose open spaces;
ii. Upper level common decks, patios, terraces, or roof gardens. Such spaces
above the street level must feature views or amenities that are unique to
the site and are provided as an asset to the development;
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 30 of 50
SR_Home Depot_FINAL
iii. Pedestrian corridors dedicated to passive recreation and separate from
the public street system;
iv. Recreation facilities including, but not limited to, tennis/sports courts,
swimming pools, exercise areas, game rooms, or other similar facilities; or
v. Children’s play spaces that are centrally located near a majority of
dwelling units and visible from surrounding units. They shall also be
located away from hazardous areas such as garbage dumpsters, drainage
facilities, and parking areas.
f. The following shall not be counted toward the common open space or
recreation area requirement:
i. Required landscaping, driveways, parking, or other vehicular use areas.
ii. Required yard setback areas. Except for areas that are developed as
private or semi-private (from abutting or adjacent properties) courtyards,
plazas or passive use areas containing landscaping and fencing sufficient
to create a fully usable area accessible to all residents of the development.
iii. Private decks, balconies, and private ground floor open space.
iv. Other required landscaping and sensitive area buffers without common
access links, such as pedestrian trails.
Staff Comment: Not applicable, the proposal does not include residential development.
Compliant if
condition of
approval is
met
Standard: All buildings and developments with over thirty thousand (30,000) square
feet of nonresidential uses (excludes parking garage floorplate areas) shall provide
pedestrian-oriented space.
a. The pedestrian-oriented space shall be provided according to the following
formula: 1% of the site area + 1% of the gross building area, at minimum.
b. The pedestrian-oriented space shall include all of the following:
i. Visual and pedestrian access (including barrier-free access) to the abutting
structures from the public right-of-way or a nonvehicular courtyard; and
ii. Paved walking surfaces of either concrete or approved unit paving; and
iii. On-site or building-mounted lighting providing at least four (4) foot-
candles (average) on the ground; and
iv. At least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space.
c. The following areas shall not count as pedestrian-oriented space:
i. The minimum required walkway. However, where walkways are widened
or enhanced beyond minimum requirements, the area may count as
pedestrian-oriented space if the Administrator determines such space
meets the definition of pedestrian-oriented space.
ii. Areas that abut landscaped parking lots, chain link fences, blank walls,
and/or dumpsters or service areas.
d. Outdoor storage (shopping carts, potting soil bags, firewood, etc.) is
prohibited within pedestrian-oriented space.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 31 of 50
SR_Home Depot_FINAL
Staff Comment: The proposed project includes more than 30,000 sq. ft. of
nonresidential uses and would be required to comply with the pedestrian-oriented
space requirements as noted above. A total minimum area of 8,157 sq. ft. (6,698 sq.
ft. + 1,459 sq. ft. = 8,157 sq. ft.) of pedestrian oriented space would be required. The
proposed application has not demonstrated compliance with this requirement. Staff
recommends, as a condition of approval, that the site plan be revised to provide the
required 8,157 sq. ft. of pedestrian oriented space. The required pedestrian-oriented
space shall include all of the following: Visual and pedestrian access (including barrier-
free access) to the abutting structures from the public right-of-way or a nonvehicular
courtyard; paved walking surfaces of either concrete or approved unit paving; on-site
or building-mounted lighting providing at least four (4) foot-candles (average) on the
ground; and at least three (3) lineal feet of seating area (bench, ledge, etc.) or one
individual seat per sixty (60) square feet of plaza area or open space. Details regarding
the pedestrian-oriented space shall be provided for review and approval to the Current
Planning Project Manager for review and approval at the time of Construction Permit
application.
✓
Standard: Public plazas shall be provided at intersections identified in the Commercial
Arterial Zone Public Plaza Locations Map and as listed below:
a. Benson Area: Benson Drive S./108th Avenue S.E. and S.E. 176th.
b. Bronson Area: Intersections with Bronson Way North at:
i. Factory Avenue N./Houser Way S.;
ii. Garden Avenue N.; and
iii. Park Avenue N. and N. First Street.
c. Cascade Area: Intersection of 116th Avenue S.E. and S.E. 168th Street.
d. Northeast Fourth Area: Intersections with N.E. Fourth at:
i. Duvall Avenue N.E.;
ii. Monroe Avenue N.E.; and
iii. Union Avenue N.E.
e. Grady Area: Intersections with Grady Way at:
i. Lind Avenue S.W.;
ii. Rainier Avenue S.;
iii. Shattuck Avenue S.; and
iv. Talbot Road S.
f. Puget Area: Intersection of S. Puget Drive and Benson Road S.
g. Rainier Avenue Area: Intersections with Rainier Avenue S. at:
i. Airport Way/Renton Avenue S.;
ii. S. Second Street;
iii. S. Third Street/S.W. Sunset Boulevard;
iv. S. Fourth Street; and
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 32 of 50
SR_Home Depot_FINAL
v. S. Seventh Street.
h. North Renton Area: Intersections with Park Avenue N. at:
i. N. Fourth Street; and
ii. N. Fifth Street.
i. Northeast Sunset Area: Intersections with N.E. Sunset Boulevard at:
i. Duvall Avenue N.E.; and
ii. Union Avenue N.E.
Staff Comment: The project site is located at the southeast corner of the intersection
of S Grady Way and Talbot Rd S and is required to provide a public plaza. The submitted
application materials include a public plaza at the intersection of S Grady Way and
Talbot Rd S.
Compliant if
condition of
approval is
met
Standard: The plaza shall measure no less than one thousand (1,000) square feet with
a minimum dimension of twenty feet (20') on one side abutting the sidewalk.
Staff Comment: The proposed plaza would have a minimum dimension of twenty feet
(20’) and a total area of approximately 270 sq. ft. The total area of the proposed plaza
would be less than the minimum one thousand (1,000) square feet required. Staff
recommends, as a condition of approval, that a revised site plan be submitted to the
Current Planning Project Manager for review and approval at the time of Construction
Permit application, that includes the minimum 1,000 sq. ft. public plaza at the
intersection of Talbot Rd S and S Grady Way.
Compliant if
condition of
approval is
met
Standard: The public plaza must be landscaped consistent with RMC 4-4-070, including
at minimum street trees, decorative paving, pedestrian-scaled lighting, and seating.
Vegetated low impact development facilities may be used in the plaza where feasible
and designed consistent with the Surface Water Design Manual. Such facilities shall
count towards no more than fifty percent (50%) of the plaza requirement.
Staff Comment: The proposed plaza would be paved and landscaped with street trees,
however it does not appear that decorative paving, pedestrian-scaled lighting, and
seating a proposed. Staff recommends, as a condition of approval, that plaza details
be provided to the Current Planning Project Manager at the time of Construction
Permit application for review and approval. The detailed plan for the plaza shall include
street trees, decorative paving, pedestrian-scaled lighting, and seating.
5. BUILDING ARCHITECTURAL DESIGN:
Intent: To encourage building design that is unique and urban in character, comfortable on a human
scale, and uses appropriate building materials that are suitable for the Pacific Northwest climate. To
discourage franchise retail architecture.
a. Building Character and Massing:
Intent: To ensure that buildings are not bland and visually appear to be at a human scale; and ensure
that all sides of a building, that can be seen by the public, are visually interesting.
Guidelines: Building facades shall be modulated and/or articulated to reduce the apparent size of
buildings, break up long blank walls, add visual interest, and enhance the character of the
neighborhood. Articulation, modulation, and their intervals should create a sense of scale important to
residential buildings.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 33 of 50
SR_Home Depot_FINAL
✓
Standard: All building facades shall include modulation or articulation at intervals of
no more than forty feet (40').
Staff Comment: The proposal includes the reuse of an existing building for Home Depot.
The existing building does not include modulation or articulation at forty foot (40’) -
intervals around all facades. The applicant is proposing significant revisions to the west
façade, including the addition of three (3) building entrances, overhead weather
protection, and a variety of building materials and colors that would visually enhance
the facade as visible from S Grady Way and bring the building closer to compliance
with this standard.
✓
Standard: Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in
height, and eight feet (8') in width.
Staff Comment: The proposal includes the reuse of an existing building for Home Depot.
The applicant is proposing significant revisions to the west façade, including the
addition of three (3) building entrances, overhead weather protection, and a variety of
building materials and colors that would visually enhance the facade as visible from S
Grady Way and bring the building closer to compliance with this standard.
✓
Standard: Buildings greater than one hundred sixty feet (160') in length shall provide
a variety of modulations and articulations to reduce the apparent bulk and scale of the
facade; or provide an additional special feature such as a clock tower, courtyard,
fountain, or public gathering area.
Staff Comment: The proposal includes the reuse of an existing building for Home Depot.
The applicant is proposing significant revisions to the west façade, including the
addition of three (3) building entrances, overhead weather protection, and a variety of
building materials and colors that would visually enhance the facade as visible from S
Grady Way and bring the building closer to compliance with this standard. In addition,
a public plaza is proposed at the intersection of Talbot Rd S and S Grady Way, which
would function as a public gathering area.
b. Ground-Level Details:
Intent: To ensure that buildings are visually interesting and reinforce the intended human-scale
character of the pedestrian environment; and ensure that all sides of a building within near or distant
public view have visual interest.
Guidelines: The use of material variations such as colors, brick, shingles, stucco, and horizontal wood
siding is encouraged. The primary building entrance should be made visibly prominent by incorporating
architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting
(illustration below). Detail features should also be used, to include things such as decorative entry
paving, street furniture (benches, etc.), and/or public art.
✓
Standard: Human-scaled elements such as a lighting fixtures, trellis, or other
landscape features shall be provided along the facade’s ground floor.
Staff Comment: The proposal includes human scaled elements such as glazing, large
entry doors, weather protection, material variation and color, and landscape planters
along the west elevation.
✓
Standard: On any facade visible to the public, transparent windows and/or doors are
required to comprise at least 50 percent of the portion of the ground floor facade that
is between 4 feet and 8 feet above ground (as measured on the true elevation).
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 34 of 50
SR_Home Depot_FINAL
Staff Comment: The proposal includes the reuse of an existing building with two
facades (west and south) that face a public right-of-way. The south façade would
include some glazing at the entrance to the garden center. The west façade would
include the addition of three building entrances and each entrance would include the
addition of glazing on and around the entry doors. The proposed additional glazing
would be this proposal closer to compliance with this standard, which complies with
the intent of this guideline.
N/A
Standard: Upper portions of building facades shall have clear windows with visibility
into and out of the building. However, screening may be applied to provide shade and
energy efficiency. The minimum amount of light transmittance for windows shall be
50 percent.
Staff Comment: The existing building is one story and does not include upper level
windows.
N/A
Standard: Display windows shall be designed for frequent change of merchandise,
rather than permanent displays.
✓
Standard: Where windows or storefronts occur, they must principally contain clear
glazing.
Staff Comment: According to the submitted architectural elevations, the glazing
proposed would be clear.
✓
Standard: Tinted and dark glass, highly reflective (mirror-type) glass and film are
prohibited.
Staff Comment: According to the submitted architectural elevations, the proposal
does not include tinted or reflective glazing.
✓
Standard: Untreated blank walls visible from public streets, sidewalks, or interior
pedestrian pathways are prohibited. A wall (including building facades and retaining
walls) is considered a blank wall if:
a. It is a ground floor wall or portion of a ground floor wall over 6 feet in height,
has a horizontal length greater than 15 feet, and does not include a window,
door, building modulation or other architectural detailing; or
b. Any portion of a ground floor wall has a surface area of 400 square feet or
greater and does not include a window, door, building modulation or other
architectural detailing.
Staff Comment: The existing building includes two (2) facades the face a public right-
of-way. The west façade faces S Grady Way and the south façade facing Talbot Rd S.
There are some blank walls between the building entrances that would remain on the
west façade. These walls would be treated with stand-alone canopy features as well
as large planters along the pedestrian walkway that would be planted with large
shrubs and trees (as conditioned under FOF 20 Design District Compliance: Pedestrian
Amenities).
The south façade faces Talbot Rd S and includes the fenced garden center that would
be screened with landscaping (see Development Standards Compliance: Outdoor
Storage, FOF 18). There is also an untreated blank wall proposed to the rear of the
garden center along the south façade. See further discussion below.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 35 of 50
SR_Home Depot_FINAL
Compliant if
condition of
approval is
met
Standard: If blank walls are required or unavoidable, blank walls shall be treated with
one or more of the following:
a. A planting bed at least five feet in width containing trees, shrubs, evergreen
ground cover, or vines adjacent to the blank wall;
b. Trellis or other vine supports with evergreen climbing vines;
c. Architectural detailing such as reveals, contrasting materials, or other special
detailing that meets the intent of this standard;
d. Artwork, such as bas-relief sculpture, mural, or similar; or
e. Seating area with special paving and seasonal planting.
Staff Comment: As previously discussed above, there are two (2) facades which face
public streets. The west façade faces S Grady Way and the south façade faces Talbot
Rd S. There are some blank walls between the building entrances that would remain
on the west façade. These walls would be treated with stand-alone canopy features as
well as large planters along the pedestrian walkway that would be planted with large
shrubs and trees (as conditioned under FOF 20 Design District Compliance: Pedestrian
Amenities) and would treat these blank walls.
The south façade faces Talbot Rd S and includes the fenced garden center that would
be screened with landscaping (see FOF 18 Zoning Standards Compliance: Outdoor
Storage). There is also an untreated blank wall proposed to the rear of the garden
center along the south façade. Staff recommends, as a condition of approval, that the
untreated blank walls facing Talbot Road S be treated with a planting bed at least five
feet (5’) in width containing trees, shrubs, evergreen ground cover, or vines adjacent
to the blank wall; trellis or other vine supports with evergreen climbing vines;
architectural detailing such as reveals, contrasting materials, or other special detailing
that meets the intent of this standard; artwork, such as bas-relief sculpture, mural, or
similar; or seating area with special paving and seasonal planting.
c. Building Roof Lines:
Intent: To ensure that roof forms provide distinctive profiles and interest consistent with an urban
project and contribute to the visual continuity of the district.
Guidelines: Building roof lines shall be varied and include architectural elements to add visual interest
to the building.
✓
Standard: Buildings shall use at least one of the following elements to create varied
and interesting roof profiles:
a. Extended parapets;
b. Feature elements projecting above parapets;
c. Projected cornices;
d. Pitched or sloped roofs
e. Buildings containing predominantly residential uses shall have pitched roofs
with a minimum slope of one to four (1:4) and shall have dormers or
interesting roof forms that break up the massiveness of an uninterrupted
sloping roof.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 36 of 50
SR_Home Depot_FINAL
Staff Comment: The existing building has a flat roof, with parapets around the roof’s
perimeter. As shown on the proposed elevations (Exhibit 3), the roofline over the main
entrance would be elevated to add some variety to the roofline and highlight the main
entry feature.
d. Building Materials:
Intent: To ensure high standards of quality and effective maintenance over time; encourage the use of
materials that reduce the visual bulk of large buildings; and encourage the use of materials that add
visual interest to the neighborhood.
Guidelines: Building materials are an important and integral part of the architectural design of a
building that is attractive and of high quality. Material variation shall be used to create visual appeal
and eliminate monotony of facades. This shall occur on all facades in a consistent manner. High quality
materials shall be used. If materials like concrete or block walls are used they shall be enhanced to
create variation and enhance their visual appeal.
✓
Standard: All sides of buildings visible from a street, pathway, parking area, or open
space shall be finished on all sides with the same building materials, detailing, and
color scheme, or if different, with materials of the same quality.
Staff Comment: The existing building is comprised of reinforced concrete masonry unit
(CMU) blocks. The existing building materials would largely remain unchanged,
however around the proposed building entries, the applicant is proposing additional
materials to highlight the entrances and break up the building façade. The proposed
materials include pediment, CMU bricks, and canopies.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns or textural changes.
Staff Comment: In addition to the proposed materials discussed above, the existing
CMU walls would be painted with bands of tan, gray, and orange to add further detail
and break up the existing façade.
Compliant if
condition of
approval is
met
Standard: Materials, individually or in combination, shall have texture, pattern, and
be detailed on all visible facades.
Staff Comment: The proposed variation in materials and color banding is
predominantly proposed on the west elevation, facing S Grady Way. To add continuity
to the building, staff recommends, as a condition of approval that, the paint banding
patter shown on the west elevation should be continued along the north, east, as south
facades as these facades are also visible to the public.
Compliant if
condition of
approval is
met
Standard: Materials shall be durable, high quality, and consistent with more
traditional urban development, such as brick, integrally colored concrete masonry,
pre-finished metal, stone, steel, glass and cast-in-place concrete.
Staff Comment: To ensure that the proposed materials are of high quality, staff
recommends, as a condition of approval, that a materials board be submitted to the
Current Planning Project Manager for review and approval at the time of Building
Permit application.
N/A
Standard: If concrete is used, walls shall be enhanced by techniques such as texturing,
reveals, and/or coloring with a concrete coating or admixture.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 37 of 50
SR_Home Depot_FINAL
✓
Standard: If concrete block walls are used, they shall be enhanced with integral color,
textured blocks and colored mortar, decorative band pattern and/or shall incorporate
other masonry materials.
Staff Comment: The existing building include CMU block walls. The exiting CMU walls
are proposed to be enhanced with color and a decorative band pattern. In addition,
other materials are proposed around the building entries that would add architectural
detailing to the existing building. As recommended above, staff is recommending that
the decorative paint banding proposed along the west façade, be continued around
the building on all facades.
✓
Standard: All buildings shall use material variations such as colors, brick or metal
banding, patterns, or textural changes.
Staff Comment: See previous discussion above.
6. SIGNAGE: In addition to the City’s standard sign regulations, developments within Urban Design
Districts C and D are also subject to the additional sign restrictions found in RMC 4-4-100G, urban design
sign area regulations. Modifications to the standard requirements found in RMC 4-4-100G are possible
for those proposals that can comply with the Design District criteria found in RMC 4-3-100F,
Modification of Minimum Standards. For proposals unable to meet the modification criteria, a variance
is required.
✓
Standard: Signage shall be an integral part of the design approach to the building.
Staff Comment: A sign package was not included with the submitted application
materials, however the location of proposed monument signage was shown on the
submitted site plan (Exhibit 2) and conceptual wall signs were shown on the building
elevations (Exhibit 3). The proposed wall signs would be integrated into the proposed
design of the building, with the largest wall sign being centered over the main building
entrance and secondary signage for the rental center, lumber sales area, and garden
center being smaller in scale and centered over those entrances.
N/A
Standard: In mixed use and multi-use buildings, signage shall be coordinated with the
overall building design.
Staff Comment: Not applicable, the proposal does not include at mixed use or multi-
use building.
✓
Standard: Corporate logos and signs shall be sized appropriately for their location.
Staff Comment: The proposed wall signs appear to be proportionate to the size of the
wall on which they are located.
Compliant if
condition of
approval is
met
Standard: Entry signs shall be limited to the name of the larger development.
Staff Comment: A sign package including the entry signs was not included with the
submitted application materials. However, it appears that the main entry sign
proposed along Talbot Rd S would be located on future out lot 1, which would be an
off-site sign, which is not permitted. Staff recommends, as a condition of approval, that
the off-site sign proposed on out lot 1 be relocated to be on the Home Depot parcel.
✓
Standard: Alteration of trademarks notwithstanding, corporate signage should not be
garish in color nor overly lit, although creative design, strong accent colors, and
interesting surface materials and lighting techniques are encouraged.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 38 of 50
SR_Home Depot_FINAL
Staff Comment: The proposed signage shown on the submitted elevations (Exhibit 3)
does not appear to be garish in nature.
Compliance
not yet
demonstrated
Standard: Front-lit, ground-mounted monument signs are the preferred type of
freestanding sign.
Staff Comment: Sign details for the monument signs were not included with the project
application materials.
N/A
Standard: Blade type signs, proportional to the building facade on which they are
mounted, are encouraged on pedestrian-oriented streets.
Staff Comment: Not applicable, no blade signs were shown on the submitted
elevations.
Compliance
not yet
demonstrated
Standard: All of the following are prohibited:
a. Pole signs;
b. Roof signs; and
c. Back-lit signs with letters or graphics on a plastic sheet (can signs or
illuminated cabinet signs). Exceptions: Back-lit logo signs less than ten (10)
square feet are permitted as area signs with only the individual letters back-
lit (see illustration, subsection G8 of this Section).
Staff Comment: A formal sign package was not included with the submitted application
materials. Compliance with these requirements would be verified at the time of formal
sign permit review.
Compliance
not yet
demonstrated
Standard: Freestanding ground-related monument signs, with the exception of
primary entry signs, shall be limited to five feet (5') above finished grade, including
support structure.
Staff Comment: A formal sign package was not included with the submitted application
materials. Compliance with these requirements would be verified at the time of formal
sign permit review.
Compliance
not yet
demonstrated
Standard: Freestanding signs shall include decorative landscaping (ground cover
and/or shrubs) to provide seasonal interest in the area surrounding the sign.
Alternately, signage may incorporate stone, brick, or other decorative materials as
approved by the Director.
Staff Comment: A formal sign package was not included with the submitted application
materials. Compliance with these requirements would be verified at the time of formal
sign permit review.
7. LIGHTING:
Intent: To ensure safety and security; provide adequate lighting levels in pedestrian areas such as
plazas, pedestrian walkways, parking areas, building entries, and other public places; and increase the
visual attractiveness of the area at all times of the day and night.
Guidelines: Lighting that improves pedestrian safety and also that creates visual interest in the building
and site during the evening hours shall be provided.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 39 of 50
SR_Home Depot_FINAL
21.
Site Plan Review: Pursuant to RMC 4-9-200.B, Site Plan Review is required for development in the CA
zoning classification when it is not exempt from Environmental (SEPA) Review. For Master Plan
applications compliance with the review criteria for Site Plans are analyzed at a general level of detail to
ensure nothing would preclude the development of the Site Plan. Given Site Plan applications are
evaluated for compliance with the specific requirements of the RMC 4-9-200.E.3 the following table
contains project elements intended to comply with level of detail needed for Site Plan requests:
Compliance Site Plan Criteria and Analysis
Compliant if
conditions of
approval are
met
a. Comprehensive Plan Compliance and Consistency.
Staff Comment: See previous discussion under FOF 17, Comprehensive Plan Analysis.
Compliant if
conditions of
approval are
met
b. Zoning Compliance and Consistency.
Staff Comment: See discussion under FOF 18, Zoning Development Standard
Compliance.
Compliant if
conditions of
approval are
met
c. Design Regulation Compliance and Consistency.
Staff Comment: See discussion under FOF 20, Design District Review.
N/A
d. Planned action ordinance and Development agreement Compliance and
Consistency.
✓
e. Off-site Impacts.
Structures: Restricting overscale structures and overconcentration of development
on a particular portion of the site.
Compliant if
condition of
approval is
met
Standard: Pedestrian-scale lighting shall be provided at primary and secondary
building entrances. Examples include sconces on building facades, awnings with down-
lighting and decorative street lighting.
Staff Comment: A lighting plan was not included with the submitted application
materials, therefore staff was unable to verify compliance with this requirement. Staff
recommends, as a condition of approval, that a lighting plan and light fixture details
be provided to the Current Planning Project Manager for review and approval at the
time of Building Permit review.
Compliance
not yet
demonstrated
Standard: Accent lighting shall also be provided on building facades (such as sconces)
and/or to illuminate other key elements of the site such as gateways, specimen
trees, other significant landscaping, water features, and/or artwork.
Staff Comment: See discussion above.
Compliance
not yet
demonstrated
Standard: Downlighting shall be used in all cases to assure safe pedestrian and
vehicular movement, unless alternative pedestrian scale lighting has been approved
administratively or is specifically listed as exempt from provisions located in RMC 4-
4-075, Lighting, Exterior On-Site (i.e., signage, governmental flags, temporary holiday
or decorative lighting, right-of-way-lighting, etc.).
Staff Comment: See discussion above.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 40 of 50
SR_Home Depot_FINAL
Staff Comment: See FOF 20, Design District Review: Building Character and Massing.
Circulation: Providing desirable transitions and linkages between uses, streets,
walkways and adjacent properties.
Staff Comment: The proposal would utilize the existing curb cuts for vehicular access
and would maintain the existing onsite vehicular access to the neighboring City Hall
located to the north of the project site. Vehicular access between the project site and
any future development on the proposed out lots would be reviewed at a later date
under separate land use application proposals.
The proposal includes the addition of three pedestrian pathways through the surface
parking lot that would connect the building entrances with the sidewalks along S Grady
Way and Talbot Rd S.
Utilities, Loading and Storage Areas: Locating, designing and screening storage
areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to
minimize views from surrounding properties. Locate utilities underground
consistent with RMC 4-6-090.
Staff Comment: See FOF 18, Zoning Development Standard: Screening and Outdoor
Storage.
Views: Recognizing the public benefit and desirability of maintaining visual
accessibility to attractive natural features.
Staff Comment: The proposal includes the reuse of an existing building and would not
adversely impact existing views of surrounding development.
Landscaping: Using landscaping to provide transitions between development and
surrounding properties to reduce noise and glare, maintain privacy, and generally
enhance the appearance of the project.
Staff Comment: See discussion under FOF 18, 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
recommended that a lighting plan be provided at the time of building permit review
(See Lighting discussion under FOF 20, Design Review: Lighting).
✓
f. On-site Impacts.
Structure Placement: Provisions for privacy and noise reduction by building
placement, spacing and orientation.
Staff Comment: Not applicable, no new buildings are proposed. Any new development
proposed on the proposed out lots would be evaluated under separate permit
applications to be filed at a later date.
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.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 41 of 50
SR_Home Depot_FINAL
Staff Comment: Not applicable, no new buildings are proposed. Any new development
proposed on the proposed out lots would be evaluated under separate permit
applications to be filed at a later date.
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: See previous discussion above under FOF 18, Zoning Development
Standard Compliance: Tree Retention.
Reducing Parking Impervious Areas: Design parking areas to minimize impervious
surfaces, including but not limited to: (1) breaking up parking areas and directing
stormwater flows to multiple low impact development features such as
bioretention areas; (2) locating parking near trees to provide storm water uptake;
(3) retaining or adding vegetation to parking areas; (4) placing existing parking that
exceeds maximum parking ratios in permeable pavement designed consistent with
the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact
development techniques consistent with RMC 4-6-030
Staff Comment: See FOF 18, Zoning Development Standard: Landscaping and further
discussion below regarding stormwater.
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 18, Zoning Development Standard: Landscaping.
✓
g. Access and Circulation.
Location and Consolidation: Providing access points on side streets or frontage
streets rather than directly onto arterial streets and consolidation of ingress and
egress points on the site and, when feasible, with adjacent properties.
Staff Comment: The proposal would retain existing curb cuts to the project site. Any
future proposed development on the proposed out lots would be reviewed for
compliance with access requirements at a later date under separate permit
applicationss
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 site plan (Exhibit 2) includes three (3) pedestrian
pathways that could connect the existing building to the public sidewalk. One is
proposed along the south side of the northern driveway off of S Grady Way and would
connect the entrance to the lumber sales area to S Grady Way. A second is proposed to
connect the main building entrance to the sidewalk along S Grady Way. A third
pedestrian connection is proposed along the western side of the west driveway off of
Talbot Rd S to the entrance to the garden center. All proposed pedestrian walkways are
proposed to be paved. In addition, a paved walking surface is proposed along the west
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 42 of 50
SR_Home Depot_FINAL
façade of the Home Depot building to provide access to all building entries along this
façade.
As previously discussed, the proposal would retain the four (4) existing curb cuts onto
the project site, the existing vehicular pattern through the existing parking lot and
around the building would largely remain in its current configuration. The existing drive
aisle located to the west of the existing building would be shifted further to the west,
displacing some of the existing surface parking, to accommodate the expanded canopy
proposed for the lumber sales area.
The existing and proposed vehicular and pedestrian circulation would be safe and
efficient and provide adequate access for emergency vehicles.
Loading and Delivery: Separating loading and delivery areas from parking and
pedestrian areas.
Staff Comment: The existing loading and delivery area is located along the north
building façade, away from the main surface parking and pedestrian pathways.
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, see previous discussion under FOF 18,
Zoning Development Standards: Bicycle Parking.
King County Metro has a proposed project for their I-Line along the project’s Talbot Rd
S frontage. The frontage improvements associated with the I-Line proposal have been
incorporated into the site plan application proposal.
Pedestrians: Providing safe and attractive pedestrian connections between parking
areas, buildings, public sidewalks and adjacent properties.
Staff Comment: The proposed site plan (Exhibit 2) includes three (3) pedestrian
pathways that could connect the existing building to the public sidewalk. One (1) is
proposed along the south side of the northern driveway off of S Grady Way and would
connect the entrance to the lumber sales area to S Grady Way. A second is proposed to
connect the main building entrance to the sidewalk along S Grady Way. A third
pedestrian connection is proposed along the western side of the west driveway off of
Talbot Rd S to the entrance to the garden center. All proposed pedestrian walkways are
proposed to be paved. In addition, a paved walking surface is proposed along the west
façade of the Home Depot building to provide access to all building entries along this
façade.
✓
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: See FOF 20, Design District Compliance: Recreation Areas and Common
Open Space.
✓
i. Views and Public Access: When possible, providing view corridors to shorelines and
Mt. Rainier, and incorporating public access to shorelines
Staff Comment: The proposal includes the reuse of an existing building, which would
not block view corridors to shorelines or Mt. Rainier. The public access requirement is
not applicable to the proposal.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 43 of 50
SR_Home Depot_FINAL
✓
j. Natural Systems: Arranging project elements to protect existing natural systems
where applicable.
Staff Comment: See previous Critical Areas discussion above under FOF 19.
✓
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. A Fire Impact Fee, based on (enter appropriate Fire Impact Fee)
would be applicable to the proposal.
Water and Sewer.
Staff Comment: Based on the review of project information submitted for the land use
application, the Renton Regional Fire Authority (RFA) has determined that the
preliminary fire flow demand for the proposed development is unchanged for the
proposed Home Depot. The applicant would be responsible for the relocation of the
existing 12-inch water main where the garden center is proposing to encroach over the
existing water main. The relocated water main shall be located in a drive aisle or in
another location suitable for maintenance access. The water main shall be in a 15-foot
wide water utility easement. The entirety of the easement shall be outside of parking
stalls. The relocated water main shall be located at least 10 feet from buildings or
retaining walls. The existing hydrant located off this section of water main shall be
replaced with a new hydrant in an appropriate area outside of the drive aisles and
parking stalls.
Fire hydrants are required within 50 feet (50’) of each building’s fire sprinkler system
fire department connection (FDC). The closest existing fire hydrant to the existing
building’s FDC is approximately 80 feet away. The applicant would be responsible for
the installation of additional fire hydrants around the building as required by the RFA.
The development is subject to applicable water system development charges (SDCs) and
meter installation fees based on the number and size of the meters for domestic uses
and for fire sprinkler use. The SDC fee for water is based on the size of the new domestic
water to serve the project. The 2022 water fees are $4,500.00 per 1-inch meter. Fees
will be charged based on the rate at the time of construction permit issuance.
There is an existing 8-inch diameter sewer main located on the project site. The
proposed garden center addition would encroach over the existing sewer main. The
applicant would be responsible for relocating the existing sewer main to be outside of
the proposed garden center. A new fifteen foot (15’) utility easement would be required
over the relocated sewer main.
The development is subject to a wastewater system development charge (SDC) fee. SDC
fee for sewer is based on the size and number of new domestic water services to serve
the project. The 2022 sewer fee is $3,500.00 for a 1-inch meter, $17,500 for a 1-1/2-
inch meter, $28,000 for a 2-inch meter, and $56,000 for a 3-inch meter. Fees will be
charged based on the rate at the time of construction permit issuance.
Drainage.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 44 of 50
SR_Home Depot_FINAL
Staff Comment: A Drainage Report, prepared by Lars Andersen & Associates, Inc., dated
December 21, 2021 (Exhibit 7) was submitted with the application materials. The
existing project site is currently developed with an existing former Sam’s Club building,
areas of concrete pavement, asphalt pavement, and landscaping. The existing
landscaping is currently vegetated with lawn shrubs and trees. The topography of the
site currently slopes away from the existing building, primarily towards the adjacent
streets of Grady Way and Talbot Rd S. The site is serviced by an existing stormwater
system. Surface runoff is collected in various drain inlets throughout the site and then
delivered via underground storm line system. Stormwater runoff is then treated with
existing oil separators and biofiltration basins. Stormwater is then discharged via a
storm drain at the northwest side of the site into the Grady Way South public storm
system and through a storm drain at the south corner of the site that outfalls into a
forty-eight inch (48”) culvert under Talbot Rd S. The proposed project would utilize the
existing stormwater system and would not change the current discharging locations.
The proposed improvements are anticipated to result in a reduction of impervious
surfaces and an increase in landscaped areas, by approximately 1,527 sq. ft. The project
would be subject to full drainage review as it would include 2,000 sq. ft. of new plus
replaced impervious surface but less than 50 acres of new impervious surface. The
proposal is to re-use the surface water facilities installed for the existing site
development.
Based on the City’s flow control map, the site falls within the Peak Rate Flow Control
Standard area matching Existing Conditions and is within the Black River Drainage
Basin. Storm drainage improvements would be required to comply with the City of
Renton Surface Water Design Manual (SWDM).
The 2022 Surface water system development fee is $0.84 per square foot of new
impervious surface, but no less than $2,100.00. This is payable prior to issuance of the
construction permit.
Transportation.
Staff Comment: Access to the site is proposed via four (4) existing curb cuts, two (2) are
off of S Grady Way and two (2) are off of Talbot Rd S. 1. S Grady Way is classified as a
6-lane Principal Arterial. Per RMC 4-6-060, 6-lane Principal Arterials are required to
have a minimum ROW width of 113 feet, consisting of the following: 76-foot paved
width, 0.5 foot-wide curbs, 8 foot-wide landscaped planters, 8 foot-wide sidewalks, and
2 feet of clear space at back of sidewalks. Street lighting and storm water improvements
on the public street frontages would be required. A modification request (Exhibit 23)
was submitted by the applicant with the application materials. The modification
requests maintaining the existing paved width on both S Grady Way, see further
discussion below under FOF 22.
Talbot Rd S is classified as a 7-lane Principal Arterial. Per RMC 4-6-060, 7-lane Principal
Arterials are required to have a minimum ROW width of 125 feet, consisting of the
following: 83 foot paved width, foot wide curbs, 8 foot wide landscaped planters, 8 foot
wide sidewalks, and 2 feet of clear space at back of sidewalks. Street lighting and storm
water improvements on the public street frontages are applicable. The Renton Trails
and Bicycle Master Plan has a shared use path planned for Talbot Road S. King County
Metro Transit is planning to route the new RapidRide I-Line on Talbot Road S and
currently has a Civil Permit Application in review (C21001128). The submitted plans
included the current proposed frontage improvements for the I-Line project and the
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 45 of 50
SR_Home Depot_FINAL
applicant submitted a modification request (Exhibit 22) to maintaining the existing
paved width on Talbot Rd S, see further discussion below under FOF 22.
The transportation impact fee is based on the type of land use, the applicant submitted
a Traffic Memo (Exhibit 23) outlining the Transpiration Impact Fee applicable to the
proposal. For a list of uses and fees associated with the use, please see the City’s Fee
Schedule. Transportation impact fees are subject to change based on the year the
building permit is applied for. Transportation Concurrency (Exhibit 13) was completed
for the proposed project, The proposed project passes the City of Renton Traffic
Concurrency Test per RMC 4-6-070.D.
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: A Geotechnical Report, prepared by Terracon, dated September 15,
2021 (Exhibit 5) was included with the project application materials. According to the
submitted report, infiltration is not feasible due to the shallow groundwater table.
22. Modification Analysis: The applicant is requesting a modification from RMC 4-6-060 in order to retain the
existing pavement width on S Grady Way and to reduce the pavement width to the width proposed as part
of King County’s I-Line project and to reduce the right-of-way dedication along Talbot Rd S required to
accommodate the following half street improvements: 0.5 foot wide curb, 8 foot wide landscaped planter,
8 foot wide sidewalk, and 2 feet of clear space at back of sidewalk. Dedication would be required pending
the final survey. The proposal is compliant with the following modification criteria, pursuant to RMC 4-9-
250.D.2, if all conditions of approval are met. Therefore, staff is recommending approval of the requested
modification, subject to conditions as noted below:
Compliance Modification Criteria and Analysis
✓
a. Substantially implements the policy direction of the policies and objectives of the
Comprehensive Plan Land Use Element and the Community Design Element and
the proposed modification is the minimum adjustment necessary to implement
these policies and objectives.
Staff Comment: See FOF 17, Comprehensive Plan Analysis. The Land Use Element has
applicable policies listed under a separate section labeled Promoting a Safe, Healthy,
and Attractive Community. These policies address walkable neighborhoods, safety, and
shared uses. The intent of the policies is to promote new development with walkable
places that support grid and flexible grid street and pathway patterns, and are visually
attractive, safe, and healthy environments. The proposed modified street frontage
improvements would continue to provide safe and walkable streets without the need to
expand vehicle lanes and therefore would meet the intent of these policies. Maintaining
sidewalk, planter, curb, and clear space is the minimum adjustment necessary to
implement the applicable policies and objectives.
✓
b. Will meet the objectives and safety, function, appearance, environmental
protection and maintainability intended by the Code requirements, based upon
sound engineering judgment.
Staff Comment: The proposed modification would meet the objectives of function and
maintainability intended by the code requirements. The City’s Public Works
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 46 of 50
SR_Home Depot_FINAL
Transportation Division have reviewed the S Grady Way and Talbot Road S rights-of-
way and have determined that a modified street section is more suitable along the
frontage of the project site. The Transportation Division currently has no plans to widen
S Grady Way or Talbot Road S, however King County Metro has a project currently under
review (C21001128) for their Rapid Ride I-Line within Talbot Road S.
Staff has reviewed the request and would support the approval of the following
modification: the applicant shall provide sufficient right-of-way dedication to
accommodate the frontage improvements required for King County’s I-Line project (City
File No. C21001128) and along S Grady Way the existing pavement width shall be
retained and dedication shall be required to accommodate the following minimum
frontage improvements: 0.5 foot-wide curb, 8 foot-wide landscaped planter, 8-foot
wide sidewalk, and 2 feet of clear space at back of sidewalk.
✓
c. Will not create substantial adverse impacts to other property(ies) in the vicinity.
Staff Comment: There are no identified adverse impacts to other properties from the
requested modification. New frontage improvements would be installed along the
subject property’s abutting ROW.
✓
d. Conforms to the intent and purpose of the Code.
Staff Comment: See comments under criterion ‘b’.
✓
e. Can be shown to be justified and required for the use and situation intended.
Staff Comment: See comments under criterion ‘b’.
I. CONCLUSIONS:
1. The subject site is located in the Commercial & Mixed Use (CMU) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 17.
2. The subject site is located in the Commercial Arterial (CA) zoning designation and complies with the zoning
and development standards established with this designation provided the applicant complies with City
Code and conditions of approval, see FOF 18.
3. The proposed Home Depot complies with the Critical Areas Regulations provided the applicant complies
with City Code and conditions of approval, see FOF 19.
4. The proposed Home Depot complies with the Urban Design Regulations as established by City Code
provided all advisory notes and conditions are complied with, see FOF 20.
5. The proposed Home Depot complies with the Site Plan Review criteria as established by City Code
provided all advisory notes and conditions are complied with, see FOF 21.
6. The proposed Home Depot 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 21.
7. There are adequate public services and facilities to accommodate the proposed Home Depot, see FOF 21.
8. The proposed Home Depot complies with the Modification criteria as established by City Code provided
all advisory notes and conditions are complied with, see FOF 22.
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 47 of 50
SR_Home Depot_FINAL
9. Key features, which are integral to this project include the proposed material and color variations,
additional glazing, overhead canopies, increased parapet height over the main building entrance,
landscaping in and around the project site, pedestrian amenities (i.e. overhead weather protection,
outdoor seating, etc.), screening of the garden center, and pedestrian plaza improvements.
J. RECOMMENDATION:
Staff recommends approval of the Home Depot Site Plan, Modification, and Buffer Determination, File No.
LUA21-000452, SA-H, MOD, ECF, as depicted in the Site Plan and Elevations (Exhibits 2 and 3), subject to the
following conditions:
1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-
Significance Mitigated, dated May 23, 2022:
a. Construction on the project site shall comply with the recommendations of the submitted
Geotechnical Report, prepared by Terracon, dated September 15, 2021.
b. The applicant’s geotechnical engineer shall review the project’s construction and building permit
plans to verify compliance with the submitted geotechnical report. The geotechnical engineer
shall submit a sealed letter stating that he/she has reviewed the construction and building permit
plans and in their opinion the plans and specifications meet the intent of the report.
2. A lot combination or other method to resolve the building encroachments, as approved by the Current
Planning Project Manager, shall be recorded prior to the issuance of a Temporary Certificate of Occupancy
(TCO) for the proposed Home Depot. If an alternative method for removing the building encroachments
is approved, the proposal shall demonstrate compliance with all aspects of the Renton Municipal Code
(i.e. parking requirements).
3. The existing street trees located between the curb and sidewalk along S Grady Way shall be retained,
unless it is determined by the Current Planning Project Manager to be infeasible. Should it be determined
that the trees are not able to be retained, the applicant shall be responsible for the replacement of these
trees with a species approved by the Current Planning Project Manager.
4. The vegetation proposed to be planted within the ten foot (10’) onsite landscape strip be planted in this
order of preference: (a) native coniferous trees; (b) native deciduous trees; (c) other native vegetation.
5. A detailed landscape plan shall be submitted at the time of Construction Permit review for review and
approval by the Current Planning Project Manager, the detailed landscape plan shall include, but not be
limited to:
a. Interior parking lot landscaping (i.e. tree islands with a minimum dimension of eight feet (8') by
twelve feet (12')) at a rate of 35 sq. ft. per parking space throughout the entire project site (i.e.
Home Depot parcel as well as out lots 1 and 2, unless otherwise deferred by the Current Planning
Project Manager);
b. No parking space shall be more than fifty feet (50’) from an interior parking lot landscaped tree
island;
c. Trees shall be two inches (2") in diameter at breast height (dbh). At least one (1) tree for every six
(6) parking spaces within the parking lot interior shall be planted and around the parking lot
perimeter trees shall be planted at the average minimum rate of one tree per thirty (30) lineal
feet of street frontage;
d. 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;
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 48 of 50
SR_Home Depot_FINAL
e. 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.
6. A Final Tree Retention Plan shall be submitted at the time of Construction Permit Review. The Final Tree
Retention Plan shall include tree protection measures to be installed to protect retained trees during
construction in compliance with RMC 4-4-130. The Final Tree Retention Plan shall be submitted to the
Current Planning Project Manager for review and approval at the time of Construction Permit Review.
7. A revised site plan shall be submitted at the time of Construction Permit review that includes a minimum
730 sq. ft. of recyclables deposit areas and 1,459 sq. ft. of refuse deposit areas, unless otherwise approved
through the review and approval of a Modification to the Refuse and Recycling Standards in accordance
with RMC 4-2-250. The revised site plan shall be submitted to the Current Planning Manager for Review
and approval.
8. A revised site plan shall be submitted at the time of Construction Permit review that reconfigures the
outdoor seasonal sales area and the shed display area within the surface parking lot to ensure that the
required 342 onsite parking spaces are provided on the project site, unless a Modification to these
standards is approved in accordance with RMC 4-4-080K. The revised site plan shall be submitted to the
Current Planning Project Manager for review and approval prior to the issuance of the Construction
Permit.
9. A revised site plan and bicycle parking detail shall be submitted at the time of Construction Permit Review
for review and approval by the Current Planning Project Manager demonstrating that the proposal would
comply with the bicycle parking requirements as required in RMC 4-4-080F.11.
10. Any proposed fencing shall be shown on the site plan and a fencing detail be provided at the time of
Construction Permit Review for review and approval by the Current Planning Project Manager. All
proposed fencing shall comply with the maximum eight foot (8’)-maximum height permitted, unless
otherwise approved through a separate variance process.
11. A screening detail shall be provided for any proposed surface or roof mounted utility equipment be
submitted to the Current Planning Project Manager for review and approval. The screening detail for
surface mounted utility equipment shall be provided at the time of Construction Permit review and the
screening detail for any roof-mounted utility equipment shall be provided at the time of Building Permit
review.
12. Areas proposed for outdoor storage shall be screened through a combination of fencing and landscaping
around the perimeter of the storage areas. A fencing and landscape screening detail shall be provided to
the Current Planning Project Manager for review and approval at the time of Construction Permit review.
13. The applicant shall submit a final stream buffer enhancement plan to mitigate for the impacts of the
garden center addition within the stream buffer. The enhancement plan shall be prepared by a qualified
professional and submitted with the Construction Permit application for review and approval by the
Current Planning Project Manager. Fencing and critical areas signage shall be provided in accordance with
the City’s Critical Areas Regulations (RMC 4-3-050G.3). The stream buffer enhancement shall be
monitored to ensure performance for 5 years and backed by a surety device sufficient to guarantee that
structures, improvements, and mitigation required perform satisfactorily for a minimum of five (5) years
after installation has been completed.
14. All onsite wetlands, streams, and associated buffer areas shall be placed within a Native Growth
Protection Easement (NGPE). The NGPE shall be recorded prior to the issuance of a Temporary or Final
Certificate of Occupancy for the proposed building.
15. The shed display shall be relocated outside of the required 100-foot wetland buffer and the 115-foot
stream buffer. A revised site plan showing the relocated shed display shall be submitted at the time of
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 49 of 50
SR_Home Depot_FINAL
Construction Permit review to the Current Planning Project Manager for review and approval prior to the
issuance of a Construction Permit.
16. The outdoor retail sales area proposed within the parking lot between the main building entry and S Grady
Way, shall be relocated to an alternative location of the project site that does not obstruct any of the
building entrance from the public right-of-way (i.e. to the side of the existing building). A revised site plan
showing the relocated outdoor sales area shall be submitted at the time of Construction Permit Review
for review and approval by the Current Planning Manager prior to the issuance of a Construction Permit.
17. Any proposed service areas shall be located and designed to minimize impacts on the pedestrian
environment and adjacent uses. A revised site plan showing the service area location shall be submitted
at the time of Construction Permit review for review and approval by the Current Planning Project
Manager prior to the issuance of a Construction Permit.
18. Garbage, recycling collection, and utility areas shall be enclosed on all sides, including the roof and
screened around their perimeter by a wall or fence and have self-closing doors. A screening detail shall be
submitted to the Current Planning Project Manager at the time of Building Permit review for review and
approval prior to the issuance of a Building Permit.
19. The proposed service area screening shall be comprised of a combination of materials proposed around
the building entries (i.e. Pediment C2 and Traditional C3).
20. Any service areas adjacent to a street, pathway, or pedestrian-oriented space shall be screened with a 3-
foot wide landscape planting strip around three (3) sides of the service area. A detailed landscape plan
including the 3-foot wide landscape strip would be required at the time of Construction Permit review for
review and approval by the Current Planning Project Manager.
21. The applicant shall submit a revised site plan with the civil construction permit application that indicates
all pedestrian walkways, the three-striped pedestrian crossing areas proposed over the drive aisle
abutting the lumber canopy, main building entrance, and garden center entrance, and the paved apron
abutting the chamfered entrance to the garden center are delineated by stamped concrete or pavers. The
revised site plan shall be reviewed and approved by the Current Planning Project Manager prior to
issuance.
22. The applicant shall submit a revised site plan demonstrating that the sidewalk proposed along the west
façade shall comply with the minimum width required of 12 feet (12’) with an 8-foot wide minimum
unobstructed walking surface. The reviewed site plan shall be submitted at the time of Construction
Permit review for review and approval by the Current Planning Project Manager prior to the issuance of
a Construction Permit.
23. The applicant shall submit a revised site plan at the time of Construction Permit Review showing the
required paved pedestrian pathways proposed through the parking lot provide a minimum width of five
feet (5’). The revised site plan shall be submitted to the Current Planning Project Manager for review and
approval prior to the issuance of a Construction Permit.
24. Landscape planters shall be provided along the west side of the pedestrian walkway, abutting the drive
aisle, that extends along the west building façade. The proposed planters should be of sufficient size and
scale to accommodate large shrub and tree species to break up the size and scale of the façade, screen
any blank walls, and screen the outdoor sales and display area. The location of the proposed planters,
plantings proposed within the planters, and a detail of the planters proposed shall be provided with the
detailed landscape plan submitted at the time of Construction Permit review for review and approval by
the Current Planning Project Manager prior to the issuance of a Construction Permit.
25. Proposed amenity details, including outdoor seating, for the proposed plaza area and adjacent to the main
building entrance, shall be provided at the time of Construction Permit application for review and approval
by the Current Planning Project Manager prior to the issuance of a Construction Permit. Site furniture
City of Renton Department of Community & Economic Development
Home Depot
Staff Report to the Hearing Examiner
LUA21-000452, SA-H, MOD, ECF
Report of July 26, 2022 Page 50 of 50
SR_Home Depot_FINAL
shall be made of durable, vandal- and weather-resistant materials that do not retain rainwater and can
be reasonably maintained over an extended period of time.
26. The applicant shall demonstrate that the weather protection proposed comprise seventy five percent
(75%) of the façade facing S Grady Way. A revised site plan demonstrating compliance with this
requirement shall be submitted to the Current Planning Project Manager at the time of Building Permit
review for review and approval prior to the issuance of a Building Permit.
27. The site plan shall be revised to provide the required 8,157 sq. ft. of pedestrian oriented space. The
required pedestrian-oriented space shall include all of the following: Visual and pedestrian access
(including barrier-free access) to the abutting structures from the public right-of-way or a nonvehicular
courtyard; paved walking surfaces of either concrete or approved unit paving; on-site or building-mounted
lighting providing at least four (4) foot-candles (average) on the ground; and at least three (3) lineal feet
of seating area (bench, ledge, etc.) or one individual seat per 60 square feet of plaza area or open space.
Details regarding the pedestrian-oriented space shall be provided for review and approval to the Current
Planning Project Manager at the time of Construction Permit application.
28. A revised site plan shall be submitted to the Current Planning Project Manager for review and approval at
the time of Construction Permit application, that includes the minimum 1,000 sq. ft. public plaza at the
intersection of Talbot Rd S and S Grady Way.
29. Plaza details shall be provided to the Current Planning Project Manager at the time of Construction Permit
application for review and approval. The detailed plan for the plaza shall include street trees, decorative
paving, pedestrian-scaled lighting, and seating.
30. The untreated blank walls facing Talbot Road S shall be treated with a planting bed at least five feet (5’)
in width containing trees, shrubs, evergreen ground cover, or vines adjacent to the blank wall; trellis or
other vine supports with evergreen climbing vines; architectural detailing such as reveals, contrasting
materials, or other special detailing that meets the intent of this standard; artwork, such as bas-relief
sculpture, mural, or similar; or seating area with special paving and seasonal planting. Revised
architectural elevations shall be submitted at the time of Building Permit review to the Current Planning
Project Manager for review and approval prior to the issuance of a Building Permit.
31. The paint banding pattern shown on the west elevation shall be continued along the north, east, as south
facades as these facades are also visible to the public. Revised architectural elevations shall be submitted
at the time of Building Permit review to the Current Planning Project Manager for review and approval
prior to the issuance of a Building Permit.
32. A materials board shall be submitted to the Current Planning Project Manager for review and approval at
the time of Building Permit application.
33. The off-site sign proposed on out lot 1 shall be relocated to be on the Home Depot parcel. A revised site
plan shall be submitted at the time of Construction Permit review to the Current Planning Project Manager
for review and approval prior to the issuance of a Construction Permit.
34. A lighting plan and light fixture details shall be provided to the Current Planning Project Manager for
review and approval at the time of Building Permit review.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
STAFF REPORT TO THE HEARING EXAMINER
EXHIBITS
Project Name:
Home Depot
Land Use File Number:
LUA21-000452, SA-H, MOD, ECF
Date of Hearing
July 26, 2022
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Dan Zoldak
Lars Andersen & Associates
4694 W Jacquelyn Ave,
Fresno, CA 93722
Project Location
901 S Grady Way, Renton,
WA 98057
The following exhibits are included with the Staff Report to the Hearing Examiner:
Exhibits 1-15: As shown in the Environmental Review Committee (ERC) Report
Exhibit 16: Staff Report to the Hearing Examiner
Exhibit 17: Neighborhood Meeting Summary
Exhibit 18: Public Comments and Staff Response
Exhibit 19: SEPA Determination of Non-Significance-Mitigated
Exhibit 20: Proposed Conceptual Landscape Plan
Exhibit 21: Existing Landscape Plan
Exhibit 22: Modification Justification
Exhibit 23: Traffic Memo