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HomeMy WebLinkAboutPN_Project_Narrative_230127_v11 21816.008-Project Narrative PROJECT NARRATIVE WITH CRITERIA Conditional Use Permit, Site Plan Review and SEPA Urgent Care Clinic 901 South Grady Way (Outlot) Renton, Washington 98057 Prepared by: Barghausen Consulting Engineers, Inc. January 27, 2023 Our Job No. 21816 21816.008-Project Narrative Project Overview The scope of the project includes the construction of a single-level 10,655 square-foot Urgent Care Clinic. The proposed site improvements include new asphalt paving to support 46 surface parking stalls, exterior lot lighting, stormwater improvements, utility connections, and perimeter and interior landscaping. The project will utilize the existing driveway locations within the shopping center development with no modifications proposed. The current market value estimate for the project is approximately $3,531,000. The project site consists of an approximate 1.94-acre (84,500 square feet) outlot that is located within the Home Depot (Anchor Tenant) shopping center development. The outlot was previously occupied with a gasoline fueling station that was demolished. The property is currently zoned Commercial Arterial (CA). Based on preliminary conversations with the City Planning Department, the proposed use is classified under a Medical Institution under the City of Renton Code with consideration that ambulance drop-offs are accommodated. Medical Institutions are allowed in the CA district with approval by the Hearing Examiner. Operational Characteristics The proposed Urgent Care Clinic is a small facility (10,655 square feet) that provide s emergency medical care and functions different from an ordinary hospital. The facility is open 24 hours per day and 365 days per year. It is typically staffed with a doctor, nurses, and other medical support staff capable of handling serious illness and injuries to serve patients. In total, approximately 8 to 12 staff would be on site at any one time, although more staff could be on site for short intervals while shifts are c hanging. The Urgent Care Clinic would be equipped with ten (10) outpatient emergency observation beds, a diagnostic lab, radiology services, and a point-of-care pharmacy solution. It would not include any surgery facilities, trauma facilities, or inpatient beds. Patients typically would be treated and discharged the same day, but seriously ill patients could be transferred to a hospital for inpatient care. The facility will have observation beds, but it will not typically keep patients for more than 23 hours. Patients are expected to arrive by car, not by ambulance. The facility will include an ambulance loading area, but ambulances will not drop-off patients on a regular basis. In the event an ambulance is required to transfer a patient, the facility will contract with a specific ambulance company, which would allow it to set parameters around the use of sirens near the facility. Accessory parking for patients and guests would be provided at the facility. Site Design and Orientation The proposed building is located within 20 feet of the new property to satisfy the minimum and maximum setback standards for the CA district. The building is located on the southern half of the outlot with the surface parking dispersed with primary parking on the northern and eastern half of the site. The building will include an emergency unloading space for ambulance drop-offs at the southeastern corner of the building. The trash and recycling enclosure is located at the southwestern corner of the outlot and will accommodate front-load service by the waste hauler. A large canopy on the northeast corner of the building will distinguish a separate unloading space for non-emergency patient drop-offs and will operate as the main entrance of the building. A total of 46 surface parking spaces will be provided to support the clinic. Access The project proposes to utilize the existing driveway locations within the development that will be shared with the anchor tenant (Home Depot). The primary access to the site is located at the southwest and northwest corners of the outlot with two (2) driveways that allow right-in and right-out turn movements onto Talbot Road South. Additional indirect access is currently available to the north with a full-access driveway onto South Grady Way. Additionally, the project improvements will accommodate the planned right -of-way improvements to be 21816.008-Project Narrative completed by King County Metro that will include sidewalk and landscape improvements abutting the project frontage of Talbot Road South. Architecture The proposed building is visually interesting and will be constructed with a variety of high -quality building materials. The building materials include a combination of metal composite panels, stone masonry, and aluminum wall siding. The building will also include a combination of clear glass windows and spandrel glazing on all sides of the building. Horizontal façade breaks, building massing, and varying roof lines have all been incorporated into the design of the building. Large canopy awnings are provided to distinguish the ambulance drop-off at the southeast corner of the building and primary patient entrance along the north facade. The building is compatible with other newer developments in the community . Critical Areas The Wetland & Stream Delineation Report prepared by The Watershed Company dated January 3, 2022 , identified one (1) depressional off-site wetland and Type F Stream that is located approximately 50 feet from the project site. The wetland is depicted between the I-405 off-ramp and the existing driveway onto Talbot Road South that serves the shopping center development. The project proposes to utilize the existing driveway improvements with no modifications. The existing curb line that abuts the mapped wetland would be retained as-is. As part of the Home Depot decision (LUA21-000452), an exemption from the 110-foot stream buffer requirements was granted by the Hearing Examiner with consideration that the proposed improvements were separated from the Type F stream by pre -existing surface parking lot and driveway access improvements. The proposed Urgent Care Clinic requests the same exemption in accordance with RMC - 4-3-050B.1(g) with justification that the same pre-existing improvements considered in LUA21-000452 will separate the project site from the Type F stream. Conclusion Approving the proposed Urgent Care Clinic will enhance the commercial character of the Commercial Arterial Zone and the surrounding area. Urgent Care Clinic is a successful business that will promote improvement of the existing commercial area. Urgent Care Clinic’s mission is partnering for healing and a healthy future — and their dedication to the health of the communities they serve is strong and focused in generosity. The proposed project will provide excellent service, along with a visually aesthetic building and property that will benefit all customers and users in the immedia te vicinity and the surrounding areas. The above narrative demonstrates how the proposal will increase the overall quality of the project site and positively impact the citizens and businesses of the surrounding community and the City of Renton. 21816.008-Project Narrative Purpose of Request: Conditional Use Permit Pursuant to the City of Renton's Municipal Code, Code Section 4 -9-030.E, the Zoning Administrator may approve an application when all of the following findings are made: 1. Consistency with Plans and Regulations: The proposed use shall be compatible with the general goals, objectives, policies and standards of the Comprehensive Plan, the zoning regulations and any other plans, programs, maps or ordinances of the City of Renton. Response: The project will meet the following elements, goals, objectives, and policies of the City of Renton's Comprehensive Plan: • Goal L-K: Provide an energetic business environment for commercial activity providing a range of service, office, commercial, and mixed-use residential uses that enhance the City's employment and tax base along arterial streets and in centers. • Goal L-BB: Maintain a high quality of life as Renton grows by ensuring that new development is designed to be functional and attractive. • 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-59: Balance the need for appropriate lighting levels for safety and security to avoid light intrusion and glare impacts and to preserve the night sky. • Goal L-EE: Build neighborhoods that promote community resiliency through healthy lifestyles, active transportation, proximity to goods and services, access to local fresh food, environmental sustainability, and a feeling of community. The project will provide a critical service to the surrounding neighborhood. The site design will incorporate various elements of aesthetically appealing architecture and show resemblance to other commercial and future development in the area. The site is currently vacant, and the project will provide adequate native landscaping buffer particularly along Talbot Road South to provide a better visual experience for the patrons that utilize and travel past the Urgent Care Clinic. Additionally, the project will improve internal circulation by adding designated drop-off and pick-up locations that minimize conflicts with the surface parking areas. The proposed project is located within the Commercial Mixed Use (CMU) land use designation and Commercial Arterial (CA) zoning designation, and Urban Design District D. The Urgent Care Clinic is classified by the City of Renton as a Medical Institution, which is an allowed use through a Hearing Examiner Conditional Use process. The Urgent Care Clinic design meets the requirements of the zoning code and is compatible with Comprehensive Plan. 2. Appropriate Location: The proposed location shall not result in the detrimental overconcentration of a particular use within the City or within the immediate area of the proposed use. The proposed location shall be suited for proposed use. Response: The surrounding area is an existing commercial area with retail, service, and office- oriented uses. The Urgent Care Clinic is a commercial medical use that will enhance the commercial character of the area. The site is located central to the City of Renton allowing the Urgent Care Clinic to provide beneficially services to the overall community. There are only two (2) other urgent care centers within the City of Renton and the project aims to fill additional need for 21816.008-Project Narrative urgent care services. With the hearing examiners approval, it is our understanding that medical institutions are permitted in the CA zone, thus the location is suited for the proposed use. 3. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. Response: The surrounding uses include a Home Depot (under review), law firm offices, and gasoline service stations. The site was previously a gasoline service station that was demolished and the outlot is currently vacant. The site is located within the previous Sam's Club (Anchor Tenant) shopping center development and will not have any adverse effects on the shopping center development and the new proposed Home Depot or other adjacent properties. 4. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. Response: The use is consistent with the underlying zone that surrounds the property, which will guarantee that this project will be compatible with the character of the neighborhood and with future development in the vicinity. 5. Parking: Adequate parking is, or will be made, available. Response: The project includes 46 on-site surface parking stalls, with twelve (12) at the northern end of the property near the emergency drop-off circulation, six (6) stalls at the southern end of the property, and the rest on the eastern side of the outlot. Parking will accommodate approximately eight (8) to twelve (12) employees that will be on-site at one time as well as patient and guest needs. Patients are typically checked in, serviced, and discharged within the same day . Additionally, patients are expected to arrive by car, not by ambulance. The proposed 46 parking stalls exceeds the maximum allowed for the use by the City of Renton, however, based on the services and need, the parking amount is necessary to accommodate employee shift changes and patient arrivals. Please review the parking analysis provided within the Traffic Impact Analysis for further justification to the additional parking needs. 6. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. Response: The project provides safe movement of vehicles and pedestrians by having the emergency drop-off route and ambulance drop-off location be separated from any parking lot sections to ensure safety and adequate traffic circulation; and by having designated pedestrian walkways on-site. The project proposes to utilize the existing driveway locations within the development that will be shared with the anchor tenant. 7. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. Response: The proposed use does not anticipate any additional noise outside of current road networks, expect during some instances when a patient is severely injured or ill and must be transported via ambulance to the nearest hospital for further care. However, the urgent care itself will not generate any noise. The primary sources of light or glare resulting from the completed urgent care project will be produced from exterior lighting fixtures and vehicle headlights during evening hours. The project will utilize fixtures that help to minimize the possibility of glare and/or spillover affecting adja cent properties. The lights will remain on during evening hours since the facility is open 24 hours. The project's mitigation of light or glare lies in the choice of exterior fixtures and their design. The likely use of recessed and shielded wall fixtures will play a major role in reducing glare and spillover. The use of landscaping including berms, planting beds, and a substantial number of trees will further minimize the potential of spillover. 21816.008-Project Narrative 8. Landscaping: Landscaping shall be provided in all areas not occupied by buildings, paving, or critical areas. Additional landscaping may be required to buffer adjacent properties from potentially adverse effects of the proposed use. Response: The Landscape Plan was designed to incorporate the City’s landscaping standards and utilize native drought tolerant plants. All portions not covered by buildings and paving will be landscaped with a mix of trees, shrubs, and ground cover. Irrigation will also be provided to benefit and enhance plant growth. 9. Specific Requirements for kennels and Pet Day Cares: Response: The proposed project is not a Pet Day Care. 10. Specific Requirements for Secure Community Transition Facilities (SCTF), Crisis Diversion Facilities (CDF) and Crisis Diversion Interim Service Facilities (CDIS): Response: The proposed project is not a SCTF, CDF, or CDIS Facility. 11. Specific Requirements for Live-Work Units. Response: The proposed project does not incorporate Live-Work Units. Conclusion: The responses above and application materials demonstrate that the Urgent Care Clinic development meets the approval criteria for a Conditional Use Permit approval. The City's approval of this application is respectfully requested. Urban Design Regulations and Land Use Regulations Applicable land use regulations: Response: The Urgent Care Clinic property is zoned Commercial Arterial (CA) and will meet all applicable land use regulation within RMC 4-2-120A as shown in the table below. Development Standard Requirement Proposed Minimum Lot Size 5,000 square feet. The project site area is 84,500 square feet. Maximum Lot Coverage for Buildings 65% of total lot area Approximately 13 percent of the site is occupied by a building. Minimum Front Yard 15 feet. The minimum setback may be reduced to 0 feet through the site plan review process, provided blank walls are not located within the reduced setback. The Urgent Care Clinic is approximately 19 feet and 10 inches from the front property line. Maximum Front Yard 20 feet. The Urgent Care Clinic is approximately 19 feet and 10 inches from the front property line. 21816.008-Project Narrative Development Standard Requirement Proposed Minimum Secondary Front Yard 15 feet. The minimum setback may be modified through the site plan review process. The Urgent Care Clinic is approximately 19 feet and 10 inches from the front property line. Maximum Secondary Front Yard 20 feet. The Urgent Care Clinic is approximately 19 feet and 10 inches from the front property line. Minimum Freeway Frontage Setback. 10-foot landscaped setback from the property line. The subject property does not have a freeway-oriented frontage. Minimum Side Yard None, except 15 feet if lot abuts a lot zoned residential. The Urgent Care Clinic is 133 feet from the northern property line and approximately 100 feet from the southern property line (at the closest point) Minimum Rear Yard None, except 15 feet if lot abuts or is adjacent to a lot zoned residential. The Urgent Care Clinic is 95 feet from the eastern property line (at the closest point). The site’s property line is uniquely shaped and has varying property line distances. Clear Vision Area In no case shall a structure 42 inches in height intrude into the 20-foot clear vision area defined in RMC 4-11-030. The proposed Urgent Care Clinic is not located within the clear vision area. Maximum Building Height 50 feet. The Urgent Care Clinic will be 24 feet in height. 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. The subject property will utilize the existing driveway locations within the development that will be shared with the anchor tenant. The driveways are located to the north and south of the property that access Talbot Road South. This connection will not be altered as part of this proposal. Parking Parking for residential units shall be enclosed within the same building as the unit it serves. This standard is not applicable because the project does not consist of residential units. Signs Wall signs are permitted with a total copy area not exceeding twenty percent (20%) of the building facade to which it is applied. The Urgent Care Clinic signs are proposed on the east and west facades of the building. A signage plan is still under 21816.008-Project Narrative Development Standard Requirement Proposed design but will keep in mind the limitations. Dumpster Collection Area A minimum of three (3) 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 six (6) 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. The dumpster collection area is only required to be 96 square feet based on the building gross floor area. The total dumpster collection area will be a minimum of 100 square feet. Design Regulations: Intent and guidelines of the design regulations located in RMC 4-3-100. (Ord. 5759, 6-22-2015) Response: The Urgent Care Clinic property is within the Urban Design District "D" and will meet all applicable design criteria within RMC 4-3-100 as shown in the table below. Urban Design Regulations 1. Site Design and Building Location: a. Building Location and Orientation: 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. 1. 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. Response: The prosed project is surrounded by parking lot and road networks, resulting in the Urgent Care Clinic and all on-site amenities having available direct natural sun exposure. 2. Buildings shall be oriented to the street with clear connections to the sidewalk . Response: The proposed Urgent Care Clinic building is oriented to face the north towards the shared access road connecting onto Talbot Road South. Pedestrian connection is proposed from the urgent care clinic to the access road and sidewalks to Talbot Road South. 3. The front entry of a building shall be oriented to the street or a landscaped pedestrian-only courtyard. 21816.008-Project Narrative Response: The primary entrance is oriented to the northern shared access road connecting onto Talbot Road South and landscaping is proposed between Talbot Road South and the western side of the building. 4. 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 (illustration below); or b. Have the ground floor residential uses raised above street level for residents’ privacy. Response: The project does not propose residential uses, thus requirement “a” and “b” are not applicable. 5. Office buildings shall have pedestrian-oriented facades. In limited circumstances the Administrator may allow facades that do not feature a pedestrian orientation; if so, substantial landscaping between the sidewalk and building shall be provided. Such landscaping shall be at least thirty feet (30') in width as measured from the sidewalk. Response: The proposed use is classified as medical institution by the City of Renton and is not classified as an office building; however, the primary entrance façade is pedestrian-oriented with a large weather protection awning. b. Building Entries: 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. 1. The primary entrance of each building shall be: a. 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; and b. Made visibly prominent by incorporating architectural features such as a facade overhang, trellis, large entry doors, and/or ornamental lighting Response: The primary entrance is oriented to face the northern shared access road that connects to Talbot Ro ad South. The primary entrance will be visible from Talbot Road South for those traveling from the north. A pedestrian connection is proposed to connect the entrance to the shared access road and then to Talbot Road South. The entrance will be prominent wi th visually appealing architectural elements such as varying roof lines, large entry doors, large windows, and a glass and steel canopy structure. 2. 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. 21816.008-Project Narrative Response: The proposed building entrance is identifiable with pillars, large windows, varying parapet, and weather protection by means of an awning larger than four feet wide. 3. Building entries from a parking lot shall be subordinate to those related to the street. Response: The proposed building entrance at the northern end of the building is directly accessible for emergency drop-off and provides pedestrian connections to the street. The other building entrance on the eastern elevation is for employee use only and is only utilized for ambulance drop-off and pick- up needs. 4. 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. Response: The proposed primary building entrance on the north elevation is directly accessible for pedestrians and is cater towards the emergency drop - off circulation. Landscaping is provided between Talbot Road South and the urgent care building, and additional architectural elements such as awning, varying rooflines, and differing building materials and colors are incorporated into the west elevation. 5. 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. Response: The project only proposed one primary building. 6. Ground floor residential units that are directly accessible from the street shall include: a. Entries from front yards to provide transition space from the street; or b. Entries from an open space such as a courtyard or garden that is accessible from the street. Response: The project does not propose residential units, thus requirement “a” and “b” are not applicable. c. Transition to Surrounding Development: 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. 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. 21816.008-Project Narrative Response: The proposed roof line varies in height to reduce bulk, each elevation proposes several different architectural elements to create building articulation, such as awnings, varying building materials and colors, large windows, and pillars. d. Service Element Location and Design: 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. 1. Service elements shall be located and designed to minimize the impacts on the pedestrian environment and adjacent and/or abutting uses. Service elements shall be concentrated and located where they are accessible to service vehicles and convenient for tenant use. Response: The proposed trash enclosure and generator are completely screened by masonry walls and are located at the south end of the outlot. The enclosures are hidden from the rest of the shopping center development, the anchor tenant, and the primary entrance. The southern end of the outlot is directly connected to the southern shared access road and access point onto Talbot Road South for easily accessibility for service vehicles. 2. In addition to standard enclosure requirements, garbage, recycling collection, and utility areas shall be enclosed on all sides, include a roof and be screened around their perimeter by a wall or fence and have self-closing doors. Response: The proposed trash enclosure is enclosed on all sides by masonry and metal walls, includes a roof and self-closing doors. 3. Service enclosures shall be made of masonry, ornamental metal or wood, or some combination of the three (3). Response: Masonry and metal are the proposed materials to construct the trash enclosure and generator enclosure. 4. If the service area is adjacent to a street, pathway, or pedestrian-oriented space, a landscaped planting strip, minimum three feet (3') wide, shall be located on three (3) sides of such facility. Response: The proposed service area is not adjacent to a street, pathway, or a pedestrian-oriented space; however, approximately 17 to 20 feet of landscaping is provided between Talbot Road South and the service enclosures. e. Gateways: Development that occurs at gateways shall be distinguished with features that visually indicate to both pedestrians and vehicular traffic the uniqueness and prominence of their locations in the City. Examples of these types of features include monuments, public art, and public plazas. 1. Developments located at district gateways shall be marked with visually prominent features. Response: The project is not located at a district gateway. 2. Gateway elements shall be oriented toward and scaled for both pedestrians and vehicles. 21816.008-Project Narrative Response: The project is not located at a district gateway. 3. 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 bollard f. Prominent architectural features (trellis, arbor, pergola, or gazebo) g. Neighborhood or district entry identification (Commercial signs do not qualify) Response: The project is not located at a district gateway. However, the project does propose a prominent architectural glass and steel canopy and a pillar, and distinguishable pedestrian pathway connections. 2. Parking and Vehicular Access: a. Surface Parking: 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. 1. 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). Response: The proposed parking is located to the sides and rear of the Urgent Care Clinic and is not located between the building and the front property line. The project site is not on a corner lot. 2. Parking shall be located so that it is screened from surrounding streets by buildings, landscaping, and/or gateway features as dictated by location. Response: The proposed parking to the east will be screened by the building, and the parking to the north and south will be screened from Talbot Road South by adequate landscaping. b. Structured Parking Garages: 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. 1. 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. Response: The project does not propose any structured parking garages , so this item is not applicable. 21816.008-Project Narrative 2. The entire public facing facade shall be pedestrian-oriented. The Administrator may approve parking structures that do not feature a pedestrian orientation in limited circumstances. If allowed, the structure shall be set back at least s ix 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. Response: The project does not propose any structured parking garages , so this item is not applicable. 3. Public facing facades shall be articulated by arches, lintels, masonry trim, or other architectural elements and/or materials. Response: The project does not propose any structured parking garages. 4. The entry to the parking garage shall be located away from the primary street, to either the side or rear of the building. Response: The project does not propose any structured parking garages; therefor, this item is not applicable. 5. 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. Response: The project does not propose any structured parking garages , so this item is not applicable. 6. The Administrator 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 Response: The project does not propose any structured parking garages, so this item is not applicable. c. Vehicular Access: 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. 1. Access to parking lots and garages shall be from alleys, when available. If not available, access shall occur at side streets. 21816.008-Project Narrative Response: Access to parking areas will be connected to the shared access driveways with the larger development. 2. The number of driveways and curb cuts shall be minimized for vehicular access purposes, so that pedestrian circulation along the sidewalk is minimally impeded. Response: The project proposes to utilize the existing shared access driveways with the larger development. The project does not propose any new curb cuts onto Talbot Road South. 3. Pedestrian Environment: a. Pedestrian Circulation: The pedestrian environment shall be given priority and importance in the design of projects. Sidewalks and/or pathways shall be provided and shal l 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 pedes trians and drivers. 1. 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. Response: The project proposes pedestrian circulation from the primary entrance of the building through the northern parking area and connecting Talbot Road South. These pedestrian pathways will be clearly identifiable from the parking area through differing height, pattern, or material. All pathways will be permeable walking surface material. 2. 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 (illustration below). Permeable materials are encouraged. The pathways shall be perpendicular to the applicable building facade and no greater than one hundred fifty feet (150') apart. Response: The proposed pathways within the parking areas are raised from the parking area or will have different texture where raised walkways are not feasible. 3. Sidewalks and pathways along the facades of buildings shall be of suffic ient width to accommodate anticipated numbers of users. Specifically: a. Sidewalks and pathways along the facades of mixed use and retail buildings one hundred (100) or more feet in width (measured along the facade) shall provide sidewalks at least twelve feet (12') in width. The pathway shall include an eight-foot (8') 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 21816.008-Project Narrative users; to be no smaller than five feet (5') and no greater than twelve feet (12'). Response: The project does not incorporate multiple uses or provides retail services; therefore, “a” is not applicable. Pedestrian pathways vary in size due to the unique shape and architectural elements of the building. The Interior pathways are at least five (5) feet and no greater than 12 feet in width. Please see the enclosed Site Plan for reference. 4. Mid-block connections between buildings shall be provided. Response: The project only proposes one building, so the above requirement is not applicable. 5. Permeable pavement pedestrian circulation features shall be used where feasible, consistent with the Surface Water Design Manual. Response: The pedestrian pathways will be permeable and consistent with the Surface Water Design Manual. b. Pedestrian Amenities: 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. 1. Architectural elements that incorporate plants, particularly at building entrances, in publicly accessible spaces and at facades along streets, shall be provided. Response: The project proposes landscaping on the sides of the front entrance to enhance the large windows and entrance doors. A 20 -foot landscaping buffer is proposed between Talbot Road South and the building. Additionally, landscaping is provided between the building and pedestrian walkway on the east side of the Urgent Care Clinic. 2. 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. Response: Bicycle parking and metal benches are proposed near the front entrance. All pedestrian amenities will be made of durable weather-resistant materials. 3. 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. Response: The proposed street facing western elevation is approximately 112-feet in length. The project proposes approximately 85-feet of 12-feet above ground weather protection awnings the western elevation. The awnings 21816.008-Project Narrative are at minimum four (4) feet six (6) inches wide and satisfy the 75-percent requirement. 4. Recreation Areas and Common Open Space: a. Recreation Areas and Common Open Space: 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. 1. All mixed use residential and attached housing developments of ten (10) or more dwelling units shall provide common open 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. 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; 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: 21816.008-Project Narrative 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. Response: The project does not propose residential uses or units, thus requirement “a”, “b”, “c”, “d”, “e”, and “f” are not applicable. 2. 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. 21816.008-Project Narrative Response: The project building is 10,655 square feet, thus, requirements “a”, “b”, “c”, and “d” are not applicable 3. Public plazas shall be provided at intersections identified in the Commercial Arterial Zone Public Plaza Locations Map and as listed below. Response: The project is not located at any identified intersections in the Commercial Arterial Zone Public Plaza Locations Map; thus, a public plaza is not required. 4. 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. Response: Based on previous standards thresholds, the project does not require a public plaza. 5. 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. Response: Based on previous standards thresholds, the project does not require a public plaza. 6. Public plazas are to be provided at specific intersections: Response: The project is not located at any of the identified within the City of Renton Urban Design Code, thus a public plaza is not required. 5. Building Architectural Design: a. Building Character and Massing: 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 build ings. 1. All building facades shall include modulation or articulation at intervals of no more than forty feet (40'). Response: The proposed Urgent Care Clinic has varying roof line heights for articulation and are at intervals of 40 feet. 2. Modulations shall be a minimum of two feet (2') deep, sixteen feet (16') in height, and eight feet (8') in width. Response: The project does not currently propose modulations; however, the requirements are noted. 3. 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 (illustration in District B, below); or provide an additional special feature such as a clock tower, courtyard, fountain, or public gathering area. Response: The project proposes the Urgent Care Clinic’s building length of 112 feet or less, thus the above requirement is not applicable. 21816.008-Project Narrative b. Ground Level Details: 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). Detai l features should also be used, to include things such as decorative entry paving, street furniture (benches, etc.), and/or public art. 1. Human-scaled elements such as a lighting fixture, trellis, or other landscape feature shall be provided along the facade’s ground floor. Response: The proposed building is one level, and the primary entrance will provide adequate modern lighting fixtures, a glass and steel canopy structure and landscaping near the entrance at the base of the building. Landscaping will also be provided abutting the building along the eastern and southern elevation, lighting will be provided along the building on every façade. 2. Upper portions of building facades shall have clear windows with visibility into and out of the building. However, screening may be applied to p rovide shade and energy efficiency. The minimum amount of light transmittance for windows shall be fifty percent (50%). Response: The proposed primary entrance has 18-foot-high windows to enhance and create a prominent primary entrance. Additional windows will be provided along the and northern building façade to the east of the entrance. The east elevation will provide some windows along the façade. All windows will have a minimum amount of light transmittance of 50-percent. 3. Display windows shall be designed for frequent change of merchandise, rather than permanent displays. Display racks and fixtures may not obscure more than fifty percent (50%) of the window space. Response: The proposed project does not incorporate any retail use or propose display windows; thus, the above requirement is not applicable. 4. Window coverings, such as blinds and curtains, must be functional, they may not be affixed so that they cannot be open and/or closed. Response: This comment is acknowledged. 5. Prohibited: Tinted and dark glass, highly reflective (mirror-type) glass and film. Response: The project does not propose any tinted or dark glass. 6. Prohibited: Untreated blank walls visible from public streets, sidewalks, or interior pedestrian pathways. Response: The proposed Urgent Care Clinic building walls are all broken up by architecturally appealing elements, such as windows, awning, alternating material and colors to ensure that all walls are treated. 7. Any facade visible to the public shall be comprised of at least fifty p ercent (50%) transparent windows and/or doors for at least the portion of the ground floor facade that is between four feet (4') and eight feet (8') above ground (as measured on the true elevation). Response: The proposed northern elevation is visible from the public right-of- way of Talbot Road South and consists of a significant amount of the façade being covered by transparent windows, which exceeds the 50-percent 21816.008-Project Narrative requirement. The northern elevation compensates for the western elevation due to the configuration and privacy requirements of the urgent care. The western elevation comprises of utility rooms and storage that cannot have windows. 8. Where windows or storefronts occur, they must principally contain clear glazing. Tinted, dark, and highly reflective (mirror-type) glass and film are prohibited. Response: The project does not propose any tinted, dark, or highly reflective glass. c. Building Roof Lines: Building roof lines shall be varied and include architectural elements to add visual interest to the building. 1. At least one of the following elements shall be used 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. Roof-mounted mechanical equipment shall not be visible to pedestrians. f. 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. Response: The Urgent Care Clinic building proposes varying heights of roof lines and extended parapets at the northern primary entrance. d. Building Materials: 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 faca des 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. 1. All sides of buildings visible from a street, pathway, parking area, or open space shall be finished with the same building materials, detailing, and color scheme. A different treatment may be used if the materials are of the same quality. Response: All building elevations propose varying building materials and colors that follow a similar theme around the entire Urgent Care Clinic. 2. All buildings shall use material variations such as colors, brick or metal banding, patterns or textural changes. Response: The project building proposes variations in color, metal banding, and various textural changes. 21816.008-Project Narrative 3. Materials, individually or in combination, shall have texture, pattern, and be detailed on all visible facades. Response: All building elevations propose varying building materials, textures, and details that follow a similar theme around the entire Urgent Care Clinic (on all visible facades). 4. 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. Response: The project building proposes high quality durable materials consisting of glass, metal composite panels, stone masonry, and aluminum siding. 5. If concrete is used, walls shall be enhanced by techniques such as texturing, reveals, and/or coloring with a concrete coating or admixture. Response: The project proposes textured concrete. 6. If concrete block walls are used, they shall be enhanced with integral color, textured blocks and colored mortar, decorative bond pattern and/or shall incorporate other masonry materials. Response: The project proposes textured concrete. 7. All buildings shall use material variations such as colors, brick or metal banding, patterns, or textural changes. Response: All building facades propose varying building materials, colors, textures, and details that follow a similar theme around the entire Urgent Care Clinic. 6. Signage: a. 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. Response: This comment is acknowledged. 7. Lighting: a. Lighting: Lighting that improves pedestrian safety and also that creates visual interest in the building and site during the evening hours shall be provided. 1. 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. Response: Lighting is proposed on every building façade in the form of sconces, at primary and secondary entrances to ensure pedestrian safety. 2. 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. 21816.008-Project Narrative Response: Lighting is proposed on building facades in the form of sconces, for significant landscaping, and to enhance the northern primary entrance. 3. 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.). Response: This comment is acknowledged. Conclusion: The responses above and application materials demonstrate that the Urgent Care Clinic development meets the regulation criteria for the Urban Design Regulations for Site Plan Review approval. The City's approval of this application is respectfully requested.