HomeMy WebLinkAboutSR_HEX_Report_Exhibits_LUA18000082_180327DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Project Location Map
SR_HEXReport_SunsetMultiService_LUA18000127_180320
A. REPORT TO THE HEARING EXAMINER
HEARING DATE: March 27, 2018
Project Name: Sunset Multi-Service & Career Development Center
Owner/Applicant: Mark Gropper, Renton Housing Authority, 2900 NE 10th Street, Renton, WA 98056
Contact: Grace Kim, Schemata Workshop, 1720 12th Ave, Seattle, WA 98122
Project File Number: PR18000082
Land Use File Number: LUA18-000127, CU-H
Project Manager: Matt Herrera, Senior Planner
Project Summary: The applicant is requesting a Hearing Examiner Conditional Use Permit approval to
locate the proposed Sunset Multi-Service and Career Development Center in the
former Highlands Library building. The subject property is located at 2902 NE 12th
St and was recently purchased from the City by the Renton Housing Authority (RHA).
The existing 6,160 square foot building is located on a 1.4 acre lot. No exterior site
construction improvements or building additions are proposed. Proposed interior
improvements would support multiple services such as job training assistance, ESL
adult education classes, and potentially a foodbank. While the property is owned by
the RHA, the regional non-profit Neighborhood House would manage the proposed
service center. Access to the site will remain in the existing locations along NE 12th
St. The subject property contains 26 parking spaces.
Project Location: 2902 NE 12th St.
Site Area: 1.4 acres
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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B. EXHIBITS:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Environmental Review Committee Memorandum
Exhibit 3: Sunset Area Community Environmental Impact Statement
Exhibit 4: Sunset Area Planned Action Ordinance
Exhibit 5 Site Plan
Exhibit 6: Floor Plan
Exhibit 7: Trip Generation and Assessment prepared by Heath and Associates, dated February 2018
Exhibit 8: Concurrency Test Memorandum prepared by Brianne Bannwarth, Development
Engineering Manager, dated March 2, 2018
Exhibit 9: Exterior Elevations
Exhibit 10: Landscape Memorandum prepared by Nakano Associates, dated February 9, 2018
Exhibit 11: Advisory Notes to Applicant
C. GENERAL INFORMATION:
1. Owner(s) of Record:
Mark Gropper, Renton Housing Authority, 2900 NE
10th St, Renton, WA 98056
2. Zoning Classification: Residential – 14 (R-14)
3. Comprehensive Plan Land Use Designation: Residential High Density
4. Existing Site Use: Vacant – Former Highlands Library
5. Critical Areas: Wellhead Protection Area – Zone 2
6. Neighborhood Characteristics:
a. North: Attached Housing/Duplexes – R-14
b. East: Attached Housing/Duplexes – R-14
c. South: Attached Housing/Flats – Center Village (CV)
d. West: Attached Housing/Duplexes – R-14
6. Site Area: 1.4 acres
D. HISTORICAL/BACKGROUND:
Action Land Use File No. Ordinance No. Date
Comprehensive Plan N/A 5758 06/22/2015
Zoning N/A 5758 06/22/2015
Epstein Annexation N/A 1246 04/16/1946
Old Library Short Plat LUA16-000960 03/1/2017
Sunset Area Planned Action EIS LUA10-052 N/A 06/06/2011
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
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Planned Action Ordinance (Amended) N/A 5813 12/8/2014
E. PUBLIC SERVICES:
1. Existing Utilities
a. Water: Water service will be provided by the City of Renton. There is an existing 8-inch water main
located in NE 12th St. The existing building is served by an existing 1-1/2” domestic water service and
1-1/2” irrigation water service.
b. Sewer: Sewer service is provided by the City of Renton. There is an existing eight-inch PVC gravity
sewer main located in NE 12th St.
c. Surface/Storm Water: There are stormwater mains located in NE 12th St. Runoff from the existing
site includes one existing building and associated parking lot where no stormwater infrastructure
currently exists on-site.
2. Streets: NE 12th Street is a Collector Street with an existing right of way (ROW) width of 50-feet per the
King County Assessor’s Map. There is currently a five-foot wide sidewalk fronting the project site.
3. Fire Protection: Renton Regional Fire Authority
F. APPLICABLE SECTIONS OF THE RENTON MUNICIPAL CODE:
1. Chapter 2 Land Use Districts
a. Section 4-2-020: Purpose and Intent of Zoning Districts
b. Section 4-2-070: Zoning Use Table
c. Section 4-2-110: Residential Development Standards
2. Chapter 3 Environmental Regulations
a. Section 4-3-050: Critical Area Regulations
3. Chapter 4 City-Wide Property Development Standards
4. Chapter 8 Permits – General and Appeals
5. Chapter 9 Permits – Specific
a. Section 4-9-030: Conditional Use Permits
6. Chapter 11 Definitions
G. APPLICABLE SECTIONS OF THE COMPREHENSIVE PLAN:
1. Land Use Element
2. Housing and Human Services
3. Economic Development
H. FINDINGS OF FACT (FOF):
1. The Planning Division of the City of Renton accepted the above master application for review on February
16, 2018 and determined the application complete on February 22, 2018. The project complies with the
120-day review period.
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2. The project site is located at 2902 NE 12th Street. The site was recently subdivided to separate the mid-
block alley portion of the property that extended to Harrington Ave NE.
3. The project site is the former Highlands Library which contains the existing 6,160 square foot building,
landscaping, and parking spaces for 26 vehicles. The library operated in this building from 1973 to 2016.
4. Access to the site would not change as the two existing driveways located on the east and west perimeter
of the property abutting NE 12th Street would be utilized.
5. The property is located within the Residential High Density Comprehensive Plan land use designation.
6. The site is located within the Residential – 14 (R-14) zoning classification.
7. The site is located within the boundaries of the Sunset Area Planned Action Study Area and
environmental review was conducted as part of the Sunset Area Planned Action EIS.
8. The City’s Environmental Review Committee has determined the proposal meets the criteria of the
Planned Action Ordinance and qualifies as a planned action; therefore no SEPA determination was
required (Exhibits 1, 2, and 3).
9. There are approximately 39 trees located on site. No tree removal is proposed with the application.
10. The site is mapped with Wellhead Protection Area – Zone 2.
11. The applicant proposes no exterior construction on the site at this time. Proposed improvements would
be interior to the building to support the new use.
12. The applicant is proposing to begin interior improvements to the building in April/May 2018.
13. Staff has received no public or agency comments prior to the issuance of this recommendation.
14. Representatives from various city departments have reviewed the application materials to identify and
address issues raised by the proposed development. These comments are contained in the official file,
and the essence of the comments has been incorporated into the appropriate sections of this report and
the Departmental Recommendation at the end of this report.
15. Comprehensive Plan Compliance: The site is designated Residential High Density (HD) on the City’s
Comprehensive Plan Map. The purpose of the MD designation is to allow both single-family and multi-
family development and support cost-efficient housing that is near transit service. Projects in HD areas
will be compatible with existing uses and where infrastructure is adequate to handle impacts from higher
density uses. The proposal is compliant with the following development standards if all conditions of
approval are met:
Compliance Comprehensive Plan Analysis
Policy L-56: Preserve natural landforms, vegetation, distinctive stands of trees, natural
slopes, and scenic areas that contribute to the City’s identity, preserve property values,
and visually define the community and neighborhoods.
Policy L-61: Improve the appearance of parking lots through landscaping and screening.
Policy HHS-17: Work with community partners to support people who face barriers to
getting and staying employed, need job training, and desire career advancement.
Policy ED-19: Support the Departments of Public Works and Community Services, the
Department of Community and Economic Development Planning Division, and the
Renton Housing Authority to encourage economic development strategies that address
disparities in income and employment opportunities for economically disadvantaged
populations, including minorities and women.
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16. Zoning Development Standard Compliance: The purpose of the Residential-14 Zone (R-14) is to
encourage development, and redevelopment, of residential neighborhoods that provide a mix of
detached and attached dwelling structures organized and designed to combine characteristics of both
typical single family and small-scale multi-family developments. Structure size is intended to be limited
in terms of bulk and scale so that the various unit types allowed in the zone are compatible with one
another and can be integrated together into a quality neighborhood. Project features are encouraged,
such as yards for private use, common open spaces, and landscaped areas that enhance a neighborhood
and foster a sense of community. Civic and limited commercial uses may be allowed when they support
the purpose of the designation. The proposal is compliant with the following development standards, as
outlined in RMC 4-2-110A, if all conditions of approval are met:
Compliance R-14 Zone Develop Standards and Analysis
Compliant if
CUP criteria
are met, see
FOF 18
Use: The applicant proposes a service and social organization use in the former
Highlands Library building. The library moved to a new facility in 2016 and the City
owned property was recently sold the Renton Housing Authority. The non-profit
Neighborhood House will operate the proposed multi-service center.
Staff Comment: Pursuant to RMC 4-2-060 Zoning Use Table, a service and social
organization use may be located in an R-14 zone with Hearing Examiner Conditional Use
Permit Approval.
N/A
Density: The density range permitted in the R-14 zone is a minimum 7.0 up to a
maximum of 14.0 dwelling units per net acre. 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 uses are proposed.
Lot Dimensions: The minimum lot size permitted in the R-14 zone is 3,000 sq. ft. for
detached dwellings. There is no minimum lot size for attached dwellings. A minimum
lot width of 30 feet is required (40 feet for corner lots) and a minimum lot depth of 60
feet is required.
The following table identifies the existing lot size and dimensions:
Lot Size (sq. ft.) Lot Width (feet) Lot Depth (feet)
61,133 200+ 300+
Staff Comment: The proposed use is not a dwelling however it meets minimum
dimensional requirements.
Setbacks: The required setbacks in the R-14 zone are as follows: front yard is 15 feet
except when all access is taken from an alley then 10 feet, side yard is 4 feet for
detached units, for attached units the side yard is 0 feet for the attached sides and 4
feet for the unattached sides, secondary front yard (applies to corner lots) is 15 feet,
and the rear yard is 10 feet.
Staff Comment: The existing building is setback from NE 12th (front yard) approximately
110-feet. The closest side yard setback is approximately 21-feet on the northwest corner
of the building. The rear yard setback is +100-feet.
Building Standards: The R-14 zone has a maximum building coverage of 65% and a
maximum impervious surface coverage of 80%. In the R-14 zone, a maximum building
height of 3 stories with a wall plate height of 24 feet is permitted. Roofs with a pitch
equal to or greater than 4:12 may project an additional six (6) vertical feet from the
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maximum wall plate height. If the height of wall plates on a building are less than the
states maximum the roof may project higher to account for the difference, yet the
combined height of both features shall not exceed the combined maximums. Common
rooftop features, such as chimneys, may project an additional four (4) vertical feet from
the roof surface. Non-exempt vertical projections (e.g., roofs pitched less than 4:12,
decks, railings, etc.) may extend up to six (6) vertical feet above the maximum wall plate
height if the projection is stepped back one-and-a-half (1.5) horizontal feet from each
minimum building setback line for each one (1) vertical foot above the maximum wall
plate height.
Wall plates supporting a primary roof surface that has only one (1) sloping plane (e.g.,
shed roof) may exceed the stated maximum if the average of wall plate heights is equal
or less than the maximum wall plate height allowed.
Staff Comment: The existing building coverage is approximately 10-percent and existing
impervious surface coverage is approximately 25-percent. The existing building is single-
story with a maximum overall roof height of approximately 18.5-feet (Exhibit 8).
N/A
Maximum Number of Units per Building: In the R-14 zone, no more than 6 units per
building are permitted.
Staff Comment: Not applicable, no residential uses are proposed.
See FOF 18:
Landscaping
Landscaping: The City’s landscape regulations (RMC 4-4-070) require a 10-foot
landscape strip along all public street frontages. Additional minimum planting strip
widths between the curb and sidewalk are established according to the street
development standards of RMC 4-6-060. Street trees and, at a minimum, groundcover,
are to be located in this area when present. Spacing standards shall be as stipulated by
the Department of Community and Economic Development, provided there shall be a
minimum of one street tree planted per address. Any additional undeveloped right-of-
way areas shall be landscaped unless otherwise determined by the Administrator.
Where there is insufficient right-of-way space or no public frontage, street trees are
required in the front yard subject to approval of the Administrator. A minimum of two
trees are to be located in the front yard prior to final inspection for the new Single
Family Residence.
Staff Comment: The subject property contains a 17 to 19-foot wide landscaping strip
with four mature Western Red Cedar trees approximately 50-feet in height. Existing
mature landscaping is located along the perimeter of the subject property and in those
areas not encumbered with the building footprint, parking lot, or pedestrian circulation.
The applicant does not propose to remove any of the existing mature landscaping with
the new multi-service center use. See FOF 18 Conditional Use Analysis: Landscaping for
additional analysis and recommended condition of approval.
N/A
Tree Retention: The City’s adopted Tree Retention and Land Clearing Regulations (4-4-
130) require the retention of 20 percent of trees in a residential development.
Significant trees shall be retained in the following priority order:
Priority One: Landmark trees; significant trees that form a continuous canopy;
significant trees on slopes greater than twenty percent (20%); significant trees adjacent
to critical areas and their associated buffers; and significant trees over sixty feet (60') in
height or greater than eighteen inches ( 18") caliper.
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Priority Two: Healthy tree groupings whose associated undergrowth can be preserved;
other significant native evergreen or deciduous trees; and other significant non- native
trees.
Priority Three: Alders and cottonwoods shall be retained when all other trees have been
evaluated for retention and are not able to be retained, unless the alders and/ or
cottonwoods are used as part of an approved enhancement project within a critical area
or its buffer.
A minimum tree density shall be maintained on each residentially zoned lot. Lots
developed with detached single family dwelling units in the R-14 zone are exempt from
the minimum tree density requirements. For multi-family development, the minimum
tree density is four (4) significant trees for every five thousand (5,000) square feet. The
tree density may consist of existing trees, replacement trees, trees required pursuant
to RMC 4-4-070F1, Street Frontage Landscaping Required, or a combination.
Staff Comment: The applicant does not propose to remove any of the 39 trees located
on the site. Further, no land development or routine vegetation management activities
are proposed and therefore the RMC 4-4-130 is not applicable.
Parking: Service and social organizations is not an identified use in the City’s parking
space quantity table set forth in RMC 4-4-08010.f.d. For those uses not specifically
identified in the table, the code states that City staff shall determine which of the listed
uses is most similar to the proposal and base the required number of spaces on that
similar use.
Driveway cuts are required to be a minimum of 5 feet from property lines and new
driveways may be a maximum of 16 feet in width at the property line. Maximum
driveway slopes shall not exceed fifteen percent (15%); provided, that driveways
exceeding eight percent (8%) shall provide slotted drains at the lower end with positive
drainage discharge to restrict runoff from entering the garage/residence or crossing any
public sidewalk.
Staff Comment: The site currently contains 26 parking spaces for the 6,160 square foot
building or one space per approximately 237 square feet of gross floor area. The multi-
service center includes services such as job training, ESL classes, and other adult
education classes. The proposed floor plan (Exhibit 5) identifies spaces with cubicles,
meeting rooms, receptionist space, and offices that are indicative of general office uses.
There are also areas shown that are typical of learning spaces such as the computer lab
and classrooms. The on-site services use specifically excludes service and social
organizations from its definition even though this use may be similar to the proposal.
Note that the existing parking capacity at the subject property exceeds the 3 spaces per
1,000 square feet of net floor area the parking space quantity table prescribes to the on-
site services use.
The RMC parking space table noted above requires general office uses to provide
between 2 and 4.5 spaces per 1,000 square feet of net floor area. Vocational schools
require one space per employee plus 0.5 spaces for every full-time student not residing
on campus. The existing 26 parking spaces would provide adequate parking for a
general office use or adult vocational instruction per the parking space quantity table
and based on the following analysis.
The general office use requires a range of between 2 and 4.5 parking spaces per 1,000
square feet of net floor area. The existing building contains 6,160 square feet of gross
floor area. Using the gross floor calculation, the existing 26 space parking lot would
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provide approximately 4.2 parking spaces per 1,000 square feet of gross floor area (26
spaces / 6.16 = 4.22 spaces per 1,000sf).
The vocational school use requires one parking space per employee and 0.5 spaces per
student. The applicant’s trip generation and assessment report (Exhibit 6) identifies the
facility will have 12 full time employees and up to 20 visitors to the site throughout the
day. The existing 26 space parking lot would provide enough spaces for each of the 12
employees and 10 spaces for the visitors with four spaces available for overflow.
The existing driveway cuts are setback greater than the minimum five-foot requirement
and their respective slopes are less than eight percent.
N/A
Fences and Retaining Walls: In any residential district, the maximum height of any
fence, hedge or retaining wall shall be seventy two inches (72"). Except in the front yard
and side yard along a street setback where the fence shall not exceed forty eight inches
(48") in height.
There shall be a minimum three-foot landscaped setback at the base of retaining walls
abutting public rights-of-way.
Staff Comment: Not applicable, no fencing or retaining walls are proposed.
Compliant if
condition of
approval is
met
Refuse and Recycling: In office, educational and institutional developments, a minimum
of two (2) square feet per every one thousand (1,000) square feet of building gross floor
area shall be provided for recyclables deposit areas and a minimum of four (4) square
feet per one thousand (1,000) square feet of building gross floor area shall be provided
for refuse deposit areas. A total minimum area of one hundred (100) square feet shall
be provided for recycling and refuse deposit areas.
Staff Comment: The applicant’s site plan (Exhibit 4) provides a noted space for a
“Dumpster area” however no enclosure is shown or exists that meets the spatial and
collection requirements such as minimum area and architectural design set forth in RMC
4-4-090. Therefore staff recommends as a condition of approval, the applicant submit a
refuse and recycling screening detail with the building permit application. The screening
detail shall be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
17. 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:
Wellhead Protection Areas:
Staff Comment: A Wellhead Protection Area Zone 2 is mapped on the project site. The
applicant is not proposing any site construction and therefore no fill will be brought to
the site. Additionally, no hazardous material use or storage is anticipated with the
proposed multi-service center.
18. Conditional Use Analysis: The applicant proposes to locate a service and social organization use within
the R-14 zone. Pursuant to RMC 4-2-060, the proposal requires Hearing Examiner Conditional Use Permit
approval to occupy the former Highlands Library building. The proposal is compliant with the following
conditional use criteria, pursuant to RMC 4-9-030. Therefore, staff recommends approval of the
requested Conditional Use Permit.
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Compliance Conditional Use Criteria and Analysis
a. Consistency with Plans and Regulations: The proposed use shall be compatible
with the general goals, objectives, policies and standards of the Comprehensive
Plan, the zoning regulations and any other plans, programs, maps or ordinances of
the City of Renton.
Staff Comment: The applicant states “The goal of the Sunset Multi-Service and Career
Development Center is to provide job training, ESL classes, school readiness assistance,
and other family assistance services to local low-income residents. That these services
are proposed in what technically is a residential zone is not unusual. First, that the site
served as a library for more than 40 years provides precedent for the proposed use at
this location. Additionally, the Housing and Human Services element of the city’s
Comprehensive Plan specifically integrates “Human Services goals and policies with
Housing goals and policies, because housing and human service needs are often
intertwined (page 36)”. Similarly, the description of the R-14 zone highlights the
enhancement of a neighborhood and the fostering of a sense of community.
Neighborhood House’s mission is literally to help build community.”
Staff concurs the proposal is consistent with City plans and regulations. See FOF 15 for
Comprehensive Plan and FOF 16 zoning regulation compliance.
b. Appropriate Location: The proposed location shall not result in the detrimental
overconcentration of a particular use within the City or within the immediate area
of the proposed use. The proposed location shall be suited for the proposed use.
Staff Comment: The applicant states “The proposed location is nearly equal distance
between McKnight Middle School and the commercial services available on NE Sunset
Blvd. As the site of a former library, the proposed use can be seen simply as a
continuation of a use that fosters a sense of community and focuses on the well-being
and continued development of local residents.”
Staff concurs that the proposed location will not result in an overconcentration of the
proposed use. The proposed multi-service and career development center will be unique
to the neighborhood. While the location is zoned R-14, the historic use of the site has
been community oriented, which would continue on with an approved conditional use
permit.
c. Effect on Adjacent Properties: The proposed use at the proposed location shall not
result in substantial or undue adverse effects on adjacent property.
Staff Comment: The applicant states “The existing building has already been part of the
neighborhood for over 40 years. The minimal bulk of the one-story building fits the
scale of the predominantly residential neighborhood. The proposed use will not change
either the scale or the character of the building.”
Staff concurs that no substantial or undue adverse effects on adjacent property would
occur with the proposed multi-service and career development center. The Highlands
Library utilized this space from 1973 to 2016. The continued community oriented use of
the site would be consistent and analogous to the previous use. Repurposing the
building will also provide activity and “eyes on the street” which has been absent since
the relocation of the Highlands Library.
d. Compatibility: The proposed use shall be compatible with the scale and character
of the neighborhood.
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Staff Comment: The applicant states “The existing building has already been part of the
neighborhood for over 40 years. The minimal bulk of the one-story building fits the
scale of the predominantly residential neighborhood. The proposed use will not change
either the scale or the character of the building.”
Staff concurs that the proposed use will be compatible with the scale and character of
the neighborhood. No new construction or exterior building additions/improvements
are proposed. Mature vegetation provides a buffer between the subject property and
abutting high density residential properties. The existing one-story building has been a
part of the neighborhood since 1973 and would continue as a community oriented use
should the conditional use permit be approved.
e. Parking: Adequate parking is, or will be made, available.
Staff Comment: The applicant contends the 26 stall parking lot is sufficient for the
proposed use.
Staff concurs that the existing parking lot would provide adequate capacity for the
proposed multi-service and career development center. The existing parking lot
contains approximately one parking space per 237 square feet of building square
footage. While the City’s standards do not contain specific parking quantity
requirements for service and social organization uses, the parking capacity contains
adequate parking for similar uses such as on-site services, general office, and
vocational education. See FOF 16 Zoning and Development Standards Compliance:
Parking for analysis.
Compliant if
condition of
approval is
met
f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall
mitigate potential effects on the surrounding area.
Staff Comment: The applicant contends the proposed multi-service center will not
generate more vehicular or pedestrian traffic than the former library.
Staff concurs that the use will ensure safe movement for pedestrians and potential
effects on the surrounding area with regard to vehicle trips would likely be less than the
former library. Pedestrian access to the site is provided via a delineated concrete
pathway from the public sidewalk on NE 12th St to the building’s entrance. The
concrete pathway abuts the eastern driveway and is separated via curb from the
parking lot. As provided in the applicant’s Trip Generation and Assessment Report
(Exhibit 6), average daily trips to the site would decrease by 264 trips. The proposal also
passed the City’s Concurrency Test (Exhibit 7) which considers such factors as the
citywide transportation plan and trip capacity within allowed growth levels.
The existing access to the site contains two relatively narrow driveways approximately
12-13 feet in width that bookend the property frontage. A one-way traffic pattern was
used for the former library and the site plan (Exhibit 4) provides for the same pattern.
The ingress driveway is located on the eastern edge of the property with traffic
movements in a westerly direction to the egress driveway on the western frontage. The
former library provided directional signage at the ingress and egress driveways that
notified drivers of the one-way nature of the onsite circulation pattern. Those signs
have since been removed with facility’s relocation. Therefore, staff recommends as a
condition of approval, the applicant submit a traffic control plan that identifies the
entrance and exit driveways on the subject site with the building permit application.
The traffic control plan shall be reviewed and approved by the Current Planning Project
Manager prior to building permit issuance.
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g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed
use shall be evaluated and mitigated.
Staff Comment: The applicant states “The proposed use and building upgrades will not
generate new light and glare impacts. Noise may occur to a limited extent during
construction work. But since all work is expected to be within the existing building, it is
anticipated that any noise would be minimal and during normal working hours.”
Staff concurs the proposed use would not generate additional noise impacts to the
surrounding neighborhood. Activities would be held indoors. Exterior noise impacts
would be limited to vehicles arriving and departing the site and short term impacts
related to the tenant improvements. The applicant has not proposed and has not
shown the need for any additional lighting to utilize the existing building. The parking
lot contains three light standards approximately 20-feet in height. The site’s mature
landscaping mitigates potential glare impacts.
Compliant if
condition of
approval is
met
h. Landscaping: Landscaping shall be provided in all areas not occupied by buildings,
paving, or critical areas. Additional landscaping may be required to buffer adjacent
properties from potentially adverse effects of the proposed use.
Staff Comment: The applicant contends the existing landscaping will be maintained
with no vegetation removal associated with the proposed change of use. The applicant
has provided a Landscape Memo (Exhibit 9) that details existing conditions and
provides recommendations for future planting to meet the goals and intent of the
landscaping conditional use criteria.
The existing landscaping along the street frontage, eastern perimeter, and northern
portion of the property consist of mature vegetation that provides a buffer to NE 12th St
with a gentle berm and four large western red cedar trees and wide bands of
landscaping along the north and east consisting of numerous large trees with
understory that provides sight-obscuring or visual buffers to abutting properties. The
memo provides recommendations for planting in areas along the western portion of the
property to fill in gaps along the perimeter and additional planting in a bare area
located near the northwest façade of the building.
Proposed planting in these areas are strategic as they attempt to fill in gaps of existing
mature landscaping while not impacting the root zones of the established vegetation.
Additionally, there are areas on the subject property that are shaded from the mature
vegetation and it would be difficult to establish new plantings without the requisite
solar exposure.
Staff concurs with the applicant’s proposal to provide additional landscaping as
suggested in order to buffer adjacent residential properties from the proposed use.
Therefore staff recommends as a condition of approval, the applicant submit a
landscape plan with the building permit application. The plan shall be based on the
recommendations of the Landscape Memo prepared by Nakano Associates dated
February 9, 2018 (Exhibit 9) and be reviewed and approved by the Current Planning
Project Manager prior to building permit issuance.
19. Availability and Impact on Public Services:
Compliance Availability and Impact on Public Services Analysis
City of Renton Department of Community & Economic Development Hearing Examiner Recommendation
SUNSET MULTI-SERVICE CENTER LUA18-000127,CU-H
Report of March 27, 2018 Page 12 of 12
SR_HEXReport_SunsetMultiService_LUA18000127_180320
Police and Fire: Police and Fire Prevention staff indicates that sufficient resources exist
to furnish services to the proposed development; subject to the condition that the
applicant provides Code required improvements and fees. Fire impact fees may be
applicable based on the square footage as determined by the Fire Department. Impact
fees are paid at time of building permit issuance.
Storm Water: An adequate drainage system shall be provided for the proper drainage of
all surface water.
Staff Comment: The project does not propose to add or replace any impervious surface.
Drainage review is not required.
Water: The tenant improvement is not proposing any substantial plumbing changes,
however water system improvements may be necessary to provide service as indicated
by the Development Engineering plan reviewer (Exhibit 10). The Renton Regional Fire
Authority has not required any changes to the fire flow demand for this project.
Sanitary Sewer: The tenant improvement is not proposing any substantial plumbing
changes or a commercial kitchen. No upgrades to the sewer service is required.
I. CONCLUSIONS:
1. The subject site is located in the Residential High Density (HD) Comprehensive Plan designation and
complies with the goals and policies established with this designation, see FOF 15.
2. The subject site is located in the Residential – 14 (R-14) zoning designation and complies with the
zoning and development standards established with this designation provided the applicant complies
with City Code and conditions of approval, see FOF 16.
3. The proposed Conditional Use complies with the Critical Areas Regulations provided the applicant
complies with City Code and conditions of approval, see FOF 17.
4. The proposed Conditional Use complies with the Conditional Use Permit criteria as established by City
Code provided the applicant complies all advisory notes and conditions of approval, see FOF 18.
5. There are adequate public services and facilities to accommodate the proposed Conditional Use, see
FOF 19.
J. RECOMMENDATION:
Staff recommends approval of the Sunset Multi-Service and Career Development Center Conditional Use
Permit, File No. LUA18-000127, as depicted in Exhibit 4, subject to the following conditions:
1. The applicant shall submit a refuse and recycling screening detail with the building permit application.
The screening detail shall be reviewed and approved by the Current Planning Project Manager prior to
building permit issuance.
2. The applicant shall submit a traffic control plan that identify the entrance and exit driveways on the
subject site with the building permit application. The traffic control plan shall be reviewed and
approved by the Current Planning Project Manager prior to building permit issuance.
3. The applicant shall submit a final landscape plan with the building permit application. The plan shall be
based on the recommendations of the Landscape Memo prepared by Nakano Associates dated
February 9, 2018 (Exhibit 9) and be reviewed and approved by the Current Planning Project Manager
prior to building permit issuance.
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT
REPORT TO THE HEARING EXAMINER, EXHIBITS
Project Name:
Sunset Multi-Service & Career Development Center
Project Number:
LUA18-000127, CU-H
Date of Hearing
March 27, 2018
Staff Contact
Matt Herrera, Senior Planner
Project Contact/Applicant
Mark Gropper, Renton Housing Authority
Project Location
2902 NE 12th St.
The following exhibits were entered into the record:
Exhibit 1: Staff Report to the Hearing Examiner
Exhibit 2: Environmental Review Committee Memorandum
Exhibit 3: Sunset Area Community Environmental Impact Statement
Exhibit 4: Sunset Area Planned Action Ordinance
Exhibit 5: Site Plan
Exhibit 6: Floor Plan
Exhibit 7: Trip Generation/Assessment prepared by Heath & Associates, dated February 2018
Exhibit 8: Concurrency Test Memorandum prepared by Brianne Bannwarth, Development
Engineering Manager, dated March 2, 2018
Exhibit 9: Exterior Elevations
Exhibit 10: Landscape Memorandum prepared by Nakano Associates, dated February 9, 2018
Exhibit 11: Advisory Notes to Applicant
CITY OF RENTON
DEPARTMENT OF COMMUNITY AND
ECONOMIC DEVELOPMENT
HEARING EXAMINER DECISION, EXHIBITS
Project Name:
Sunset Multi-Service & Career Development Center
Project Number:
LUA18-000127, CU-H
Date of Hearing
March 27, 2018
Staff Contact
Matt Herrera, Senior Planner
Project Contact/Applicant
Mark Gropper, Renton Housing
Authority
Project Location
2902 NE 12th St.
The following exhibits were admitted during the hearing:
Exhibits 1-11: Hearing Examiner Staff Report and Exhibits
Exhibit 12: PowerPoint Presentation
Exhibit 13: City of Renton Mapping System - COR Maps
http://rp.rentonwa.gov/HTML5Public/Index.HTML?viewer=CORMaps
Exhibit 14: Google Maps http://www.google.com/maps/
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
ENVIRONMENTAL REVIEW COMMITTEE MEMORANDUM
SUNSET AREA PLANNED ACTION CONCURRENCE
LAND USE FILE NUMBER: LUA18-000127, CU-H
APPLICANT: Renton Housing Authority
PROJECT NAME: Sunset Multi-Service & Career Development Center
DESCRIPTION OF PROPOSAL: The applicant is requesting concurrence from the Environmental Review
Committee (ERC) for the proposed Sunset Multi-Service & Career Development Center to be located in the
former Highlands Library building located at 2900 NE 10th St. The site is located within the boundaries of the
Sunset Area Planned Action Study Area and environmental review was conducted as part of the Sunset Area
Planned Action Environmental Impact Statement (EIS) (Exhibits 2 and 3). Repurposing the former library is
consistent with Sunset Area Community EIS assumptions and mitigation measures; therefore a SEPA threshold
determination is not required for the proposal.
The applicant is also requesting Hearing Examiner Conditional Use Permit approval for the proposed Sunset
Multi-Service and Career Development Center (Exhibits 4 and 5). The former library property is under contract
for purchase by the Renton Housing Authority (RHA). The existing 6,160 square foot building is located on a 1.4
acre lot. No exterior site construction improvements or building additions are proposed. Proposed interior
improvements would support multiple services such as job training assistance, ESL and adult education classes,
and potentially a foodbank. While the property will be owned by the RHA, the regional non-profit Neighborhood
House would manage the proposed service center. Access to the site will remain in the two existing driveways
along NE 12th St. The subject property contains 26 vehicle parking spaces.
PROJECT MITIGATION: Mitigation measures identified in the EIS that are applicable to this proposal include
those related to transportation. Planned Action applicants shall pay a Transportation Impact Fee as determined
by the Renton Municipal Code at the time of payment, payable to the City as specified in the Renton Municipal
Code. Planned Action applicants shall provide a traffic analysis estimating trips generated by their proposed
development and demonstrate conformance with the Planned Action Ordinance (Ordinance #5813) trip ranges
and thresholds as well as demonstrate conformance with the City’s concurrency requirements in RMC 4-6-070.
The applicant’s traffic analysis (Exhibit 6) identifies a trip reduction of 264 average daily trips from the previous
library use. Weekday AM peak would generate six new net trips and weekday PM peak would decrease by 32
net trips. The proposal passed the City’s Concurrency test (Exhibit 7) and are within the Planned Action trip
ranges.
CONCURRENCE: Upon determination by the City’s Environmental Review Committee that the proposal meets
the criteria outlined in the Planned Action Ordinance and qualifies as a planned action, the proposal shall not
require a SEPA threshold determination, preparation of an EIS, or be subject to further review pursuant to SEPA.
LOCATION OF PROPOSAL: 2900 NE 10th Street – Former Highlands Library
LEAD AGENCY/RESPONSIBLE ENTITY: City of Renton Environmental Review Committee
The City’s Environmental Review Committee designates the proposal as a “planned action”, pursuant to RCW
43.21C.030, as it meets all of the following conditions:
CityofRentonDepartmentofCommunity&EconomicDevelopmentEnvironmentalReviewCommitteeMemoSUNSETMULTI-SERWCECENTERLUA8-000127,CU-HMarch12,2018Page2of2f’TheproposalislocatedwithintheSunsetPlannedActionArea..TheproposedusesandactivitiesareconsistentwiththosedescribedinthePlannedActionEISandPlannedActionQualifications.,,TheproposaliswithinthePlannedActionthresholdsandothercriteriaofthePlannedActionQualifications.,,TheproposalisconsistentwiththeCityofRentonComprehensivePlanandapplicablezoningregulations.,Theproposal’ssignificantadverseenvironmentalimpactshavebeenidentifiedinthePlannedActionElS.Theproposal’simpactshavebeenmitigatedbyapplicationofthemeasuresidentifiedin/AttachmentBofOrdinance#5813,andotherapplicableCityregulations,togetherwithanymodificationsorvariancesorspecialpermitsthatmayberequired.,,Theproposalcomplieswithallapplicablelocal,stateand/orfederallawsandregulations,andtheEnvironmentalReviewCommitteedeterminesthattheseconstituteadequatemitigation./TheproposalisnotanessentialpublicfacilityasdefinedbyRCW.36.70A.200(1).SIGNATURES:‘RickM.Marshall,AdministratorDatePublicWorksepartmentRentonRegionalFireAuthority____________________(KellyBeymer,AdministratorDateC.E.Vincent,AdministratorDateCommunityServicesDepartmentDepartmentofCommunity&EconomicDevelopmentExhibitsExhibit1ERCMemoExhibit2SunsetAreaCommunityEISExhibit3SunsetAreaPlannedActionOrdinanceExhibit4SitePlanExhibit5FloorPlanExhibit6TripGenerationandAssessmentpreparedbyHeathandAssociates,datedFebruary2018Exhibit7ConcurrencyTestMemorandumpreparedbyBrianneBannwarth,DevelopmentEngineeringManager,datedMarch2,2018
SUNSET AREA COMMUNITY PLANNED ACTION
FINAL NEPA/SEPA ENVIRONMENTAL IMPACT STATEMENT • VOLUME 1 • APRIL 2011
Issued by:
City of Renton
NEPA Responsible Entity and
SEPA Lead Agency
Prepared in partnership with:
Renton Housing AuthorityRenton Housing Authority
CITY OF RENTON, WASHINGTON
ORDINANCE NO. 5813
AN ORDINANCE OF THE CITY OF RENTON, WASHINGTON, AMENDING
ORDINANCE NOS. 5610 AND 5740, ADDING FIVE PARCELS AND
REDISTRIBUTING, BUT NOT INCREASING, THE TOTAL NUMBER OF HOUSING
UNITS IN THE SUNSET TERRACE REDEVELOPMENT AREA, AND REVISING A
PLANNED ACTION DESIGNATED FOR THE SUNSET AREA PURSUANT TO THE
STATE ENVIRONMENTAL POLICY ACT(SEPA).
THE CITY COUNCIL OF THE CITY OF RENTON, WASHINGTON, DOES ORDAIN AS
FOLLOWS:
SECTION I. Findin s. The Council finds as follows:
A. The City is subject to the requirements of the Growth Management Act, RCW
36.70A ("GMA") and is located within an Urban Growth Area;
B. The City has adopted a Comprehensive Plan complying with the GMA, and has
amended the Comprehensive Plan to address transportation improvements and capital
facilities specific to the Sunset Area;
C. The City has adopted a Community Investment Strategy, development
regulations, and design guidelines specific to the Sunset Area, as designated in Attachment A,
which will guide growth and revitalization of the area, including the Sunset Terrace public
housing redevelopment area identified in Attachment C;
D. The City has prepared an Environmental Impact Statement (EIS) for the Sunset
Area, supplemented by addenda, that addresses the probable significant environmental
impacts associated with the location, type, and amount of development anticipated in the
Planned Action area;
1
41° 01' 40"295.00'NE10° 23' 13"11.74'NE79° 09' 57"51.77'SE0° 34' 38"289.98'S E 67° 02' 29"52.62'SW0° 18' 30"41.86'S E
88° 58' 08"168.16'NW3° 38' 16"125.63'NE(E) LIBRARY BUILDING6,160 SF(E) PARKINGPARCEL # 722780-204061,133 SF (1.40 ACRES)ZONING = R-141234567891011121314151617181920212223242526722780-1776ZONE: CV722780-1655ZONE: R-14 722780-1651ZONE: R-14722780-1645ZONE: R-14722780-1715ZONE: R-14722780-1710ZONE: R-14722780-1705ZONE: R-14722780-1700ZONE: R-14722780-1685ZONE: R-14NE 12TH STREETROW WIDTH = 50'-0"OUTLINE OF ROOF ABOVE7'-7 3/4"20'-8 5/8"72'-0 1/2"5 2 '-1 0 3 /8 "TYP9'-0"13'-4 3/4"12'-0"8'-0"108'-0"4'-8 1/4"12'-9 3/4"6'-0"3'-2 7/8"6'-0"18'-0"26'-0"18'-0"16'-7 5/8"8'-6" 7'-0" 8'-6"45'-2"48'-0"12'-0"53'-2"36'-0"57'-2"16'-0"33'-2"10'-10"37'-2"(E) STREET LIGHT, TYP(E) BENCH(E) SCULPTURE(E) BENCH(E) BIKE RACK(E) CHAIN-LINK FENCE, TYP(E) DUMPSTER AREA89° 25' 21"41.14'SW(E) GATE(E) CHAIN-LINK FENCE1720 12th AvenueSeattle, WA 98122CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.comCopyright Schemata Workshop, Inc.1234512345DCBADCBAarchitectSchemata Workshop, Inc.ownerRenton Housing AuthorityAuthor:Checker:2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850CITY OF RENTON STAMPArchitect Project No:NOTE: FULL SCALE SHEET SIZE IS 22" X 34"2/9/2018 1:12:51 PMA002SITE PLAN1604SUNSETMULTI-SERVICE& CAREERDEVELOPMENTCENTER2902 NE 12th StreetRenton, WA 98056CONDITIONAL USE PERMIT2/9/18JW, CP, SHGK 1" = 20'-0"A3SITE PLANNO DATE DESCRIPTION
WH1EA75432CDB692'-0"80'-0"A201A3A201B4COUNSELING ROOM 1CLASSROOM 2CLASSROOM 1 STORAGE MECHANICAL MEETING ROOM SITE COORDINATOR/RECEPTIONFLEX SPACE/CHILDCAREOFFICE WCWCSTORAGEMANAGERCOMPUTER LAB STORAGE MAINTENANCEGLASS FOLDING OR SLIDING WALLRELITE ABOVECOUNSELING ROOM 2NEW HARDWARE IN (E) DOORNEW HARDWARE IN (E) DOOR12'-0"52'-0"16'-0"36'-0"56'-0"A201B1A201D2(E) WINDOWS AT 12'-1 1/2" A.F.F.(E) WINDOWS AT 10'-0" A.F.F.(E) WALL TO REMAIN LEGENDNEW WALL 1720 12th AvenueSeattle, WA 98122CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.comCopyright Schemata Workshop, Inc.1234512345DCBADCBAarchitectSchemata Workshop, Inc.ownerRenton Housing AuthorityAuthor:Checker:2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850CITY OF RENTON STAMPArchitect Project No:NOTE: FULL SCALE SHEET SIZE IS 22" X 34"2/9/2018 1:12:58 PMA101FLOOR 1 PLAN1604SUNSETMULTI-SERVICE& CAREERDEVELOPMENTCENTER2902 NE 12th StreetRenton, WA 98056CONDITIONAL USE PERMIT2/9/18JW, CP, SHGK 1/8" = 1'-0"A3FLOOR 1 PLAN - OPTION BNO DATE DESCRIPTION
RHA MULTI-SERVICE CENTER
TRIP GENERATION AND ASSESSMENT – LEVEL 1
TABLE OF CONTENTS
1. Project Description ......................................................................................................3
2. Existing Conditions ......................................................................................................3
3. Future Traffic Conditions .............................................................................................8
4. Summary .....................................................................................................................10
Appendix
LIST OF TABLES
1. Bus Routes ..................................................................................................................7
2. Project Trip Generation ...............................................................................................8
LIST OF FIGURES
1. Vicinity Map & Roadway System .................................................................................4
2. Site Plan ......................................................................................................................5
2
RHA MULTI-SERVICE CENTER
TRIP GENERATION AND ASSESSMENT – LEVEL 1
1. PROJECT DESCRIPTION
This report summarizes anticipated traffic impacts related to the proposed RHA Multi-
Service Center project in the City of Renton. The project consists of using an existing
6,160 square foot building which was previously occupied by the Renton Highland Library
and converting into a multi-service and career development center. The project site is
located on the north side of NE 12th Street on parcel number 722780-2040 and comprises
approximately 1.4 acres. Access and parking configuration is proposed to remain via one
eastern ingress and one western egress and offers 26 on-site parking stalls. Surrounding
development consists of commercial uses to the east and a mixture of residential and local
school uses in the remaining areas. Figure 1 on the following page shows the general site
location and roadway network serving the vicinity. A site plan for of the project is given on
Figure 2.
2. EXISTING CONDITIONS
2.1. Existing Roadway Characteristics
The street network serving the proposed project consists of a variety of roadways
including SR-900 to the east and local residential streets. Characteristics for these
roadways vary with respect to lane widths, grades, speeds, and function. The major
roadway bordering and providing access to the site is listed and described below.
NE 12th Street.: is an east-west, two-lane collector that borders the south side of the
project site. The total width of the roadway near the project is approximately 38 feet and
includes on-street parking along either side. A posted speed limit of 25 mph in conjunction
with a school speed limit of 20 mph when children are present is found directly west of the
site. Complete curb, gutter, and sidewalk are offered along both sides of the roadway
from Lynwood Avenue NE to Dayton Place NE.
3
4
5
2.2. Non-Motorist Traffic
The surrounding vicinity currently offers non-motorist facilities in the form of complete
sidewalk networks and marked pedestrian crossings on the primary NE 12th Street
roadway. ADA accessible ramps with detectable truncated domes were identified at the
nearby intersections. Complete sidewalk paths are also available to the nearby transit
routes which are discussed below. No safety issues to pedestrian traffic are anticipated.
2.3. Transit Service
A review of the Metro Transit System indicates that transit service is provided in the
vicinity. A summary of the closest routes and approximate walking distance is provided in
Table 1 below.
Table 1
Bus Routes
Route Description Weekday Service Weekend Nearest Stop
105 Renton Highland to
Renton TC
4:30 AM – 11:20 PM
30 minute headways
6:20 AM – 11:30 PM
60 minute headways
450’
west
111 Maplewood to Lake Kathleen
to Downtown Seattle
7:20 AM – 11:20 PM
60 minute headways N/A 700’
east
240 Bellevue TC to Renton TC 5:00 AM – 11:50 PM
30 minute headways
7:00 AM – 11:50 PM
30 minute headways
1000’
southeast
As shown from the table above, multiple frequent transit routes are available within
walking distance to the project site. Complete sidewalk networks with marked crosswalks
at major crossings are offered leading to each bus stop. Given the nature of the project
and proximity to nearby bus stops, public transit is anticipated to be utilized. Refer to the
Metro Transit System schedule for detailed Route information.
2.4. Access Driveway Safety
Access to the site is proposed to remain via one inbound only and one outbound only
configuration (see Figure 2). Assessments of driveway sight distance were analyzed to
determine if available visibility meets standards needed to ensure project traffic can safely
exit the site and enter NE 12th Street. Sight distance requirements are based on
AASHTO’s Green Book (2011) standards. Based on the 25 mph posted speed limit on NE
6
12th Street, 240 and 280 feet of unobstructed sight distance are needed for outbound
right- and left turn movements, respectively. Preliminary measurements at the outbound
access location indicate sight distance requirements are met with lines of sight exceeding
300 feet in either direction. No safety issues are identified with the continued use of the
existing access location.
2.5. Roadway Improvements
A review of the City of Renton’s 2018-2023 Six-Year Transportation Improvement Program
indicates improvement projects are planned in the vicinity. A summary of the nearest
project descriptions are provided below.
NE Sunset Boulevard (SR 900) Corridor Improvements (TIP No. 15)
This scope of this project intends to perform a number of improvements to the SR-900
corridor starting from I-405 to the west and ending at the City of Renton limits to the east.
The total length is approximately 3.0 miles. Improvements consists of lane channelization,
traffic signal modification, access management, among others. Pedestrian, transit, and
bicycle needs will also be addressed. The design of the project is 30 percent complete
and has an estimated cost of $33,125,833. The project is not fully funded at this time.
Sunset Area Green Connections (TIP No. 16)
This scope of this project intends to construct multi-modal improvements to a number of
residential roadways located in the Sunset Area Community. These roadways are
planned to be widened, extended, and/or realigned and improve pedestrian mobility.
Roadways included are NE 10th Street, NE Sunset Lane, Harrington Avenue NE, NE 12th
Street, Edmonds Avenue NE, Jefferson Avenue NE, Kirkland Avenue NE, and Glennwood
Avenue NE. The project has an estimated cost of $22,200,000 and is currently not fully
funded.
7
3. FUTURE TRAFFIC CONDITIONS
3.1. Trip Generation
Trip generation is used to determine the magnitude of project impacts on the surrounding
street system. This is denoted by the quantity or specific number of new trips that enter or
exit a project during a designated time period, such as a specific peak hour or an entire
day. As the site has previously been used as a library, the goal of the analysis is to
determine the estimated net difference in traffic subsequent to the RHA Multi-Service
Center buildout. Trip generation data for the library use was obtained from the Institute of
Transportation Engineer's (ITE) publication Trip Generation, 10th Edition. ITE has no
defined use that reflects the proposed project so trips are estimated using employee
count, hours of operations, and services provided.
Proposed Use:
The project is a multi-service career development and social center providing services
such as job training assistance, ESL and other adult education classes to individuals or
small groups. The project proponent indicates that no more than 20 clients a day are
anticipated during the Monday through Friday, 8:00 AM to 5:00 PM hours of operations.
Additionally, the building will staff 12 full-time employees. As services provided are
generally held midday, the AM and PM peak hour will primarily constitute employee trips.
Table 2 below summarizes and compares peak hour trips from the proposed library using
ITE Library (LUC 590) data and estimated project trips. Assuming 1 employee translates
to 1 inbound trip for the AM and 1 outbound trip in the PM, total trips are calculated at 12
inbound AM peak hour trips and 12 outbound PM peak hour trips. 6 miscellaneous trips
were included in the PM peak hour to reflect potential clients (3 in/3 out). The average
daily traffic (ADT) was estimated to be ten times the total PM peak hour trips.
Table 2
Project Trip Generation
Land Use Size
(th.sq.ft) ADT AM Peak-Hour Trips PM Peak-Hour Trips
In Out Total In Out Total
Existing
Library 6.16 444 2 4 6 24 26 50
Proposed
Service Center 6.16 180 0 12 12 3 15 18
Net New -264 -2 8 6 -21 -11 -32
8
Based on Table 2, the proposed multi-service center is anticipated to generate
significantly less traffic than the previous library use. The AM peak hour is anticipated to
increase by 6 AM peak hour trips due to employee count; ADT and PM peak hour trips are
significantly lower.
3.2. Parking
The existing site offers 26 parking stalls (including 2 ADA stalls) and will remain
unchanged. Given the anticipated reduced use with respective to vehicular demand, the
26 parking stalls are anticipated to adequately support the project’s parking demands. For
reference, the 85th percentile peak parking demand for a library based on ITE’s Parking
Generation, 4th Edition is 4.19 vehicles per 1,000 square foot. Applying ITE’s demand to
the previous library is as follows:
4.19 vehicles x 6,160 s.f. = 25.8 or 26 stalls
Given that the existing parking lot adequately supports a more intense use, the 26 stalls are
anticipated to meet project demands. A library attracts many more than the approximate
20 visitors per day the multi-service center would serve. Moreover, the services provided
will be scheduled sequentially throughout the day and are targeted towards individuals or
small groups. As such, not all 20 visitors will arrive simultaneously but rather throughout
the business operating hours. Assuming each employee occupies a stall, 14 unoccupied
stalls will be available for clients (26 stalls less 12 employees = 14 open stalls).
The proximity to local transit in conjunction with complete sidewalk networks may also
encourage other modes of transportation. As indicated in Section 2.3 Transit Service,
three bus routes are available in walking distance to the site with frequent service.
Furthermore, the vicinity allows on-street parking opportunities along either side of the
roadway in the unlikely event should spillover parking ever occur.
9
4. SUMMARY
The RHA Multi-Service Center project plans on using the old 6,160 square foot library
building in the City of Renton to convert into a social service hub. The project site is
located on the north side of NE 12th Street on parcel number: 722780-2040. Provided
services include, but not limited to, job training assistance, ESL classes, and other adult
education opportunities targeted to individuals or small groups. The overall site and
access configuration is proposed to remain via one easterly inbound entrance and one
westerly outbound entrance.
Public transit routes are offered within walking distance to the site with complete sidewalk
networks. The traffic generated from the proposed project was estimated using employee
count, hours of operation, and services provided given the unique use with limited
comparable ITE data. The project overall is anticipated to generate significantly less traffic
than the previous library use. A trip generation summary is provided in Table 2. Similarly,
the parking demand is anticipated to be adequately met with the existing 26 on-site
parking stalls.
Based on the analysis provided, no off-site mitigation is identified at this time.
10
RHA MULTI-SERVICE CENTER
TRIP GENERATION AND ASSESSMENT – LEVEL 1
APPENDIX
11
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Library
(590)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 6
Avg. 1000 Sq. Ft. GFA: 16
Directional Distribution: 50% entering, 50% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
72.05 57.30 - 78.80 7.34
Data Plot and Equation
T = Trip EndsX = 1000 Sq. Ft. GFA
Study Site Average RateFitted Curve
Fitted Curve Equation: Ln(T) = 0.99 Ln(X) + 4.28 R²= 0.97
Trip Generation Manual,10th Edition Institute of Transportation Engineers
0 5 10 15 20 25 300
500
1,000
1,500
6
444
437
12
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Library
(590)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies: 4
Avg. 1000 Sq. Ft. GFA: 19
Directional Distribution: 71% entering, 29% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
1.00 0.52 - 1.33 0.30
Data Plot and Equation Caution – Small Sample Size
T = Trip EndsX = 1000 Sq. Ft. GFA
Study Site Average RateFitted Curve
Fitted Curve Equation: T = 1.75(X) - 14.59 R²= 0.86
Trip Generation Manual,10th Edition Institute of Transportation Engineers
0 5 10 15 20 25 300
5
10
15
20
25
30
6
6
13
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Library
(590)
Vehicle Trip Ends vs: 1000 Sq. Ft. GFA
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 9
Avg. 1000 Sq. Ft. GFA: 15
Directional Distribution: 48% entering, 52% exiting
Vehicle Trip Generation per 1000 Sq. Ft. GFA
Average Rate Range of Rates Standard Deviation
8.16 4.00 - 12.25 2.52
Data Plot and Equation
T = Trip EndsX = 1000 Sq. Ft. GFA
Study Site Average RateFitted Curve
Fitted Curve Equation: T = 9.33(X) - 17.13 R²= 0.75
Trip Generation Manual,10th Edition Institute of Transportation Engineers
0 5 10 15 20 25 300
100
200
300
6
50
40
14
14
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
M E M O R A N D U M
DATE: March 2, 2018
TO: Matt Herrera, Senior Planner
FROM: Brianne Bannwarth, Development Engineering Manager
SUBJECT: Traffic Concurrency Test – Sunset Multi-Service Center;
LUA18-000127, CU-H
The applicant is requesting a Hearing Examiner Conditional Use Permit approval to locate the
proposed Sunset Multi-Service and Career Development Center. The subject property and
building is the site of the former Sunset Neighborhood Library located at 290 2 NE 12th St that
was recently acquired by the Renton Housing Authority (RHA). The project site is located within
the Residential-14 (R-14) zone. The existing 6,160 square foot building is located on a 1.4 acre
lot. No exterior site construction improvements or building additions are proposed. Proposed
interior improvements would support multiple services such as job training assistance, ESL and
adult education classes, and potentially a foodbank. While the property is owned by the RHA, the
regional non-profit Neighborhood House would manage the proposed service center. Access to
the site will remain in the existing locations along NE 12th St. The subject property contains 26
parking spaces.
The proposed development would generate a decrease of approximately 264 net new average
weekday daily trips. During the weekday AM peak hour, the project would generate
approximately 6 net new trips (4 inbound and 2 outbound). During the weekday PM peak hour,
the project would generate a decrease of approximately 32 net new trips (-15 inbound and -17
outbound). The proposed project passes the City of Renton Traffic Concurrency Test per RMC 4-
6-070.D as follows:
Transportation Concurrency Test – Sunset Multi-Service Center
Page 2 of 3
March 7, 2018
Traffic Concurrency Test Criteria Pass
Implementation of citywide Transportation Plan Yes
Within allowed growth levels Yes
Project subject to transportation mitigation or impact fees No
Site specific street improvements to be completed by project No
Traffic Concurrency Test Passes
Evaluation of Test Criteria
Implementation of citywide Transportation Plan: The City’s investment in completion of the
forecast traffic improvements is 130% of the scheduled expenditure through 2017.
Within allowed growth levels: As shown on the attached citywide traffic concurrency summary,
the calculated citywide trip capacity for concurrency with the city adopted model for 2017 is
2,078 trips, which provides sufficient capacity to accommodate a decrease of 32 trips from this
project. A resulting 2,110 trips are remaining.
Project subject to transportation mitigation or impact fees: The project will be subject to
transportation impact fees at time of building permit for the project.
Site specific street improvements to be completed by project: The project will be required to
complete all internal and frontage street improvements for the building prior to occupancy. Any
additional off-site improvements identified through SEPA or land use approval will also be
completed prior to final occupancy.
Background Information on Traffic Concurrency Test for Renton
The City of Renton Traffic Concurrency requirements for proposed development projects are
covered under Renton Municipal Code (RMC) 4-6-070. The specific concurrency test requirement
is covered in RMC 4-6-070.D, which is listed for reference:
D. CONCURRENCY REVIEW PROCESS:
1. Test Required: A concurrency test shall be conducted by the Department for each
nonexempt development activity. The concurrency test shall determine consistency with
the adopted Citywide Level of Service Index and Concurrency Management System
established in the Transportation Element of the Renton Comprehensive Plan, according
to rules and procedures established by the Department. The Department shall issue an
initial concurrency test result describing the outcome of the concurrency test.
Transportation Concurrency Test – Sunset Multi-Service Center
Page 3 of 3
March 7, 2018
2. Written Finding Required: Prior to approval of any nonexempt development activity
permit application, a written finding of concurrency shall be made by the City as part of
the development permit approval. The finding of concurrency shall be made by the
decision maker with the authority to approve the accompanying development permits
required for a development activity. A written finding of concurrency shall apply only to
the specific land uses, densities, intensities, and development project described in the
application and development permit.
3. Failure of Test: If no reconsideration is requested, or if upon reconsideration a project
fails the concurrency test, the project application shall be denied by the decision maker
with the authority to approve the accompanying development activity permit application.
The Concurrency Management System established in the Transportation Element on page XI -65
of the Comprehensive Plan states the following:
Based upon the test of the citywide Transportation Plan, consideration of growth levels
included in the LOS-tested Transportation Plan, payment of a Transportation Mitigation
Fee, and an application of site specific mitigation, development will have met City of
Renton concurrency requirements.
FLOOR 10"T.O. BRICK - LOW ROOF10'-0"EACDT.O. PLATE - LOW ROOF12'-1 1/2"T.O.BRICK - HIGH ROOF12'-0"T.O.PLATE - HIGH ROOF15'-1 1/2"BT.O.HIGH ROOF18'-7 1/2"(E) ROOFTOP UNITSFLOOR 10"175432T.O.BRICK - HIGH ROOF12'-0"T.O.PLATE - HIGH ROOF15'-1 1/2"6T.O.HIGH ROOF18'-7 1/2"3 (E) ROOFTOP UNITSFLOOR 10"T.O. BRICK - LOW ROOF10'-0"175432T.O. PLATE - LOW ROOF12'-1 1/2"6(E) EXTERIOR RECESSED SQUARE LIGHT FIXTURE, TYP(E) BOOK RETURN3 (E) ROOFTOP UNITSFLOOR 10"T.O. BRICK - LOW ROOF10'-0"EACDT.O. PLATE - LOW ROOF12'-1 1/2"T.O.BRICK - HIGH ROOF12'-0"T.O.PLATE - HIGH ROOF15'-1 1/2"BT.O.HIGH ROOF18'-7 1/2"(E) ROOFTOP UNITS(E) DARK GRAY STANDING SEAM METAL(E) DARK GRAY PAINTED WOOD(E) RED BRICK(E) LOUVERS(E) GLAZINGELEVATION LEGENDGENERAL NOTES - ELEVATIONS1. NO SURVEY INFORMATION AVAILABLE. GRADES SHOWN ARE RELATIVE.1720 12th AvenueSeattle, WA 98122CONTACT: Grace Kim, AIAv (206) 285.1589e grace@schemataworkshop.comCopyright Schemata Workshop, Inc.1234512345DCBADCBAarchitectSchemata Workshop, Inc.ownerRenton Housing AuthorityAuthor:Checker:2900 NE 10th StRenton, WA 98056CONTACT: Mark Gropperv (425) 226.1850CITY OF RENTON STAMPArchitect Project No:NOTE: FULL SCALE SHEET SIZE IS 22" X 34"2/9/2018 1:13:01 PMA201EXTERIOR ELEVATIONS1604SUNSETMULTI-SERVICE& CAREERDEVELOPMENTCENTER2902 NE 12th StreetRenton, WA 98056CONDITIONAL USE PERMIT2/9/18JW, CP, SHGK 1/8" = 1'-0"D2ELEVATION - EAST 1/8" = 1'-0"B1ELEVATION - NORTH 1/8" = 1'-0"B4ELEVATION - SOUTH - NE 12TH ST 1/8" = 1'-0"A3ELEVATION - WESTNO DATE DESCRIPTION
NAKANOASSOCIATES
DESIGN FOR HEALTHY COMMUNITIES
Memo
1 | Page LANDSCAPE ARCHITECTS
853 Hiawatha Place S
Seattle WA 98144
Tel. 206 292 9392
www.nakanoassociates.com
Project RHA Sunset Multi-Service & Career
Development Center
Date 02/09/2018
From Paula Gilmour, PLA, ASLA
Subject CUP – Code compliance of existing landscape
This memorandum addresses City of Renton CUP criterion #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.
To this end, this memorandum addresses compliance of the existing landscape with Renton Municipal Code.
RETENTION OF EXISTING LANDSCAPING AND EXISTING TREES ENCOURAGED:
RMC 4-4-070 Section G.3
This requirement is met. Existing landscape and trees will be retained.
STREET FRONTAGE LANDSCAPE AND FRONT YARD TREES:
RMC 4-4-070 Sections F.1 and F.3
These requirements are met with a wide landscape bed and four large mature cedar trees along the front of the
property. See Area C on L002.
PARKING LOT LANDSCAPE:
RMC 4-4-070 Sections F.6.a, F.6.b, H.4, and H.5
Renton Municipal Code requires 15 square feet of interior parking lot landscaping for each parking space. There
are 26 existing stalls. No modifications to layout of the existing parking lot are proposed for this building
remodel project. Per code 390 square feet of interior parking landscape is required for 26 stalls. The existing
parking lot includes a total of 72 square feet of interior parking landscape in two parking islands. These parking
islands are vegetated with mature evergreen shrubs. See Area C on drawing L002. Pole lighting for the parking
lot is located in each parking island. These islands do not include trees. Installation of trees in these islands
would conflict with illumination of the parking lot.
The perimeter parking landscape area between the parking lot and the right-of-way boundary at the edge of the
public sidewalk exceeds 17 feet in width. See Area C on drawing L002. This width is greater than code required
10 feet minimum perimeter parking lot landscaping. Four large cedar trees create a nearly continuous canopy
over the landscape area. This landscape bed is gently bermed (See drawing L002, View 8). There are no shrubs
or groundcover plants in this landscape bed. Establishment of a new planting of shrubs or groundcover under
these mature trees would be very difficult and attempts to do so could compromise the health of the cedars.
NAKANOASSOCIATES
DESIGN FOR HEALTHY COMMUNITIES
Memo
2 | Page LANDSCAPE ARCHITECTS
853 Hiawatha Place S
Seattle WA 98144
Tel. 206 292 9392
www.nakanoassociates.com
The tree roots are near the soil surface, cedars inhibit growth of plants within their root zone, and a new
planting would require irrigation. Even if shrubs could be established under the trees, these shrubs could
negatively impact safety by blocking surveillance of the parking area and building entry from the street. The
cedars provide a buffer between the street and parking area.
PROJECTS ABUTTING LESS INTENSIVE ZONES OR USES:
RMC 4-4-070 Section F.4.a,
Renton Municipal Code requires a fifteen-foot (15’) wide partially sight-obscuring landscaped visual barrier, or
ten-foot (10’0) wide fully sight obscuring landscape visual barrier along common property lines for a
Nonresidential Developments in Residential Zones.
Perimeter Landscape Areas (See attached drawings L001 through L003)
AREA A – North portion of property:
The area north of the building is heavily vegetated. There are numerous large trees. No changes are proposed
for this area. This landscape provides a wide visual buffer between the building and neighboring residential
properties. Sight-obscuring code requirements are met.
AREA B - East property boundary:
Code screening requirements are exceeded along this stretch of the property boundary. This wide band of
naturalized landscape with trees and understory plants is greater than fifteen feet in width.
AREA D – South section of west property boundary:
The existing landscape with numerous trees and several understory plants creates a landscape buffer between
properties, but it does not provide a visual barrier. See drawing L002 for images, a description of the landscape
area, and proposed actions to increase screening along this property boundary.
AREA E – Property boundary west of the building:
The existing landscape with five large, mature, cherry trees creates a landscape buffer between properties, but
it does not provide a visual barrier. See drawing L002 for images, a description of the landscape area, and
proposed actions to increase screening along this property boundary.
PERVIOUS AREAS SHALL HAVE LANDSCAPE TREATMENT:
RMC 4-4-070 Section F.5.
Landscape Area F currently has a landscape treatment of bark mulch over soil (See drawing L003). Shrubs and
groundcover are not present in this area. Nearly half of this area is within the dripline of large cherry trees along
the property boundary. Roots of these trees are visible at the soil surface and extend far from the tree trunks
and extend beyond the dripline. See drawing L003 for images and proposed actions to enhance the landscape in
this area.
END OF MEMO
DEPARTMENT OF COMMUNITY
AND ECONOMIC DEVELOPMENT
Page 1 of 1 LUA18-000127
ADVISORY NOTES TO APPLICANT
The following notes are supplemental information provided in conjunction with the administrative land use
action. Because these notes are provided as information only, they are not subject to the appeal process for
the land use action.
Planning:
(Contact: Matt Herrera, 425-430-6593, mherrera@rentonwa.gov)
1. Commercial, multi-family, new single family and other nonresidential construction activities shall be
restricted to the hours between seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m., Monday through
Friday. Work on Saturdays shall be restricted to the hours between nine o’clock (9:00) a.m. and eight
o’clock (8:00) p.m. No work shall be permitted on Sundays.
2. The applicant may not fill, excavate, stack or store any equipment, dispose of any material s, supplies or
fluids, operate any equipment, install impervious surfaces, or compact the earth in any way within the
area defined by the drip line of any tree to be retained.
Development Engineering:
(Contact: Ann Fowler, 425-430-7382, afowler@rentonwa.gov)
1. See Attached Development Engineering Memo March 2, 2018
Fire Authority:
(Contact: Corey Thomas, 425-430-7024, cthomas@rentonwa.gov)
1. Separate plans and permits are required for the fire alarm system updates needed to accommodate
the proposed tenant improvements.
2. Separate plans and permits would be needed if the applicant volunteers to install an approved fire
sprinkler system.
Sunset Multi-Service and Career Development Center
File LUA18-000127, CU-H
Public HearingMatt Herrera, Senior PlannerMarch 27, 2018
Project Proposal
2902 NE 12th St
•Provide support
services such as
job training, ESL,
and adult
education classes.
•6,160 square
foot building.
•No site or
building
construction.
Proposed change of use to allow a
service and social organization in the
former Highlands Library building.
Project Location
•1.4 acre property
•Renton Highlands
Neighborhood
•Building constructed
in 1973.
•Surface parking for 26
vehicles
•Sunset Planned
Action Area
•Wellhead Protection
Zone 2.
Zoning and Land Use Designations
•Residential-14 (R-14)
Zoning.
•Residential High Density
Land Use.
•Residential-14 and
Center Village (CV) zoning
surrounding.
•Service and Social
Organizations allowed use
with Conditional Use
Permit.
Property Characteristics
•Property
contains
frontage and
access via two
driveways onto
NE 12th St.
•Mature
vegetation with
new planting
proposed.
•Existing 25-foot
lighting
standards.
Public Notice and Environmental Review
•No public or agency
comments since the
February 22, 2018 Notice
of Application.
•Environmental Review
Committee determined
the project is compliant
with Sunset Area
Planned Action
Ordinance and EIS.
•No environmental
threshold determination
necessary.
Transportation and Parking
•Parking
compliant with
minimum
standards for
similar uses.
•One space per
237sf of gfa.
•Average Daily
Trips would
decrease from
previous use.
Staff Recommendation
Staff finds the applicant has met
the City’s Conditional Use Permit
criteria with three conditions
regarding:
•Traffic control in parking lot;
•Augment existing landscaping
with new planting; and
•Provide refuse and recycling
enclosure
Staff recommends approval of the
Sunset Multi-Service and Career
Development Center land use
application.