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D_Duvall_Office_FINAL
A.ADMINISTRATIVE MODIFICATION REPORT & DECISION
Decision: APPROVED APPROVED SUBJECT TO CONDITIONS DENIED
Report Date: December 12, 2022
Project File Number: PR19-000471
Project Name: Duvall and 17th LLC Office
Land Use File Number: LUA22-000374, ECF, MOD
Project Manager: Jill Ding, Senior Planner
Owner: 1625 Duvall Realty Investors LLC, 15309 SE 49th Pl, Bellevue, WA 98006
Applicant: Kevin Broderick, Broderick Architects, 55 S Atlantic St, Suite 301, Seattle, WA 98134
Contact: Shawn Keenan, Broderick Architects, 55 S Atlantic St, Suite 301, Seattle, WA 98134
Project Location: 1625 Duvall Ave NE, Renton, WA 98059
Project Summary: The applicant is requesting a Minor Site Plan Modification and Environmental (SEPA)
Review for a 3,155 sq. ft. general office building (249 sq. ft. ground floor plus 2,906
sq. ft. upper floor) and 12 parking spaces. The proposal would modify the previously
approved Site Plan, Environmental (SEPA) Review, two (2) street standards
Modifications, and a refuse and recycling Modification (LUA19-000300) for the Duvall
and 17th Dental Office. The proposed changes include an increase in the upper floor
building footprint from 2,647 sq. ft. to 2,906 sq. ft., an increase of 259 sq. ft. or 7%.
The proposal would result in an increase in building lot coverage, from 2,982 sq. ft.
to 3,233 sq. ft., an increase of 251 SF or 8%. The proposal would also result in a
decrease in impervious surface coverage, from 5,587 sq. ft. to 4,944 sq. ft., a decrease
of 643 sq. ft. or 9%. In addition, a reduction in the 15-foot setback required along NE
17th Street has been requested, the proposed setback would be 0 feet. The project
site totals 8,417 square feet and is located within the Commercial Arterial (CA) zoning
designation and Urban Design District D. An existing building is proposed for removal.
Access to the site is proposed via driveway access off of NE 17th St. Frontage
improvements including curb and gutter, a landscape strip and sidewalk are
proposed along the site's Duvall Ave NE and NE 17th St street frontages in accordance
with the previously approved street standards modification. Sensitive Slopes are
mapped on the project site.
Site Area: 0.19 acres
DocuSign Envelope ID: A9DF7815-B3DD-446A-A307-4426D38E96D5
City of Renton Department of Community & Economic Development
Duvall and 17th LLC Office
Administrative Modification Report & Decision
LUA22-000374, ECF, MOD
Report of December 12, 2022 Page 2 of 8
D_Duvall_Office_FINAL
B.EXHIBITS:
Exhibits 1-12 ERC Report and Exhibits
Exhibit 13: Administrative Modification Decision
Exhibit 14: LUA19-000300 Hearing Examiner Decision
Exhibit 15: Project Narrative
Exhibit 16: Comment Email from the Duwamish Tribe and City Response
Exhibit 17: Extension of Site Plan Approval
C.FINDINGS OF FACT (FOF):
1.The Planning Division of the City of Renton accepted the above master application for review on
November 2, 2022 and determined the application complete on November 7, 2022. The project complies
with the 120-day review period.
2.The applicant’s submittal materials comply with the requirements necessary to process the modification
request (Exhibits 1-16).
3.The previous site plan approval and modificationsapproved under LUA19-000300 are adopted as a part
of this decision. An extension of the original site plan approval was granted on August 12, 2022 (Exhibit
17). Additional analysis below is provided for the requested setback reduction and compliance with the
Tree Retention Regulations, as changes to these regulations were adopted after the approval of the
original Duvall and 17th LLC Dental Office and a complete building permit application had not been
received.
4.The project site is located at 1625 Duvall Ave NE, Renton, WA 98059.
5.The subject property is currently developed with an existing residence, which was converted to an office,
and is proposed for removal.
6.Access to the site would be provided via a curb cut off of NE 17th St.
7.The property is located within the Commercial Mixed-Use (CMU) Comprehensive Plan land use
designation.
8.The site is located within the Commercial Arterial (CA) zoning classification.
9.There are no trees on the project site. There are three (3) off-site Douglas Firs located to the west of the
property line, which are proposed to be protected. There are three (3) off-site Douglas Firs located on the
neighboring lot south of the property line which are proposed to be removed as a result of excavations
for the new building.
10.The site is mapped with sensitive slopes.
11.The applicant is proposing to begin construction in May 2023 and end in December 2023.
12.Comments were received from the Duwamish Tribe (Exhibit 16) during the 14-day public comment period.
No other public or agency comments were received.
13.Pursuant to the City of Renton's Environmental Ordinance and SEPA (RCW 43.21C, 1971 as amended), on
December 12, 2022 the Environmental Review Committee issued a Determination of Non-Significance
(DNS) for the Duvall and 17th LLC Office (Exhibit 1). A 14-day appeal period commenced on December 12,
2022 and ends on December 28, 2022. No appeals of the threshold determination have been filed as of
the date of this report.
DocuSign Envelope ID: A9DF7815-B3DD-446A-A307-4426D38E96D5
City of Renton Department of Community & Economic Development
Duvall and 17th LLC Office
Administrative Modification Report & Decision
LUA22-000374, ECF, MOD
Report of December 12, 2022 Page 3 of 8
D_Duvall_Office_FINAL
14.Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
15.Zoning Development Standard Compliance: The purpose of the Commercial Arterial Zone (CA) is to
evolve from “strip commercial” linear business districts to business areas characterized by enhanced site
planning and pedestrian orientation, incorporating efficient parking lot design, coordinated access,
amenities and boulevard treatment with greater densities. The CA Zone provides for a wide variety of
retail sales, services, and other commercial activities along high-volume traffic corridors. Residential uses
may be integrated into the zone through mixed-use buildings. The zone includes the designated Automall
District. The proposal is compliant with the following development standards, as outlined in RMC 4 -2-
120.A, if all conditions of approval are met:
Compliance CA Zone Develop Standards and Analysis
Compliant if
condition of
approval is
met
Setbacks: The minimum front yard setback is 15 ft. The minimum setback may be
reduced to 0 ft. through the site plan review process, provided blank walls are not
located within the reduced setback. A maximum front yard setback of 20 ft. is required.
The minimum secondary front yard setback is 15 ft. The maximum secondary front yard
setback is 20 feet. There are no minimum side or rear yard setbacks, except 15 ft. if the
lot abuts or is adjacent to a lot zoned residential.
The minimum front yard or secondary front yard 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
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
DocuSign Envelope ID: A9DF7815-B3DD-446A-A307-4426D38E96D5
City of Renton Department of Community & Economic Development
Duvall and 17th LLC Office
Administrative Modification Report & Decision
LUA22-000374, ECF, MOD
Report of December 12, 2022 Page 4 of 8
D_Duvall_Office_FINAL
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.
Staff Comment: The proposed office building would provide the required 15-foot front
yard setback from Duvall Ave NE; a minimum one and one-half foot(1 ½’) setback is
proposed between the new building and the south property line; a 15-foot setback is
proposed along the west property line where the site abuts a residential zone; and a 0-
foot to 11-foot secondary front yard setback is proposed along the north property line
(along NE 17th St).
The portion of the building within the 15-foot setback include modulations, a vehicular
opening for the structured parking as well as variations in building materials. In
addition, landscaping is proposed between the building and public right-of-way to
provide additional interest. As part of the previous site plan approval (LUA19-000300),
a street frontage modification was approved to relocate three (3) feet of the eight (8)
foot wide right-of-way landscape strip between the sidewalk and proposed building
along NE 17th St, providing a three (3)-foot landscaped buffer between the sidewalk and
new building. An updated Conceptual Landscape Plan (Exhibit 4) was included with the
site plan modification application materials. According to the submitted site plan, the
landscaped area between the building and sidewalk along NE 17th where the zero (0)
foot setback is requested is proposed to be planted within Thuja occidentalis ‘emerald
green’, which is an evergreen tree. Street frontage landscaping has been maximized at
the west end of the site extending all along the west elevation going south. In addition,
approximately 25 feet of landscaped area is provided along Duvall Ave NE and
landscape plantings are maximized throughout.
The applicant has indicated that space would be provided for installation of art
approved by the City at a minimum value of one percent (1%) of the assessed value of
the proposed building, however a detail regarding the proposed art was not submitted
with the application materials. Staff recommends as a condition of approval, that the
project include a public art installation, subject to review and approval by the Current
Planning Project Manager prior to the issuance of a building permit, with a minimum
monetary value of one percent (1%) of the assessed value of the proposed structure, or
when it has been determined 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. The art installation shall be
completed prior to the issuance of a Certificate of Occupancy for the new building or as
otherwise determined by the Current Planning Project Manager.
Floor to ceiling (head height of 8’-0” and sill of 10”) glazing has been provided for 24.3’
of the 60’ or 41% of the north elevation at the proposed reduced setback. Although this
DocuSign Envelope ID: A9DF7815-B3DD-446A-A307-4426D38E96D5
City of Renton Department of Community & Economic Development
Duvall and 17th LLC Office
Administrative Modification Report & Decision
LUA22-000374, ECF, MOD
Report of December 12, 2022 Page 5 of 8
D_Duvall_Office_FINAL
would be less than the required 50%, the glazing proposed exceeds minimum glazing
requirements in that they provide operability at the transom for the building users.
Glazing has been maximized per the proposed office layout along NE 17th Street. The
windows closest to the north elevation on the west and east facades have been made
to be floor to ceiling as well to maximize the glazing viewed from the exterior along NE
17th Street.
✓
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 30 percent of trees in a commercial development. Tree
credit requirements shall apply at a minimum rate of thirty (30) credits per net acre.
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: There are no existing onsite significant trees, therefore, the thirty
percent (30%) retention requirement does not apply to the project site. The proposal
would be subject to the minimum tree credit requirements of 30 tree credits per net
acre. Based on a site area of 0.19 acres, the project site would be required to provide
5.7 tree credits. The submitted conceptual landscape plan (Exhibit 4) included a tree
credit calculation. The applicant is proposing to plant eight (8) small trees with a tree
credit value of 0.25 credits per tree for a total tree credit of two (2), and nine (9) large
trees with a tree credit value of two (2) credits per trees for a total tree credit of
eighteen (18). The proposal for 20 total tree credits would exceed the minimum 5.7 tree
credits required.
16.Site Plan Modification Analysis: The applicant is requesting a site plan modification in order to increase
the upper floor building footprint from 2,647 sq. ft. to 2,906 sq. ft., an increase of 259 sq. ft. or 7%. The
proposal would result in an increase in building lot coverage, from 2,982 sq. ft. to 3,233 sq. ft., an increase
of 251 SF or 8%. The proposal would also result in a decrease in impervious surface coverage, from 5,587
sq. ft. to 4,944 sq. ft., a decrease of 643 sq. ft. or 9%. The proposal is compliant with the following
modification criteria, pursuant to RMC 4-9-200.H.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.Involve more than a ten percent (10%) increase or decrease in any measurable
aspect of the approved plan such as, but not limited to, area, scale, building height,
density, commercial area, amenities, public or private open space, landscaping,
parking spaces, building materials (e.g., glazing), etc.;
Staff Comment: The proposed changes include an increase in the upper floor building
footprint from 2,647 sq. ft. to 2,906 sq. ft., an increase of 259 sq. ft. or 7%. The proposal
DocuSign Envelope ID: A9DF7815-B3DD-446A-A307-4426D38E96D5
City of Renton Department of Community & Economic Development
Duvall and 17th LLC Office
Administrative Modification Report & Decision
LUA22-000374, ECF, MOD
Report of December 12, 2022 Page 6 of 8
D_Duvall_Office_FINAL
would result in an increase in building lot coverage, from 2,982 sq. ft. to 3,233 sq. ft.,
an increase of 251 SF or 8%. The proposal would also result in a decrease in impervious
surface coverage, from 5,587 sq. ft. to 4,944 sq. ft., a decrease of 643 sq. ft. or 9%. The
proposal would not include a ten percent (10%) increase in any measurable aspe ct of
the approved plan.
✓
b. Have a significantly greater impact on the environment and/or public facilities than
the approved plan; or
Staff Comment: The proposed changes are minor and would not have a significantly
greater impact on the environment and/or public facilities. The City’s Environmental
Review Committee is a Determination of Non-significance on December 12, 2022, that
identified mitigation was unnecessary the proposed modification.
✓
c. Change the boundaries of the originally approved plan; and
Staff Comment: The proposed changes would not change the boundaries of the
originally approved plan.
✓
d.Substantially alter a key feature of the approved plan.
Staff Comment: Key features, which are integral to this project include structured
parking below the building, landscaping, seat walls, benches, sconce lighting, and the
trellis features along the facade. The proposed changes would not substantially alter a
key feature of the approved plan.
D.DECISION:
The proposal satisfies four of the four criteria listed in RMC 4-9-200H for the approval of a minor site plan
modification. Therefore, the Duvall and 17th LLC Office Minor Site Plan Modification, File No. LUA22-000374,
ECF, MOD, is approved and is subject to the following conditions:
1.The project shall include a public art installation, subject to review and approval by the Current Planning
Project Manager prior to the issuance of a building permit, with a minimum monetary value of one percent
(1%) of the assessed value of the proposed structure, or when it has been determined 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. The are installation shall
be completed prior to the issuance of a Certificate of Occupancy for the new building.
2.Project conditions from February 20, 2020 Hearing Examiner decision (Exhibit 14) have not been altered
as part of this minor modification and remain in full effect.
DATE OF DECISION ON LAND USE ACTION:
SIGNATURE:
Vanessa Dolbee, Planning Director Date
DocuSign Envelope ID: A9DF7815-B3DD-446A-A307-4426D38E96D5
12/12/2022 | 4:45 PM PST
City of Renton Department of Community & Economic Development
Duvall and 17th LLC Office
Administrative Modification Report & Decision
LUA22-000374, ECF, MOD
Report of December 12, 2022 Page 7 of 8
D_Duvall_Office_FINAL
TRANSMITTED on December 12, 2022 to the Owner/Applicant/Contact:
Owner: Applicant: Contact:
1625 Duvall Realty Investors LLC
15309 SE 49th Pl
Bellevue, WA 98006
Kevin Broderick
Broderick Architects
55 S Atlantic St, suite 301
Seattle, WA 98134
Shawn Keenan
Broderick Architects
55 S Atlantic St, suite 301
Seattle, WA 98134
TRANSMITTED on December 12, 2022 to the Parties of Record:
Duwamish Tribe
preservationdept@duwamishtribe.org
Jerry Jackson
JerryJWJ@Gmail.com
TRANSMITTED on December 12, 2022 to the following:
Chip Vincent, CED Administrator
Brianne Bannwarth, Development Engineering Director
Amanda Askren, Acting Economic Development Director
Matt Herrera, Current Planning Manager
Anjela Barton, Fire Marshal
E.LAND USE ACTION APPEALS, REQUEST FOR RECONSIDERATION, & EXPIRATION:
The administrative land use decision will become final if the decision is not appealed within 14 days of the decision
date.
APPEAL: This administrative land use decision will become final if not appealed in writing to the Hearing
Examiner on or before 5:00 PM on December 28, 2022. An appeal of the decision must be filed within the 14-
day appeal period (RCW 43.21.C.075(3); WAC 197-11-680). Appeals must be submitted electronically to the City
Clerk at cityclerk@rentonwa.gov or delivered to City Hall 1st floor Lobby Hub Monday through Friday. The appeal
fee, normally due at the time an appeal is submitted, will be collected at a future date if your appeal is submitted
electronically. The appeal submitted in person may be paid on the first floor in our Finance Department. Appeals
to the Hearing Examiner are governed by RMC 4-8-110 and additional information regarding the appeal process
may be obtained from the City Clerk’s Office, cityclerk@rentonwa.gov.
EXPIRATION: The Modification decision will expire on August 20, 2024 per the Extension of Site Plan Approval
(Exhibit 17).
RECONSIDERATION: Within 14 days of the decision date, any party may request that the decision be reopened by
the approval body. The approval body may modify his decision if material evidence not readily discoverable prior
to the original decision is found or if he finds there was misrepresentation of fact. After review of the
reconsideration request, if the approval body finds sufficient evidence to amend the original decision, there will
be no further extension of the appeal period. Any person wishing to take further action must file a formal appeal
within the 14-day appeal time frame.
THE APPEARANCE OF FAIRNESS DOCTRINE: provides that no ex parte (private one-on-one) communications may
occur concerning the land use decision. The Doctrine applies not only to the initial decision, but to Appeals to the
Hearing Examiner as well. All communications after the decision/approval date must be made in writing through
DocuSign Envelope ID: A9DF7815-B3DD-446A-A307-4426D38E96D5
City of Renton Department of Community & Economic Development
Duvall and 17th LLC Office
Administrative Modification Report & Decision
LUA22-000374, ECF, MOD
Report of December 12, 2022 Page 8 of 8
D_Duvall_Office_FINAL
the Hearing Examiner. All communications are public record and this permits all interested parties to know the
contents of the communication and would allow them to openly rebut the evidence in writing. Any violation of
this doctrine could result in the invalidation of the appeal by the Court.
DocuSign Envelope ID: A9DF7815-B3DD-446A-A307-4426D38E96D5
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND ECONOMIC DEVELOPMENT
ADMINISTRATIVE MODIFICATION REPORT & DECISION
EXHIBITS
Project Name:
Duvall and 17th LLC Office
Land Use File Number:
LUA22-000374, ECF, MOD
Date of Report
December 12, 2022
Staff Contact
Jill Ding
Senior Planner
Project Contact/Applicant
Shawn Keenan
Broderick Architects
55 S Atlantic St, Suite 301,
Seattle, WA 98134
Project Location
1625 Duvall Ave NE,
Renton, WA 98059
The following exhibits are included with the Administrative Modification Report:
Exhibits 1-12: ERC Report and Exhibits
Exhibit 13: Administrative Modification Decision
Exhibit 14: LUA19-000300 Hearing Examiner Decision
Exhibit 15: Project Narrative
Exhibit 16: Comment Email from the Duwamish Tribe and City Response
Exhibit 17: Extension of Site Plan Approval
DocuSign Envelope ID: A9DF7815-B3DD-446A-A307-4426D38E96D5