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HomeMy WebLinkAbout03-11-2025 - HEX Decision - site plan^LJ cup -- Fire Station1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE -1 1 BEFORE THE HEARING EXAMINER FOR THE CITY OF RENTON Phil Olbrechts, Hearing Examiner RE: Renton Regional Fire Authority New Fire Station Conditional Use Permit, Site Plan Review, SEPA Review & Street Standards Modification File No. LUA24-000373 FINDINGS OF FACT, CONCLUSIONS OF LAW AND FINAL DECISION Summary The applicant is requesting a Hearing Examiner Conditional Use Permit, Hearing Examiner Site Plan Review and a Street Standards Modification for the construction of a new 14,314 square foot fire station and maintenance building to be located at200 Mill Ave S. The project is approved subject to conditions. ORAL TESTIMONY A computer-generated transcript of the hearing has been prepared to provide an overview of the hearing testimony. The transcript is not intended to provide a precisely accurate rendition of testimony but generally identifies the subjects addressed during the hearing. The transcript is provided for informational purposes only as Appendix A. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 2 2 EXHIBITS Exhibits 1-19 listed on page 2 of the staff report dated February 25, 2025, were admitted into the record during the February 25th, 2025, public hearing. During the hearing additional items were entered into the record. The City Staff PowerPoint presentation was entered as Exhibit 20. City of Renton Maps from the city website were entered as Exhibit 21. The Google Earth aerial view of the subject site was entered as Exhibit 22. FINDINGS OF FACT Procedural: 1. Applicant. Brian Harris, TCA Architecture-Planning, 6211 Roosevelt Way NE, Seattle, WA 98115 on behalf of Renton Regional Fire Authority, 18002 108th Ave SE, Renton, WA 98055. 2. Hearing. A virtual hearing was held on the subject application at 11:00 am on February 25, 2025. Substantive: 3. Project and Site Description. The applicant is requesting a Hearing Examiner Conditional Use Permit, Hearing Examiner Site Plan Review, Environmental (SEPA) Review, and a Street Standards Modification for the construction of a new fire station and maintenance building. The project site totals 151,721 square feet (3.48 acres) and is located within the Residential-4 (R-4) dwelling unit per acre zone. A Lot Combination (LUA24-000371) is being processed under a separate application to combine all parcels into one (1) lot and a Street Vacation request has been submitted to vacate the existing onsite alley. The project site is located Error! Reference source not found.. The proposed fire station would consist of three (3) drive-thru apparatus bays, living/administrative and apparatus bay support spaces. The fire station would have a total area of 14,314 square feet. The proposed maintenance building would consist of five (5) back-in maintenance bays with maintenance staff area and support spaces required to service apparatuses. The maintenance building would have a total building area of 13,282 square feet. The proposed fire station would have a maximum height of approximately 25 feet (25’) and the maintenance building would have a maximum height of approximately 38 feet (38’). Access to the site is proposed via two (2) curb cuts off SE 128th St and one (1) curb cut off 158th Ave SE. Approximately 20 surface parking stalls are proposed on the project site. The applicant is requesting a modification from RMC 4-4-080 Parking, Loading, and Driveway Regulations and RMC 4-6-060 Street Standards to increase the maximum driveway width permitted along SE 128th St from 50 feet (50’) to approximately 60 feet (60’) and to design the frontage improvements along SE 128th St (NE 4th St) to comply with the NE 4th Street Corridor 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 3 3 Improvement Plan. The frontage improvements for the NE 4th Street Corridor Improvement Plan would consist of a 66-foot (66’) wide paved road and a ten-foot (10’) wide landscaped sidewalk and storm drainage improvements. Dedication of approximately one foot (1’) would be required for the street frontage. 4. Surrounding Uses. A. North: Single-family residential, unincorporated King County. B. East: Religious Institution, Residential Low Density (RLD) Comprehensive Plan Designation and R-4 zone. C. South: Single-family residential, unincorporated King County. D. West: Single-family residential, Residential Low Density (RLD) Comprehensive Plan Designation and R-4 zone. 5. Adverse Impacts. There are no significant adverse impacts associated with the project. A State Environmental Policy Act Determination of Non-significance was issued for the project on January 27, 2025. Project impacts are more specifically addressed as follows: A. Noise, light and glare. The proposed will not create any significant noise, light or glare impacts to the extent that they can be reasonably mitigated for the proposed type of use. During project construction, noise levels would temporarily increase near the construction activity due to heavy equipment use and construction materials transport. Sound levels generated during construction would vary based on the construction phase and equipment used. Generally, at a distance of 50 feet (50’), sound levels for various types of construction equipment or vehicles typically vary from 76 decibels (dBA) to 89 dBA. Construction activity is proposed on weekdays between the hours of seven o’clock (7:00) a.m. and eight o’clock (8:00) p.m. No night work is proposed. Ongoing noise impacts from the maintenance and operation of the fire station would be anticipated. Safety sirens (115 dBA) from the fire trucks and other safety vehicles would be short and infrequent and would also be a source of noise during operation of the fire station facility. However, safety sirens are exempt from the noise ordinance. Regular traffic and operational noise are also anticipated from incoming/departing fire apparatuses, medic, and firefighter vehicles including operation of apparatus bay doors. Construction related noise complaints (if any) would be discussed during weekly construction meetings and addressed as necessary if it becomes an issue. To mitigate noise impacts from returning and visiting apparatuses, the proposed fire station has been setback from neighboring residences. The fire station includes an approximately 16-foot (16’) setback from the abutting residential property line to the west and the maintenance building 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 4 4 includes an approximately 18-foot (18’) setback from the abutting west property line. In addition, landscaping is proposed around the site perimeter. Proposed landscaping would include a mix of trees, shrubs, and ground cover. It is anticipated that proposed landscaping would aid as a noise buffer. The proposed on-site standby generator would be placed within a sound attenuating enclosure. Sources of light and glare associated with the project proposal include new overhead site lighting and vehicle lights. Glare from fire trucks and other safety vehicles would be more prevalent at dawn and dusk during the winter months when primary commute periods extend beyond daylight hours. Onsite lighting would be provided for safety, security, and wayfinding. The following measures would be incorporated into the project design to reduce or control light and glare impacts: lighting types would be carefully planned to reduce potential spill of light off the project site; maximum height of on-site lighting is expected to be approximately 25 feet (25’) above lowest grade at building; plant materials for landscaping and buffer plantings would be considered and located to effectively reduce light and glare from vehicles maneuvering on the site; and use of sharp cutoff fixtures and the strategic locating of fixtures such that lighting would not extend beyond site boundaries. B. Tree Retention. The proposal complies with the City’s tree retention standards and thus adequately mitigates impacts to trees. There are approximately 118 trees located on-site, of which the applicant is proposing to retain a total of 31 trees (see Exhibit 14, Finding of Fact # 8). Of the 118 significant trees located onsite, a total of 35 trees would be required to be retained to comply with the tree retention requirements. The applicant is proposing to retain 31 trees, which is less than the minimum thirty percent (30%) requirement. The additional four (4) trees proposed for removal would be assigned a tree credit total of 46. To mitigate for the 46 tree credits that would be removed, the applicant is proposing to plant an additional 28 large species trees, which would result in the planting of 56 credits and would comply with the tree replacement requirements (see Exhibit 14, Finding of Fact # 17). In addition, the proposed project is required to provide the minimum required 30 tree credit units per net acre. The project site totals 151,721 square feet or 3.48 acres and would be required to provide a total of 90 tree credits onsite. A total of 193 tree credits would be provided through the retention of existing trees, which would exceed the tree credit requirements. C. Natural Features. As identified in the staff report, the proposal will not adversely affect any natural features. D. Landscaping. As conditioned the proposal complies with the City’s landscaping standards and for that reason is found to provide adequate landscaping. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 5 5 A Conceptual Landscape Plan was included with the Conditional Use Plan Set (Exhibit 2). With a recommended condition, staff has found the plan compliant with the City’s landscaping standards. The submitted landscape plan did not include street trees or ground cover within the required planting strips along the SE 128th St or 158th Ave SE street frontages. A ten-foot (10’) wide onsite landscape strip was included along the street frontages. A 15-foot (15’) wide landscape strip is proposed around the site perimeter to buffer the surrounding residential and religious institution uses from the proposed fire station. As recommended by staff, a condition of approval requires that a detailed landscape plan be submitted at the time of Construction Permit review. The detailed landscape plan shall include, but not be limited to, street trees and ground cover within the street tree planting strip, and the ten-foot (10’) onsite landscape strip required along the street frontages shall be landscaped with a mix of trees, shrubs, and ground cover. E. Critical Areas. There are no critical areas mapped on the project site so the proposal will not harm any critical areas. There are no wetlands, streams, or lakes mapped on or around the project site, according to the City of Renton (COR) Mapping system. In addition, the applicant provided a Technical Memorandum, prepared by Soundview Consultants, LLC, dated September 1, 2022 (Exhibit 4). The Technical Memorandum concluded that there are no wetlands on the project site. During the 14-day public comment period, comments were received from the U.S. Army Corps of Engineers stating that it seems there could be impacts to aquatic features and that a Corps permit may be needed (Exhibit 8). Those comments were provided to the applicant for future coordination with the Corps. F. Compatibility/Overconcentration/Location. The proposal is compatible with surrounding uses and does not represent an overconcentration of use. The proposed fire station replaces the existing station located at 12923 156th Ave SE – Renton. The form of the new fire station is scaled to reduce the building mass to integrate into the existing neighborhood context and the maintenance building has been placed on the site to screen the adjacent neighbors from the operational side and sunk into the ground to reduce the mass on the south side of the building. Both buildings are modulated with textured materials, windows, and color to reduce their scale and fit in with adjacent uses (see Exhibit 14, Finding of Fact # 19.d). Staff have recommended further design modifications to provide for greater aesthetic compatibility. The north façade of the proposed fire station (fronting along SE 128th St) is primarily dominated by the three (3) apparatus bays. The apparatus bays feature industrial looking roll up doors. In response, staff have recommended that the primary pedestrian building entrance should be revised to be more prominent. This would help add balance to the front building façade and reduce the visual impact of the apparatus bays. In addition, the apparatus bays should include architectural treatment to reduce their visual impact. A condition of approval requires that revised architectural elevations be submitted for staff approval to add these design features. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 6 6 Required setbacks and landscape buffers have been provided to reduce impact to adjacent parcels. A six-foot (6’), vinyl coated, slatted chain-link fence would be provided between adjacent parcels and the subject project to provide privacy and site security. In addition, the height of the proposed structures would be compatible with the existing heights of the surrounding uses. Utilities, loading and storage areas are also screened, sized and located as required by code to provide for aesthetic compatibility. There is a combined generator and refuse and recyclable deposit area located to the southwest of the proposed fire station and a secondary refuse and recyclable deposit area located to the northeast of the proposed maintenance building. Staff have determined that the area set aside for refuse and recycling conforms to code size requirements. The proposed service areas and generator would be screened with a combined concrete wall, ranging in height from seven feet (7’) to eight feet and six inches (8’ 6”), with metal panels on top. The total height of the proposed enclosure would be 11 feet (11’). A condition of approval requires that this enclosure be relocated to be not less than within 50 feet (50’) of a residential use or located within the fire station building. The service area associated with the maintenance building would be screened with an 11-foot (11’) roofed metal panel enclosure. As shown on the submitted architectural elevations within the plan set (Exhibit 2), an elevated parapet is proposed on the fire station to screen mechanical rooftop mechanical equipment from public view. No mechanical equipment is proposed on the roof of the maintenance building. The applicant has established that the proposed fire station and fire department maintenance facility will be located in an appropriate location along and near a main arterial (SE 128th St) in the East Renton Highlands. The search for an appropriate project site began in 2021. The proposed location was determined through the exploration of multiple sites within a specified target response area to ensure target response times were met to service the community, a goal of finding willing sellers to avoid a condemnation process, extensive site analysis and available land capacity to support the operational requirements of such use. As a public safety building, its presence, location and access to main arterials is an important consideration to ensure operations are not impeded. Building placement and orientation has been designed to minimize privacy and noise impacts on abutting residential development. The proposed fire station would be located on the north portion of the project site and the proposed maintenance would be located on the south portion of the project site. The proposed fire station would be located close to SE 128th St, a principal arterial street, which would help to minimize noise impacts from the fire station on surrounding properties. The proposed maintenance building has been oriented such that the back of the building would face the closest abutting residential property, which would help buffer the neighboring residence from noise associated with the maintenance building. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 7 7 Both proposed structures would have heights that would be comparable to other residential development in the R-4 zone. The proposed Fire Station 16 building would have a maximum building height of approximately 26 feet (26’), which is less than the maximum height limit of 32 feet (32’) permitted in the R-4 zone. The proposed maintenance building would have a maximum building height of approximately 37 feet (37’), which would exceed the maximum height limit of 32 feet (32’) permitted in the R-4 zone. The staff report determined that it is not anticipated that the proposed structures would adversely impact view, sunlight, or prevailing winds to abutting properties. The staff report determines that it is not anticipated that the proposed development would adversely impact views of surrounding properties. 6. Adequacy of Infrastructure/Public Services. The project will be served by adequate infrastructure and public services as follows: A. Water and Sewer Service. Water service will be provided by King County Water District 90. Sewer service is provided by the City of Renton. There is no sewer infrastructure fronting the project site. B. Fire and Police. The proposal will be served by adequate police and fire service. Police service is provided by the City of Renton and Fire Service is provided by the Renton Regional Fire Authority (RRFA). C. Drainage. The proposal provides for adequate and appropriate drainage control. The proposal is subject to the 2022 City of Renton Surface Water Design Manual. The Manual generally requires that the proposal not generate off-site flows that exceed pre-developed forested conditions of the project site. The applicant submitted a Technical Information Report, Ex. 5, that demonstrated to the satisfaction of Public Works staff that the proposal would conform to the City’s stormwater standards. The project site has two (2) threshold discharge areas that discharge to separate drainage basins. TDA 1 is comprised of 4.24 acres located within the project site and adjacent right- of-way along SE 128th St, with 80,924 square feet (1.86 acres) of new plus replaced impervious surface. Stormwater runoff from TDA 1 would be collected in a series of catch basins and trench drains and routed via pipe conveyance systems to one (1) of two (2) detention facilities, an SC-740 StormTech Chamber system located in the north portion of the site and a detention vault located in the eastern area of the site. Pollution generating surfaces would be routed to a Modular Wetland System for water quality treatment prior to entering the detention facilities. The detained and treated discharge will discharge to the existing ditch near the northeast corner of the site at SE 128th St. There is no proposed stormwater detention system for TDA 2. The TIR argues that flow control for TDA 2 is not required since the proposed improvements in TDA 2 result in less 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 8 8 than 5,000 square feet of new plus replaced impervious surface and less than three quarter (¾) acres of new pervious surface will be added. However, the Basic Exemption’s 5,000 square feet threshold is crossed at the project level. TDA 2 may still qualify for a flow control exemption if the applicant can demonstrate that there is no more than a 0.15-cfs difference in the sum of developed 100‐year peak flows and the sum of historical (forested) site conditions 100‐year peak flows. A condition of approval requires that the Applicant to comply with flow control requirements for TDA 2. D. Transportation. The proposal provides for adequate and appropriate transportation improvements. Proposed public access and apparatus response access is proposed off SE 128th St via two (2) separate curb cuts. Maintenance building access, firefighter crew access, and apparatus return would occur off 158th Ave SE via one (1) curb cut. The Applicant prepared a Traffic Impact Analysis, Ex 6, to establish conformance to the City’s level of service (LOS) standards. The TIA concluded that the proposed project would result in eight (8) net new AM and two (2) net new PM peak hour trips for the relocated fire station and seven (7) net new AM and seven (7) net new PM trip hour for the maintenance facility. The TIA determined that the only intersection that would be materially affected by the proposal is the 158th SE/SE 128th St. intersection. Table 5 of the study finds that after construction the intersection will operate at LOS D, which is the City’s adopted level of service. The TIA also identifies three (3) recommended mitigation measures: Shift the speed limit transition to extend the 35 mph condition through the site frontage; Implement the planned two way left turn lane along SE 128th Street; and Provide warning indicators to vehicles along SE 128th Street such as signage or an emergency signal at the northwestern driveway. Staff has reviewed the recommended mitigation measures and has recommended a condition adopted by this decision that requires an updated TIA be submitted to analyze the emergency traffic control signal warrants and determine if a signal is warranted. Based on the determination of a signal warrant analysis, the TIA shall re-assess the recommendation to shift the speed limit transition to the eastern property boundary. T A Transportation Concurrency Test, dated December 12, 2024 (Exhibit 11), was issued for the proposal. It was concluded that the proposal passed the transportation concurrency test in accordance with RMC 4-6-070D. System wide impacts of the proposal will be addressed by the payment of traffic impact fees, which are assessed based on proportionate impacts to the City’s street system. Those impacts fees are assessed and collected during building permit review. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 9 9 City staff have found that the proposal provides for safe movement of vehicles and pedestrians. A new emergency beacon is proposed at the intersection of SE 128th St and 158th Ave SE to slow traffic and allow for safe response. The addition of sidewalks and landscape planters will improve pedestrian safety. New drive access points along SE 128th St are located 50 feet (50’) apart, which will comply with city driveway spacing standards. The proposal provides for desirable transitions and linkages between uses, streets, walkways and adjacent properties. The proposed project improvements include a fire station building and maintenance building with a central driveway connecting access to both buildings, 158th Ave SE to the west, and SE 128th St to the north. In addition, a pedestrian connection is proposed between the primary pedestrian entrance and the sidewalk proposed along SE 128th St. E. Parking. The proposal adequately accommodates necessary parking. The applicant proposed 20 parking stalls. The City’s parking standards don’t include any set parking rations. Consequently the City assesses parking need via a parking study. The Applicant’s TIA, Ex. 6, assesses parking demand. Parking demand for non-fire apparatus vehicles was observed at the existing fire station during both the AM and PM peak periods. As discussed with staff, staffing at the existing and proposed fire station would remain unchanged with the relocation. The parking demand of the maintenance facility was estimated per the ITE Parking Generation Manual (6th Edition) assuming the general Light Industrial (LU #110) land use resulting in a weekday demand of seven (7) vehicles for the maintenance building. Including the parking demand for both the fire station per the observations of six (6) vehicles and the demand for the maintenance facility of seven (7) vehicles, the total parking demand would be up to thirteen (13) vehicles; therefore, the proposed on-site parking supply of twenty (20) stalls would be adequate to accommodate the demand. Per RMC 4-4-080F.11.a bicycle parking spaces are required at 10% of the number of required off-street parking spaces. A Traffic Impact Analysis (TIA), prepared by Transpo Group, dated August 2024 (Exhibit 6) was submitted with the project application materials. The TIA included a parking demand analysis for the proposed fire station and maintenance building. According to the TIA, the total parking demand would be up to 13 vehicles. Based on the requirement for 13 parking spaces, a total of one (1) bicycle parking space would be required on the project site. A condition of approval requires that a revised site plan be provided showing the location of the required bicycle parking and a bicycle parking detail be provided at the time of Construction Permit Review for review and approval by the Current Planning Project Manager. Conclusions of Law 1. Authority. The hearing examiner has final decision-making authority on the consolidated applications subject to this decision. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 10 10 RMC 4-8-080(G) classifies hearing examiner site plans as Type III applications, variances as Type II applications and development standard modification as Type I applications. RMC 4-8- 080(C)(2) requires consolidated permits to each be processed under “the highest-number procedure.” Consequently, the consolidated master site plan, preliminary plat and street modification applications are subject to Type III review. As outlined in RMC 4-8-080(G), Type III review is subject to hearing and final decision by the hearing examiner, subject to closed record appeal to the City Council. 2. Zoning/Comprehensive Plan Designations/Design District. The subject site is located in the Error! Reference source not found. Comprehensive Plan designation and the R4 zoning designation. 3. Review Criteria/Modification Approval. Pursuant to RMC 4-2-060, City Government Facilities are permitted within the R-4 zone subject to the approval of a Hearing Examiner Conditional Use Permit. Pursuant to RMC 4-9-200B, Site Plan Review is required for public buildings in the R-4 zoning classification and a means to propose modifications to development standards for developments otherwise exempt from site plan review. Modification requests to city parking and street standards are reviewed pursuant to RMC 4-9-250.D.2. The modification criteria of Finding 20 of the staff report are adopted by reference and the modifications identified in Finding of Fact No. 3 approved on that basis. Conditional Use Permit RMC 4-9-030.D.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. 4. Criterion Met. The criterion is met for the reasons identified in Finding No. 16 and 17 of the staff report, which are adopted by this reference. RMC 4-9-030.D.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. 5. Criterion Met. The criterion is met for the reasons identified in FOF 5F. RMC 4-9-030.D.c. Effect on Adjacent Properties: The proposed use at the proposed location shall not result in substantial or undue adverse effects on adjacent property. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 11 11 6. Criterion Met. The criterion is met for the reasons identified in FOF No. 5. RMC 4-9-030.D.d. Compatibility: The proposed use shall be compatible with the scale and character of the neighborhood. 7. Criterion Met. The criterion is met for the reasons identified in FOF No. 5F. RMC 4-9-030.D.e. Parking: Adequate parking is, or will be made, available. 8. Criterion Met. The criterion is met for the reasons identified in FOF No. 5E. RMC 4-9-030.D.f. Traffic: The use shall ensure safe movement for vehicles and pedestrians and shall mitigate potential effects on the surrounding area. 9. Criterion Met. The criterion is met for the reasons identified in FOF No. 5D. RMC 4-9-030.D.g. Noise, Light and Glare: Potential noise, light and glare impacts from the proposed use shall be evaluated and mitigated. 10. Criterion Met. The criterion is met for the reasons identified in FOF No. 5A. RMC 4-9-030.D.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. 11. Criterion Met. The criterion is met for the reasons identified in the FOF No. 5D. Site Plan RMC 4-9-200.E.3.a. Comprehensive Plan Consistency: 12. Criterion met as identified in COL No. 4. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 12 12 RMC 4-9-200.E.3.b. Zoning Compliance and Consistency: 13. Criterion met as identified in COL No. 4. RMC 4-9-200.E.3.c. Design Regulations Compliance and Consistency: 14. Criterion Met. Not applicable, the project is not located within a design regulation overlay and would not be subject to the residential design and open space requirements. RMC 4-9-200.E.3.d. Planned action ordinance and Development agreement Compliance and Consistency: 15. The proposal is not subject to a planned action ordinance or development agreement. RMC 4-9-200.E.3.e. Off-site Impacts: Structures: Restricting overscale structures and overconcentration of development on a particular portion of the site. 16. Criterion Met. The criterion is met for the reasons identified in FOF No. 5F. Circulation: Providing desirable transitions and linkages between uses, streets, walkways and adjacent properties. 17. The criterion is met for the reasons identified in FOF No. 5D. Utilities, Loading and Storage Areas: Locating, designing and screening storage areas, utilities, rooftop equipment, loading areas, and refuse and recyclables to minimize views from surrounding properties. Locate utilities underground consistent with RMC 4-6-090. 18. Criterion Met. The criterion is met for the reasons identified in FOF No. 5F. Views: Recognizing the public benefit and desirability of maintaining visual accessibility to attractive natural features. 19. Criterion Met. The criterion is met for the reasons identified in FOF No. 5F. Landscaping: Using landscaping to provide transitions between development and surrounding properties to reduce noise and glare, maintain privacy, and generally enhance the appearance of the project. 20. Criterion Met. The criterion is met for the reasons identified in FOF No. 5D. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 13 13 Lighting: Designing and/or placing exterior lighting and glazing in order to avoid excessive brightness or glare to adjacent properties and streets. 21. Criterion Met. The criterion is met for the reasons identified in FOF No. 5A. RMC 4-9-200.E.3.f. On-site Impacts: Structure Placement: Provisions for privacy and noise reduction by building placement, spacing and orientation. 22. Criterion Met. The criterion is met for the reasons identified in FOF No. 5F. Structure Scale: Consideration of the scale of proposed structures in relation to natural characteristics, views and vistas, site amenities, sunlight, prevailing winds, and pedestrian and vehicle needs. 23. Criterion Met. The criterion is met for the reasons identified in FOF No. 5F. Natural Features: Protection of the natural landscape by retaining existing vegetation and soils, using topography to reduce undue cutting and filling, and limiting impervious surfaces. 24. Criterion Met. The criterion is met. As identified in FOF No. 5 the proposal conforms to the City’s tree retention standards. The City’s stormwater manual and zoning code has measures to limit impervious surfaces. The topography of the project site is relatively flat, and it is not anticipated that the development would result in undue cutting or filling onsite. Reducing Parking Impervious Areas: Design parking areas to minimize impervious surfaces, including but not limited to: (1) breaking up parking areas and directing stormwater flows to multiple low impact development features such as bioretention areas; (2) locating parking near trees to provide storm water uptake; (3) retaining or adding vegetation to parking areas; (4) placing existing parking that exceeds maximum parking ratios in permeable pavement designed consistent with the Surface Water Design Manual in RMC 4-6-030; and (5) using other low impact development techniques consistent with RMC 4-6-030. 25. Criterion Met. The criterion is met. The proposed surface parking has been broken up and each parking area is proposed to be conveniently located within close proximity to the building that it would serve. Landscaping: Use of landscaping to soften the appearance of parking areas, to provide shade and privacy where needed, to define and enhance open spaces, and generally to enhance the appearance of the project. Landscaping also includes the design and protection of planting areas so that they are less susceptible to damage from vehicles or pedestrian movements. Landscaping shall be consistent with RMC 4-4-070. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 14 14 26. Criterion Met. The criterion is met for the reasons identified in FOF No. 5D. RMC 4-9-200.E.3.g. Access and Circulation: Location and Consolidation: Providing access points on side streets or frontage streets rather than directly onto arterial streets and consolidation of ingress and egress points on the site and, when feasible, with adjacent properties. 27. Criterion Met. The criterion is met. As shown on the submitted site plan (Exhibit 2), the proposed project includes three (3) access points, with two (2) along SE 128th St and one (1) via 158th Ave SE. Fire apparatus would utilize the northwestern driveway along SE 128th St as an outbound only driveway (inbound access via the southern driveway) to ensure that the fire apparatus can provide quicker response times to emergency calls. Internal Circulation: Promoting safety and efficiency of the internal circulation system, including the location, design and dimensions of vehicular and pedestrian access points, drives, parking, turnarounds, walkways, bikeways, and emergency access ways. 28. Criterion Met. The criterion is met for the reasons identified in FOF No. D. Loading and Delivery: Separating loading and delivery areas from parking and pedestrian areas. 29. Criterion Met. Not applicable. There are no loading and delivery areas associated with the proposed fire station. Transit and Bicycles: Providing transit, carpools and bicycle facilities and access. 30. Criterion Met. The criterion is met for the reasons identified in FOF No. 6E. Pedestrians: Providing safe and attractive pedestrian connections between parking areas, buildings, public sidewalks and adjacent properties. 31. Criterion Met. The criterion is met for the reasons identified in FOF No. 5D. RMC 4-9-200.E.3.g: Open Space: Incorporating open spaces to serve as distinctive project focal points and to provide adequate areas for passive and active recreation by the occupants/users of the site. 32. Criterion Met. The criterion is met. Landscaped open spaces are proposed throughout the project site. In addition, a landscaped buffer is proposed around the site perimeter to create a visual barrier and buffer the proposed fire station and maintenance building from the abutting residential and religious institution uses. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 15 15 RMC 4-9-200.E.3.i: Views and Public Access: When possible, providing view corridors to shorelines and Mt. Rainier, and incorporating public access to shorelines. 33. Criterion Met. The proposed structure would not block view corridors to shorelines or Mt. Rainier. The public access requirement is not applicable to the proposal. RMC 4-9-200.E.3.j: Natural Systems: Arranging project elements to protect existing natural systems where applicable. 34. Criterion Met. There are no critical areas or other natural systems on site RMC 4-9-200.E.3.k: Services and Infrastructure: 35. The criterion is met for the reasons identified in FOF No. 6 DECISION For the reasons identified in the Conclusions of Law, above, all applicable review criteria for the Applicant’s site plan, conditional use permit and modification request are met by the proposal and the applications are approved as depicted in the Conceptual Plan Set (Exhibit 2), subject to the following conditions: 1. The applicant shall comply with the mitigation measures issued as part of the Determination of Non-Significance Mitigated, dated January 27, 2025: a. Construction on the project site shall comply with the recommendations of the submitted Geotechnical Report, prepared by GeoEngineers, Inc., dated August 5, 2022, and any future addenda. b. The applicant’s geotechnical engineer shall submit a sealed letter stating that he/she has reviewed the civil construction and building permit plans and in their opinion the plans and specifications meet the intent of the report(s). c. The applicant’s geotechnical engineer shall provide notes on the construction and building permit plans identifying when on-site geotechnical engineer supervision of construction events is recommended. d. The applicant shall submit an Inadvertent Discovery Plan prepared by a qualified professional with the civil construction permit for review and approval by the Current Planning Project Manager prior to permit issuance. 2. The Lot Combination and alley vacation shall be completed and recorded prior to the issuance of a temporary or final Certificate of Occupancy for the proposed fire station and maintenance building. 3. A detailed landscape plan shall be submitted at the time of Construction Permit review. The detailed landscape plan shall include but not be limited to: street trees and ground cover within the street tree planting strip, and the ten-foot (10’) onsite landscape strip required along the 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 16 16 street frontages shall be landscaped with a mix of trees, shrubs, and ground cover. The detailed landscape plan shall be submitted to the Current Planning Project Manager for review and approval. 4. A final Tree Retention and Replacement Plan shall be submitted at the time of Construction Permit Review. The final Tree Retention and Replacement Plan shall be submitted to the Current Planning Project Manager for review and approval. 5. The refuse and recyclables deposit area shall be relocated such that the service area would not be located within 50 feet (50’) of a property currently occupied with a residential use or locate the refuse and recycling within the fire station building. A revised site plan showing the new location of the refuse and recyclables deposit area shall be submitted to the Current Planning Project Manager at the time of Construction Permit Review for review and approval. 6. Revised architectural elevations shall be submitted at the time of building permit review for review and approval by the Current Planning Project Manager. The revised elevations shall include a more prominent, primary pedestrian entrance and shall include architectural treatment to the apparatus bays to reduce their visual impact. 7. The applicant shall submit a detailed lighting plan that adequately provides for public safety without casting excessive glare on adjacent properties. Pedestrian scale and down-lighting shall be used in all cases to assure safe pedestrian and vehicular movement. The lighting plan shall be submitted with the construction permit application to be reviewed and approved by the Current Planning Project Manager for review and approval prior to civil construction permit issuance. 8. A revised site plan shall be provided showing the location of the required bicycle parking and a bicycle parking detail be provided at the time of Construction Permit Review for review and approval by the Current Planning Project Manager. 9. An updated TIA shall be submitted to analyze the emergency traffic control signal warrants and determine if a signal is warranted. Based on the determination of a signal warrant analysis, the TIA shall re-assess the recommendation to shift the speed limit transition to the eastern property boundary. The updated TIA shall be submitted at the time of Construction Permit application for review and approval by the Development Engineering Plan Reviewer. 10. The Applicant shall revise the Technical Information Report, Ex. 5, to conform to flow control requirements for TDA 2 as determined by City staff. Dated this 11th day of March 2025. ______________________________ Phil Olbrechts, City of Renton Hearing Examiner 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 SITE PLAN, CUP AND MODIFICATION CAO VARIANCE - 17 17 Appeal Right and Valuation Notices RMC 4-8-080(G) classifies the application(s) subject to this decision as Type III application(s) subject to appeal to King County Superior Court as governed by the Washington State Land Use Petition Act (LUPA), Chapter 36.70C RCW. LUPA appeals must be filed and served within 21 days of the issuance of this decision as governed by LUPA. Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation.